HomeMy WebLinkAboutNorthgate Specific Plan 4
• / ' ,
4 i {
� 1C,y�d! t E �bA�� k,Y
Ofit
~tib g::1fs:s �y *., `" f ._
lio
wr r`
r
North gate
____plan
speci is
A Master Planned Community by: TEMPO INVESTMENTS, LTD.
•
Recorded Copy of
Northgate Development Agreement
And
Specific Plan
•
* DO NOT COPY — For Reference Only
•
'' 'div DOCKET: 9038
RECORDED BY: PVF i 1 PAGE: 353
DEPUTY RECORDER ' Rni ' NO. OF PAGES: 164
2003 RD 17 \;q���' SEQUENCE: 91055605
. STOWN
RA �Il� 05/14/91
TOWN OF MARANA AG 08: 10:00
13251 N LON ADAMS RD MAIL
MARANA AZ 85653 TOTAL $ 83. 50
33 North Stone Avenue 76 'N
Tucson, Arizona 85701 / 3 3 5/ /l/. Lo/) /41,L1S 6�
Attention: Steven A. Betts, Esq.
/YinivrS/� z/ .2'S-4 S3
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT ("Agreement") is entered into as of the 7'
day of Al , 1911 , by and between the TOWN OF MARANA, an Arizona
municipal coNporation (the "Town") , and TEMPO INVESTMENT, LTD. , a California
limited partnership, and STANWIN GROUP, LTD. , an Artzona limited partnership
(collectively, the "Developer") . a. C4Ii641du
RECITALS
A. Developer is the owner of that real property located in Pima County,
Arizona and adjacent to the Town, consisting of approximately 487 acres, legally
described on Exhibit "A" attached hereto and incorporated herein by this
reference (the "Property") .
•
B. The Developer and the Town desire that the Property, together with
that real property described on Exhibit "B" attached hereto which is presently
owned by the State of Arizona (the "State Land"), be annexed into the corporate
limits of the Town and be developed as an integral part of the Town, and in
accordance with the existing General Plan for the Town. The annexation and
development of the Property pursuant to this Agreement is acknowledged by the
parties hereto to be consistent with the Town's General Plan and operate to the
benefit of the Town, the Developer and the general public.
C. Arizona Revised Statutes §9-500.05 authorizes the Town to enter into
binding development agreements with landowners or other persons or entities
having an interest in real property located in the Town. The Town and the
Developer are entering into this Agreement pursuant to the provisions of A.R.S.
§9-500.05 in order to facilitate development of the Property and the State Land,
if acquired by Developer, to avoid waste of resources and escalation in the cost
of housing and other development to the consumers thereof and to encourage
investment in and commitment to comprehensive planning which will make maximum
efficient utilization of resources at the least economic cost to the public, by
providing for, among other things, conditions, terms, restrictions and
requirements for the construction of public infrastructure as more particularly
described herein, and the financing for such public infrastructure improvements;
certainty and the approvals necessary for the development of the Property,
including land uses, densities and intensities; and by providing assurances to
the Developer that it may proceed with development of the Property in accordance
with the Town's existing land use policies, rules and regulations. In the event
• \V*'\
3 , :
CWP.187.99999.99999.E90106.AMT
• the State Land, or any part thereof, is acquired by the Developer during the term
of this Agreement, then such property shall automatically become subject to the
terms and conditions of this Agreement without the necessity of any further
recording and shall , subsequent to the date of Developer's acquisition of legal
title thereto, be deemed to be included within the Property for all purposes
under this Agreement.
D. The Developer intends to develop the Property as a large scale, mixed
use development for the uses and purposes set forth in the Specific Plan for the
Property, which has been prepared and filed with the Town prior to the date of
this Agreement and which has been approved by the Town concurrently with this
Agreement. A copy of the plan is attached hereto as Exhibit "C" and incorporated
herein by this reference (hereinafter referred to as the "Specific Plan"),
together with all agreements and covenants stated therein. The development of
the Property requires substantial early and major capital expenditures and
investments with respect to the construction of major infrastructure facilities.
Because development of the Property is a project of such great magnitude, the
Developer requires assurances from the Town that the Developer will be able to
complete development of the Property pursuant to the Specific Plan before it will
expend substantial efforts and costs in such development. The Town, in order to
encourage development of the Property consistent with the General Plan of the
Town, is concurrently herewith approving the proposed uses set forth in the
Specific Plan and adopting the zoning classifications, land uses, and densities
and intensities consistent with the Specific Plan, and agrees to cooperate in
good faith with the Developer to expedite the approval and granting of permits,
• site plans, rezoning applications, plats and other development approvals for the
Property in accordance with the Town's General Plan, the Specific Plan and this
Agreement. In reliance on the Town's execution of this Agreement and its
agreement and representations that it will approve the development of the
Property in accordance with the Specific Plan (which reliance is acknowledged to
be reasonable) , the Developer intends to (i) expend substantial effort and incur
substantial costs in proceeding to refine the Specific Plan, which costs include,
but are not limited to, costs for performing marketing, infrastructure and
feasibility studies; (ii) develop land use planning, architectural , engineering
and landscaping designs and plans; (iii) pursue commitments from potential users
of the Property, whether as owners or tenants; and (iv) pursue, in accordance
with this Agreement, the development of the Property.
E. The Town acknowledges and agrees that the development of the Property
pursuant to this Agreement will result in significant planning and economic
benefits to the Town and its residents by (i) requiring the development of the
Property to be consistent with the Specific Plan, (ii) increasing tax and other
revenues to the Town based upon, among other things, the construction of
improvements on the Property and the use of the Property for business purposes,
(iii) creating jobs through development of the Property and through the operation
of new businesses on the Property, (iv) increasing available housing to residents
of the Town by utilizing portions of the Property for residential purposes, and
(v) meeting regional drainage needs by allowing drainage across portions of the
Property. The Town has determined that entering into this Agreement will further
the goals and objectives of the Town's general plan and its overall land use
• planning policies by eliminating uncertainty and planning for the orderly
-2-
Lt.) fir` !
CWP.187.99999.99999.E9010B.AMT
development of the Property so that adequate long term plans regarding the
necessary on-site and off-site infrastructure for existing and future Town
residents can be developed and implemented, and the maximum effective utilization
of Town resources will be pursued at the least economic cost to its citizens.
The benefits conferred by the Developer herein will facilitate the installation
of certain desired public improvements within the Town, which will significantly
promote the health, safety and general welfare of existing and future Town
residents. In exchange for these benefits to the Town and its residents, the
Developer shall receive the assurances authorized by Arizona law that the
Developer may proceed to develop the Property in accordance with the Town's
existing land use ordinances, policies, procedures and regulations, a rate of
development within its discretion, subject to the terms and conditions of this
Agreement.
F. The Town's planning and zoning commission and council have found and
determined that this Agreement: (i) is consistent with the Town's General Plan;
(ii) is in the best interests of the health, safety and general welfare of the
Town, its residents and the general public; (iii) is entered into pursuant to and
constitutes a present exercise of the police power by the Town; and (iv) is
entered into pursuant to and in compliance with the requirements of Arizona
Revised Statutes §9-500.05. The assurances provided by the Town and the
Developer to each other herein have been provided pursuant to and as contemplated
by Arizona statute, bargained and in consideration for the undertaking of the
obligations of the parties as set forth herein, and are intended to be and have
been relied upon by the parties to their detriment.
• NOW, THEREFORE, in consideration of the foregoing premises and the mutual
promises and agreements set forth herein, the parties hereto state, confirm and
agree as follows:
AGREEMENT
I. CONSTRUCTION AND FINANCING OF INFRASTRUCTURE IMPROVEMENTS.
The parties acknowledge that the full development of the Property pursuant
to the Specific Plan will require the construction and installation of
infrastructure improvements, such as streets, sewer and water lines and other
improvements as described in the Specific Plan (collectively, the "Infrastructure
Improvements") . The cost of construction of the Infrastructure Improvements may
be paid for by the Developer, by a community facilities district formed to
construct or acquire such improvements in accordance with the provisions
hereinafter set forth, or by such other means as set forth below.
1.1 Developer. The Developer shall have the right, but not the
obligation, at any time after execution of this Agreement, to construct or cause
to be constructed and installed any part or all of the Infrastructure
Improvements in conformance with the plan for such improvements attached hereto
as Exhibit "D" (the "Infrastructure Plan") . All such construction, if performed
by Developer, shall be performed in a good and workmanlike manner and in
compliance with all applicable laws, permit requirements, standards, codes, rules
• or regulations of the Town and of the State of Arizona, or the United States, as
-3-
Q el .-. rim.
CNP.187.99999.99999.E90108.AMT
• applicable, and in accordance with a map of dedication therefor, which has been
filed with and approved by the appropriate governmental authorities. The
Developer, its agents and employees, shall have the right to use any existing
Town easements or rights-of-way to the extent reasonably necessary to facilitate
such construction, and the Town shall duly execute and record all documents or
instruments which may be necessary in accordance therewith. In addition, in the
event any additional easements or rights-of-way are necessary in order to
construct or install any part or all of the Infrastructure Improvements, and such
easements or rights-of-way cannot be acquired by the Developer at a cost which
Developer deems reasonable, the Town shall initiate and diligently pursue
condemnation of any real property necessary for such easements or rights-of-way,
as determined to be necessary by the Developer and the Town. The Developer shall
pay all costs incurred by the Town in connection with the condemnation of such
real property, including the full amount of any condemnation award assessed
against the Town and in favor of the person or entity whose property is
condemned. Upon completion of any acquisition or condemnation under this
paragraph, title to the land shall vest in the Town, and the Town shall provide
such easements and rights-of-way (and execute and record all necessary documents
and instruments) which may be necessary in connection with the construction of
the Infrastructure Improvements by the Developer.
1.2 Community Facilities District. The Town hereby agrees to cooperate
with the Developer in forming a Community Facilities District (the "District")
pursuant to A.R.S. §48-701 et sem (the "CFD Act") for the purpose of funding the
construction or acquisition of those Infrastructure Improvements described on the
• District's general plan of infrastructure as agreed to by the parties and
attached hereto as Exhibit "E" (the "District Infrastructure Improvements")
(which may include Infrastructure Improvements to be acquired from the
Developer) . Upon receipt of a petition filed in connection with the formation
of the District signed by 100% of the owners of the land within the proposed
District, the Town shall approve an appropriate resolution for the formation of
the District, which resolution shall be in the form attached hereto as
Exhibit "F" (the "District Resolution") . In the event Developer does not obtain
the signatures of 100% of the owners of the land within the proposed District but
obtains at least 25% of the required signatures, the Town and the Developer shall
work together to obtain the number of signatures required to form the District.
Upon formation of the District, the District shall declare its intent and commit
to issue its bonds, in one or more series (hereinafter referred to collectively
as the "Bonds"), pursuant to the CFD Act, in amounts necessary and sufficient for
the construction or acquisition of the District Infrastructure Improvements and
all expenses and costs in connection with the issuance of the Bonds; all such
expenses of which may, if allowed by law, be paid out of the proceeds received
from the sale of the Bonds. Upon the submission by the Developer to the Town of
a valid and sufficient petition for the formation of any other community
facilities district in addition to the District, the Town agrees to exercise
good faith and use best efforts to expedite the formation of such district
pursuant to the provisions of the CFD Act, and all provisions of this Paragraph
1.2 relating to the operation of the District's shall apply thereto.
•
-4-
CWP.187.99999.99999.E9010B.AMT
1.2.1 Board of Directors of the District.
(a) If the area within the District is
greater than six hundred (600) acres, the initial Board
of Directors of the District shall be those individuals
appointed to such positions as agreed to by the Town
and the Developer, and identified in the District
Resolution. In the event of a vacancy occurring upon
the expiration of the term of an appointed board member
of the District or upon the death, resignation or
inability of a board member to discharge the duties of
such office, the District shall notify the Developer of
such vacancy and give the Developer a reasonable
opportunity to recommend candidates for appointment to
fill the vacancy and to advise and consult with the Town
in connection therewith. After considering the general
qualifications of any candidates recommended by the
Developer, the Town shall promptly appoint a new or
interim District board member as the case may be.
(b) If the area within the District is
less than six hundred (600) acres, then the Board of
Directors of the District shall be made up of the
members of the Town Council .
• 1.2.2 Operation of District. The following provisions shall
apply to the operation of the District and any other community facilities
district formed pursuant to Paragraph 1.2 of this Agreement:
(a) Ratification of Agreement. Upon
formation of the District pursuant to this Agreement,
the District shall , in accordance with A.R.S. §9-500.05,
be deemed to be a party to this Agreement, and at the
first meeting of the Board of Directors of the District,
the Board of Directors shall ratify this Agreement.
(b) Feasibility Reports. Prior to the
construction or acquisition of any District
Infrastructure Improvements by the District, the
District's Board of Directors shall , in accordance with
the CFD Act, approve a feasibility report, which report
shall be prepared by the Developer or an independent
qualified person or firm selected by Developer on behalf
of the District. The cost of such feasibility report
shall be borne by the Developer, but shall , so long as
bonds are ultimately sold by the District, be reimbursed
by the District in accordance with the applicable
feasibility report. Each such feasibility report shall
be consistent with the District's Infrastructure Plan
and include the following:
•
-5-
CWP.187.99999.99999.E9010B.AMT
. (i) a detailed description and
plans for the infrastructure to be constructed or
acquired;
(ii) a detailed estimation of
construction or acquisition costs and operation
and maintenance costs, if any;
(iii) a benefits analysis;
(iv) proposed allocation of
assessment or taxes and a method of financing the
acquisition or construction of such infra-
structure, including any rights-of-way or
improvement sites necessary therefor, and
indicating specific portions of the infra-
structure to be constructed or acquired as
construction is completed (a "Completed
Segment") ;
(v) an analysis of the financial
feasibility of the financing method designated,
specifying the type of bonds and proposed
repayment method; and
• (vi) designation of the public or
private entity to which such improvements will be
dedicated or conveyed for continued operation and
maintenance, and the timing of such dedication or
conveyance.
Unless otherwise agreed by the Developer, the District
shall not accept any feasibility report that has not
been prepared by the Developer or by a qualified
independent person or firm at the request of the
Developer. As soon as reasonably possible after
receiving the feasibility report, the District's Board
of Directors shall consider and either approve the
feasibility report as provided by the CFD Act or, acting
in good faith, reject the feasibility report based upon
an independent financial analysis or engineering study
stating in reasonable detail that the proposed financing
or the engineering design of the infrastructure improve-
ments to be constructed or acquired is not feasible. If
the District's Board of Directors approves the
feasibility report, the District shall either acquire
the infrastructure described therein in Completed
Segments together with the sites and rights-of-way
therefor from the Developer pursuant to subparagraph (c)
below or cause the infrastructure therein to be
•
-6-
vis rrr0
CWP.187.99999.99999.E9010B.AMT
• constructed by the District pursuant to subparagraph (d)
below.
(c) Acquisition of District Infrastructure
Improvements by District. The Developer may at any
time, but shall not be obligated to, construct or cause
to be constructed any part or all of the District
Infrastructure Improvements consistent with the District
Infrastructure Plan. All such construction by the
Developer shall be performed in a good and workmanlike
manner and in compliance with all applicable permit
requirements, standards, codes, rules and regulations of
any applicable governmental entity or agency thereof.
Upon the District's approval of the feasibility report
therefor, and based upon a satisfactory inspection by
the District of a Completed Segment which has been
constructed by the Developer, the District shall pay the
Developer for the construction of such improvements in
cash, and in an amount equal to the actual costs and
expenses incurred in constructing said infrastructure
and for acquiring the land upon which it is located and
any appurtenant rights-of-way, administrative costs and
the "finance cost" associated therewith, up to the
maximum amount of the bond proceeds allocated for such
purpose and the applicable feasibility report. The term
• "finance cost" as used in this Paragraph shall be deemed
to mean (i) the interest, fees, points and all other
amounts charged in connection with any loan or loans to
the Developer for the purpose of acquiring the land and
the construction of the District Infrastructure
Improvements thereon, or (ii) interest at the rate of 1%
over the prime rate of First Interstate Bank of Arizona,
N.A. , as that "prime rate" may be announced from time to
time, for a portion of the land acquired or
infrastructure constructed without third-party financing
on the amount of the costs and expenses from the date
incurred to the date reimbursed by the District.
Nothing in this Paragraph shall be construed to prohibit
or otherwise limit the ability of the Developer to elect
to dedicate property to the District without considera-
tion by instrument in form and content reasonably
acceptable to the District. Upon completion of the
construction of a Completed Segment and receipt of all
payments provided in the District's resolution accepting
the construction, the Developer will convey the
Completed Segment, together with the underlying rights-
of-way and sites described in the applicable resolution,
to the District, free and clear of all liens and
encumbrances, and the District shall promptly accept and
approve the conveyance; provided that the construction
• of the improvements and cost of the Completed Segment
-7-
_ � 25
CWP.187.99999.99999.E9010B.AMT
• are consistent with the approved feasibility report
therefor.
(d) Construction of District Infra-
structure Improvements by District. If the feasibility
report approved by the District indicates that the
District will have responsibility for the construction
of all or any part of the Infrastructure Improvements
described in such feasibility report, the District
shall , as soon as reasonably possible, following its
approval of such feasibility report, publicly bid such
construction work; provided, however, that in accordance
with A.R.S. §48-709(H) the Developer shall have the
right to match the lowest bid for the construction of
such Infrastructure Improvements, so long as the
Developer owns at least 75% of the total land area
within the real property included within the District at
the time of the bid. The District shall thereafter
enter into a construction agreement with the lowest
bidder or the Developer, if the Developer is the lowest
bidder or matches the lowest bid, for the construction
of the Infrastructure Improvements described in the
feasibility report. In the event the District
determines that a construction manager is necessary to
oversee the construction of such improvements, such
• construction manager shall be mutually-acceptable to the
District and the Developer. After the construction
agreement is executed, the District shall , as described
in the approved feasibility report, proceed to acquire
any rights-of-way or improvement sites not previously
dedicated, and require the construction of the District
Infrastructure Improvements described in the construc-
tion agreement to commence as soon as reasonably
possible thereafter. The District shall require that
all such construction or other work to be performed
pursuant hereto be performed in conformity with the
District Infrastructure Plan as described in the
applicable feasibility report, and in a good and
workmanlike manner in compliance with all applicable
standards, codes, rules or regulations of any applicable
governmental entity or agency thereof.
(e) Operation and Maintenance. Upon the
acquisition or construction by the District of Infra-
structure Improvements in accordance with the applicable
feasibility report therefor, the District shall own,
operate and maintain in good order, condition and repair
at all times, such District Infrastructure Improvements
and related facilities until an agreement is entered
into by the District with a Responsible Party (as
described in Paragraph 1.4 below) to transfer the
-8-
CNP.187.99999.99999.E9010B.AMT
• ownership, operation and maintenance of the District
Infrastructure Improvements, as described in the
District Infrastructure Plan, and the applicable
feasibility report therefor. The District shall
contract to obtain labor, materials and equipment for
the operation and maintenance of such improvements, and
such contracts shall be awarded to a company or
companies acceptable to the District at reasonable
rates. Any such service contracts shall require that
such work and services be performed in a good and
workmanlike manner and in compliance with all federal ,
state and local statutes, laws, regulations, codes and
ordinances. The District shall pay, either from
applicable revenues or by levy of additional taxes as
provided by the CFD Act, all costs, expenses and fees
incurred in connection with such operation and
maintenance as provided in an annual budget therefor,
which shall include anticipated rates, charges and fees
of the District, and which shall be prepared for each
fiscal year during the term of this Agreement.
1.3 Other Financing Methods. Upon the Developer's request, the Town
agrees to exercise good faith and use best efforts to promptly form one or more
improvement districts, municipal property corporations, or industrial development
authorities or to implement other sources of development financing for the
purpose of financing the cost of construction and maintenance of any or all of
the Infrastructure Improvements, including without limitation, water, sewer,
drainage, bridge, roadway, flood control and recreational improvements, and
whether or not the construction of such improvements is the responsibility of the
Developer or a community facilities district formed pursuant hereto.
1.4 Dedications of Infrastructure Improvements. Ownership of all
completed portions of the Infrastructure Improvements shall be dedicated by the
person or entity responsible for payment of construction of such improvements
(the "Constructing Party") to the Town or other appropriate public or private
entity as set forth in the Infrastructure Plan (the "Responsible Party") . By
instrument in form and content acceptable to the Constructing Party and the
Responsible Party within one (1) year after completion of any portion of the
Infrastructure Improvements in accordance with the Infrastructure Plan, or within
such other time period as may be agreed to by the Constructing Party and the
Responsible Party, and subject to acceptance by the Responsible Party as
hereinafter set forth. So long as such Infrastructure Improvements are
constructed in accordance with plans and specifications approved by the
Responsible Party, as verified by inspection of the completed improvements by the
engineer or other designated representative of the Responsible Party, the
Responsible Party shall immediately thereafter accept such dedications of
Infrastructure Improvements, and shall thereafter, at its own cost and expense,
continuously maintain, repair and operate such Infrastructure Improvements in
good and safe condition. Except as provided herein, ownership of all Infra-
structure Improvements constructed by the Developer shall be maintained and
• operated by the Developer so long as the Developer owns the Infrastructure
-9-
fl I 3
CHP.187.99999.99999.E9010B.AMT
• Improvements and prior to the dedication of such improvements to the Responsible
Party.
1.5 Contribution of Owner of State Land for Cost of Infrastructure
Improvements. The Town and the Developer acknowledge that the State Land may not
be a part of any municipal improvement district, any community facilities
district or other district which may be formed to construct any part of the
Infrastructure Improvements and, therefore, may not contribute to any portion of
the costs of the Infrastructure Improvements. The Town and the Developer
acknowledge and agree, however, that the State Land will ultimately benefit from
the construction of such Infrastructure Improvements. Therefore, as authorized
by A.R.S. §9-463.05, the Town shall utilize best efforts to adopt a development
fee ordinance or impose an impact fee or other cost recovery mechanism with
respect to the State Land and which is reasonably acceptable to Developer so that
any ultimate private owner of the State Land will reimburse the District• or
Developer, as the case may be, for its proportionate share of the costs of the
Infrastructure Improvements as a condition to obtaining permits, licenses or
other approvals necessary for the development of the State Land. All amounts
collected by the Town in connection with any development fee ordinance, impact
fee program or other cost recovery mechanism instituted pursuant to this
Paragraph 1.5 shall be remitted to the Developer or the District, as the case may
be, within 90 days after the Town's receipt thereof.
II. ANNEXATION AND ZONING.
1112.1 Annexation Petition. The Town, having held public meetings thereon,
has, concurrently with its approval of this Agreement, duly considered and
approved the annexation of the Property. As soon as reasonably possible after
execution of this Agreement by the Town and the Developer, the Developer shall
deliver to the Town an appropriate petition for annexation duly executed by all
necessary property owners (the "Annexation Petition") . Upon receipt of the
Annexation Petition, the Town shall undertake to perform all necessary acts and
procedures necessary to annex the property into the corporate boundaries of the
Town, including without limitation, approval of an annexation ordinance at the
next available meeting of the Town Council .
2.2 Applicable Zoning. Having held appropriate public hearings thereon,
and having duly considered such matter, concurrently with the Town's approval of
an appropriate ordinance annexing the Property to the Town, the Town agrees to
adopt the zoning classifications for the Property which are identical or
substantially similar to the existing zoning classifications applicable to the
Property in Pima County, which zoning classifications in the Town are set forth
in the Specific Plan approved concurrently herewith (hereinafter referred to as
the "Zoning") . The Zoning applicable to the Property shall include the existing
stipulations thereto, as restated for clarification in Exhibit "C". All Zoning
with respect to the Property shall be deemed to be "vested" at such time as the
Property is annexed to the Town in accordance with Paragraph 2.1 above and the
approval by the Town of the Specific Plan for the Property. Other than the
applicable annexation review fees and specific plan fees, the Town agrees that
no application fees, filing fees or processing costs shall be charged by the Town
•
-10-
CWP.187.99999.99999.E90108.AMT
• to the Developer in connection with the adoption of the Zoning with respect to
and upon annexation of the Property.
III. DEVELOPMENT OF THE PROPERTY.
3.1 , Specific Plan. The Specific Plan attached hereto as Exhibit "C",
together with all agreements and covenants stated therein, is hereby incorporated
into the Town's General Plan for all purposes. Development of the Property shall
be in accordance with the Specific Plan, as may be amended from time to time.
Upon the approval of the Specific Plan by the Town, the Developer shall be
authorized to implement the uses, densities and intensities set forth in the
Specific Plan, and will be accorded all approvals necessary to permit the
Developer to implement the Specific Plan, subject to the Town's review and
approvals of rezoning applications, subdivision plats, site plans and specifi-
cations. The Town and the Developer acknowledge that amendments to the Specific
Plan may be necessary from time to time in order to reflect changes in market
conditions, development financing and/or to meet the new requirements of one or
more of the potential users or builders of any part of the Property. The parties
shall cooperate in good faith to agree upon, and use reasonable best efforts to
process, any amendments to the Specific Plan. The Town, having exercised its
discretion in approving the Specific Plan, agrees to approve for issue such
permits, plans, specifications, plats and/or rezonings of or for the Property as
may be requested by the Developer in order to implement, and which are reasonably
consistent with, the Specific Plan. The Town's failure to timely approve any
permits, plans, specifications, plats, rezonings, or other matters necessary to
• permit the Developer or any user or builder within the Property to implement the
Specific Plan shall be a breach of this Agreement. If and when the parties find
that changes or adjustments are necessary or appropriate to be made to the
Specific Plan, they shall , unless otherwise required by law, effectuate such
changes or adjustments through administrative amendments approved by the Town's
Director of Planning and Zoning, which, after execution, shall be attached hereto
as an addendum and become a part hereof, and may be further changed and amended
from time to time as necessary, with the approval of the Town and the Developer.
Unless otherwise required by law, no such administrative amendments shall require
prior notice or hearing. Notwithstanding the foregoing, the following matters
shall not be considered administrative changes or amendments, but shall be
considered substantive amendments which shall be reviewed by the Planning and
Zoning Commission and approved by the Town Council :
(i) Alteration of the permitted uses of the
Property;
(ii) Increase in the density or intensity of use
or number of dwelling units (except as allowed in
connection with the transfer of specific density and
intensity requirements between individual parcels as
provided in the Specific Plan) ;
(iii) Increase in the maximum height and size of
permitted buildings (except as allowed in connection
• with the transfer of specific building height and size
-11-
011R
o
CWP.187.99999.99999.E90106.AMT
• limitations between individual parcels within the
Property as provided in the Specific Plan) ; and
(iv) Deletion of a requirement for the reserva-
tion or dedication of land for public purposes, except
for minor boundary adjustments approved by the Planning
and Zoning Director.
During the term of this Agreement, the Town shall not initiate any changes or
modifications to the Specific Plan except at the request of the Developer or the
then-owner of any portion of the Property for which such zoning change is sought.
3.2 Regulation of Development. By entering into this Agreement and
relying thereon, the Developer is obtaining a vested right to proceed with
development of the Property in accordance with the Specific Plan, but subject to
any remaining discretionary approvals required in order to complete development
of the Property as contemplated by the Specific Plan (which discretion shall be
exercised reasonably and in accordance with the terms of this Agreement) . The
rules, regulations and official policies governing permitted uses of the
Property, the density and intensity of use of the Property, the maximum height
and size of proposed buildings in the design, improvement and construction
standards and specifications applicable to development of the Property are those
rules, regulations and official policies in force as of the date of this
Agreement, and the Town shall not impose or enact any additional conditions,
exactions, dedications, development or impact fees, rules or regulations
110 applicable to or governing the development of the Property, except only as
follows:
(i) future land use rules, regulations and official
policies of the Town which are consistent with and not contrary to
the existing land use regulations applicable to and governing the
development of the Property, or contrary land use regulations of
which the application to the Property has been consented to in
writing by the Developer;
(ii) future land use rules, regulations and official
policies of the Town enacted as necessary to comply with future
state and federal laws and regulations, provided that in the event
any such state or federal laws prevent or preclude compliance with
this Agreement, such affected provisions of this Agreement shall be
modified as may be necessary in order to comply with such state and
federal laws and regulations;
(iii) future generally applicable land use rules,
regulations and official policies of the Town reasonably necessary
in order to alleviate or otherwise contain a legitimate, bona fide
threat to the health or safety of the public, in which event any
rule, regulation or official policy to be imposed in an effort to
contain or alleviate such threat may be imposed only after public
hearing and comment and shall not, in any event, be imposed
arbitrarily; and
-12-
CWP.187.99999.99999.E9010B.AMT
S (iv) future imposition of taxes or filing or review
fees, or modifications thereto, so long as such taxes or fees are
imposed or charged by the Town to all persons and entities.
3.3 Moratorium. The parties hereby acknowledge and agree that the
Specific Plan contemplates and provides for the phasing of the development of the
Property and no moratorium or future ordinance, resolution or other land use rule
or regulation or limitation on the conditioning, rate, timing or sequencing of
the development of the Property or any portion thereof shall apply to or govern
the development of the Property during the term hereof, whether affecting parcel
or subdivision maps, building permits, occupancy permits or other entitlements
to use issued or granted by the Town, except as otherwise provided in this
Agreement, and except for any ordinance, resolution or regulation enacted by the
Town after the date of this Agreement as may be necessary to (i) comply with any
state or federal laws or regulations, provided that in the event any such state
or federal law or regulation prevents or precludes compliance with this
Agreement, such affected provisions of this Agreement shall be modified as may
be necessary in order to comply with such state or federal law or regulation, or
(ii) alleviate or otherwise contain a legitimate, bona fide threat to the health
or safety of the public, in which event any ordinance, rule or regulation to be
imposed in an effort to contain or alleviate such threat may be imposed only
after public hearing and comment and shall not, in any event, be imposed
arbitrarily. In the event of any such moratorium, future ordinance, resolution
or rule and regulation, unless taken by the Town to comply with state or federal
laws or to alleviate a legitimate, bona fide threat to public health or safety,
• the Developer shall continue to be entitled to apply for and receive approvals
for the implementation of the Specific Plan in accordance with the rules,
regulations and official policies applicable to and governing the development of
the Property existing and in force as of the date of this Agreement.
IV. COOPERATION AND ALTERNATIVE DISPUTE RESOLUTION.
4.1 Appointment of Representatives. To further the commitment of the
parties to cooperate in the implementation of this Agreement, the Town and the
Developer each shall designate and appoint a representative to act as a liaison
between the Town and its various departments and the Developer and the builders
and users of the Property. The initial representative for the Town shall be the
Town Manager and the initial representative for the Developer shall be the
project manager for the Property. The above representatives shall meet as
necessary at the request of either party to discuss and review the performance
of the parties to this Agreement and the development of the Property. The
representatives may recommend amendments to this Agreement, which may be agreed
upon by the parties pursuant to Paragraph 7.9 below.
4.2 Cooperative Dispute Resolution; Expedited Town Decisions. The
implementation of the Specific Plan shall be in accordance with the development
and review process of the Town. The Town and the Developer agree that the
Developer must be able to proceed rapidly with the development of the Property
and that, accordingly, an expedited Town review process is necessary.
Accordingly, the parties agree that if at any time the Developer believes that
an impasse has been reached between the parties on any issues affecting the
-13-
£ .t � T5
CWP.187.99999.99999.E9010B.AMT
Sdevelopment of the Property, the Town and the Developer shall cooperate in good
faith to resolve the dispute between themselves, and such disputes shall be
discussed and attempted to be resolved through their representatives pursuant to
Paragraph 4.1 above. If the issue on which an impasse has been reached is an
issue where a final decision can be reached by the Town staff, the Town's
representative shall give the Developer a final decision within seven (7) days
after a request for a decision is made to the Town representative. If the issue
on which an impasse has been reached is one where a final decision requires
action by the Town Council , the Town representative shall be responsible for
scheduling a Town Council hearing on the next available Town Council agenda, but
in no event later than fourteen (14) days after the Developer requests such
hearing. The Town and the Developer agree to continue to use their best efforts
to resolve such issue pending the Town Council hearing.
4.3 Default. Failure or unreasonable delay by either party to perform
or otherwise act in accordance with any term or provision of this Agreement for
a period of thirty (30) days (the "Cure Period") after written notice thereof
from the other party shall constitute a default under this Agreement; provided,
however, that if the failure or delay is such that more than thirty (30) days
would reasonably be required to perform such action or comply with any term or
provision hereof, then such party shall have such additional time as may be
necessary to perform or comply so long as such party commences performance or
compliance within said 30-day period and diligently proceeds to complete such
performance or fulfill such obligation. Said notice shall specify the nature of
the alleged default and the manner in which said default may be satisfactorily
411, cured, if possible. In the event such default is not cured within the Cure
Period, the non-defaulting party shall have all rights and remedies which may be
available under law or equity, including without limitation the right to
specifically enforce any term or provision hereof and/or the right to institute
an action for damages.
4.4 Arbitration. Any dispute, controversy, claim or cause of action
arising out of or relating to this Agreement shall be governed by Arizona law and
may be settled by submission of the matter by both parties to binding arbitration
in accordance with the rules of the American Arbitration Association and the
Arizona Uniform Arbitration Act, A.R.S. Section 12-1501, et seq. , and judgment
upon the award rendered by the arbitrator(s) may be entered in any court of
competent jurisdiction.
V. NOTICES AND FILINGS.
5.1 Manner of Serving. All notices, filings, consents, approvals and
other communications provided for herein or given in connection herewith shall
be validly given, filed, made, delivered or served if in writing and delivered
personally or sent by certified United States Mail , postage prepaid, return
receipt requested, if to:
The Town, the Town Council , Town of Marana
and the Town Clerk: 12775 North Sanders Road
Marana, Arizona 85653
• Attn: Roy Laos, Town Manager
-14-
C rt ^ !n ^ r
CWP.187.99999.99999.E9010B.AMT
•
with a copy to: Harold Higgins, Esq.
177 North Church Street
Suite 200
Tucson, Arizona 85701
The Developer: Tempo Investment, Ltd.
33 North Stone Avenue, Suite 830
Tucson, Arizona 85701
Attn: Randy Emerson
with a copy to: Streich Lang
100 West Washington, Suite 2100
Phoenix, Arizona 85003-1897
Attn: Steven A. Betts, Esq.
or to such other addresses as either party hereto may from time to time designate
in writing and deliver in a like manner.
5.2 Mailing Effective. Notices, filings, consents, approvals and
communication given by mail shall be deemed delivered twenty-four (24) hours
following deposit in the U.S. mail , postage prepaid and addressed as set forth
above.
VI. PERIODIC REVIEW.
•
The Town shall review this Agreement at least once every twelve (12) months
from and after the date hereof. During each such periodic review, the Town and
the Developer shall demonstrate their good faith compliance with the terms and
conditions of this Agreement. Both parties shall furnish such evidence of good
faith compliance as may be reasonably requested by the other party. The Town's
failure to review compliance with this Agreement at least annually shall not,
however, constitute or be asserted by either party as a breach of this Agreement
by the other party.
VII. GENERAL.
7.1 Waiver. No delay in exercising any right or remedy shall constitute
a waiver thereof, and no waiver by the Town or the Developer of the breach of any
covenant of this Agreement shall be construed as a waiver of any preceding or
succeeding breach of the same or any other covenant or condition of this
Agreement.
7.2 Counterparts. This Agreement may be executed in two or more
counterparts, each of which shall be deemed an original , but all of which
together shall constitute one and the same instrument. The signature pages from
one or more counterparts may be removed from such counterparts and such signature
pages all attached to a single instrument so that the signatures of all parties
may be physically attached to a single document.
•
-15-
_- 4- 6
CWP.187.99999.99999.E9010B.AMT
• 7.3 Headings. The descriptive headings of the paragraphs of this
Agreement are inserted for convenience only and shall not control or affect the
meaning or construction of any of the provisions hereof.
7.4 Exhibits. Any exhibit attached hereto shall be deemed to have been
incorporated herein by this reference with the same force and effect as if fully
set forth in the body hereof.
7.5 Time of Essence; Further Acts. Time is of the essence of this
Agreement. Each of the parties hereto shall execute and deliver all such
documents and perform all such acts as reasonably necessary, from time to time,
to carry out the matters contemplated by this Agreement as expeditiously as
possible. Without limiting the generality of the foregoing, the Town shall
cooperate in good faith and process promptly any and all requests and
applications for plat or permit approvals or revisions, and other necessary
approvals relating to the development the Property by Developer and its
successors.
7.6 Future Effect.
(a) Successors and Assigns. All of the provisions hereof
shall inure to the benefit of and be binding upon the successors and
assigns of the parties hereto, except as provided in Paragraph
7.6(c) below, with respect to any Public Lot as defined in Paragraph
7.6(c) . Notwithstanding the foregoing, the Developer's rights and
obligations hereunder may only be assigned by a written instrument,
recorded in the Official Records of Pima County, Arizona, expressly
assigning such rights and obligations. In the event of a complete
assignment by the Developer of all rights and obligations of the
Developer hereunder, the Developer's obligations and liabilities
hereunder shall terminate effective upon the assumption of such
obligations and liabilities by the Developer's assignee, provided
that the Town has approved the assignment to such assignee, which
approval shall not unreasonably be withheld.
(b) Term. The term of this Agreement shall commence on the
date of execution by both parties hereto and shall automatically
terminate on the fiftieth (50th) anniversary of such date; provided,
however, that the Developer shall have the right to extend the term
hereof for one (1) additional period of fifty (50) years upon
written notice delivered to the Town at least one (1) year prior to
the expiration hereof.
(c) Termination Upon Sale to Public. The Town and the
Developer hereby acknowledge and agree that this Agreement is not
intended to and shall not create conditions or exceptions to title
or covenants running with any portion of the Property beyond the
period of ownership of such portions by Developer or any successor
of Developer who has accepted an assignment of Developers rights and
obligations pursuant to Paragraph 7.6(a) above. Therefore, in order
to alleviate any concern as to the effect of this Agreement on the
-16-
CWP.187.99999.99999.E90108.AMT
• status of title to any portion of the Property, notwithstanding
anything contained herein to the contrary, and so long as not
prohibited by law, this Agreement shall terminate without the
execution or recordation of any further document or instrument as to
any lot which has been finally subdivided and individually (and not
in "bulk") leased (for a period of longer than one year) or sold to
the end purchaser or user thereof (a "Public Lot") and thereupon
such Public Lot shall be released from and no longer be subject to
or burdened by the provisions of this Agreement.
7.7 No Partnership; Third Parties. It is not intended by this Agreement
to, and nothing contained in this Agreement shall , create any partnership, joint
venture or other arrangement between the Developer and the Town. No term or
provision of this Agreement is intended to, or shall , be for the benefit of any
person, firm, organization or corporation not a party hereto, and no such other
person, firm, organization or corporation shall have any right or cause of action
hereunder.
7.8 Entire Agreement. This Agreement constitutes the entire agreement
between the parties hereto pertaining to the subject matter hereof. All prior
and contemporaneous agreements, representations and understandings of the
parties, oral or written, are hereby superseded and merged herein.
7.9 Amendment. No change or addition is to be made to this Agreement
except by a written amendment executed by the parties hereto. Within ten (10)
1111 days after any amendment to this Agreement, such amendment shall be recorded in
the Official Records of Pima County, Arizona.
7.10 Names and Plans. The Developer shall be the sole owner of all names,
titles, plans, drawings, specifications, ideas, programs, designs and work
products of every nature at any time developed, formulated or prepared by or at
the instance of the Developer in connection with the Property; provided, however,
that in connection with any conveyance of portions of the Property to the Town
such rights pertaining to the portions of the Property so conveyed shall be
assigned, to the extent that such rights are assignable, to the Town.
Notwithstanding the foregoing, the Developer shall be entitled to utilize all
such materials described herein to the extent required for the Developer to
construct, operate or maintain improvements relating to the Property.
7.11 Good Standing; Authority. Each of the parties represents and
warrants to the other (i) that it is duly formed and validly existing under the
laws of California and Arizona, with respect to the Developer, or a municipal
corporation within the State of Arizona, with respect to the Town, (ii) that it
is a limited partnership or municipal corporation duly qualified to do business
in the State of Arizona and is in good standing under applicable state laws, and
(iii) that the individual (s) executing this Agreement on behalf of the respective
parties are authorized and empowered to bind the party on whose behalf each such
individual is signing.
7.12 Severability. If any provision of this Agreement is declared void
or unenforceable, such provision shall be severed from this Agreement, which
-17-
CWP.187.99999.99999.E90108.AMT
shall otherwise remain in full force and effect. If any applicable law or court
of competent jurisdiction prohibits or excuses the town from undertaking any
contractual commitment to perform any act hereunder, this Agreement shall remain
in full force and effect, but the provision requiring such action shall be deemed
to permit the Town to take such action at its discretion. If, however, the Town
fails to take the action required hereunder within the applicable Cure Period
described in Paragraph 4.3 above, the Developer shall be entitled to terminate
this Agreement.
7.13 Governing Law. This Agreement is entered into in Arizona and shall
be construed and interpreted under the laws of Arizona. In particular, this
Agreement is subject to the provisions of A.R.S. Section 38-511.
7.14 Recordation. This Agreement shall be recorded in its entirety in the
Official Records of Pima County, Arizona not later than ten (10) days after this
Agreement is executed by the Town and the Developer.
7.15 No Representations by Developer. Nothing contained herein or the
Specific Plan shall be deemed to obligate the Developer to complete any part or
all of the development of the Property in accordance with the Specific Plan or
any other plan, and the Specific Plan shall not be deemed a representation or
warranty by the Developer of any kind whatsoever.
7.16 Hold Harmless. The Developer hereby agrees to defend, indemnify and
hold harmless the Town, but only to the extent authorized by law, from any and
• all claims and costs, including but not limited to reasonable attorneys' fees,
and other reasonable administrative, consultant or other reasonable costs,
actually and directly incurred by the Town in any subsequent judicial or
administrative proceeding challenging the approval or execution of this
Agreement. The Town agrees that the Developer shall have the right to intervene
and assist in the defense of any legal action arising out of the approval or
execution of this Agreement and to participate fully in any negotiations and
settlement involving any such actions. The Developer further warrants that
reimbursement will be made promptly to the Town for any of the above-referenced
costs incurred or claims made within ten (10) days of the Developer's receipt of
prior written demand for payment from the Town. The Developer further agrees
that, in the event of its failure to pay the Town for any reasonable costs
incurred or claims made as set forth above in a prompt and timely manner, the
-18-
-7 11
18-
'711
CWP.187.99999.99999.E9010B.AMT
• Developer shall pay the Town's reasonable attorneys' fees and costs incurred in
the collection of same.
IN WITNESS WHEREOF, the parties have executed this Agreement the day and
year first above written.
TOWN OF MARANA, an Arizona municipal
corporation
By
Its 74a ii O-L)
Attest:
City Cler
Approved as to form:
110
, 1/ 1/'
City Attorney f t
TEMPO INVESTMENT, LTD. , a California
limited •artnership
:Y 44_ frJC .
is �eNula7
sty, &Ate/ it e)ccu11 115 vl'e
A.C0Fa41IA.
STANWIN GROUP, LTD. , an Arizona- limited
partnership
By 4k
Its ‘edrerzal /'m —
, 1 VefreizOtri, / 4e 1 vies p +T'
-19-
CWP.187.99999.99999.E9010B.AMT
STATE OF ARIZONA )
) ss.
County of Pima )
The foregoing instrument was acknowledged before me this 7744 day of
/day , 199/, by d ra. Hark) the /l &y
of the/TOWN OF MARANA, an Arizona municipal corporation, on behalf of said
corporation.
IN WITNESS WHEREOF, I hereunto set my hand and official seal .
Notary Public
t•v My=,commission expires:
ci/.73
•
.v.
+ •,_ mss,
•
STATE OF a/ C o'-x.r✓ )
n ss.
County of 127K.0 L )
The foregoing instrument was acknowledged before me this 'Pk' day of
19j1, by WPA ..41.. ir► , the . V P. ne cif '7n Me. l t? •
of TEMPO INVESTMENT, LTD. , a C ifornia limited partnership, on behalf of said
partnership.
IN WITNESS WHEREOF, I hereunto set my hand and official seal .
H.
Notary Public
•
M commi's i ori, xpi res
• f,
_20_
CWP.187.99999.99999.E9010B.AMT
STATE OF Qit, . o .- )
ss.
County of 51„„....-
The
„„....The foregoing instru nt was acknowledged before me this 7 ' dayof
19q1 ,, by �i ,a e,— , the L�.c. , V,P. Ito*. G.['.
of STAN IN GROUP, LTD. , ' limited partnership, on behalf of said
partnership. Q WA/241a—
IN WITNESS WHEREOF, I hereunto set my hand and official seal .
� ► .
i›,` �- sty Notary Public
My _cojnm-ssiCt exiail^es:
Alb,
'C • -
`p l
t
' (i71I t1.1 ”
S
•
-21-
It)
CWP.187.99999.99999.E9010B.AMT
LISTS OF EXHIBITS
Exhibit "A" - Legal Description of the Property
Exhibit "B" - Legal Description of State Land Parcel
Exhibit "C" - Specific Plan
Exhibit "D" - Infrastructure Plan
Exhibit "E - District Infrastructure Improvements
Exhibit "F" - District Resolution
e
n , 2 7
EXHIBIT "A"
4111
Tttei3
Group
Inc.
WLB No. 186036-A-003-0102
March 12, 1991
Page 1.
TEMPO DEVELOPMENT COMPANY
SPECIFIC PLAN BOUNDARY
That portion of Sections 9, 10 and 15, Township 12 South, Range 12 East, Gila and
Salt River Meridian, Pima County, Arizona, described as follows:
COMMENCING at the Southwest corner of the Southeast One-Quarter (SE 1/4)
of the said Section 15;
THENCE N 00°43'00" W, along the West line of the said Southeast One-Quarter
(SE 1/4), a distance of 128.92 feet to the POINT OF BEGINNING on the arc of a
non-tangent curve concave to the Southeast, a radial line of said curve through
• said point having a bearing of N 69°21'59" W, said point being on the Northerly
right-of-way line of Camino de Manana, as recorded in Book 2 of Road Maps at Page
1, Pima County Recorder's Office, Pima County, Arizona;
THENCE along the said right-of-way line the following courses and
distances:
Northeasterly along the arc of said curve, to the right, having a
radius of 439.26 feet and a central angle of 029°19'00" for an arc
distance of 224.76 feet to a point of tangency;
N 49°57'01" E, 555.31 feet to a point of curvature of a tangent
curve concave to the Southeast;
Northeasterly along the arc of said curve, to the right, having a
radius of 439.26 feet and a central angle of 032°12'53" for an arc
distance of 246.98 feet to a point of tangency;
N 82°09'54" E, 239.16 feet to a point of curvature of a tangent
curve concave to the Northwest;
Northeasterly along the arc of said curve, to the left, having a
radius of 379.26 feet and a central angle of 044°40'55" for an arc
distance of 295.76 feet to a point of tangency;
N 37°28'59" E, 429.45 feet to a point of curvature of a tangent
curve concave to the Southeast;
0.1 " *".
•
Th •
ri3
Group
WLB No. 186036-A-003-0102
March 12, 1991
Page 2.
Northeasterly along the arc of said curve, to the right, having a
radius of 439.26 feet and a central angle of 006°50'51" for an arc
distance of 52.50 feet to the South line of the Northeast One-
Quarter (NE 1/4) of the Southeast One-Quarter (SE 1/4) of Section
15;
THENCE S 89°47'08" W, along the said South line, a distance of 254.38 feet
to the Southwest corner of the said Northeast One-Quarter (NE 1/4) ;
THENCE N 00°32'08" W, along the West line of the said Northeast One-Quarter
(NE 1/4), a distance of 1,317.73 feet to the Northwest corner of the said
Northeast One-Quarter (NE 1/4);
THENCE N 00°13'12" W, along the East line of the Southwest One-Quarter (SW
1/4) of the Northeast One-Quarter (NE 1/4) of the said Section 15, a distance of
1,336.41 feet to the Northeast corner of the said Southwest One-Quarter (SW 1/4) ;
THENCE S 89°12'14" W, along the North line of the said Southwest One-
Quarter (SW 1/4), a distance of 1,301.15 feet to a line 30.00 feet East of and ,
parallel with the West line of the said Southwest One-Quarter (SW 1/4) ;
•
THENCE S 00°34'38" E, along the said parallel line a distance of 78.42 feet
to the North line of+Camino de Manana Estates, as recorded in Book 27 of Maps and
Plats at Page 79, Pima County Recorder's Office, Pima County, Arizona;
THENCE S 39°49'19" W, along the said North line, a distance of 46.29 feet
to the West line of the said Southwest One-Quarter (SW 1/4);
THENCE N 00°34'38" W, along the said West line, a distance of 113.55 feet
to the Southwest corner of the Northwest One-Quarter (NW 1/4) of the Northeast
One-Quarter (NE 1/4) of the said Section 15;
THENCE N 00°29'48" W, along the West line of the said Northwest One-Quarter
(NW 1/4), a distance of 1,321.85 feet to the One-Quarter corner common to
Sections 10 and 15;
THENCE N 89°59'53" W, along the South line of the said Section 10, a
distance of 1,332.82 feet to the Southeast corner of the Southwest One-Quarter
(SW 1/4) of the Southwest One-Quarter (SW 1/4) of the said Section 10;
•
2. 71
Th
•
410
•
Group,.
WLB No. 186036-A-003-0102
March 12, 1991
Page 3.
THENCE N 00°15'50" W, along the East line of the said Southwest One-Quarter
(SW 1/4), a distance of 1,321.97 feet to the Northeast corner of the said
Southwest One-Quarter(SW 1/4);
THENCE S 89°55'47" W, along the North line of the said Southwest One-
Quarter (SW 1/4), a distance of 1,330.49 feet to the East line of the said
Section 9;
THENCE N 00°09'47" W, along the said East line, a distance of 1,320.28 feet
to the One-Quarter corner common to Sections 9 and 10;
THENCE S 89°37'44" W, along the East-West midsection line of the said
Section 9, a distance of 1,308.85 feet to the Southeast corner of the Southwest
. One-Quarter (SW 1/4) of the Northeast One-Quarter (NE 1/4);
THENCE N 00°09'28" W, along the East line of the said Southwest One-Quarter
(SW 1/4), a distance of 1,318.93 feet to the Northeast corner of the said
Southwest One-Quarter (SW 1/4) ;
THENCE S 89°34'19" W, along the North line of the said Southwest One-
Quarter (SW 1/4), a distance of 1,109.24 feet to a line 200.00 feet East of and
parallel with the West line of the said Southwest One-Quarter (SW 1/4) ;
F
THENCE S 00°10'30" E, along the said parallel line a distance of 1,317.82
feet to the North line of the Northwest One-Quarter (NW 1/4) of the Southeast
One-Quarter (SE 1/4);
THENCE S 00°10'57" E, parallel with the West line of the said Northwest
One-Quarter (NW 1/4), a distance of 200.00 feet to a line 200.00 feet South of
and parallel with the North line of the said Northwest One-Quarter (NW 1/4);
THENCE S 89°37'44" W, along the said parallel line a distance of 200.00
feet to the West line of the said Northwest One-Quarter (NW 1/4) ;
THENCE S 00°10'57" E, along the said West line, a distance of 1,119.85 feet
to the Southwest corner of the said Northwest One-Quarter (NW 1/4) ;
THENCE N 89°38'17" E, along the South line of the said Northwest One-
Quarter (NW 1/4), a distance of 163.58 feet to the West line of the East One-Half
• (E 1/2) of the West One-Half (W 1/2) of the West One-Half (W 1/2) of the
Southwest One-Quarter (SW 1/4) of the Southeast One-Quarter (SE 1/4) ;
O
£i
3
•
T1.13
Group
WLB No. 186036-A-003-0102
March 12, 1991
Page 4.
THENCE S 00°10'53" E, along the said West line, a distance of 798.74 feet
to a point on the arc of a non-tangent curve concave to the Southwest, a radial
line of said curve through said point having a bearing of N 44°45'09" E, said
point being on a line 200.00 feet Northeasterly of and concentric with the
Northeasterly right-of-way line of the Southern Pacific Railroad;
THENCE Southeasterly*along the said line, along the arc of said curve, to
the right, having a radius of 11,759.20 feet and a central angle of 003°28'52"
for an arc distance of 714.47 feet to the South line of the said Section 9;
THENCE N 89°38'51" E, along the said South line, a distance of 1,963.09
feet to the corner common to Sections 9, 10, 15 and 16;
• THENCE S 00°43'23" E, along the West line of the said Section 15, a
distance of 2,651.67 feet to the One-Quarter corner common to Sections 15 and 16;
THENCE N 89°50'00" E, along the South line of the Northwest One-Quarter (NW
1/4) of the said Section 15, a distance of 2,656.96 feet to the Northwest corner Z
of the Southeast One-Quarter (SE 1/4);
• THENCE S 00°43'00" E, along the West line of the said Southeast One-Quarter
(SE 1/4), a distance +of 2,508.63 feet to the POINT OF BEGINNING.
Containing 487.28 Acres, more or less.
Prepared by:
THE WL= GROUP, INC.
"�
Kenneth . Zi 'ma , R.L.S. d Land
. -47(49 / '°s s..
i' is an�
• i
\ CI
L , /
9,ptIONAs3U S.�,.
',
EXHIBIT "B" WLB No. 186036-A-003-0102
February 27, 1991
TPage 1.
��
roup
Inc.
TEMPO DEVELOPMENT COMPANY
STATE TRUST LANDS - ZONE A
That portion of the Northeast One-Quarter (NE 1/4) of Section 16, Township 12
South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona,
described as follows:
BEGINNING at the Northeast corner of the said Section 16;
THENCE S 89°38'51" W, along the North line of the said Section 16, a
distance of 1,300.00 feet;
THENCE S 58°06'09" E; 664.61 feet to a point of curvature of a tangent
curve concave to the Southwest;
THENCE Southeasterly along the arc of said curve, to the right, having a
radius of 400.00 feet and a central angle of 033°30'00" for an arc distance of
233.87 feet to a point of tangency;
II THENCE S 24°36'09" E, 1,046.36 feet to a point of curvature of a tangent
curve concave to the Northeast;
THENCE Southeasterly along the arc of said curve, to the left, having a
radius of 200.00 feet and a central angle of 061°25'06" for an arc distance of
214.39 feet to the East line of the said Section 16;
THENCE N 00'43'23" W, along the said East line, a distance of 1,600.00 feet
to the POINT OF BEGINNING.
Containing 19.50 Acres more or less.
Prepared by:
THE WLB GROUP, INC.
, j
• 0
Kenneth . Zis a , R.L.S. Land
<kc4.4".,‘
( IV,
Grk.1
• G L
9���G/yA 33 U15.P
WLB No. 186036-A-003-0102
• February 27, 1991
Page 1.
• T
VI%
roup
TEMPO DEVELOPMENT COMPANY
STATE TRUST LANDS - ZONE E
That portion of the Northeast One-Quarter (NE 1/4) of Section 16, Township 12
South, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona,
described as follows:
COMMENCING at the Northeast corner of the said Section 16;
THENCE S 89°38'51" W, along the North line of the said Section 16, a
distance of 1,300.00 feet to the POINT OF BEGINNING;
THENCE S 89°38'51" W, along the said North line, a distance of 931.59 feet
to a point on the arc of a non-tangent curve concave to the Southwest, a radial
line of said curve through said point having a bearing of N 47°21'12" E, said
point being on the Northeasterly right-of-way line of the Southern Pacific
Railroad;
•
THENCE Southeasterly along the said right-of-way line, along the arc of
said curve, to the right, having a radius of 11,559.20 feet and a central angle
of 007'46'09" for an arc distance of 1,567.43 feet to a point of tangency;
THENCE S 34°52'39" E, along the said right-of-way line, a distance of
1,728.04 feet to the South line of the said Northeast One-Quarter (NE 1/4) ;
THENCE N 89°46'18" E, along the said South line, a distance of 296.28 feet
to the Southeast corner of the said Northeast One-Quarter (NE 1/4) ;
THENCE N 00'43'23" W, along the East line of the said Section 16, a
distance of 1,051.67 feet to a point on the arc of a non-tangent curve concave
to the Northeast, a radial line of said curve through said point having a bearing
of S 03'58'45" W;
THENCE Northwesterly along the arc of said curve, to the right, having a
radius of 200.00 feet and a central angle of 061'25'06" for an arc distance of
214.39 feet to a point of tangency;
THENCE N 24'36'09" W, 1,046.36 feet to a point of curvature of a tangent
curve concave to the Southwest;
THENCE Northwesterly along the arc of said curve, to the left, having a
radius of 400.00 feet and a central angle of 033'30'00" for an arc distance of
• 233.87 feet to a point of tangency;
• WLB No. 186036-A-003-0102
February 27, 1991
Page 2:
THENCE N 58'06'09" W, 664.61 feet to the POINT OF BEGINNING.
Containing 54.68 Acres, more or less.
Prepared by:
THE W B GROUP, INC.
-.
r►,
Kenneth . Zi ma n, R.L.S.
411,
a
\eyed Land s
¢0 �F�GATEE GAG
Uri
f/4 ' '' v:
Mall4 /
• l'kCPP 7
19
• ,,,?0
414► u. S P'
2 c,
2 03 —
•
EXHIBIT "C'
•
• It .,
'i,, •
is y
.�f
North
ae
specific plan
•
•
•
•
A Master Planned Community by: TEMPO INVESTMENTS, LTD.
30 30
2
•
NORTHGATE
SPECIFIC PLA N
Prepared for:
TEMPO INVESTMENT, LTD.
33 North Stone
Suite 830
Tucson, Arizona 85701.
• Prepared by:
THE PLANNING CENTER
950 North Finance Center Drive
Suite 210
Tucson, Arizona 85710
THE WLB GROUP
4444 East Broadway
Tucson, Arizona 85711
With Assistance From:
CMG DRAINAGE
85 West Franklin
Tucson, Arizona 85701
January 18, 1990
•
q 3 8 r,
• TABLE OF CONTENTS
I. SPECIFIC PLAN SUMMARY I-1
II. INTRODUCTION 11-1
A. Purpose II-1
B. Location and Description II-1
C. Authority and Scope II-3
D. Legal Description 11-3
III. DEVELOPMENT CAPABILITY III-1
A. Location III-1
B. Existing Land Uses and Zoning III-1
C. Topography III-6
D. Hydrology III-6
E. Vegetation III-12
F. Wildlife III-17
G. Soils III-17
H. Traffic III-19
I. Sewers III-20 .
J. Schools III-21
K. Recreation and Trails III-21 •
L. Cultural and Archaeological Resources III-21
• M. Composite Map III-24
IV. DEVELOPMENT PLAN IV-1
A. Purpose and Intent IV-1
B. Goals IV-1
C. Land Use Plan IV-2
D. Circulation IV-6
E. Topography IV-9 •
F. Hydrology IV-10
G. Public Facilities IV-19
H. Open Space IV-20
I. Recreation/Trails Plan IV-22
J. Landscape Plan IV-22
K. School Facilities IV-26
V. DEVELOPMENT REGULATIONS V-1
A. Purpose and Intent V-1
B. Definitions V-1
C. General Provisions V-4
D. General Subdivision Standards V-5
•
E. Development Standards V-8
• F. Utility Development Standards V-16
VI. DESIGN GUIDELINE VI-1
A. Introduction and Purpose VI-1
B. Residential Design Guidelines VI-1
C. Landscape Architecture VI-10
D. Commercial and Campus Park Industrial Design Guidelines VI-14
E. Design Review VI-20
F. Construction Regulations VI-23
VII. SPECIFIC PLAN IMPLEMENTATION VII-1
A. Purpose VII-1
B. Phasing Plan VII-1
C. Development Plan Review Procedures VII-4
D. Subdivision VII-6
E. Transfer of Density VII-6
F. General Administztion VII-7
G. General Implementation VII-8
H. Amendment Procedures VII-8
I. Monitoring Program VII-8
VIII. APPENDICES VIII-1
• A. Legal Description and Map VIII-2 •
B. Arizona Game and Fish Letter VIII-3
C. Pima County Wastewater Capacity Letter VIII-4
D. Arizona State Museum Letter VIII-5
E. Water Availability Letter VIII-6
F. Recommended Plant Palette VIII-7
• u
• LIST OF EXHIBITS
Regional/Vicinity Map II-2
Aerial Photo 111-2
Existing Features • III-4
Marana General Plan III-5
Topography III-7
Offsite Watershed III-8
Offsite Watershed Aerial III-9
Vegetative Communities III-13
Vegetative Densities III-16
Soils Map III-18
Existing Infrastructure III-22
Existing Schools & Recreation Plan III-23
Composite Map III-25
Land Use Plan IV-3
Circulation Plan N-7
Roadway Cross-Sections N-8
Hydrology N-13
Cross-Sections A-A' & B-B' N-14:
Cross Sections C-C' & D-D' N-15
Cross Sections E-E' & F-F' N-16
Cross Sections G-G' & H-H' N-17
• Cross Sections I-I' & J-J' N-18
Open Space/Recreation Plan N-23
Landscape Concept N-24
Phasing Plan VII-2
•
Crt*.n e) 0r
•
L SPECIFIC PLAN SUMMARY
•
The Northgate Specific Plan establishes comprehensive guidance and regulations for the
development of approximately 487 acres located in south central Marana, Pima County,
Arizona. The Specific Plan establishes the development regulations and programs for the
implementation of the approved land use. The Specific Plan also provides the parameters
to implement the Land Use Plan by establishing policies and regulations which will
replace the current property zoning. The Plan is regulatory, adopted by ordinance and is
consistent with the Town of Marana's General Plan.
The authority for the preparation of the Specific Plan is found in the Arizona Revised
Statutes, Section 9-461.09. The 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 further, allows for their review and adoption. In addition, the Town of Marana
Ordinance 87.22 provides the uniform procedures and criteria for the preparation,review,
adoption, and implementation of Specific Plans.
•
I-1
ry q .7
-- z {_ sue
• II. INTRODUCTION
A. PURPOSE
The Northgate Specific Plan allows for a mix of•residential, commercial, office
and campus park industrial uses on approximately 487 acres located within the
Town of Marana.
The Specific Plan establishes the location and intensity of land uses, the
circulation pattern and character of the Northgate development. The Plan focuses
on coordinating a mix of residential densities, with supporting commercial uses,
office and campus park industrial. The site has been analyzed to determine
development capabilities, while considering environmental conditions, and open
space needs.
The Northgate Specific Plan clarifies planning issues for the site and imposes
regulations and/or controls for development. The document is a device used to
implement the existing adopted Marana General Plan. The Northgate Specific •
Plan is a more detailed plan for a focused area. It combines site analysis,
development concepts, procedures, and regulations from numerous planning
documents into one concise document.
• B. LOCATION AND DESCRIPTION
The subject property is located in the southeast area of the Town of Marana. The
site is bordered on the west by the Southern Pacific Railroad and Interstate 10.
Across Interstate 10, to the west, is the northern portion of Continental Ranch.
To the north and east of the property is the Acacia Hills Specific Plan. The
southern boundary is created by the. El Camino de Manana alignment. (See
Exhibit II-2; Regional/Vicinity Map).
The Specific Plan area is located approximately six miles southeast of the new
Marana Town Center. The vacant site is characteristically flat,with a gentle slope
from the northeast to the southwest. Access to the Northgate Specific Plan area
will be from one of three existing and/or planned roadways. The Interstate
10/Avra Valley interchange will provide primary access to the site from any point
in Marana or Pima County. The property is also bisected from southeast to
northwest by the proposed Lambert Lane alignment. The southern portion of the
site can be. accessed by El Camino de Manana.
II-1
III
:::::::. •-. ..,.:.::::.:::::,:mi.:.,:.w.,:::::,m,....:.....,:::•:,::,,,,,..::::::,,,„,,,,„,„,„„„,,i,.„•:.,•:,,,,,,,,,,,-:..„..„::„iir::,„1, (..)
att
il
r••_a
H
S
F /C
•
U
/...- '..... ,
7
R8 igu
IIii
a
�^-y• r
g : .
C
/�, F
_.)
O
l '
eJ
u
v
a
O
O�
a
N
1
••• Z
•
r
V
Ci)^
�/J p,
b
V
O
O
u .
;E..3
A
•
III
•
•
•
v►oi promo"
MINN
° E:r it E
liftilli3 a ::.40-11111111141 JE!■[Kiri!■�/
saw ,wail"
' '- a . :: " 74. f '\''' ::(1,1,C v..7. EE IIIII IN --aiiii •
~`1 i O i*:'. ■vW■�■�C
rimtia.,_,Ifitare IN
• or,i,..... z (
,.....flimirrtgli4,, flia_mciiiin,,LI,_111.0.,„1,1,24,.,.., ..1.'451''iji°3.
.---k•
.� ■ le, .1110.0-*
.1, . . (..) 1414V111- jail' Mil2rWSH"Illaillincagellikrkfill- Oft ';F 4111-iltr--.,
gill
ditfil
IF id alapr •-- I No
����,, 8 'Ir' 46.11-.- VAllgirldebwir. er .
415por 0,, I
1 ,
- ' rii
•
11
Almillir I '
/ g ' 40
` r •' ■■is • w .~ tlr+in 7I y�
z2
All Ili f
4111 . § _,Ea
• .flFi . _fes .... z
11 o
I• i`i` , 11.. O
1111 .
Northgate Specific Plan is a planned community with a mix of residential,
• commercial,and light industrial uses. Other specific plan developments within the
Town of Marana and their respective distances to Northgate include: Continental
Ranch, directly across Interstate 10 to the west; Acacia Hills, adjacent to the
northern and eastern boundary; Tortolita Mountain Properties, three miles to the
northeast; and Rancho Marana, six miles to the northwest.
C. AUTHORITY AND SCOPE
The Northgate Specific Plan has been prepared pursuant to the provisions of the
Arizona Revised Statutes, Section 9-461.09. The Arizona Government Code
authorizes jurisdictions to adopt Specific Plans by resolution, as policy, or by
ordinance as regulations. The Town of Marana Ordinance 87.22 provides the
uniform procedures and criteria for the preparation, review, adoption, and
implementation of Specific Plans by ordinance. Hearings are required by both the
Town Planning Commission and the Town Council after which the Specific Plan
must be adopted by the Town Council to become effective.
The Northgate Specific Plan is a regulatory plan which will serve as the zoning
for the subject property. Proposed development plans or agreements, tentative
plats, and any other development approval must be consistent with the Specific
Plan. Projects which are found consistent with the Specific Plan will be deemed
1110 consistent with the Town's General Plan.
The intent of this Specific Plan is to provide a concise development plan for the
subject property. This Specific Plan serves to implement the development of the
approved plan within the bounds of the regulations provided herein,and is adopted
by ordinance as a regulatory document.
D. LEGAL DESCRIPTION
See Appendix A.
II-3
nn.ro
III. DEVELOPMENT CAPABILITY
•
A. LOCATION
The subject property is located in the southeast area of the Town of Marana,
approximately six miles southeast of the new Town Center. The western border
of the 487 acre site lies approximately 200 feet east of the Southern Pacific
Railroad, and further east of Interstate 10. Across Interstate 10,to the west,is the
northern portion of Continental Ranch. To the north and east of the property is
the Acacia Hills Specific Plan. The Naranja Road alignment lies one-quarter mile
to the north. The southern boundary is created by the El Camino de Manana
alignment. The property occupies portions of Sections 9, 10, and 15 in Township
12 South, Range 12 East, G. & S.R.B. & M., Pima County, Arizona.
B. EXISTING LAND USES AND ZONING
The property within the plan area is vacant and undeveloped with the exception
of several four-wire barbed wire fences and remnants of a vacated well-site. An
aerial photograph of the site at a scale of 1" = 1000' is provided for verification.
(See Exhibit 11I-2: Aerial Photo).
• The entire site has conditional zoning in Pima County as follows: 170.2 acres of
the subject property are zoned CR-4; 45.9 acres are zoned CR-5; 67.4 acres are
TR; 73.5 acres are zoned CB-1; 42.7 acres are zoned CPI; 9.1 acres have been set
aside for a school, and the remaining 74.2 acres have been allotted for rights-of-
way and drainage facilities.
The surrounding properties to the north and east within 1/4 mile of the site are: _
within the Acacia Hills Specific Plan. The adjacent land uses within this plan are
a combination of residential,commercial,and light industrial. South of the subject
property and south of El Camino de Manana the existing zoning is SH, Suburban
Homestead. Properties to the west of the Northgate Specific Plan include vacant
State land and rights-of-way for both the Southern Pacific Railroad and Interstate-
10. West of Interstate-10 is the Continental Ranch Specific Plan. The adjacent
land In Continental Ranch is designated as industrial.
All surrounding property within 1/4 mile is vacant and undeveloped, with these
exceptions: Immediately to the east of the subject property is an existing
residence with several additional supplementary buildings of various uses. An
abandoned homesite is located near the southernmost point of the subject property.
The residence and out-buildings are predominantly one story with the exception
of a 20+ foot high water tower.
O III-1
fF
•
I •
rOWV h
?1
F
1i
•
• '
i i,.........>W ^�. iaO U e
% 14
•
:::.:.:
::::::.::::.::::::::::::::::::::::::::::::...::::.::::.::::.::::.::::.:::::::::::::::::::::::::::::.:
:::::::
........:::.:
br►:O IL,p+ � aus ^tl0sw.OvaV
FA.4
:::::::::::::::::::::.::::::::::::::::::::::::
c.,-)
A -}
•
la
W
•
•
+.'9•1999.^1i1,411.1;'..11.7::•114.
,:•.n /..i. .Y::•a^•, +tr`C.�.'•a '!i rig >'.'s.w i• tt"'Willi
..' ;�•il':i;; 4'' I I,,;•.OI�?Y_a�F:' '�1. .v.. i .`'
il::� J►` J r'Q ,J 'Yia�r���,ri 'rte +D•f n�L t s 7 t .../4.'i.
/' •1'(� Zf r���?}v'�!y�.t •'^., } ./y�f .**•
. 'i.
` •'t'...t.>?
1 •r /'i 7,•� �' "t.:.',.>�.,7;t`.iw. Y�,y� N :I* ` 4 1. •� i;. ..� •J:` tf k.� Ii.'` K ` �'¢y L1J.. 'Y' ri.7 'Y �!ii•• i
' ..,•••••:',
• r. 'iY J1'•1•''1°K'��14 I✓i.j 3,,1 ut +�v trY�IC?vY' r.•,.r.•A.•..�,�it ri4Qir, •' r .+K, %�'i. • '.ck a•i 4�..;iY•r ,{L, i •.. V . ,f .�1 �`:f; �:
..Jtr '.'� }�.y 'i y; '� �'# t�,..:f :.' ,tn.7i.'-::$
.r�: 4 y';�. K.�• •3tjf 'vi/. .Y"Lr�r' .\la ?•%,:s.-> ..-..,
'1/• :.•;.
.L •� i� f.d[ 'i�•'�: •`�7� 1 •` :.Kms"1�'� ,$J 1l' .T 1i..�" y. \ \ '.
.''''•':.,..';,+::•%1..
�' ,i;j. .':� .�•• .�.�.�,...G.:;r..s{' .:.�1 a�' ��i_,;►•fir. .j. :�. F ,i:�'. .% _� � ����S+ i
• fi •/ • Y t r� i1 h t L.1..., ".1 • L w .il4,1" l Y.�^ f4. •'r 7.,.
Y• ',.;/,:• ` 1� ��. L •'v'li`Ms '' 7.Y.''.i • }�f -1' 1 t- ,y'�' ,''.}•l: a /r$�;"' %'1't• i�i .4 7.
1''•t'.'-t% 1 1 .ts •i,f l$4!,c F .,.11;'a ls;. . ':T t A Y' :I•.ip: ?i s ;' L!
•'w:Y,.�r .h-. .•t;• .. '•� •'y, ..ir+�;x,' ta,,�` {•tY•r>i a r C ry��;°•L: ir,. n t S �.T � 4. .rt •�' f't. \{ kir t.J� ii
:+/. . •.,i + ¢)p.,..1..i '{ R..,.y\ k;,.I.:y�.... r,. •9 ii '•fJ 4' ''!'fa "�'• 1 ''r ?Yb '''�-N-s. '. •?S'� '. „I rt ''df'
•'�..^ �T h t. :.ti. . i..K < s ( ',• ,j'.,�`;sr.. 4r �- r•�'i �t• ,('i
r (�%+�a•1 ', r I � •/. � <: "a,�s (;.ywhrt�y.-'�i'�}j J,'r.'..}i'���� .,i•1�•y'.ft•�� �/�4.. .�� !y:. 0 � •:l::,ry� •'1�.7\ ��,.[� F"=•S` .�i 'a• 1 t 1�Y.w :V�r
i.....:.,,:,i-,
l .}•,•,:a,,`a,.,: 4•: • rye..'!f,S itr'i';',•,.4.`.1 �l'f• ..f::T;l:` "hifR f �'Ts1t klt. T'•t4"....Z'WTk . 1 .1 .'�'^q�:.iu ' .A !• `- Y;r!c-•.
�'"�I ,,•,..Y�� Wyk" j ..r r� . :(/•r•,+, fa[a�•4,Rt ��•1. ! ;fir: 'Otir� }!'LNF�.ti w'. i .D. 7.- .. :.4. 3 t ..T ` .S p!r'
/7';!...
/ �.; /1 :ii :X•< r "v (r' may.. s w. , �. r:a •. •�
r T r�� ��+ !r ! Y, '+ 'Y:.,(�j• !t l� +J•.eY r .'t•'t 1 N'
I f, ,• .}.
t.4..1,..!,::!1••
t +1r' tt t, .......::•.:„1.....4e.,,,.....•
" .! i �/ rrr' �f�C ,if ril ~ f?L `^�# '1N � �,�"�"XK!^��5 t ..."11.'r...
">'1 '� r f11FFl
'tyJ;'' N .,r.t• c ( i\ 4r/; V. t'.? •r b\ '4V1 i- �r •e h4� ` •tG�y '.' !r 4 1.,1
! r, .. ><f�•"� 7ir!;;,,,;.....::'.4."....•.1.'
I'h• '`ir .1%.:, x.Ika.1Jr f.y•A. xi y . yr yk r 4..'':.;•,1,;::.
, ?yt 'a
r /•',.>. Ate j ,. Y .{I�Jw^,•• / •�4+�< �� v �`��t f ,t.,...4.1„,,,,,,,,,,,,, ,-
�'t '$.y' •.;y. .::;:.,..s...L'4. •''vY2•r � •i° 1`�e
r .'p•• .+j�• �!•.r .5..t"^". i': 4 f r(� s�^4cS' Q. 1 ;;. * 1,-,1,:"
"ri" �tv '$ha1".....--
{:- .
t1 i- 3 r s :1 S ' 1l t r a' i�.�. ti! ,... ~i .,,V..791)4.9!
1TftW?i,,4!;:,
'•./L j T;15_ :, -r •.rt ` ,�. it' .If• • ,',i ' n { 5.x,•'7 •r: S.. y.
%t. ,�w ./;iw.•.• • r Y•. rt.. t1..i.t . r9 kr ••,v“.• 1 7 'S' `. a,. �n, ,9; 1. 13.1.4• �,'�j� t,.. 4$s<iv, 't:t
1.
•'..r!'�•{'•11.x.. .., .:5.':y t' .0.•' irk r* !•,j. ,+:Ri 4,r• \ ri ,ii�.f :;T:3 » y-.. 7 r,>'�r.• 1'��,rk .1%••• s '-" 1 4:t.'
7 � M1
i L.',:1,..N.;:-..."..
VT,h' t 1 v,,}y i� ?'a' .y�t S• a,!"+ r' '!. ,t
•'•L 'a , r t 4'r l ` /1 t1: ^ ,,,v;/.-...:.
!' ., "Y� 7 r I. '' , � 1.„.N S tit fr t tf � '" ^+ J•?
��gt•tY� TJ .�Ly'i1/1h'N,'...,:..3.-
�� >...i.:,,.:'•
• ,tJi �xl�., lb", •� t ;`` • '!• �vi` '\`' s (�y". ;'►�`LX �`• i. - y .f.....�g
/ i r i• �tr J i 4 ♦-i KIF I: 1..; ',I. •+,gr !ti �. _1� ✓_ i t; y'�l ". -_
.'•r 1. 7�yf i r)t l•;...% r`7Y� Y ' "L .:.1 r z:•� tu. a. et JAt4'ri� TS• ..... ..i+.l4•., •v ?..!.11%1.4,..)-0;13.1.4.4....",1
!•a,, .v aS`ti`t. - R 'S'. � , 1
a" ra .Jr 4 ,s . :+T ,y�}i •�,,,n;,,, F p� ,E. i.+ •,•�7 '1t� _ ,q s .6 cLJ ',
t 2 /4' !.y,� s is 1! p 1 f
` �1t.t t4•! ,+' .} .;,/is�w�, t � � �+� f`• •:"F.�r �t � � '''a�Y 'j��'�' t:�•, ��'` +:1�.• Z '^'2 1 . rN y+.
�',:� .". +0' . 1 •qC• C .4 r T .) . .! �. tM� y �, h Jit
•( :�� r/ 'iT �� 1 7 �" � f41 � R 'a' L A 1..5< � yf s, r I i
"'' V i' "c' +". '' s`t�}x¢� "ir•T�c +� /.,.�aX i" F ., ,.716%.1-.;
.ys�;+r r ., .::',0;411
r � �j[Fj `
ri r-N♦1•.-7-4:An T . At,4�! hW •''/r . .• i. i,,,,;16,�� 4 iii• d' ;. L it ••#,'.•
'•ti?� b'4, !J'p-Y n'F'7 R r r Y
'‘':•;,-.••!r . / . r i\ ... i ..a •;R:
>. rti''� r, a>+t ..1 "r ,. �L• ;� � 1� . v' '''''-.1...14:',,:e
t.7 `� , i fs3 , ,
c „\$ '"2'• 4,-.0,741,4-$17):;;
'•-.i;jiSE'} V••"''`:- all,iy4` ,t., ! '�y r ,y 4: �`�11 .'. ,1' /:.7� s'..- 1R114'''"
Ft.y jll V F t, t
r J K +. i• k71 . .
• ♦ L t' i '1� .+� � Y:•.� .4,z.: '�'F...R 1 �1 Y. AI�, r! .• IS , ••n M i., ,"..;k
f ,J,
$ ti dJ . t a ,r :• 't ., ar i''':',A1/4-
,'g ...;',IT. a a1N>l.. ` V LY h �t ,, ;MY 4q,,,';'•'`•
h^ `t.
•
• ' \'''..i‘.:4
i,....,„,.,,,,,,:•,:•.
• nth „?i �ir�'{ � '��r.? �' iy.ra,yds.' � �,,a i �+C i,�`':'.1,5)1%.'.
��i� tf' ,4•y, A vfr �Y q ,••••,• ;.i. \ It ..�' �rh ' '
,.:,•' r 1. . • :` ,,4 '?ti S,;{ .#7): �,.. `G YID•+, N l�, •r.st ..iv-,.0 atk s,... .,,, -t +? , • -...4.....,-,..,... �,'....a Sk
.ii, r4. X 1 4 t "11.7V'.'4..;'.
k^i�,/}�'.4.. Tow' i e. r 4 s l` ti',-'7.:. ....,,e;#7-1,1"
i t�`j'iL s`:' ' i .!
♦ r1� k- ,.ik. 1.s t3W i� �'i, 1 � I . -• ,-try,
p."-:r'?u"^L iv'sFr � ;`=14 ' „a �� ,U.1.�t � rt s•5,,��t it
I ';
l ♦t �� r
. . y � L: Zj t'.4;:4,;:;1:34.
s�vai•, `r r •( •1 •T A 4 ,k- i s o} Na♦+rte a,, t,• ~f S1 y -E.,•' .h
...I.:, 1 •• a.r1 1 . • {•('i �� �;4z:i .4t ='
•
• rt' t't .'l it li;41. 4 J Y r4 .r 1 .i !'�.. •'� '
!t �q s//�\4y�ta}t,i�"���I F •�. is cv ° "!' r )' y' 25,:, rgW"5.+�`t'(" r ,..;.;4"..,,,'"
"'..dhhh• .
-:;.,',",'•-.7., .i' %. 4 •avi,,::'/ • �y 6. z„,1 .` ..e..'io i ( �'-411;041
171 } .'J,",yl';!,S. ...t.
. L..i'.i'.`:".'-.
! Ii + .'. , .,' tt•']
.,,,,,.......47y,...,...,....;‘,.
,•+ / ♦ l ;, „! s 'L It " tiT Ti ''11,, '�•{ '".. •ri �Yi:,„..„.0,..•
K '1 nWW1777' "' ' • R
R s•{ 1i••Ak >4',.T:!..• •. L•,t�'� r, V!'T{f;'r s:�� • t y, �1 t s'y `.. / +; •'+•... ,\
':..,...4 s.. 'f,,. S`fFr 7.' 3. .... t�`'!`r. : !>1 •, . '� ;' �•' +r, �� a .
'..;','..";A‘:,.
k sr . �f\} ' ;'h?i���,1 a,`tt t d. I't}.1 ➢s t r • .i }li 4 tes �iy�tst [ i'••..;• �>( p �". �»i.
... -..-2./.':•.:i;'.::!:.''':.):%...::.'
:.1` t, T p ;i•44 r�'; ; ,•'•,-.•;•.•a .0 1', k. 7 .,�j.• .k.•v ti .ri� ,,i%.1 y x'r 7+�. z.L
t L .^•i ii'! ..;41:1.1::$'
f.,3..:. l i r'r'>' y- r'sY',krrr:�, !e""� 4 • :� t!%'/• �- "', r .
,:i;;;,-, •,i, 'f+i /r ,, •1:,Y•t -o� N fYi Y''.•,p -',J. y�`.ys',V, ..`7.:". .-t.:::,:.
..�tT !t •fi �'!_ ',/ •',... '� �_ • j� '.y:s •
L
:::.:::;;;-:••••,:';;.'•::.;..e.
y' . !•�. • 1,••{ ac 1 i ck to F t .'... V"`A' • ,y i • .. fy, '�r .�: • cz^ .r p :tom• 7
.... ,. . �r!'\ ff?t� ,_ '1. i4,lil tq F wtn� ,„ ) t: ,;;;:..."_,J7',,...:01..
! , •j r; r,•`.'F'..
.. t i. Y �i •
r L� 1'!�J• *.*y,`11�4��� it4� L S�� �� ���" �r���• ">/-•';•,"'��.Sa � ''� .�:���„�JJr����•V••i+.
',t. ; r 4.N !!fii.Ll yr c '�.ti v. `�F/t "'=pr si}'t ,, t is! 'S�. `••:y 'f f/ f ' "- r'•y.. -,,,,i,,,...,:,',
7 4Y� I ,��'',✓'� tr �• '•^ ^'r' t�� Y+Yr' "�LYt ::,:.•!i ' �� r �• �J I. .Y`:'' .'�:'".r"'. � .•s /-�}tj.'�i•�,,= \ ��L
els . { 4„ ,.,>5//:1 �1�1,y,''''':1'14
} • 4 r15' a° ,!•7%.4":".,;',
-.rte.• '4 '!,• ,. •2.=��''; '% 91�ss , ir"'
` ..,:.1.:,.'.'•';,‘::.3/4.;A:ra• `i...;
.''•;,,4..;.:(
1.s•cs.r! o y:Aa :. 4.; .4}t � +!•. i• •..,:f}• S"%! "� t f.'.i r .r•:. ''; • a• f�'1 X• ,iii.•; •Ta. i'�•
'.1.z:,0';:"":1:.1:
• yi It l .•��t�{F��1�1lYrhh+`�z. ;LG;,• +rr '`. 4 i�4�,� ��ti • % •'�I- ) � .�� � �: ��' t
. L1 y"a71 r'~ s�. i}Y•..�•:Y�i kit y' S� I lt�� ''..t.",hi^���� + e .. �;f'!•` `�N••*•tr/r4 J�f f,"�� .a .r+3
.. s �.r. ,s, •► y lkiH',• +h !#yY Ta'" f /r '� 'tsh �'i y ' n • a ,. ,i ..[
•
';L f .,::...-v.:1
. •f/r n��.'T i.y'IY.t it 4'/''.xi^'- ,r �� • .��.+'C' j 3S . t a , ', "^.�LY.r ! ".
. ..:.
.! •a` ' ��u;3 t +til, ) i C ,
�} 1
S' q:,-.... ...„..„ ,:,,,„,„ .„,„,,,,,,,..,.,.„„...., .
�r' ,••• �s`! r.'11 4r�r9 J • a .4`; t i y[ i Y� _. `.S: ,TFc p'
,•••.
•••••,`C':•:',.."•''
s'• r{)!� 4V;{tt'ft,
;/q rt Y~ • // r! .'0"--(7.
'/1, 3 ii •^ 7 ''s t.°s• i';�Yrn" i
'4 ♦ i!'..��i V ,f'�vls �t:1�r �Y ,;':!y- �� �..�i�� '• ��. !a'•4ir.� ! ,,.:.„?.,14.4.4.
?;K�7' ,`�' f,
•
';• •tla �' l'':•-• ACr,+''U 3 _ �� 1�►''• .a.,1,-
�'L3. s :1 i.::::,4" r 5,.4, 1 1,,,,r..;;...,1,140..4.4"
,A ,� s t T.
'.,I 1 yt ,i r. 1 �.•,r• Y�',., ..,•44,!1;r r c ). ,'...f .
':- p f•^ r�i
: ..
ai'`r. .i r✓ �1i, /V •••'r�4 �l, ir• % •r . `C,t r„+ `i,': 4 E;,•LL,,„,�:' ., .S
�• i=a a r Jpr • �I }¢��(¢/ ,':'; p 6 vy Y ;L r i'.y:;++',}1 1
t'r• '•
i. .0 i` A 1•%.I0 �.. •111• "t iii . :�� T. n: Iri' s �•'! ,::t.`'.1 I< f ;: 's'.:y.,cF lfv5%}7
0
',,,;t:`i •f'.::":n1..• h y� / t, 1' y t• a l ml •1• s 1t +� t J`'t +'I;"4, .. i7 a1► '!, W a: f /♦ ' s ' %'.'t �f Y` Y ,�tqA i �,.. 1.:' ' 4,1,'1.i '�
1 S !! _ ;, t I s f:.-••••:?:.'
rl 1 • ' .fit t tt,r'.c � y- ...r_.--i
..�,,.,•�. ';',5- ''''-t=4.,'4‘.74•:
} r j-n> ''t
,,.. i '..4��'..ri;,•,:„. * k !a" J �p♦r'igy•�� ,.p! s: )fr/ • ' d- -I k�tT Fj' 4:::
i. .:..7•IL:l."��.�lf i, '.>'` /.� .I�',!.e:iLT/•E Q •lLeis �.. •�1 3 •e>,fP'lPf i:. y._� wa .„.... , .vn ie, .
1 `
• A Tucson Electric Power Company ('TEP) substation is located west of the
northern boundary and a major transmission line extending north along a portion
of the west boundary of the subject property. The TEP substation maintains
structures in excess of thirty feet in height.
There are no wells within 100 feet of the site. There is a well located
approximately 250 feet east of the subject property within the residential
compound previously mentioned. (See Exhibit III-4: Existing Features).
General Plan Consistency:
The Town of Marana's General Land Use Plan identifies several land uses within
the Northgate Specific Plan area. (See Exhibit III-5: Marana General Plan). A
Village Core (Zone A) is identified at the intersection of Lambert Lane and a
proposed arterial road traveling to the northeast. Preferred .Development
Envelopes (Zone B) are identified on the parcels located to the east of Lambert
Lane. Between Lambert Lane and the Southern Pacific Railroad,the development
parcels are identified as Transportation Corridor/Mixed Use (Zone E).
The land uses identified in the Marana General Plan for each of these zones
include:
1111 Village Core
• Neighborhood Commercial/Retail
• Public Service
• Offices/Professional
Preferred Development Envelopes
• Intense Residential Development •
- •-- Key to Village Core Concept
• Moderate to High Density
Transportation Corridor/Mixed Use
• Highly Urbanized Corridor
• Industrial/Business Park/Distribution
• Optional Residential Opportunities
• Hotels
• Regional Shopping Center
• Optional Commercial Opportunities
• III-3
t-r-or5 i n n
0
1 .
1
2 11
1
2 1
...••••••:.':::.:1::::11;i P-E__i li
- g
11.
. . ...
. _...•
0,i cri/ Zli b
•• ..•••••,,....,.•........*****;:,....
......'''.......:1:i:::::::?::?:.*:•?:::ii.iiikiiii::%::::.::::if..i:i::?:::::::::::::
';'•
......,•:•:•::::i:: ::gi%ii::::::::iiiiiiii:iiilii:::::.iiiiii.iiiili.iiti.::ii.:04%.% c.. 1.
wrie
• •••::•::::::i:.i:::::::41iiiiii44:::::.b::::•.:i.i.iiiii•O'iNii,i1::%Mi.M . :::::
i:i:i::::::::•:::,'
.:::::•::•:: ::::::::::::::::::::::•:::::::::::::::::::::::::::::::::::::::.::•:::::•:::.:•.::.:•.:xxxx:..:%:%:%:•.::.:%::.::.::•.::.:•: r '
:::::: ::::::::::::::::::::::::•;::::::;::::::;:::::::::;•::::::::::::::::::i:::::::::;:i:::::;:::::::;i:::::::::i:;::::;;:;::::::::::::;::Z;;:::::::::i.:Ii::::::Z r"--1 (/*)e., i
••••:::: ::::::::::::::::::::::::::::::::*ii:::::::*.::::::i:iiii:::iiiii:i:iiii:.i.:.:.:::•Q::::::::ii:.ii:::::.i::::::::• .A.::::,:::::.:•::::.ii::::: p4 ?"4.4 0.
•
.:...... .::..:.::..:......:........:„......:..:......,..:..........:„......:......:......:..............:„.................:......................:..::. 0
A•...... ..........•...............,.....,,,,,,,,,,,,,,,,,,,,....••••••••••••••••••••••,•••••••••••••••,,.....•,••••
•
•.• • •" •"""• •• •.•
44
C )
....:•:: :•::••••••••:•::.::•::•::•••:•::•::.::•••••••••••••••••:......:.•:......:.:•••••••••••••••••:.::.::.•••.::.::.::.::.::.•••••::.•••••::.:•••::.::.::.:•••::.
i
`:.::::; :::::::::::.::•:::::.:XX:.::::::::::::::::::::::.:::::.::.`:.::::::::.:::::XX.,:•••::.:::::::::::.:::::::::::::::::::::::::::::
........: :.•:••:••:•::•::••:•::•:.•:.•:..:..••••••••••••:..••••:.••:.•••••••••::.::.•%:.•:.::.::.::.•••••::.::.•:.•:.....::.•:.•••••••••••••••••:••••••%:.
.I.j
tL
1.4
..:::•:: :•:;•:;•:•.:%.•:•••:•::•••:•::•::•::•::•::•::•::•::•::•::•::•::•::•::•::•::•::•::•::.::•::•••:•::.::•::.::•::•::••••••••
::;•:: •:;•::•:::::::::::::;::;::::::•:::::::::::::::::::::::::::::;:::::::::::::::::::::::::::::::::::::::::•:'0.•
ri:5
45 4
........• :.....:......::.:::.:.::•::•::•::..:.::.::.::.::.::.:::::.::.::.::.::.::.::.::.:........::.:...:„....
..„..:.: ......:.::.::.::.::.::.::.::.::.::.::.::.::•::.::•....::.::.::.::......::.::••......:„..••••
D u.
0
:....::: ::::::::::::::::::::::::::::::::::::::::;::::::::.::::::•%%•
rt.
15 0
41 cl.) ,[1.744
:iiiii.: ••••:.::••••:.....:::::.:::iiiii:'..i.:::::!::::Iiii.::::•::::.:::::.:.""
0 •e%
0 9 .
76 a
-a
E. 46
ete- 8 F2 -
•
•
, D
0 0
! CZ I
0 0 otS
c g
0 ° D. •
z" ip 14 ce
cLa eE 2,
0,. •• c 45 ce
I It; •-d
. w_c:i go:
§
1 A
• 0- 1-6
'ci5:2 zzt°-
1 1 / 1
2g
ci g -1
..
te,
.
&
1,-
a
es,c7:15b
p
I i 0 8 b
z
LU 7.77 •
......*:ii....... ;
CO m;
\.N
'9 N\,.. ...:....:•:•:::::::iiic4.4%:.\
_.1
&...,-.:'::::i:ii:::::iiiii!:.i:ii:iii::iii.ii4iii.t:Miikii::::i:iii .•••:::%:......:N ,
,.:1::%:*::.::•::•:::•::,•::.:::::•:.4::•::•::•::::::::•::•::•:::::1:::::::•:::::::::%:%:::::::::: :.... '—'—'
•
:leiii:OR:::•:::'::riii.::::::.i i:::::::::: ::::%::::;.:• .:ttiil*:ii.:::•*4iii.:.:.:::::::•• '
•:•:tr .'
77 V
!.:::10::::.:11:::1:iiiiii.:$iiii;i::•:.iiiiiliiiiiiiiiru'lr 073 .X. •
• .:iiii::::::::•:i:V::::::::i:i:::;: ;Y......... . . ..i.
1
:
/
.. 1
\\.\\
...,:::::::::.::::::::::::::::::::::1::::::: :.:: • CV .i-
,, .
/i
•.64'
..
4.. ....:::::::::.::.:...".:::.:.:.:.:.:*::':.:':?:.:':.:*::.*.*:::•••.;••••:•;•:%•:.:.
N::::::::::::i....i....:.::.*:.":"...........:."":".".."."::::...::.:::.::::::4:;*•1:k.::::::...;i:::::::' 5
.,
,' Pl"*" '... ,,i0 i 1
.... ..., ..,../ .w
illfr°. I ir'41 1 ;:f i C) .1/1,
N......i:........... .i...:.::.:.i...::8...:...i......i.::.::::::::;?*.::::::i.:::::::::::).;•Q.::::: -1 ----
- •••"• ••
•
1 -
.•„..:1.1,..:.:.::::i::::i::::::.:::.::::::::::::i:.*::::.:::::?::::::?:::::iii::i:ii:i,
.:..............................:„...:......„:„.•::.•:.:.............. 0
.
! _..L..
V4‘'.
................:••:••:%:••:.:•.:••••••••:•••••••••,....::•.:•::•.:•.:•::•::••::::•::•: .
..::•:::::;::•::;:::::;::.:•::•::::::::•:::::::,':.*::::.::.:.::*:.:.*:::::.:::: 2
i::::::•:;•:::::•::•:;•:•:•::•::•:::::•::•:::V •••••..,................
::::::if::.::::::::::.::::::iir:::•:.::::.:if:i:ii:5 iii.........ii.......::::?..i.:ilii..iiii.::.iii..
..:.:::;::•:::i:::::::::::::;:;::•::::•••:•••:•::•::, .:......:••:••:••:••:••:„..:•.•
••. .........:••••••:••:••:.•••.•:••::•::•::•::....:•::•::•::•::•::•::•::•::•::•::.•••.. •
:::::.:::::::•:iiiiii..4ii.:::.:::.:••••..... ii..:i .::::::::.:.:::::::-:::•::::::::.::?:.:. :::iiii : •
..:::::.:ii...:.•i::::::::i:::::i:::::.:::.:::::.:•;•:::::-..... .... :::::: :::::::,:::::.::::::::•:::•::::::::;::•::•::•:::::.::•••••• .....;" -
...--
-
-IQ ,-..z
N•111:11111111:::111111111111111111$ .. ..',...\-;..:?*"--
.
•
..::.,.::.:::::::::::.::::.....:::::•::::::•••
_.. ,
.. .
s,s.,..- /4,000. Aga,;: •
,
.....:„......:„........„1,...•.:::::.
....i.....:::::::...:•:::::::::::::::: :::
,. ...:.:.::::,.........*:•.....iii.:::•:::iiirtitrail
, •c;..,d
,
z
I.,
%::::g tiiiii::::iL
•,-
• (..)n
z
$[. • — .
:.::::::.:::::: ::::::•i'::::i::I*:::„9 :•i.:1
5 Q-
.
.*:•••••*::: ::: ::::.:::::::a 1
::::•::::::;:::: .:•::•::•;•::•••.::::::::::::•::•::•::::::. :::.
::::?..::•:::?...i:::.: .•:*.::.:.%:.::•: :.•:::.:::.:.: .,iiiii:i:
<2
•
w..e.._
••••••:•::•::••••••:•::•::•::•::•::••• ••:::::::::::••,..:•::•::•::•::, 13-131—
•iiii:.:::•:::::.::•::•::•:•:5::•::•::•::•::•::•••:%:.:,.n:•:••:••:••:•••...:. • 1 : .....
::::':•.:::::i:::::::::::::::•.::.:::::::••••;.::.....:•.:......:::.::•...:::::•,,,..::::.••::...1:::1:;•:::1:.......:7...:::•:::::!:••::::::: .•••
.::;::::::::::::::•<:*: :;•::::.::•:::••••.•:::::;:::?.:::::::::::::::**•• ,..:
,\............•.;:*:.::::.:::40...:•:::.:Iii:: 0..f.1•:::::::".%ii•ire;:1.:ii.iii.iii.:1::. ..:
<z 2 • ,
__-
.....................N....,?::::.:::::.::::::::yi..****.......?..**:::.:. : 111Pr.
Z 0 •
— ii.iiiiiii::i:::Iii4::,:t:i•NNI•ii.:4'):1:.:::::::•:::::illi:::Gi:.i:::::.:i:i::::•:••••• /
— ili::::i:.N 1:•i.::::iiiii4. '..4..ii:::::•iii.. ..: .iiii.iii.:r.--- ./...
I:-
..••
• 0
•,,,,,
::::.iiiii‘::::::i:::::4:::,ii.::.::::::iltii:::::•::::...... /- • ./.
rZ
1 . 1 .. Aio
• .r... ..,
Q. ... .
.
..--
f I
0 . , ...
im
1-- :N.
N. ....."
% ....
0.:
. .
3 . • . Are
• . /.
' I ...,
--
1••.......:.:...::::.:::::::mmiii
3
4 i i 11 II
:....,:,...........:„..ii......if....i..i........,....:::,.....:.:. immii:::..:..riiiiiiii$:........$1.....iiiiii......iiii.....iiiii...:::..ii::iiiili......:::.......:::.:01pi.:::.::.i.iiii.....m.4.....:..:...:::........:::
.......„.:.:::::.:::....m........:1:Iiiiii:•::::.:::;:::::::::":::::::$::::::1::i::::::,.......:,..:i:::::::b:::iir:::::::.....::::....;:i$:::.......: H
,_...., ,
i....:*.:.:•.,.........::::::,.... ... '............: ....i...........1::::::::::::::.:.i..ogiii.....g...ii .::. ..i.,... .....,..:......g.. ...i..Aii.iii...::::::1.........a .i.:,.:Aii.......:ii.,..i
fa..4 A
11
Z :•:'::• :•:*::•:•:*.:•::.:•:•::•:•::•:•::::•::::•::::•::::::•::::•::::::•::•::::::•::::•::::•:•::.:.::::.::::.::::.:.::::.::::•::::•::::.:•:: (..)
.41!' ...:e•':•: •:::::i::•::::::,•:•::.:::::•::.::::::::::::::::::::::•::::i:::*:::::::.*:::i*:i*:::::ii::::i*:;:i*:i*i::i*::**i:::: :
Ai i.::::::: :::::.:•::::i::::::::::ii::*::iiiii:•:•:::::::::•:::::iii::iliiii:::iii::.::iiiii:ii:•?:::::.:iiii:iiii:i:::::::ii:::::::ii:?..illii:;:i::::::::::,iii.:i a
t...) 0
• •I-4 c..., ,al E, II :1
g 1.4 :::::::: i::;::::::::::::::::::MMI:::::::::::::i.o::::::•".4::.::::4::::M.:.:•::::.•:::: iii.::::::t:.:1:: LE_ t
::•::::::: :::::::::•::,::•:•::!::.::::!:.:::::i:•:::::•*:i*::**::*i:::::.***::::::***:U:::::*:7:**::Si::i*:.::::::*:;:i:i: .T.:-4 1._
ral
ra't i.::.: .::.::.......::::::::::::::::::::::::.:::::::::::::::::::::.:::::::::::::.......:::::::,:::::::::::::::::::::::::::::::.:::::::::::•::.....::: E....4 , 1,_.
1
.....•......:.•,...:: :............i........*.......:::•::•:....:::::::::.iiiiiiii:...:....*:::::::.:i...:::::ii:i:ii::::::.:*......::.....*.*i...*:.:......:...:::::: ::.:ii*....:::.:...ii...:::.....:*... r24 -;...1.41
........., .:............:.::.:....x.::.:.:..:....:.........:.:........:..:.:.::....:......:......::.:.::.:.:.:...:..:.:.::....:..:.:.::.:.::::.:.
....... .....................................................................................................................
(13= ...• •...• ...•••••••••••...•••••••••••••••••••••••.......„.....••••..„.••••••.....•......•
...... ......................•.....................•.............................................................
.. ... .. . .. ...... .. . ....... . . .... . . ...... ... 04
..... ..•...........................•........................................................................
......... :.........:..........„:„....................:..........:.....:..................:..:.:.::.:.::.:.:..:.:.:,..:....:.:...........:.
7,
i z ..........: :::....:........:.:....„.....................:....:....................„..:.:....:....:.......:......................:
.. ......................................................................................................................
•.•..................:....„...........:.::.:.::....:..„:„.::.:.:.::.:...:....::.:.::.:.:.::.:.::.:•:.::....::.:.::.:.:..:.:.:...
..................... i.........-...:ii...:::::::::•:•ii*::.::.:::.....::::::::::::::.::.:.::.:.::::.:..:.:........:.:.....:.........:....:..,.....:....::.:.:..:.:..:.:.:..:.:..:
A
.4
ec;
E r..T..)
c.)
......
•
i
. . v••zi ,v.,,.-. -%
....,.,.•,i4-n
,..., ,y01.41,,,A
-, •K-.6,- ' , -,,,,,gArAziA,ritV414,tifki-
•,r,k,,,,A=5-
- , •1 ' .1.,-.WijPit.40,314,4310.itN.41‘ifIr.kiiiNtg.
10,-1.::1.1.) 27.7 1: '' iRogitkattifek2M4
., ,..,. toorme,,Y ...1,",
Ve-!1.1;t7,7.,t;.:',' ;;1"-,: e ,,,,,i,._PAVallikIttitillal!:e'l" ''' -IN fillth , '':•:,; rcl MIT[i
•,...!,;'R,.:VIT,t411:,!...40.i.:: .'!. .1--.• •,. 'I;,'- .6..,:,..-:' ,ilfrir !in
11 f
,-:4At'i'40:-':::'''''g:- .01. '--:- '..:,.;••••••.•:-.:: ::.-3-,:.:• .;',..:).7.''
I ii lf
1 1.I. II
'..\.'..)::,„,1:::;07; Arr-Nift,r i '1 ': ._--' ;*<.
i! 11 11
• f ......' ...i,1:41 q fit ;1, ,, . ..'';;::::: '..:::, ::::::'..,:;,-..:'':.?Pc, '(if:1- ---.).1'il.''.•' L'rtil.,4W1111''i[i4 1
!:1•11/.. ;-1:'''11 *It-.:.: : :..•i.':':'1.1':.if:::::::4.‘::F:,.. ,.'-' . . , ', ...:.II..:... ,''''.NVIII. 1%,;; in.4::;^ II 11 II 1;
, iliiii I,; li
if'''. •-.' .' ‘.1 '4 ,q.' . '' ', , -1'. ;i''''':- 6lilli N. .i) ;4‘ , nv:2.rx. ,. .:., 1.i il 1 Viiiiiii:
i0
bi,.... :.., 2, v.,.`1'''.ii•sf:1•A....:' -::i.* ::::;'(k ''-'7 • ', Vert ' ' ' .1%L•, //` • ' ., iiiii;V •': .,:;s•:!* i 114 i li it1115111;1'
;•.-;,,Y 177-7, :, tiiiiki4k.-41----- -...`,.•;;;:".: . ,. -..1;',7 ',\ 11 L• :11 .""::'11,•A, , \0' ,."1„;•:;•.;.-,. 2: ••',,.,; I 211 i ii I ill' " "
..:4,:• ,... .. 4 .;.... ),,i!il'•, ) ••.A..4 .;°••• ,,, 1.-:7c1:i''/,•: r••:r.•-,%•1:'-i'h,;;'''..:i.:::::P•i 7:
,.,,.. :„.., ,•...:1-tt.: . .4, n.:Y.,:•••:; ,„'NN 'LNIM';iY
la il
„...::...: _.„., !,...
• ,,,_.r. -:::11.•::,L,,.'w, ('
‘
.-1_ _ ...r --y7 . N ...,.. •...1; , ,, ,. fill% :, 0, ,k .7",. it •
k ' -•":` ' ' pod' , .. .•. f,:,..4,,,,,,,,,,.,\..1,„i8r , ,e),„,,,,„g ,, 11,.\\,‘ 1.. ;, , , .11.N.14_,..... ..... 1 I i li 1 1 ,.„,,,,„""4
I
..A.- iiiiiammil' 61.-., ,..‘;:.2t; , '‘. ' fa,7 . kikk . ;,,,,1:111,0,'\ ili,,,,ili!,...:%.. • •.. .1. 11..11 i I =
i
--.1 ri: - ..se: -1,1 -•-!.:' --' V 1; Alim-lom .' '''''"''• -r 1 ”.1 . 1 11 1 11 i ii Z
1.•k.-' '... ' '' ''''''';'.iti .9 ,,k? ... . -I' .0.1'illiIii:J1h!i ..!'. 'ITiit• :;..* lilii i ill 0 I 1,i1CC
r:\ ----5.—I-':-'.ii--:-;', ,., 'ia°3 ,' ', '- 444 000;:411'. • t- ,-.:',10-4,...11! - -- .'. i .iiii 111111 i ii <
, .- --- . \.• 1 ' 1-- .11 ca " . ! 4han'T .=i, ,ItiriPT:..rt'.„ 1011!1;iicaNit, 1 iiii/ - 1 ....m o
1 . • I -- 4,-- /4 L.'seir7. ..:..ot.:41.011,1*!!.-!:#4*.f-019111,
-• • — ii k. 1,,, ,„..iff,',..,
‘:=1--- 7• '. - -- - • • •••i'.‘ PI ,,;ra••:•-m,,.,xmmit,.':".. - ,toiiirega -I Ej
Nti)
lilt /
----- -- --i. . ' :, ,,... a,:kiiiit'4-43 Ff,_(.-.6. r-lreiva.'k 0 rilifitips• iii +
1 1100,
oemt-",___ „.4. ,,. ! ill I U. N_
0
1'• tli::ii ..,•-:., ::::r•
-' * •---T-•I'' . • if 'fI c[31,, if*:71,...:)::,
/
b),-1 . ...,..... ..,.::..."::, ,..•-•
--.1.' If-''''' • • 1,1;0.17:11 , : ! ,-;i1Mr, i 1114-%- • 1.1 I , ii; i iii i Z
'E1.;. • ''',•..!. •••,,.. 4;:::t iniii:i 70, •.:.;i1 ..•.', e.Ami. "Iriek:7* ...4 .,i.-- __I id 1 jl; I ....;!' cc
, , ,.... . .,,,. ,11,. ti,..:,,7.11). i •
+,-..'''•'.,.--,..-%.. • i„1:11;Iiiii:,r.!4Vd!IP:, .t'.1i'•;:;1' •,.'
11 111 III!'
--.-- :---'7'711 c:r.,. ,..'..: ' ,11 .!;4,i, : 1!iiP'1141:091e:t'jy. . V,) •, • . ' „•••Thb° II,. . 1 I I 6
IA
I
• 4,. .i.-- -,..,', . ,f,' ../d/nw,efIll4n- I '• ' I. i •
' - • ' ' ' " I .,. , - ' ". . :.... '•• 7- i. ..,1 • ,„ . , r f •''
I'm <
loi
‘,... ••s's Z , .; 1 ' . .. 1 , i..._,.. - ;-,-,-.,
1
[ii.
i. .., •••T"•' /i !._.1...., ,i'. • . • . ; -,.C. .' ; • ,,_. — •-, .
".(1 t 7.-'-'*• :.:' E ..*;. ;;;:Y'i-'r f.i.' \I ..17.4,4-1--.L i '
• ,.,1 . ,. ,,.... ..„. i. ..):
•;11, 'I- • I • .. gi It • .' ,
i • lik . .•
el a q
,
--4 • „„..
n (*)
•..., •-•
on n 0
, 4,-,
• C. TOPOGRAPHY
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 or ridges which contain local
slopes in excess of 15 percent. The highest elevation is approximately 2,208 feet
and is located at the north end of the most easterly boundary.The lowest elevation
is 2,090 and is located southeast of the Tucson Electric Power substation along the
electric easement between the subject property and the Southern Pacific Railroad
tracks.
The site is relatively flat and has no restricted peaks, ridges or rock outcrops.
There are several small areas along the eastern portion of the site where slopes are
equal or greater than fifteen percent. (See Exhibit III-7: Topography).
The average cross slope for the area of the preliminary development plan is shown
in the Topography section of the Development Plan text.
4
Average Cross Slope = I x L x .0023
A
A.C.S. = 10 x 95.600 x .0023
• 487.0
• A.C.S. = 4.52 percent
Where I . = Contour Interval in Feet
L = Combined Length of All Contours in Feet .0023 =
Conversion Factor for Feet to Acres, Times 100
A = Area of Site - in Acres
D. HYDROLOGY
Off-Site Watersheds and Discharge Quantities
The subject property is located at the very downstream end of several watersheds
emanating from the Tortolita Mountain Foothills. There are two principal
drainage systems, Prospect Canyons and Canada Agua, within which there exists
several sub-basin areas that drain toward the site. The drainage basin divides that
delimit the boundaries of the major watershed systems have been mapped. (See
Exhibit III-8 : Offsite Watershed, and Exhibit I11-9: Offsite Watershed Aerial).
• III-6
rl, 4
-
1 1
el 1.7 ri 6
.. •-,; ,c--.-....., ,,.. •--..- -•:: . .. .
L 6 C 0 ti t-,
,/ ? i•-'),.. - ,! •,;_...7-_-,- -,•'..,,.'.--:
. .• 1.,- ,//':,. '. i • . -., --...', _H(' `.:',.,-,!..(---.7,yr. ,_•_,, . .,_ -
,4 ea,
/ ,
1 1. ji//L. k Ariel' -4gg'' fit.1,;,1%.c;:''-,:_,,• 77-7'.,( -----.41441a- J. ',?;_____7__. .s"
i i ,I • 4 ;i , . /'--' 1/ /...;71:,-"•• "-:.,/' ' '''''''1' .54 Acrl.r'''.'..ft A''''';':1.4,1'''.1.•C'.1."....j,
1 . i ii. . •i ... , ‘r, / Chi.„ri'll Or zi 1 .11;•'''''.,[ e",,:i7:-' ' _71.---4‘ .,,,--i_i.../,,,_:::,--...„...-,.-;:-.3••• _ . ,..-{
1,... . '. -'" 4A .' / s',,,', / it--I .--/e:s/'`' 7, • ' ..;•-/, ;,,,,,,,-4-•'-•.-..,...',-.
........_ ,„ . _ ,
s A 'i _ r 1 - .< • • ,.? i,/, ,,,,, ...?-4.y.^)4c4-H: ic, Nif::11-.-57:,V-5;„,,,,--..:: :'.. - ---
r;-%-'
.-,-_,1 ...-..-„:4,-4.....1 A ,e j.,.-:_..........-• . ...
••••-,--:1' L, I I 'of 7 ;,e-Vf';'- / .'-'°1!-/- r'''• ---"'' i' -1-4J-":"----11-:ii--,:,,::::::::;.1::(1.-,,- -;:(7.4..ilys---5: >•-/rt-ti/sf'.'----'---:'.....:.,,,,,:... :.
'''0'1 .• ._• _-1,4. - - '4' ' .-.4-
--,...\
,...,.___. .4tiiii. . ,..,,,..... • ......t.,%„7:,.., ...,,..
411, 2
,._
, i, ,qt,.. ‘• ,„,...1,-___--... . ,e,......—...,‘,-, -.,,,,„....,......", 04:=:-':::'.,--.-e-- -,,'.:',Cerr.;-/ :'.". . . k4IPL <1((71,-, ,--C2-fk:::1''el
Sremp--- -----
lio .., ,
'''''`I.F 'V,,Ve. 'V rwr ,.--__,,, _...„,--i,„..,—.. ,..,- ,.,.,,,:..,,, .0 ,A44`e.je,it., 4^'Nt t' .(,----•••,•!-;,
cpc re-w. 4, -..x -.:---- -, ‹zek (----s,--Acc--, 4----_,„•,-4 y- , IIN )4(..,,,,,. 4 ,A ,4,.,-•.k.r epor..4,%1: ',. .1/4.1.,(ctrtt',.
.4.1
r-,• _„.....e-,. . ....tr.( 1,- E4f-ti . 40.,.,' '.r" ' -----c,f.. .-.:-
/-I'r- f-r,_,--,7- ' ......,:i;.e ,A nue r . N.--, t,,,,,*-4,.. :7;:-•-•:- 77•;:r
• "- '••••: l• 4- • - ,..., - - 0.-..e
*
111
77
_,,,,,-'r. ,`',1?-1,' ' •;-,':.''' ,p4-^e.)-11W" L esq.'A.,,,,-":„rt.- rt-ov...r, .,'„,,,‘ rv,..tir:;. \ii
/ • ..,.. .-,-,,--,7 ,---r\-- • ,r__.,1 ‘,. 7.,,,r,4 ,_<(;,-j.If:e.-, .. ,,a,. ,,. ravr.7.i., _f!,,,,rr
,..---...- ,,... 04,40", .___..- roirT.,v4Itr-.• ,•,,,P t .i."41,•- ;••,•,-,:::.:
•'1•• „4'; ',,,---_,....> ___de:J.7
,•,-.1-- ,,-,.•,
., .•A.,',lip, i . ..nrr::::
.... . , -c::--;:::-W: rc " --* -/'f'C -r fl-'''11.4rria) '#‘1,, __P•rr4,,orr'4-4-4' '..,..vt-4,,,,„.0.,t,':, ' ;7,54-76:Fl.,?"i,-:-':,,..
f•-:F.
r-1.- r ,s, eci..70.r:,c1 IMIAYYric;e4"\ rooste<,,,, ,,,:?..Aorirki 'f-- P-47'
_/,/,-- \r''''.. •••••"‘e . ,•A‘'''''Ire' *"..... .......tti.,, 1.... 4-• , i, (,--.:,/,
.1, ,........
..,..-
-,.. .
lo-f-•'--!:.'9/1.
,,,•
—
- ' ir k- ' •atite ,-;„,f i -.c,,;,,,--,:-Jar,r",-,../
--)
r'711-(j.i ''''''.7 c --j.. "1--.''-- • '.•All 141 — ''.' -,3,----j,_.,,rA tie., rx, . ir ays, ,..1-1,g--. 42.
r.,,..-„,tkk 4,AC•z.s,1,,,,,,s'i -,., _. _
te-
Illeeit
-u •-,_,4/7_15-5
1 ? .'--:\ ".f3c:-P. .',i •#43,40-At .'.',,'-' &\'.4(7* ---r,o-- 11iLl 'A AVIN. if ..r1 :ii-r-r-- ---- t'cs.----N.J---,
.-,(r .„,..,_A.,\.c.--,,,: sii`-:•' 4 , :'0:•It•- ' ,-./k^latal‘',A7t. ,,".v&V4-'7;4V%I---14f& ''.1.rt Jr' .-4.f' ---44-%ffs="':.
. '4' _r„-5 ,N ,,,-}ii ie" .::,..-:,,,•,,, ...., .1/44,4,
?f...
- (''..-cr _',rt-'-r,:. N e• ';f' •--,,-. ,14_--. y,i, for
,,,,3_,,, 67,-;._....,-- ---=',",...x.. I .•. :-Aktitt,;(4"*.Lk ',,,.‘ '5,,__..-r;;C2i:"1;',.W".-",..:'- '"?.-."'"".43...."1-4? ' 'N -
-4".--Y ,-:::".• -31014A-‘ 4;'1\..ci i•-:; . 1`..7.411W-,44( %`g;. f-.Lh4•<:-4-‘N--1^" .
1.•!;:::1": v4 .' )(\r\1 \Z--' '-'i' - '
il • •*"
• •
•
• kW m
wk; RI
z•
? I.
S . -4
. i ..
?7
a, .
g
a s)
I I.
11 R
•
•
•
ga
i
••••••:•:•:•:-:::::
0 Z.jo 1.1.111.1.1111:11.11.11::::111.11.1.1.1111111. .1.:11.:.:ri.i.1.1
El
( il:::::::•:::::::::::::::::::•:•::::::::::::::::::::::::::::.:::::::::::::::.:::::::::::::::::::::::::::::::::::::::::::::.::::::::::::: .::::::
•••.•:•:•:•:••:•:•:•:••:::•:::::•::::::::::::::::::::::::::::,:,:,:::.::,,,:,:,,,i ii:.: ' 0 .-i
0 1
1 i °r
'T/ (-/ )''''A •:iii.i.::i::i:iiiiiii:i'iiiii::iii:iiWliiiii::iiiiiiii::ii:iniiiiiiii:iiii:iiiiii:;i:ii:iii : i :
.1
••:•;•:.:•:•::•:•:•:•::•:•:•:••:•:•:•:•.:•:•:•:•.:•:•:•::.:•:•:•::.:.:•:•:•.:.:•:•::.:.:•:•::.:.:.:•::.:.:.:•::.:.:.:.::.:.:.:.::,:.: ::,:.:.
0:E
q 1 NI itlj 0 C-1 r--"/„...,,\ il':•::Mi:iiiiiiiii:iiiiiiiiiiiiiiiiili:iii:iii:iiii:i:i:ii::::iiiii::::::::.:i:.:... ii....i
:::.:::•.:•.:*i:i*i::i:::i::::!:i:i::::i*i::::i:i:i:::::::::*:::1*:::::::i,:,:.:::i:::::*i::::x::::::x::::i:i:i*:i ift
::ii:::!:::::!:;M:10:Mx .,.:0*...%:::*0..i:::: *0..:.:0:z!. :::::
q Iri-i .1' h-d L4 J ::::::.:0*:::i't:ii:iii:iliiii:ii::ii::i:iiii:i:iiiii:i:i:ii:i*ii;i:i:iiiii:i:iiiii;i:iii:i:1::,:::i:i:i.:.:.* .i.:.:
g 11 g
li z
a td
:'I'::"
1 ›:...r.H...A !!!".lifiiiiiiiii:Iiiilil!iiiiii!!!!!.11:1:1.11.11 1:11:1111
5'..
L, ..:if.i::::::..........
ff.
;:::!::::::::;::::;::::1::::::::::::::.::!::!::::::.::::.7::?1:::'::::i'*::::'1:':::::::::.i::.
II
' riPn :
i''''-:•:S: • ..k t.7-..: -.. r4sA\j,
i ,...? 0 ,:/e
•
i ♦. / L
moo. .. ��
IL,ice.' '� _ 1 f' 1 ti. �+ _h
..-/''.' *." ....7;1 ::;-:' ..:)** :•.4 t...`,-.1PIP Z ktlik..9,..t ."-
41111k r f-'11- 4- \".41- 611:-Vir::.;';?-' V-:11.011, .--''-. re.-6-. ,- -":-;...i>.,-7,.._s1-1.—....'. . .. '..-.;.,:•;5•••••:,;-.A., ,..,;••••••,, Is, -A. _.:11,-i,;1'. ..
,.t,
,kir i j: ,((, .4 31s . • 7 ,
li
i• 0 Y, ( ,1 • •
r4 • t. I. i
.:, ...„ /i- .fic:..,,."..?'' ." ,*.--.. -le- 4 71-:117,•_(.•....1.ii71111‘1/4.::...1: ir.--..
bk. ...:. '-......., r-itcy,.....:1,,,,o, _,, ._ ;; .�r .tel G,+�
iip
T ..-..... ..... , -.3,
. 1
,. •. 1.1A, --. • ..• _. •
Cr" .
` .1 JL.• i - ,. i .;. ..,,,,,mi .:: ;-•.-6.,
1 ...,)1 Del ?.:- •!--.:1.
.4I -1`1:),..
.rL --'e...--;"
3 �'� i
m 3,-7-t--,71
_+, c, r' S ��"}� \." ilig
.4.•°.7.C•om,. :J : 'r1} �I mo o` IA?::•
9 . i i-).) 4,.--.1 'r n L J I �t.`'' Q I�(�-/ i?,-;-,:''.. y-1i1
,:,,,,5 ..c.s....:. ,•.1. . .5... ....,. ..,1:,....,...:,......-i ... . . • ;....,....: -.:. ---....--iT.::.:71., • ,.„—c,
..;.:t 1 ";,....1 .1. __,:_.-. — L r... 7".. 7..........?. '••. ! .. • • . I:........:.::...._ ,
,:„.,
kt,
. ....„
414 •••••.'"0--t\d _.. - is•. i.. , 1 i 777 .. I 4�,. - .
X
O ).- J 21)7
• m
z
? x o
O
•
i
4
1
0
FY
a
*CD
•s
. (--- -....
i' z ••••••••.................................„.w............................................................................... ....... PPril CilC 1
bipC!1
H
t:
�n
0
-1 NM H
M
5.
f
H
a
Z�'h R.
i
•
5 C..)
d
li lig - ..1
:v
S.
M
=
E.
--4:11.- :1 ii.::i....i.::::i.::::.i..*::i.i.:::;:ii.::;:;:i.:::;;;;;;;;.*:;;;:1:::.:::;;;;;;;;;;;;;;;:.:..:.:::.:::;.: ..........................
411
•
/�'✓• / "t'i1' '. •g► y d`�4.s� i^3.za i^• 3 - I
z �3 ,�E}` *' .�f7{f1. Sr� ',kitY ...4'41:4''4 .
t3; t-l�,t•+. 1�°'..- �. u i' :' ».
" gyp` > 't,,,,,
,>zs v A t 6f p t b Y _s Yiy.•" 9
y!� ^f �f 1 L/4 Y ` ' 3� '+ �1' Sri nr r 4a yi5ft 3 a '.:r' $�t"t • . c3
y \s + .J r l.� ,� �� J, '' s.,..3+SJ�s' r y#,f i 4 i, ba p `�... .`�f.,...t ^, 1, i+'�'�Y`ip „j. ,:r.,.,.,-,y4„.
at"y . 'iW 9L t i n-.,. s "'
�Y !. Y .f�.. y U ''M ,i7�' 1{ S' '�j$ t is 'l 1 y: �..i -i.' `,
i t• J �, s a 5�tr fit i�} �p 4�� ' .r,R+ '7,4,-,..4,,,,,....,1.,.„:„,,•..:'
-�..at: �a+,. ,T•t T44t• �i as' 1 f41YF12•y i i,•.,,{,4j rtt : �Np}r.,,t` t ".'4 i .y •1,T, „;"-,
T, „;"p '<* (
r�.:4 ,A. 1 5 }I i 't'ii t ':,q:- `ii�:,,.��. !cr; 't fy sr`G r:. T , JI 94,..1 l 7 •(' t , R':. t ,''',.141`5e'.t\� �}
gy 1 [" F a.! #$),. 5,)"n i i r Y,at�s Yf '_1+htJya 4,j,e44 a K-,, +i 5 }' t t, 1 t ,a T �J `•.
73"�.i` •• "'• k.A. 7' ,yY 'i• s +.. r rti 4t yk 01-4,,t�wt �e �JA..,. 4 it y i.r .ytl,4,`r .'a".+^•}
.�` ,rp�� s7 a tiful +s• t 4, ?t j1 ,,:it. -Er S,' 1�� ,T�t,,.. ., LziN�•�sr¢ L,ct2-j l+t . l�3 '1 d
F --.".."1. ,. , i , k ,', $_ t.� y+` •.4.-4` , ,i>- i,y ,k, ,,,, ,5,`it '<y` •S i.`, t�5i„,t' ` ,,, Sn ,Jt,„
K\\{ , '� !} + . .( '1. 0.`144 '�, '.� }Ott y + %:•y) �n tti,:34 ±'S:�°''�+Wy s'{,a.`.dt"7��Frt :{'ii il� t t t1s 1,'ti ;t{ t "^,a'.
o,. } ah rye 1+ AI,,,,,N
Y.• y.. , } k'�> tlim• i ri ` i:kf `� t1 ' ;r� titi i4; :{.isl ‘r .
s� t t . , :e?A .� �[5.i Y • '•- 5rY +t 4-k3 1;a "IY ;i1�...: .; :4 '' :',t�. 5°55 t',S '1^ i">ta
la �r rc...\''' } r_'t. °0 y , i.f y a ' '' Yz3r si'� ',,, ,,,,i,,, ,,,,,,.
A>n., a2{}w ttL t t...- t `;.,' r }
y",`.t ri .. 1 't•1` v S.tI} ,( V.rr1:� Iry�� � AJ',.
}•r. �] \ '7.�'"4`, `F. # s• t•7 ��x i :.z � , - � ,,,,,t04.4.4, tt yy i Yiir+�7t sa. ; +�.,J•�`•:�
!. ..♦ i� f T� �a � M_ �, ��,L��'`�jit, yy,, � 4r`�{& vs• •• }�� r��t r ,h��� ,, b 1:„?-'4„;•41"."-'"V
'��y� � � R+t . Vi"l"�+L+iki4��'�� r'�z� ,�Y ,t.t��
ti ♦, R; .. t.". ' Z .r" • - `�y:, 4'-kg'"
ff f i (i +x 5 ��C,r,� . .v,v pi`F , 4 p•, '' . ,.,,'fir t :ads 11 t Ff ':,z
t i ��) r . y<.• a, I d i. ,u�r- 37;4 `t+1e'»,'',tt :sk ??2�� .ig r f y . y�wy '+' ,` 41 �'t� ,, �, °a'' 4 , �''
• r l t .` r•'i t ;�t4 r g i"�41, Y f tp>' • 1 a hL .4':;'-` '''''.#441,Z;:.
. 3 R ^
'...!IA
t ,`>> tQ`; P . ���,,Y',` a �a o n 9 k M � y, . t ,x V,J:.?td•„} •
.rd h.''4`.,f'ai �. �1',.' '��3� t`,af � �1°�,.;.,-,
t'(�h tb�� "' • ti'`k.,• ? .,` ..,} 1;� f``' `7,"tt'.4�(i,' 4: �J- .4.,,,•br%"1,'�"z� g,. g tf. �' �-.-'5
�}l;i�+ .r,•�e' �Y��4�i,','s ��� �'����� ��F ,:;is 2 �r�'���� '" .,��"'+����a �4 ���#3�_t'�f`�'�' �`r •� �`� �-' ; ��.tf,, .
3�
It
f t Yt zz > ,•}�'a 1 �!7 y� 4 9t x `' 3 ,, ,, ei , t ,N,,.:ii. �' ' "' b ..
>'t „.,..,...;:;6.
�.'�' � z:. r � ti•�H �g�F , t� t�R�t "i"t c� 9'.,(,*
� x ', 0 3 +,.t i +£
a 5 h�t�”�.� ��i" "ikd r •� f'� ••�s � � ♦�. �� ..,_.,,I,
t � 1 r+ 4 1 t s $ t•`-s
to •t: z ¢ .' Si r{tri% yqt�'i• *s�5 ♦ a - r t �k Wz aS 733' 4-, � i. ` v .1.";J'�'
J • t• Vt.. ::l t!a 1 It r} P'{:L ,e y ,, ' •k a.t '41‘,.),:,1 A' '7�Y 1 •,„•,-.24,...".1:., tr
-• .,.,;,11,..„. `♦'.� ,l.P�y�, �'-��.syi+}.fSNA.lt: 1 s. `WSl'}`§'. . as°'r r At.igFyi� L VSv'1 ~S.r ti •"�,y4
1,3
!. �8.s‘,.,
-w�{'S,a, N... 1,=..k '�• '� .tr.3�. i .,,,,, , `t r:el o� ,i, ;7� •`i; C px,f�.. as a ,: g '.•
t t, • ♦,..f,-.k#,. tn
�':� F'' ♦ T'4. . i,t• if�n..•.'.1%,{,�yp.,J,.. 's. •. y. k l}. t ....i 4!'k,.0' 1`� •_Y'a; ' y,,f.
if,t ~ t�Y'�j� tr-i•Niss :..1l• .".4‘,,c,�• qq• - i 3 .AC ;t t?t 3..ALe :..b iZ ��, e 5
,(q `� s Lw.s w:# a0�. ., . ir,..i S t. .,.. �;t4„, : C . F.yr,; �,i 1 ".. *r-41)4r1,:1&.FJ '.L 1, "R"t,.;kt.
.. . . Y ,.�. .t J!-Y �.+ err •i' v t' Y i d ,sr
�,: yl +tz t , 4 p i c.• ,' <(iy — 4 .4",s'SA ,- r� 5 M Ja' �` 1"1^4.kk 1 AIs"
.1-.,-,.1.'• „:1•-....p...4,,( tty.•.' 1�2. 'i 1 3.,..,t 4 5 ' ,i,K .{�j,� ,,,.1.,..&,,,44",3,-",, t. s. "�,t a`r, .,14,,R �; .1.{':. �t ; ^� 4 '�i•4'
! , t " 5: ,, s+' ` 'h ,, `Ta`E,i4 .,: ai •:,... . ' �s'4� .Y •'u".1 ,..r�., ,+--- .. , -_�> r ,,
' L: e,.,;6,•,„.•'•;:r .( '''T. r'� 'Zf.�,Ni;',�,trd. p, r . r i•'„.',11;,14N4'4,40-',"
t ; 14 4'4, c �: 1, ••�• • .t�' e� 1 J'♦, ' tit.., ›. E•. l
+»r. r SN. �, s ,e tnie`4 +s fp EMS ' fi hh ;1� , * a SC�rx �t-A-41)4`i,
ha 3r: € .
Y�hyx r r }��,` s� y, rr'�',l�•K,x � 4'��5 y 3�')..f4-Y,',44 4:14:1!:'..i
fw t x fit, k l't� ,9.,, s �,�����,.,` *�;;'�i'; 3`" .,.Y � � >°�y t�ds, •i f
• ��L: •',a • t t 4, 3�t'Ii �' •r$i=i '1S 4°5°r + i,4� .,-iS�� ••^jr y ;'ptCy ' t n: t v s r',
y • S 4 ^t F i ( a t. il..r,• 'Y----,,-.'s:,
-,, ><i{ 1. 4•Yt. , t .{j 1..
. i
• �..` c '.� ! n c �;,y f 4� s� • � a st � ��, ..n 7� �'� ��'�+ti. i � LS �° �,tE -�:.1
•a �.�vei.?Tq�t 5., 1�-1 a < } x {i '' �'+ ti> ,., 5 ,'t } F' J'4c.:'sf i,t'# q P.4iT T +,¢' t t'sir 'Y
F,:. 4 Z. + a fY r�7d ?�.iitli S f c t f� •,.,;.,;,.,;na r�Ft4 ,, '' a2 Y 1 a . • i C'.- S `'+ �' �. a i r
•
♦ t,? a • . t.;,' L • .j`.q�y .!t1 r 14°F;al > ,-, >.t r �' . f04...
J'i _ - "l'�' >
4 R d } l L 3 4 3,� '';';''s
z7 ij `fig.
`� JQ , ♦ t � .`{4q �� ,,,,,,,,z0.1:-„,",„..‘,";,„,
b 4°6 `C Y�t�<� { �i""� p ! �,• t �.,l'. o-
l� , c s 1 a F a
•,� 'st" s t 1 +i•4 yy�� i"y`0. . ,. , y , k. a :
.4i''
ij k•
"eV• �!( tt�.S G `1`.S£s'r.7•_.� -••••••,1,..
'Rr p"�#,4F b ;.t 3
h.""1,-;.,-
I iYQ�''3<r,' i r ,7t�✓ .}.Mi�'`p`'S. , 'Y`'. +F$; .d{ ,� `,: { _ us
1 i..-,444
t A i« s f:. T t 71i� ki Kf *(•£ �.1 i t a b '
•'�sks,
'.a'� 1*,i«r 5R - i l '�z t0 ra^`• -;. :�',,, ; ''''4 t tg, r ti
t"♦ � 1�� '�'t ,t.. �� �� ry•�; :,,41,..
,�� ,ar�' ,�•�"��x' }r .3,i � �i6`'x�ri'Ittr14....
�f��,� �`���� ' �` ' h�"3 i, 'r< a . ask^ •�,e #t '�i :j�
Vaal
�:�y, 7y .N r s .: t r�..,.,4,,,,•,,74--:-.,,,.\,-,4-.,
l � 4 r,� v^ <,.� ; ,-.f.114'4,0
. }'� "'yky to �5_,'� a �." ,>� 'eX: r �yr` 4,�° e i 4 sk. .y1 �„ �! .,,'' ; ''0)0 i fi 'Jt' j S � :gyp tQG t ".rA teC ,,#f sr°.. ,te Jn^ '7" .r{j ;-� ti,3�t ¢i11.(;< '% ss�.. 'ban,�iirP�k<i� �fkf. -ia ♦ ��� .3 iW*ry ��'R';+, t � ..:i A. - �eL .t. , y :.'� Yk x .,I,».t Tr' Jot; 1,'J .•• A 1 �`• t" 4t � F� i.. .-.
yy��¢¢ pp '+ r 3 3 �4 * a�z 1 1 tl , t *4'.‘-41,,,,,,I#2, -.-.1*--':
� i �,'M3. x �,•a s '�s � � A t..<.
.'s r •> :.wEF, .. 'a t •i . t.,. k•` '.-4 ,:?,Pr t 3•. R.}'``4 } sb l,s. � ° t ,i :: r' 4J +Q�K ': +y 1,.;t ?x ., • ), "3,\'','� > =fir 2.t, "' t"iY. bl ,;,i3 '� ,i'k w "I! 't"r.tti e .. rl' 4:
.J 94..+ ,�0, .� .': '6 C./ J`b s,i s 2 ".„ '.' {dr ,' . ' 4. g at «a i �Le'. "5."•Js .Y� `^$1,' . s•i. t•D '` 5.�' .. t'7�J,,, 7 i`" y.. :. :,} n, a@ -x,xi i r tth4 "•j in »`A.x�.»L"Sa4$' k.' 'f�; ( y `".�e FG'L �ar 4 Isa v "i 1. F ',-....,,,,,,;4:.::„,,,,,,,•„/,
•z.tr iit { ! i-:(sti at } a " tt� i, '`r!-u t... .4 <T c a ,� C s � ai i' �t+, a,�i�� 1 k,:� a�,� � • +
3, �4 ill* � .� 4 1!; 5t g ;< ..y s ,,y�vi� �73".�Y�.°• > a;.l'a � yq ¢ Ko- � b,i ,� �is~� i a,, <�x';.,, � � � , { cr� } �1 ;� '� ';�ri��'* ac r,� . r �y. � � r'4,�.» �� tet. '..td �3 .�i „� �'� ;y ''t ys3 '*�``�'t` R �����'� 4 ��� l�i„Fa �y� 4 !t . t�+ ;.r �; .. .. i4' "� „ti:-.,-,-,r,:-.4;."470N
S�3 sa '4.,. ,, ,Y`?dt-i z d :t i :fia i,.t .! c t�'kka �... .
.;.� {�_ i , std .. ; a.,, .w z i a y r -a z + .g •
,
+L "'l �11 !- . .Y” W '�,K� ���a�`�F {Yap+}3 iG'• y;Yy t 7� '., tkE•p4D � �� k r .,t ����i�<'��� f r w' r r^E t PF �;ST' S..�J.
' 11 e�:•N.‘
R ti J r 1, 'ts i•,.,.h vi�.'l r i F,. x1±1} sia '4.",141:4'
''-a d"1`c•',,r yn.".1 3 �',,, t �'' I qtr , ,, a4
� _h, ' x• 1 tAk-°'' lg.,• ga u�r i ;•• r '.i, F.4r`F a.a pigt< s ,4"yta _. � ir,' '4'' 1,, k a5:',. ,r�.f , r, i 4... 'l I:'4-
..''I..
.r.;4y . efl, "t v�.. 1+"'-r ai 1f^� y ,'' „“,v4•G.}S '11..i,24„,,,*
"� i ,,i'• lt` �rwr` ' : s:. .:..
� i`T V {.� 1T2.,40.*...,,.. &, `Y a za"J �`H 7� ti T -G+'«" 4.,.> �ti J i s;•
• ' „,,, 1 t :X' Sr t^. s 4 Y , - '•: !a k" > 'r+t' • �'•t ;9 f -5 >' p +. w. l'.?'
«
i` �. '1 t • a. .yr; '.t/ h� 4 �+' ,,-c`3.• '( }`r et t .-,. S�f d ..4 - 't I40":" t ,}t., y' .;J' "A
4 . 7. Y. t..i.X .„ - Y' l it,, -. ,..:17'1 , 3(S 1..4•`,'"i •! ♦ . 4~y0. ,, 'l
.y,,, i•, s b+t-�: -afw •a r4 .2 X41i'� k 4�'i. l � ti +4t , v''s Y, v
'4 A•401,G-• . (' ^5 ` P < t,",.,34,:,,,...,,,,, .x � . ' 3 y;} \S y i 4 . t • 4; li, i�" '04
;; J
it,..'' `+.h74a V� ;, •t.".1,,•;11.`,,•
'`5 ri �,a j • e .-a.&•i. ! , • t S{ g S,Ja tv �`'k lF i1..:yah i�'iasi� ' •�^'4 Ji s
'Ff" r:��'\6 a 2�,}. t � � .� 2i r�� �i r;�i+rr?}' `'�.i"tt•LiJ�+� � .i.,Fi� �i� .f ':-' t /�'}
d "�' . `r ;;- �� 'l,"i•4�r.g a ii• _ .v.• _t.r. > .a.3? `4{Ytt .,,, ,,•; � t , •:y 4 <.,`. � ' ara �� 'Y Y't..y e:
A-- . Z�i C `fie`� :i a�, •tib ".,• ;,,,:•!....4, 5� ° r its. � ya t, &� �s3� ' � . ,• h�.y ;,....N-:4,iri a
-,...4.:,-........-
r,,y,t t o ` `Z'— ' G 't. ? ''T.:.:.,44,:-
4 'tea' ,,,,c-.'� I 9 �Sn 141\
+ e.�;F" L ,7I' f \I.A...
T v t J sti t, ,, ,4n; ,• t �= s ,
•
F • .- <`�. Yx-•�T..� 9 t'>Vla " yr�k +so S, l� .. *� ,3 ql �� ,:.3 �� ,� s It" e y ' ."
e.
1W a,, <'iFstf • .M, $i"•v-s7.--44.."•
,�y''� .iMry w=.�, sr-, *1•'9 '.'f^'� .>It "yf k �fi'F`.Y t >'•1 fLR.�" se�i�S :%c'� J ,.1
, y'.: 1
/..-t-•
!t .:,..'4y,,,,e,„,,,,—..—••••••
y, ,;,rt .`�L„ i'lt tgt e. �. 4,--• `,. ,"> • >t t` '?' It
''''"1/4z.
�s ., :� i y._. ,
•
•
•
•
•
a �
0
C/7
til iiiiiilillil I: ;_.] )71'71 .,;9'.
/ •• t/1
J
a.
l��
'L1
n
Z
N
H
i
r
H
G. f
a
V`
r
{
f1 w
•:•:••:•••••••::•:::::.;:•,.......::::::::•:::::::::::::::.......::::::•:::•::::::::•:::::::;:•••::::::::;::::::.....:•:;.;::::.:•:;.:::::::::..:•:::.::•:::•::::•.:•:•:.:•::::•:;.:•::•:::;•: :.•,...... ,•......;•.;.:.::.::::.:•••F, •
I.
n &
.i 15
,.....,
a
H ::::....::,::::,::,:,::,...::.,,,,,,,..:::::.:.:.....
II g1 ::::::..%........................•...:::::::::.„,:::.:.:..„..::.::.::.:..:....:..:.::.:.:......• •:•::::::::::::•:•,••••
•
Table III-10, provides a summary of the existing conditions of the 100-year
410 discharges for concentration points at the entrance and exit locations to the site.
(See Exhibit III-8: Offsite Watershed, for Concentration Point location).
TABLE III-10: PEAK DISCHARGE COMPUTATIONS
FOR EXISTING CONDITIONS
Concentration 100-Year Peak
Point# Flow Rate (cfs)
1 679
2 1811
3 1061
4 790
5 3537
411 6 2850
7 705
8 975
9 1500
10 963 •
11 5151
12 3813
Almost all of the watershed area within the Prospect Canyon and Canada Agua
basins is undeveloped. At present, there are only isolated areas of low density,
rural housing within the upstream watershed. All of the drainage channels
emanating from these basins exist in a natural state. They are characteristically
defined as having a system of braided low-flow channels that bifurcate and .
• III-10
9035 400
coalesce at numerous points along their water course,making it difficult to define
stable watershed boundaries. Runoff is contained within these low flow channel
systems during the more periodic low intensity rainfall events. Large flood flows
overtop the banks and spread across broad areas as sheet flow. The average width
and depth of these low flow channels is about 20 feet and 2 feet, respectively.
The width of the riparian zone within and along the banks of these low flow
channel systems averages between 100 to 200 feet.
The most significant man-made features within the project environment are the
Southern Pacific Railroad (SPRR) and Interstate-10 which exist along the
southwest border of the property. The drainage culverts beneath both of these
transportation facilities are inadequate to convey the 100-year peak flow rate.They
cause some backwater ponding behind their embankments, but the actual extent
of ponding onto the subject property is negligible. Flow which cannot be
conveyed through the culverts either overtops the railroad or drains northwesterly
along the east side of the railroad embankment.
The largest single quantity of flow concentrating along the property boundary is
at Concentration Point #5, which is the south branch of the Prospect Canyon
Drainage system. Examination of aerial photography and topographic maps found
that a major split in the Prospect Canyon channel occurs just upstream of
Tangerine Road. Interpretation of the aerial photographs led to the conclusion that
most of the floodwaters draining from Prospect Canyon follow the north branch
channels, which intersect the subject property. The south branch channels which
• intersect the site are very small in comparison to the north branch channels,
indicating that significant flood flows have not followed this course in. recent
floods. The analysis must, however, assume that the natural flow path of the
channel may alter during future floods due to the alluvial nature of the channel
systems. The computed discharge for Concentration Point #5 is 3,537 cfs under
the assumption that 100% of the upstream watershed contributes to this
concentration point.
•
•
• Existing Conditions
Approximately 40% of the subject property area mapped as a regulatory floodplain
on the September 1989 FEMA maps. This is a result of the low capacity alluvial
channels which characterize the entire drainage system emanating from the
Tortolita Mountain Foothills. The flooding which would occur across the property
during a 100-year event would be sheet flow at depths of 1 foot or less. A major
portion of the property is within a federally mapped floodplain; however,there are
no delineated floodways.
Runoff along the downstream property boundary continues to drain as sheet flow
until intercepted by the SPRR. Flow concentrates at the existing culvert systems
• III-11
•
9038 L0 L
and drains beneath the SPRR until the magnitude of the incoming flow exceeds
• capacity of these culvert systems. Backwater ponding areas develop until either
the flow overtops the SPRR or drains northwesterly along the east side of the
SPRR to the next culvert location. As was previously mentioned, the extent of
backwater ponding onto the subject property is limited to a very small area.
E. VEGETATION
The existing vegetation is typical of the Palo Verde-Cacti mixed shrub series of
the Arizona upland subdivision of the Sonoran Desert. (Brown,Desert Plants.v.4,
n.l, 1982,pp. 200-203). There are two basic vegetative associations on the site:
Palo Verde-Saguaro Community,and Creosote-Cacti Community. (See Exhibit
III-13: Vegetative Communities).
The density and character of vegetative cover changes dramatically northeast of
the boundary of this site. The majority of the site area has only sparse, bursage
and scrub vegetation, with a few larger specimen trees primarily along the two
natural washes.
Since the entire site is part of an alluvial fan of the Tortolita Mountains, it
contains many small, low flow washes that diagonally traverse the entire site.
These washes are too numerous to map, and are not significant enough to be
411 considered as riparian areas. However, these washes do contain the majority of
the larger species which are concentrated in the more significant washes, namely
those most closely associated with riparian areas. In the southern most portion of
the site there are a few Ironwood (15 to 25 foot canopy). Other species found
onsite include the Foothills Palo Verde (10 to 20 foot canopy),Desert Hackberry,
Mesquite (15 to 25 foot canopy), and Acacias (8 to 15 foot canopy). The two
types of vegetative communities occur equally along the washes. However, the
species are larger and of higher density in the Palb Verde Saguaro community.
The site is absent of any significant vegetation density and is characterized by
sparse low ground cover except along the few natural washes.
Vegetative communities on-site:
• Palo Verde - Saguaro:
The dominant vegetative species of this association are: Foothills Palo
Verde, Catciaw, Whitethom Acacia, and Saguaro. Other species include
Triangle-leaf Bursage, Brittlebush, Four-wing Saltbush, Creosote, Blue
Palo Verde, Barrel Cactus, and species associated with low flow washes.
• III-12
fl0O
t
1
,•••••••••:.:•::: 1.1•"1
1
11
"••••••:.:•:•:::::;.:•:;.;.;.;....:::.....
......,.............::...:.:.:;•::::•:•::.;.::::.;.:•:::::::::.::::.::::
11 lir
'•••:::::::::::.:::::::.::.:.:•;•;:•:•:;•••:::::::,*:•••*?:::.:••,:;•••*?.:*:.i.,i;j:i•:;i::::*
..•
i •• •••••••••••••:•••:.:•:•::.:.:::.::::::•,:•;::••::;::•::.:•::',..:::::•::::•••::.:::.::.::::::•::;:•;:::.::::::;i:::;:::;;i:::::::::•:;i.;::::•;:;:
:.::::::•••••:•,•::i:i:••,•::•••:.•i•::::: iii::::::Nii*:::. :*:•:'..iiii:.::.:::::::::.:....ife::::::.....:......::::...........:ii..:.:•.::::::i....:::.......i..i......:...iii....:i..i.......:.................:..............................................:,.:
••••••••••.:.:::•••:.:.i.:•••••••••:•::•:.:. • :::::,:: :::::::::::•:::::::.*::::::::;•::::::.*•::::.::::•::::::::::::::„..;:i....;:;*:::::::::::::::::::::..,:,............f............ix,.........,..:..........,...y...
,.......b 0
::-:::: ::::•:•::::•:•::::•.:::•:•::::•::::•:•::•:•::::.:•::::•::::.:•::•:•::::.::::::•:::::::::::.:::::::::::•:::::::::::::.:::::,::::::':**
••••••• ••••••••••••••••••••••Y.••••••.••••••••................••••••••....•......................................
A
•••••••: ••••••••:-:•••:•:••••:•:•::•:•::•:•:•••:•:•::.:•:•::.:•:••:•:•:;.:.:•.:•:•.:•:•::•:•:•..:•:•::•:•:••:.:•.:•:•::.:•:•••••:•....:•:•.:.:•::.;.
ial R;i8 i I
0 tA
U r4
.:::::::.:. ::•::::.:::::::::::*::::::•:::::::::::::::::::::::::::::::::::::::::::.:::*:::::::::*::::::::::::,:::::::::::::::?,;::.::::::::::* t,..) I
i
PJ 1 b
•Z
XX: i:.•;:::::::.*:::::::::*;:::::.:;::i:::::::.:::::.:::::::.:;::i:i::::::::::.::::::::::::.;:;•:::::::::'::::::::::::::::•:.::::::::*:::•::::
•r...1 (.„„
1
.•':• .•:•:'::•:":•::::•:;::•:•:;::•::::•:•::::•::::•:•::::•::::•::::::.;:::.;::::::::::•::;•::::•:•:::;•::::•::::.:•::::•::::•;•::::.:::
1.4......1 a•
i •::::::::::. ....::::••••::::;*:*.E.:::::::::::::::::::::::%•::::::::::::::::::::::::::::::::::::::::::::::i:::::::::::::::::;;:;.;:::::::::::::::.::::: •r'4 -0 I
•::;•.: ::;;:::.:::::•:•:::::::.:::::::::,;:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::.::::::::::::.:::::::::::::::::::
••••:••• •••:••••:•:••:•:•.;•:•:•••••:•::•:•:•••••:•:••:•:•.;•:•:••:•:•.••:•::•••:•::•:•::•;•:;•;•:•.;.:•:;•;•:•.;•:•.;•:•:•.;.:•....;•:•.;•;,.:. ‘...) 114
••
o
::.::..*:::*:::. .:::::::.:::::...::*:::::':::::::::::::.:::: :::::::::::::::::.:i::i::::::i:::::::::::::::::::::::.:::::::::::.:;:::::::::.:::;::::;::.: 124 (4.1 i
-..... ....................................................................................................................
.....:.• ...............:.........:.:.,.....:.::.:.:..x..x.:..:.:..:....:..:..............:.:•:..:.......:.:..................:.:....:.:....:....:.:....:.
:: ::••••,..:.:........:..:.:.•:.:.:.•:•:.:.....:........:...............:............:•:....:.:,....:.........:.:.:.•:•:....:.:..:....:.....:..:.:.:,
...::•:. :.:.::•:....::.:•::::.:•::....:•:;.:............:........................................:„.........:..........„.................................................
Cf) a'
1 ..<'' ...... .....„..„.....................•..........•.„........................„.............•...•........y...•..........•
•..• ••••••••••••••••••••••••••••••••.•••••••.....•.............. 0
•••• .•....•..•.. .•••••„•...........................................
-a
b4 E-i
o
:.....:.::.: .........:.::::,::::.:.......:.:.:•....::::.:.::::.:.:..:.....:...:.::::.:.:..:•::::.:::;.:.::::.::::.:,:::.:::::::::::•::::.:.:::•::::.:::
... -.........:.............:....:.:.:.•:.:..:.:•:..:•:•:.::.:•.:,:•.:.:•::::•:..:.:..:.:•:..:.:•....:•:..::•.....:.:•....:....::....:...........
:::-::, .::::.:.:-::.:-:-.....:-::.:.:-::.:.::.:.:.::.:.::::.:.::.:.::::.:.::.::::::.:::.:.:::•:.:...:.::.:.....::.:.:......:::.....:.....:.:::...::::.
,._.....
> 4,1
..... ••••"".„.•".•••.„.••••..••..•%••%•...•.•...•..................
...:::: ......................................................„........................
......:. ::::..................::::...........::...........,.................. :...:.::........::.:....::.:.::.:.:
..4
.
.:•.. ::::::::::i::::::.::::::;::::•::::•:•::::•::::::•::::•:•::::•:::•::::::•::::•::::::•::::•::::::•::::•::::::•::::.::::::•::::.:::: •
0 ::.'.. ••••••••::.:4:••:•:•::::.:.:;.:.:.:;....:::;...:...:.::....::::.;.;......:...........:,...........:...............................................,...........
...
::•::. ••••••.•:•••..:•::•:.:••:•:•:••:•:•:••:•:••••:•:••:•:•::.:•:•.:•:.:•.:.:..:.:.:••:.:••:.:•:••:.:••:.:.:..:.:•.:.:•:•:•:•:;•;•-•••::
.11t4 0
•:::::::::::::::::::::::::::::;i:::::;•..:::::::::::::::::::::::.:::::::.:.........:......_:.:.:.........
„.::, .......:„.....:•.:.:•:..:.:.:•.:.:..:.:.:•.:.:....:.:•.:.:.:•.:.:•.;.:•:.:•:•••':':'•;;;'
::::::- .....4:::**::::•::•::::::•::•*:.:::::)...::::::::....:..........
1 10.01' (s) y......,............
til
•
c
1
8
1 1 • .
A S
p
Z
•
....
Q
yj ..0
_1
k••,'",) yr."3.:- -. .-•..: .\,, . •••••,V:........---.,:i,,,,..A:::, ',V,:......
'.' \R;):NO( .: '-• ' :s•:::''t... kik.".i.-K ?7•1 ''...--......':: ,',)2'.1'
'"•.;.W,',.'::i.t.4\A.1 ''.;, ' yr:..r%..:. 7"....:\ ''':* •'''-'"''';-.1?.. St.'',le'10 --==
•
•:-.- ---4,P'S,'',,,,..'--.'s ...,..4.. ., . ,.;••••••,... ,,4,../•i• --;.2
,-. *-,.,.•.,:•'.•-;.„•.--,i-_,:.:./..--__,-.:,-;-_-_-_, ..,..: ,,,,'..:Ip.,,,,_:,...f......-..so,,,i...1.•
.,.., , •,,,..,,,izz-•-:-..;:ki,--z„,.2.1'7,-;0'f,,,,,. ,....-;.;• :. .\N..- ,...„1:2, r' .', ..z22,:,1*,?j.:,. /1-:-::,...:z.:.,....4....,-;:..„...-,..;•?....-±...__--,-;:-.-...*•-,-ii:
0-1y.%(i4.•;4,4.7.-':-.1-ii..,:ivp,x:riAti.,%:,itTi. ,-,,/..7.;:vx. ..,,,-4.....,,,,::•: -. ,,,:,,,.;.;,.:.,..„„.., .!,.:?;:,-.!..ikileo:.„;.4..4....,,.•::::•i:•,.-:.*--:,----.,..-::::.•. q i
iii-.2,.)r r•-•,--/-,-1-..-J.,,1-.,.:- ..,-..,-1•.:,..,:Ar;!.i... .-,k. -v,.\)koe:. ,:-.s. :".:,-4--.:•,;,..i.•,,--:-..•,--.-' ''',•.,,,,...„; ,,..V.I.: -v. „.(.---.:•-::-_,-..
r--,•,.":-.;::-"3(',..:'.'";;;..,-7,3•-•-',175-7.•/,-- ,..z..-4;•-• /:1:.'il.:14Yr.-:4.2'1?'t.iis-ciPi'lf:;.'4a4, '4:-., ''-'''..1 ,7r: .. •' - .:4 ...:'••( gi': ,%ii:' -"••:;-
•.'.1. '•!.?;.:.:C'r,ifj.,:.---..,*3- (.?1:::::- :,';',ti4rA'r,...'1. ..‘1,„.(?(S.5M-.:Li :,,'"-ii..."'.2.zzNY i.frt:: ,.g.,,,,.:,.. 1:',;,,p440..
.-.,...„-.....r -.... -' ,..s.r:_;.r.......,i.,,g;:‘,-,..11-r.ly.,„ ."--• . ::„M--1 Ali-:::%/-,- - itk,.,q.1% 7.1!?,*:,,.1:•:•,',..roF I.: A. .,$...*•.4eri.4...,:i:.N...,z.-.. ..,..
';'; ',:.•,•1,....,:i.k`.7 :f.;:•:.':')1.:..r"--:./.rir,,,..-/".',;3,y,„1"•::J \'‘`I ''‘cCr ''' 17c..‘.'''''''' ''''.-'14 '''''.'t •'....:" . '...„1' . ' C..*••. 'f0).k' ', 4 4'-',0' •;', -44:- :::'...3,04:'..'•Al.'...:•.:.'. )! , ,;,I
k.P, tsj."..,•' ,,i,....'.7,I'--ga• -• .•r,-j,.. •.4•.fev'i •4:.••''.'4 '' . ' ',I,s•.?.. . •''• •••-••• ••>• ' •*" "."•'•'• 7 ''‘
.:T.., "::::...:,•!4..,..- ..;.:.•;5--Te;":D.14)"..Y.,J f.',..--; .T5**I.Se."-irrts'A.5)‘1,\'::: S-1.• ...;:4742k s....-....:.,,,,. ..,4,..,, p A•.!-::.. .•fAi..:-.4•-•, .-?-:,:i. ...•:•,,,y, l•-•.,.. -e:-..*•-•'..A•%.,i:.;4-0.,•- •:-:. -,-' -
,,,-•r ..,::'..r..:i•-•.. •j-,13-?4',..r:),F1/4,k.c.a.J0•. •1.41rzr..:2=7.cr*•••:i. .:-.!..c ,-"'";,.• •'.1.4.,V.,...0,,,k4g:b`• "4.,,,Y\t•••••.;''''.-k:. '"''',‘,*4.T.:' '..'t',%tOfi§i.dii% •.
11,
•_,,,,,• jy„.„,,,,,,„....„,./. . ...,,,,,,,,,,,,,,ey:„..„,„_„,, ,• ,„•:.„,;:.:*„.,;:.:. i,IV'....4 Y•'..Wts.t.: L.':' ...k.u,H.:'•X"04::';'1444',,'''''''!.$...:' • • •'-' - .
•;,,...-?4±7,"77, -... •;;. ,Jr;-,-7.-''..1)tr'tr....iN;A:*,-,--•,,,:317.:\-:,!- :: V*''.'.i' l i.:::1.:::%•.:4,N... . :40:rti:J.Ii '::::-.A.'4..:.1.--, --- '').i'i,; )]-7":". ...f.:.
}::.( -r:. ".„.r.1)ri ,,,,,',1.,„":,* 1.4,115'.i.??.?*".;;31,),,*„.7,,. .:ii,-4.1--;-:417A-.-ti.ik•-,..liAlz.4..,f.Si.;":.:,,....,.*:•1- • . ..i :i'';.-.::Z7:A:.:,--7.1:;•?!..
v
1 , %.c-.11',';'0')-j:.:`'":, -.;';'':3..?1.',--i..7'.2 ...;.44;,•-.13:-'''..fir.i:!,•-•?:\i.'i;i".;:i1.;.7., .-.•,.." ..k .. . i1.:. .-:,-. ) f t)1- c.-g....-,i%-•.7./•:'-',. --.:::.:,.._•,.•::,-
L;',:'.:::;::::-)::::)\ j•-•-J; ij Yt.).1,:ct .,.1Z, ;44 M ii..'.`.:! ;71.1ii-4,...-Y.;•... )S r?.....:':-.'s'''''' • „..:::.,...? .,Plek,....A.5*''.; :?::17:':Ftr;.." ir•....,.....47-.....,...•-_,.::',..--;_...r.... .....7.
.7'::•::)•.7:-:V:ZS-••• ••1,7••71;'4';;T:f; '7-1-.1.7A-'3. 4'.7-%.•..1c4.;:'z'f41?'S\';4-17j':AW'.*-1"•• , `..::.•IriNe'. ..,/•:::74 Vire.-;•.: .r'::::A :Iri•--/''7''',:i. ,-.,4.-. ,,-",-.--:--" "'
1
-, 0,,..‘, ,
'• ' %•-'...),"t•.'A--kr-,;- •ZP`..-Ch.rr-.',,l',X.:',1\--•'.7.-4.%,.:•44._-,--`-• ' 0-••,••• i• r,. ...,,,-:"... :' '.,:*,,,,,,•41.1ki."10,...p.:.....: :- ..-/,e" -',„1";-- ,,- .,,
• ,,'
....;.;-„::•,..,.1,-,-::,,-.;-.:il,,,,,y,y...1f, ..1i,..f;t;:,•?r,••"'..-,-,1,-1.u.i„, .,L.i•',.-lt': '... ...„•- •.:,-..;•;(1',"--.?: ,-'.. :::::-1 ..,,,./"..;-.,.....,,, •• ..,-,t,;,„..,:ip. ;,,,,•. 4,--/; \,-. ,;‘,--------4,y.„--- -•
,, 2:: :,..;-:_,..:,•:},-,,,;,..)...:„..„.-:.- A.ri,i...,-,or,----.,,c ... ,.-.2777;etY.-1 --t•c;:\-'1-1.f ^ .• .....'1. ). • ':.7 .)(/•- .")"‘."'.:40,k,.. ','. ,',..A1'..A,.....;:•1:::•.‘.1,rif). T..--- •-,K-)
4 ..k.4
•i,,,-..,',:';,,zq.;.•••;.....%..kk,,--•.`-' --di,- 5-'...,-' .',.' v ',,'-k, \'-•-•*4--': fe-L,5:-...- -v1:0. )-r.--•• ••,.C. 4...Y.:•• ''-';:il-;-- ' fr'-r.f-1.-:::'->f:f 1
,,, „..,,.-,,,,--q„-',(. ..r) rs,J2•-,•4 Ts(55v,,,`1);:,---k-::-•':-."Y4:, -73.? ----;;4',,.'rl---•*:-.'....-rt."...-4:.:'-‘...';:1,450,.-3-. ,J-Ti ---‘„_rys--•'-'-'../..; . .--1.•;:_;.... :•,7-•`,,s/ ,,',...•
.r,3's, ?,IM.•''.1%^t4).!,. :`,,11'_,- .:_,•••!,...)•-%"crl r-I-Sr,'
si,,,--• - ,-,,,,_-, . .,- ,....,-...-s) lc ki r ..Iri.-",:f......4r. •.: ..-.,/,.,„;--7 i-J--•, .--1;-----)•-- " "-- .'..` '. • '
r--(:"...:....::;;;::(,.....,,;-*cve,-.4.5',1',. ) F,(7-y,ii,'-s-) ,,,t) 4 ,-- ,,rii.-..-,.. r;:. .-,-,)6‹,..-%4. ,-,-1," • '
...:::-5,1:-:;(;i: ,.`i-,•'•A";,',.'"•)).'lik..„.•'-44.::,..',Vis-145,-4, '-.2.ftri)..,-.:74`.f)if''';`)Ir. --;-'14.. ri;:::•;--...e,),'(,•!,-;;IP':--:- .....:.e•:: :7 rz...',...:(./7
.al,,..:3,,,/, ,.,...1:::'.j`-,,,-r;,,;?a,'-%,_,„1.-_-.6.4":.,.:4,,-r''.7...A.•-•j, „,)-1-41,44 ,..1; .)Z... -.6.,,,-i,'4.' h•-•r',.-:'.. .11 ni., ' ;...,•"g:•......• ,,":-:irlv•T_,..- :..s.'.5./, -""---:-..-. - •, •
. .-
1....,..;.?+.;ii.;-c!- ••'.'-r•I;t4.4.4.Peltj!ki.Q' 1*-.1r:v..r...!:3.:,,C5 st,-s."-is •-:.1.fir 5 ti 1.1 e t'7= '31aT'''':.5;'•' :-"*.z* .- ••:"..•-•• .,-)-,).;i:•'''.. '1.;--;-' -1.4.•'-'7'-- 'I '''':-"''. '••'''' 1
••:-•'":•••'.'"; .••*;;;/,',11:7-PivAl./Y.,4.' 44`.0"ib•-4;;IYA- .‘" ,..r.:yi'77 ,;7),):"..0", '''.' •-•: ;-'!'• .7;•• '..:::::•-•'•:)':....- ':7'..-•),-'1. . '..-"--.7-1-.'''.'..-1:::::-.1 ••," ',i-•," ••
1 A
::::;.)•;:,''.;::-.)?.3.7'n t...2(.;;71-$11/Lis(•,;.=it.t.,;., 1. .„-pN'„k.-4.!:,:-;, ,,. %.,--,-. ,. v,..4;17,,....-; ::.:-........--,,--1%,....;r';•- ...,:: :"•:" >:!?6,... :- -.:::?;:::-- ::„,_,- ,.*,-; ,.;--ps- " - •
;,::,•::,,,.-. .,,..-:;:,.,4, p;,>;6,._,.y,ss ,,,--!,,,blf),. 1..,t1 ,.4-.),,..,,..,;. ,,.,-,T..,,,,., -',:......-7,...-: ;•;:7,;.7-r,, .:Z;:-:-.f2:-;.„ .:,-L..,,,:•:4i A.,..9, „sz-_-•:-::::,,I I: ,,.?.';•:'- - ei ...,'%:.
...4;.;•'.•,,'4:.: 4r- ..,,..*7=68e3,3•4',14; )-) c-i40;;•.4.4",--.1F,4:_ ,,,•::t.:::4-,...7.-ki.-.7'27 :-.'„f.. ':-.........- ...A ...,, -,.__/...,-7,-.....---•,,---.. •.../.. ,ti ;
,.4. ..
,peri
n.,.,.. ...t.i: 4:;.,...4.-•>•- ...: -,;:fr- , ‘4,:i.,.....P...-..•;,;/,./3,st ..;p1. ,,,. ,,,,,,i)-2,-•:--1_, ,3„,-..p!i-j-...-;...„ .......-,,,,---..;,:;:.....,,-..,--.5. ,,,,..„.. ..-... ,.4„,•i 1....)--. ,- - -f• ....,-..a. ..--
'..i..:s...,...z.s.:1::;;; ,;: .71Y3.ip.-,rn„.,,.. tiLso-4.1;...k.",-;,p-i-iiie ..55;::;:,-,.f.,,:f 47.7. -IA.::i•- .''''''•••••-pf,---.:"T".----.',rA-1',Ir'.44.,ts-,.,...k.'::.- .1,-,---...",."..."--Ait'of' .7.- ,r.,..--p,„...,...,r4 i =
7S,I.'1,:;Irz::?;),A4_1(-;,',.K'-cf);,4e'•;):.:.4:•104;12;,---j:"_P•';=.'-.•:-. *:.--..'lii-',-C-..:,-L'oc-F'7:••::',:',--_.2...)_/'54:-..4.A.40-:'-----,;e?,. . ' ;-... .-sil,:*:.',--7 `-,;, it...:.
A'e•g.''. ..,,.• ,..CA11%,,-=1:1"--1,,‘ ••Nr•-•,ti,1 ttR.r.T•Vitt'.. .. .-k-iit . .*:314' A,'‘,1,4A.:,,,,Itc.'.7•Ac'',l•--'.. '.7._•..6.•;":•••:%•-.-,..--;'4").7.---,r-dig 4 1• ; NIPT::'*-'...: • I i ' -1;'",\11.,--"I' L.-1.,t
...*:•:-..'1,::;1;.i,•. •?t:'..7.‘1':.5-- ,....41:.1r:tk.7;1-p:77-:-:,Yv`:.••':--.:"V(44.-Y-;."„•!...W. N.S.-..?:•',1•.::,-)‘:-.1) -''' --7- •-•.-Ak ,/'. jrril-74,- /4.,,„ i • _-7i1;•,./,:11•;.:._\':1,4..'',,,e .
ti - -• • 1
yr!1‘....... ' ./ ... N415(.1r-ls:s.4 . ./i" 0* •;:•1 Lt.!._.T.44.„„...-....-'
E5-..-•.-i?...7-.7.....i :';?.3:f;lik:7zi.:1:gi P-`7‘'....1.,;;Z.01A17;1"::::i-':.4:i,;,11 . . ' .,,.._,. it\J••r_i\,,_ ..1 . ,..,4 , -• -,, -- • .f--..-t. ,i $. .'s"t=.,,,./- %
7S4'.N.V.:1":ZiAtft.l:;.1\sLi 7 ,;;A.,17V/;,.2'::::.;:•..r.:.!:•••,- ••>...w,.;- ..,-. __..,...'.. ..-.. 4:-.....,,--j,_11.),/..,1":1 .!4. _ . •.,.. , 4,7... ..- :'.;,.m.:11.1 ....E-----
*-- !=''. i'•:.:•l• .::-•,./ `'‘ita,IT:0---' "..i,•...S))'•%1 '7:::,..sr"-'1. ..6'.;•• .:•.:k.I S. ..:43-7- • :,J..-P.,.....i)Nk.';-,) 1.\`7,-.!/•3'f: :ir" /..7.% ' •••,..., r--$.5::.= .,.„._...--.:',.. ......,,, ' -...'• , ' -----
;)-:,f71 ,- 1.7";17.:., ii,4;:;r:;3•7?‘j-X.... '''s 7'''r.../', :•!„,':::.F:::;-:;44::,,: :-;:g."-.....'•::••',..... --7.--)-- tis;',,:e Y:as;1.,r):-.,:::;;--•! ,,,,----if'_„......,-,3----- . -6:-----,--7--- -.-,,-- ----.7.; --cif--
_,:,:5 i;.7.`•,-' '''.A .••,••s' 1 r'-'-.4.1.-,•-•:::•.":'•• -:-4.! ,‘*A..,..,,,,,7....-- -....-r-
,-- r- j'4-_-u.k,;.i..e.- '-'" A70%!'...1--2,-... ,...---4- - ___`-kz. cre-. c-'•...-..
--5
:- _7-.,..-- ......... , .......,,, J.,....._.--,,,,,.--j--
1
,_...,,, .1,.. v,..„, ,-•• __,,,,,,,-,-,
, ......- 4.-.- ,-..... _-- , •, •-, . A:-J.:.:._ -r': :::,......____ _;.--),,r--fF'',' ' ..11,,„ff A . ,,-!/•- .-- , i \ . .-.-:
• ,..--.... -- •
ka • )•-•, • ...- . .. . , . /... ,..,../.,.. . ..):,.. . . • ..,,- ,.. 1-.):.„....,,7 - 4- z e„F
\
•
/ 1 ...1,.• . ..r , , ‘ I. ' 41,,-•
- ,-..7.. .,/.1,1,;'.'' : . ' = '• :.' '••.. -- '''. . .-''' ' ."'', y eik 4-
4.,
..N .§
\ • •
..• „I\ 5'•••. •:•..• .•/; :,........• r•; •,,/ • . ,•••• , ..'..*.. i'.. , • ..,.••••'.. ....:.• 71 i •'•'•' /.e,.• . 7 1 Ai
,,...;
: ,, , .--... , • . ...),. ....,.'r : 4• ...•" esi....,..,./,, • ,,,----, ,,'
..-- - 7; .: ,• t'''';'::e,,, - • (r• 1,N".......)0...,. ':- ,/
, #
r'ID ••••••-7 '-''' } •Y"f'',./ -'/ ''../ r -:''' ..:.4'4..•:,e- 1 97* / 1
i
.s c.:-..-1--• -_-
,..
1 - . ,
..„ 1)5. id,.i.' i • „,_. -, ,- --
,., • . .:„.2. ..-/.-- ........i.:::...-,(,,,....,/.....,-..,./--,./....-L,........ • .„....,--- ..---,(,......-.. ..„-#...., / „,,,,,,
.---..-....ef I. .- --...p3, // 1(!--<•:,',;, ' ,,11-/1. f • 1 „pi . ... . -. .,
...."„,..„,
----- Jr ;:;----;.•::::27.--,......,",---, , •.•-- ..--... ,,,,,.7.:- . _. . .i: 'I. 144-:,...);-.....-.. (
-;.-"- / .. . ..•'x5;;;5:if::,:,...'f'....*--- • r :'11/;/';' ...'--'-' y -,/ 4-1 -'• '''d / 111V ' I ' .1\* r- • .... /
\- -
- •
- •• 1 -- /4
' s'
".... -K.: •..• -,t-.••'. t r- 'J.:, •- •.4. -.• / •,'Isi ,..-•, ...,--4:11/ .4„--,-,•...,- / 11 ...I „ ,
LI 1 1 • ... •. • ••
. .,
. •• -
,-,,
''' - •t...." ---. : 1 . •;',,'X/y-I 4 f f7
i ‘1.
••'" • ...,}, .T.- 7 ;,.i••.k.,..._,"`f.-,,-.•• . :... .* • , • j . : ..., i .....7 i ...,„c •.,, , / , .
. _
-.... ; • - ...7. .•,-... ..17,......... ..-i•-' J-- .. ,,t." • 1 -,,,:,,),.; ., ,
---' .i:'!;: ‘.-:::-..-• .7%le ''',-,/rj . 1, ••• ./4 ii.V
't, I r•''' 1-A^.
•Z . .d •' .. r• --. . '
• ''''' • ' •
' '.." .;...:" i I r" -1..-- • 1.,;.--1/47"---
.':
• • Creosote - Cacti:
The dominant vegetative species of this association are: Creosote, Cholla,
and Triangle-leaf Bursage. Other species include: Saguaro, Blue Palo
Verde,Four-wing Saltbush,Paper Flower,various perennial grasses,Barrel
Cactus, and species associated with the low flow washes.
Plant Species Inventory
Common Name Botanical Name
Trees
Ironwood Olneya tesota
Foothills Palo Verde Cercidium microphyllum
Blue Palo Verde Cercidium florid=
Desert Hackberry Celtis pallida
Mesquite Prosopis velutina
Catclaw Acacia Acacia greggi
Whitethorn Acacia Acacia constricta
Shrubs
• Triangle-Leaf Bursage Ambrosia deltoidea
Brittlebush Encelia farinosa
Four-Wing Saltbush Atriplex canescens
Creosote Larrea tridentata
Ground Cover
Paper Flower Psilistrophe cooperi
Perennial grasses
Cactus
Saguaro Carnegiea gigantea
Cholla Opuntia .species
Fish-Hook Barrel Cactus Ferocactus wislizenii
There are no federally listed threatened and endangered species located on the site.
There are saguaros onsite which are listed by the State of Arizona as protected
species. The saguaros are evenly scattered through the eastern and southern
fringes of the site and are generally in poor condition.
•
III-14
• The vegetation onsite is typical of the upper Sonoran desertscrub, and is neither
unique nor highly scenic. Larger trees have potential aesthetic and screening
values. Saguaros help maintain the indigenous characteristics of the Arizona
Upland Desert.
The existing vegetation has very limited to no screening or buffering value. The
southern portion of the site is more densely vegetated but does not screen interior
area of the site from offsite. The large thick stand of salt-cedar along the 1-10
frontage road serves to best screen this site from passing 1-10 traffic.
The site is relatively flat except for a small area of the southern section of the site
having gently sloping terrain. Vegetation along the .slopes in this region
contributes to soil stabilization.There is no apparent channel erosion, but there is
evidence, in limited areas, of top soil removal by sheet flow.
The vegetation is typical of the region and does not have any unique
characteristics with exception of the large Ironwood trees which occur primarily
east of this site. The Northgate site is located at the transitional edge of an area
described as a Unique Ironwood Plant Community ("Critical and Sensitive
Wildlife Habitats"), but is located predominantly out of this unique community.
Vegetative Densities
• Vegetative densities on the site were measured from aerial photographs and
verified during onsite field investigations. (See Exhibit III-16: Vegetative
Densities). Densities were calculated as vegetative canopy coverage over
delineated areas. Shrubs and trees only were considered for canopy coverage.
Ground covers were not included in density calculations. The densities fall into
three categories:
• High Density: The low flow spine washes that diagonally transect the site
have the greatest canopy cover. Isolated reaches along these washes have
canopy cover densities ranging from 60 to 100 percent, representing 1 to
5 percent of the site.
• Medium Density: Areas extending around and adjacent to the low flow
washes have medium canopy cover densities ranging between 25 to 60
percent.
• Low Density: The majority (80 to 85%) of the western and northern
portion of site is relatively flat, with small to medium sized scrub
vegetation. The canopy cover densities range between 0 to 25 percent.
The site is predominantly low canopy cover density.
•
III-15
b0
•
1
1
3
9 il li
H
g
2:.„2,2„ ••••••:•:',..:•••••:•:•.:•:•••,•;•:•••••:*•:•:'•:•:•:•.;•:•.;•:•::.:•:;.;.:••;•:••:.
,,,....!..".••••:•:::;::•:;•••••••••:;•:*:•:::::•:::*::::::.::.•*::.::::::;•::::;:•„:::::.*::::::::::,..,:,..2„:„:,,,„:,...
2 ,_ 1
••..........,...•••:::;:::•::::: ..•••••••:::.:::::.:.:•:••::::*:•::::::::••••.:::.:::•:.**:.:::::,:::•;::::.,:::::ii..:**::::::•,*::**••••;*•:**•::::::: :•::•:;•::;;;;:.
•Iz *'
•••••••••••••••••••:•••••!: •••:•:•:•:••••,••••:.::::::::::::::i5.::::::::.:::::::•:•••::::•••••••;.*•••••:••••••••::::•••::::::::::•••••::::::::::::•:•:::•::•••::::•••••i::::•::::::.$•••••••••.:••••••••:.*:
,--4 u
p ''61..i
:::.,...:?:::::i:i,:.,:,..,:,,,:,::•:::::•:::::::,:,::::,:„.;:::::,:.:::::,:.:::::,::....:::.:,...„.:,::,.....::::.:::::.:::::::.::::.:,::...::..
...-.. .......:::::::.::::::i:::.**:.:::::.::::::::::.::::::::::::::,::::,::::,...,::•;,::::•::::::::,.. ::::.::::,::::,:i.,:,..::•::•::::,
p., ,8
1
• ..-:i:::::::::..:. •
:::•:::::::. .........:..i.....:,..,::,:,:,:„*„:,:,::::,::•::•:::::::.,:::::,:,:„:,..„:,:,:s,:„:•::::::::::„:,:,..,...„..,::::,::::,::,:,:„..,:,::
0
•••,,,,.,•,,.,••.•.•,••••.•,•..,•,•..,,,•,•..,%,,••,,.,,•.,•%••••.
••• •••••••....•y•.yr••.••y••y r y r•••••y.y r•••r•.••r r y r y,y r•y r r.•.,y r r•••r r.or,.
.,•• %••%••.••..•.•..,......................................................,...,...,,,........,....,.
•''• ••••••••'.••••••••••••••••••••••.'•••••••••••••••••••••••••••••••••...•••••.•••••••••••••••••••• t..) 1
::::,..:„.••••• ::::::•::,:.......'•:;:::::::::•:::;::•:•:••::::::•::::•::::•:':;::•:•••:•:•::::.::::•;•::::•;:::•::::::.:•:•.::::.;::::::::::•;::::::::::•::', t._,•i--1 ill r__,,1I (13 is b
.::;:::: .*:.*::.:;::::::::: ::::::•:in•i:::::::::::a::::::::.:ft::::::: :::.i:...:1.•.;.gg::: ::: :: :::::::::::ii::::::Ei::
•L:
'''. ••••••••••••••••••••••••••••••••••••••••.•••••••••••..•••...•••..••....,....•,...............
—74--/ 8
Ti
.:!::::::: i:::::::i.::::::::::::::::::•:ii: ::::::::::::.A:::::::•:•:::::.?:::::::::::*•.:•:.::::::.::::::::::•:.iili:.iiiii.4gi*::::::::.:::.::::: •L) 4,4,
LII -'
0
(4
...,.....„..... :......::..:.:......::.:....::.:............::.........:.:.::....::.:.::•:.:...:.:.::.:.:,......x.::::.:..:....:....:.:...x......:.::.:
........ .:::::::::::::::::::*i*.:i*.::.*::.::.:::.::.:::::.*:.!::•::.:•::•:::.,::::::::::::..i:i*:..*:::.::: tli) 0
4
[-.1 ...... ...•.........•.......•..............•.........................................................
:,........ ...:...............::.:.:........:........................:..:.:.::.:.:•.:.:•:..x...................:„...„.........„..,.........x.::.:.:„.:.:.. zL.ig
T,
t " [._, ••• •••• ••••••••••••••••••••••••••••••••••••• •••••.•.•••••••••
...... ..•••••••••••••••••....,..•......................................................................
•••••••••• •••••••••••:.:•:•.:•:••••:•:••:•:•:•.:.:•:•.:•:•.:.:•.:•:•:•.:•:••••:•:•.:.:•::.:.:•.:•:•:••:•:•.:•:•.:•:•:••:•:•.:•:•::.:•:•.:•:•:•.:, V
" •• • " " • •"••" ••" •• • "" • "•• " • •••
.4
...:.::: ......::::...................................................x..:........:................................
:::.:::::::::::.:::::::::::.::::::.::::.::::::.::::.:::::::::::.:::::::::::.::::„...........
5 w W
':':•::::••••••::::.:::::•:::::::::::.;;;;:::::::.::::::::::::::::::...........................:.„...................
•••••••• ..*::::.:•:;::•:.:;.;•::::....;:.:..............„..................„.....::.:.:.:.i.......
•::...• •••••••:•••••:.:.:•••.•:•.:•:.:••:.:••:•:•:••:.:•••••••••'
..
..0
9 X
43
1
I e
I,
A
E
LA 2
0x
Z
III :41:„.0 ii•ii:•••.:.i:::::
-. .w,.•.;... •
%I.
Ill 4:rt.:I; :::::::•••••:.
•
. , ,k_•;•....v..-.,:.*,k. :-.-":-. •i•- •-•••
.... - 7..*:•,;-::,,-• ..f!*-••:;•,,,-.••• :-...„. 4,3,r.,
---:. - r ..-r--/-7\—......,, •,:,,. --,,,r _,!:;:1,-•:•-
•;e..f.0:-..... ;,-------:.•-•:-..,.:::. ,.. ,,,, ,,t..4.-- • ...:.,4.)„ ;,
ionv...%).. - ' - r • '' ,./•••- r -
,,,,,,,,,n;!;:.t.,-;••,..--....,.., :rr;g4-7 - ;:::-,,:-.r.-:..--:;-:.-...„:::;;:i, ,,,, ,,,..,,.4_,,,,,./....f...7,77::
..-1, )isr/i-:.-1-•.,.,....,f1,V.;;;,...-:.:.::::•:;.:,..3*
.:•::•;''NN'..e..g'•:1- \ .1
,.,....,:,,.,-,7-sS-'4. ,.',1'.;:t.'„g` ..';rit,,Lt,4, 7--$,,_!:Z?,., ,.„:-:,‘:.iv\,•-,;4,:::::.,-.-'.. 1-,ct,',,,,,,wittiNVI,,,„ , ,:. 4:;:",:: ..•\ -r.:"..-,::::,.,:4 tr;•
./•;::::„.i',4?;•)...:/i,h*47/..)1,;-.7..4,,':11//t.-..J4.rsi,lest!, 14..„;:......,.%1.2iiiitA,''.' •,:,., ,i'r•if..pf.:.`c, ....,Na. .1,1*......:'..r.....1.,:::.„.k....,%/e;'-e....,')-:•:- 1-1:,,..
.,,...,-;,/,..7..!,•2•Lr,Prj'".,, ,•-•:,./;••'':e..:`,24,-;%=,*%\i"??.›,."1.;q_.c.:-:::i,t,'3,;"?.,?;?- =',-. •,:--,,..':::',.r ' ckt:•,,z,. ,:,4::;:1i.!..,7:!.;,7, • .. NI '..>•ka.'::;::ii:::.;:::.1...:;:.,.......*eN: '.: .7.-: Y.,:
-.:.Y'',(:":..-....•;.-.7-..•l'2 e".•,..c'ir-,--:.'. f;//r1T---;)7 -..zr.e.„,'er.1;;; ',;11.g,. 4.1-4-.,:.;.?, '.!NIA:49• •:....N.t•!.•4.,...•C:WS;V::::V.r .,\''. 1,A 4,,01:1• ••:::;:t*5:::n:.'".1.'-'5t.,,:.;:!. f;'' •1'..,.;
•-••;':•.;••;....,.::ti,),N.: :•,;!,;.-:'..).:,•,3.17zr4rs, r',..7-1:pi, ,.,4ext-;;;.4r75• 1•-, ,A-:.'t,.;,,:f.A,. 3-;.,7-.';., ,,,,,‘ilr, ,i-.4,S,(,..-....-.,1",-is.:). ...1 ,,>:.).,i;:t.,-;•;:......,::::,:i;,iv,,-.,A,;-::.. 40.4, -.v..,,..i............2.1,...,,if....:.:?::ij,:::.,:.::;:.::i..... ,.•,,...:.z.,: , _____
•;.?,;.,. -„?.,.-,,,-_,::.!_e-;-- y...,j?,..c,,i3::;.-tv .,)%f;?..--es..,..,-:.,
/ /
tft 1
:2-, 7filf,:f-o. ,64-,>-.--•!.. '4,,,Yk ;'-r41,,_Y- ,--z.:::,-....:.-i..-i.:.ti:::,,...::1::•:-,.;: ....: 4..i..*.ii!..i....:.:? k:.....,,........,...:::-..,.:!::::::...... ..., • .,.,z--.-.. - .. .
rici-_.': ,..),15,,,,f-:,,,,,,Tireo.,4,,, ,,,-:.sh- -47 ,sz..•.;,....,.-1';:,.,,:..,‘:14,L`..x.-5-,$. ....ti-.-,..;:ii-:,g,.;.....1;.:'4:,:.iiiiiii:..-1.....;.•ii. :::?...)...1.-...?..:1 ......:::::.....-,:- .-
•:;;-;::.-1-',,-7:-.. ,:••• :.:'„ ,::-. 7..,:if.,;,--.!.I) ,t.4,'clr,,,A,Z•l'j?ft4rt.i-s- fi -dito.z:r.,:l.-..f-'-i .:::,4 !?-t"),T1-4,...:,. .0.,.5`ii!:::i'..••••••'.:;(..,e..rz••.•: •;V.'', %'•:f•••.-.'--4.•,:s.-.2.;^2....; ,:!..;*.: :,*31". '
q..-1-5,..'sj'•-•',5 ;....,,-.(-...,„..4`4.%:',.**,1:i.1::: :.:;:v:, z:-/. .,•,.);,iiii-,..,-;;...-.1,....:_2: .....:,":.;;,,, z .•
- f-':: .- ,;1_,•,.. ..,,,,,..,,)1.::4--„,,,,,7-..-:,....., — .,,.Ap2...)1:-,..0:,i'i'::::::!:,;;,::,..,,-?..-....,-.vc.r..,..V,5 . „--. ---',..--- _,•.------.:,.... --
,.....,/-)...;;..-..„.7.: • ,44:441.-,...‘.4j..4;4i.-.....f......., -.; .,, ....:••,..K..0.>,-,s,...4:y443,:ff,:,:i:::,*--.+3.-4--4,--... .,-sty)!F.:......i.„,,,,----,i' ...,,,,..-'...--„--•.-----' _, ..."
1...V '7);', /,i--rif.&' , .,.---,• .:.:::?.. ..:.i!c ..'s.:;v:ki.iNt,i'61,3?:.A.r;i".3,?...i,-
11
4,
N
w4i. f.. „,r..,,:ii. ii,;,,tti,,,;, , ,11,i ,c..r.,7", :.::;..... :..,•.;, ,..„
/>1.,,:::.,.,,..,..1.::::: _wlt _; .,J,,‘ . ,G:......, ...;..:::::ii.i.l....4......i,:,,i,.t,f,...I:.ii*.,.,:ilf......::::,.....:;.;.?..,:ilt.1, ,,,..„../..,....;:>J.,: irk• ,:„.„1..,:.,L_,„ ,...„.:., , . ; t;.,... ... /
,..,yr,.....f.„....f. :5;/ . .., ,,,_. .., -.. 4.1—;.(.4.:;,::'• 1*:4*,...;:::%,:f:K...1:::..,::::-44..?:okii4
...:.-----i 7,-57g.: rt.t.,=',11,,,-r;,,,-\LF,‘,, „,,..,--- -. ,-,rt,- ,,/,,e,-2,3g,,,',,-.....,,,;:viii....it. it:i?':KR:1•:;:if:;...e:?.'
.... ,,=..........;.•'it,ri...:i.V,i'...../%1.4.1..*4.14ct:i'&..."..,i: e;k:j)) cii4 .,k•43,64'ti.--1,Y:t;.:'3.,4,,,...1'. ' 1,..;;:..1-;-- ",51.•-••<,'4'.•":,:i:/.::::::11;.,..;.::::Wi fp-•••;:•";..:. , ,.7.r,--f---•i!,---1-.D.: A•-•-•4-'•;)‹.;.-- • ,s'.•:..”-
:•••/•...'••,. •,•••,.tr.,.y...z3";.., ',I„•1:74,q,r^ami,r.,...,' , ,_.,,,,,,,•,... ....1..p4r-,...,tfirj ,..,,,y,;.....-• ./,...,$.?,—.:•7.;._ :......t.t.:;...., ,,,,., ."..:•:,;;;•:,:.•,:::;:ti•tv. •".; -.-.'.1 cf.- ,-;.,'--.."--- f'-'''.' ,:-.* li.
::.•-j',"f,^,.%:.i';!.•;)14,... ,' ')''3,',i-r,'.::(•aYi-Y-v."4-:'?tisis;*..i -';'4. a.__,. ---.'-$3.)--;-/.i-,‘'''''fir,—• :-'1,' J%-'::-'-. .. ,-•.'.; s'..!::::1,..,,:•:•.:1:,..:i:i:::gr.:,,'„rr-A .: •,);-,f—I -----.1..T, ; , -,. It i . /
;;,-:-...,1.,r,:.P;I::=16.,--74,.;114,,%)?,'fi'(4.?„1,-,ts.);,,...,1--'ve.;'-‘=,'1,- .21-7,.. , pi-cl.e.,,..,,\47.- -,..f.-1.5;::::. `••..:-..,-.:::-iVy...-,,,(;:-.;•.,.7'.,i,: ::::::::i?,:„.. ..±:,:k 7-,..'-..-2:1,-,,..fF,-„p4---7-,::.,.: ..;• 'I .
/
;,:'i1.- ;'.'4. /1J1-:',*:-.4:CIA ZitA,.';'-2,51.:ji.';',F1-15r4,1.1)\.:Ifff--',..,..,,,ii-.11-"J"' --,--2 .,71-:''.i.''........::::,.:::,./..,5'-';:,",:i-1......;7:' .-7';:.,'.:',';•iill ,-.(X7-1____ i,r!z:':--...."7-'-)::`,'i.;11.c.,---. " i . , ,, •
:,.,.,-::.f,;:;-...Itzr..'.......,..,;;Zi.„1")!:1,;,?..,..K.A.04ts,,_.,' ,-11.,4:4.-;,%.;1`..4-..:,_.) ,,,,s,,,z,4*;7-;...::::,..4„.7.....,..,..::::z...--.....,,......:,:::::;:r... .;.;:;;;:..:'*--..2...:-..i.;;;::.:,.,z!,..141:4,e7:,,s;:,-4--,,:i_:-..;2.''''.:, 1:\ - .,10,,; • . 4-, .ii-,,,,
-.:;;I:f'1.7-::-7:-;ii::1-;4-. i':,!.1j.,'"'-v•I'.;;14,-.5,..-41ti'irs".11::,5372,Tre.1"' ''',Lr-r':.-t:-‘;..:.r3,..,.4-',..r).-i:.)7F57svci,' ''_::1-‘`Ift-;0/,k Sgr",,,...1..„1,,,":,!;:is,:::'•-:-....::::::-:-....,::::..--,..,.,..,..1.:-.7.:,..;:ir...;:i..,...5.:1,,,,;.;i4:::iil!:4,1:.. .„, :-...„.'Y" 2.,..,:e; . 'Lir",. ..0:. ._, .::... .
1--'
.7::::.'41.ii:::-.:''I'T:':7.1.1i'lf.;-'7.:'..$17-7.:::--'-''.k. .•jri''%'r.1..5.ks,i(''4.11qe.''';)''"7-71‘rkif'ff'-'•T4'‘.-r\fl::\.-**;44‘ :.. s.s',51-•••k•i;/47,,,,,,,,51:;:j'• rj^•fir•.A11.4--:,/-3%,.:::%...,................'''t,.1....:,*„... .5..,- •"/..,..'‘.;!,::.,;:,,,$•.?•:::!:. ...,:::..,•,,Vic..!../,‘2,.„..,';•.-1/••:.....„.•': fr. "„,.. ,. ,/„ 4:4..,17..„•,,,,e,',..V.44tf,....,,...,..1.el;, ... ,
7'...:3'.C..t..3....-`7:-..: 1,1%rti J4147• ',..11i,•! 4-1C23. 1-.44..:i?1, •.'''.iivis' 11'..;A'k)Prkis..:•;.'"rz,j'i,:a4.r.::::•.:1::*; '''''..,";',:•4•......:...... ..•-•''it,:).if:f*Ii..11:::k. ..,..4'-.4 ..,7;i :efr,7...' '''N.4.;‘Ct.'• L.C.'1*
;t-,..f..i",j.,P7 '::.::r.•-•:*,..".\ri.:,..rt.-,.,1;ilffi-..,-.!-,2,..,--.';':;:%*=.4.1.1p1.! :,;:::i:.....,.ji,., ..1.,t,.!,.--,:::::‘ -':k.4.•,r•2:7.•••••-,-.'''',... ;.. riffcr... - )'• ' ...z.:.7'1,::-..-v, 5 s;_'" i
••••:......'....);`‘,1';',77-;?';'.A:7,11.341.,.. .!--:#-A:V.Sly.\-...7;..)15(zft:::) ,'";;;V:?:(.:.t..!!.:%.: .),-„k ,.. :;c!,.:Vi13:—.;;::::.) ---,(-.1:- _,‘.441 i ,*-.4" ' .A.:''''Ll 1 '' - - ..'Lf-'7' • - 7,-- • l'
.:::-).,-,,,-.:s..f2..7 ...?..),:..,:•;Rsii.:,...J>,:f.),-1„,,,-. , c-,k 4.,:..;.,:3.:17,-..zr.A.i...-7-_-:...3.-'—..: ;,\j<,-- s•--,„- itf54,i,),,..,---- •.„,<P'" -..„,--,.-""If--;:." , \ • v .
. ,:..;.....1-5-::.,..;.;,-,,'",-,:-.K ;;,..!;:r• ar;:0-..... ...:::_l 4,-;...r•-•1..,i,..,2,,,P31- l-,v,.z.v--.1„1-, ___,• -4'.., ,.,.. ..t,, ......:- ..., . , ; , __....--
0 .--:.-",-* "i-.1..,........,ek-j•-'!".i 1 ..,1,:ei.-7.-.:..' `,‘ ?•••••• --.- ...::::. - ,;fr-. .- - ).. _ -- --.-•-:-,:k.A.e7, - -, •-40.5 - _.:_-______.--.,..,,, ---- ..
•...•,...Ksz-?•--,;,10,,,,-.1-.:(1.. --,.SA'"•' .,..:.:::..-::.,ifif..:::. f,7.f.-..,,,z:.::-. . ,-)7,--:— -,..„.,•;;;?..)/ .,v4-; ,,.....f;;;_, •... .---,,, ....i.,.- 54.0_7.--, ...,„.;•_.:;ez.,, .„: <Iv-
111
lif.,.',•!.7,.','It':_:• 1....-:':.i...:571‘.,,'. 11.,,.1.•,--or,, : :..„L.,.„?, i,,, i":„,.:;.-f-/./.„:•..ij,,:?. .?:.. ,*.,-...,-•, f-,:-...-_5-- -r\fr--.).-v_s-,N,L.41,:..,.".4- fis' 4,t,.1..4.:..";,,,'. ".,r " ::itatql:'...-C-•-•:.—i -..1 ."1,:.
1
CID1 ..-.i•..1•7:'''''.."51-'. .I;f7vc:...1.,--;*-•"%.-- - %-.:-;-'?,'" .ii::,:....:."... ;':,77,..:;--, *. i;-•.,.'.-:::::::7;1•;---J'i(4:2....fr%0,,,4: ,itt.;/%-i':/ ',.,/,'-::::_..:_,--.":"--,t4r.- A',I? '< „.0-''' _....,,,
..""'-,.rj s '.:•t::::.•47-:•5:›17:::: P---::• ,----m...../4..•:-..•?-r—!--:.•:.7* /-•:;'•• '''.:--),:_rs-r• -.:". '"--, --'i-f•-•':f.';",,o.' ft'.';r0V1 . :A/4'.. r-
- ,./ I 1 •
1 I _ •
.. _ .
,.-,.••..•.-/-' -..:::., . ..-.: .:,.-... .,----:..77,..-1;.);sz-,-__,-.,- ,..• '..4:;.* / ,.t ,
\
.., • ,
,:•;,' . .;•. - ..
,, .., •
-
- I`i
• -9. ..:
. •
1
.---1 i. 1 Iti--, •••:"7:-. •,:..i'•:-:. ••'• J...„, ---"j l• • ....4' . /, r 1 1 ••-• : , I • •
--
..1 /
• t- • * ,--,,,_ ..._ ' s'i----
,1
7 i
.i... _ ‘,./'7:• • ,. ,..... .. '..../.:r• .,, "- ••'•-•,Y • - .1-,://.. /"' -I ot..../.5_,- fj,,1,, *
-. 2 ...... ...,. . ',...7;...;,' r;.•..-;.. : '' ‘,.-.. / -,. X ,,-) -;./ ,, t ,-0 1
-- •,•-•."" .
,.., .
C.',.) ...„
1.;
(" ....Ic- r.:-."-' *-'•• •::::4':. ,T.:.' r p- .....•,, -. - . , .. i i,...,....y, , ,,,,, ii, .... if
, ,K,..;:ol:•: -•.• • F...J.,..•r , r.••--,
--.,..;__-• . i ...
,- /• 1. -• •• '• . ••:::.,..;:,.,,.,- ., , r,-..._.. ,,..-
Mk
/,,,c• •,if . ou , i
0S3 ., ,'...-.- • . TS •;•'"'..:_.. • ......:;...: ,./:•1s ,,f.J,/...)... ••' •.'! .,,, 3 iPtill'::/,11; 'VIP.' i ' : r. 1 Ns
- , ...,.. . - .:,.. ..-.. . .....e..: , ....,. ...... ... ... .. .2., ...„.. - 1,, . .: "...1;„ / i
fe.
tor\I -• „, s.,.
7: . .-..'...?.:.;c ----•'• ., ,- .',./.. ' .ff'• i --,?-"--v..-1:.....iti i t,,,••4 ,
• .
I ,
,.. .
„
•
, "-.-,--. .-- .„..------ -,-; ,....1 ... , •,,,,,;,, - ,,,,,, ,,-;, ; I \
,.
,...::.., . .y. .- ., / ,--..c..., . , , , :
.
,
• ..i, '?...... . '----- • j -' '7•• •---;••• .-7 7.' -iir (/' f.7,?f." , d '
..-.- .. • --,.- .-.," .4, .i.,.,..-.-„..,.--;;,--..-„.- i •,. !"
....1- d. ':, '.;--...,!:•-•, ..;;.. -:-1': A
i,...
7
: ,:
•
F. WILDLIFE
There are no state or federally listed endangered wildlife species on the site, and
the site does not support any unique habitat components for other species of
wildlife. Confirmation of this assessment has been provide by the Arizona Game
and Fish. (See Appendix B: Arizona Game and Fish Letter).
G. SOILS
The subject property contains four soil types. Each of the types are generally
composed of a loam substance.
The soils map (See Exhibit III-18) identifies the major soil types found in the
specific plan area. All onsite soils are well drained, and are compatible with
development, given the proper engineering design. None of the soils possess a
major hazard for erosion. The following descriptions from the Soil Conservation
Service provide information about the characteristics of each soil.
Anthony Series:
• The Anthony series consists of well-drained sandy barns to gravelly sandy looms
or loams. Theses soils are found on flood plains and alluvial fans by rivers and
streams. Slopes of 0 to 5 percent, and elevations ranges from 1,900 to 3,000 are
common. The annual rainfall is 9 to 12 inches. The vegetation is mostly annual
grasses, weeds, mesquite, scattered palo verde, creosotebush, and saguaro cactus.
• Anthony Sandy Loam (AhB)
This soil occurs on broad alluvial slopes and fans in the Santa Cruz and
Avra Valleys. The content of gravel in the profile is less than 15 percent.
This soil type is usually found in areas of 1 to 3 percent slope. Runoff is
medium, and the hazard of water erosion is moderate.
• Anthony Gravelly Sandy Loam (AnB)
This soil occurs on flood plains and alluvial fans in the Santa Cruz and
Avra Valleys. This soil type is usually found in areas of 1 to 3 percent
slope. Runoff is medium, and the hazard of water erosion is moderate.
• III-
17
flur 7
•
•
!::••••••••:•:•:•:::::*'::iii:Iiii::iii::ii
]
i ill g
•"''••••••:•:•::::::::.::::•::::::•::::::i::::::::::::::::i::::::::
."••••••:••••:••••:•,••:••••:••:•:••:•:••:•:•:••••••::::•;:::•:•::•:.::::•:
'•"•••••:•:•:::::::.•••••::•:•:•::•:•:•••:•:••:•:••:•:•:••:•:••:•:••:•:••:•:•::•:•::•:•::•:•::.:•::••••::. H
.• ••••....•••••.:•:•.:•:•::•:•::•:•:••:•:••:•:••:•:••;•:•••••:•:••:•:••:•:•::•:•::•:•::•:•::•:•::•:•:••:•:••:•:,:•:••:•:.•: tzt
2
i
: ••-••••:•:•;:•:::;::::::.• ••••••••••••••••••.••••••,...••.............•••.••••••••...•••.,.................,...,....••••
• ••••••.••.•••••••••••••••..........................••••••••..........••••••••••
• •••••••••••••••••••••••••••••••••••••••••••••••••••••-•.......••••••••••••
,........)
4.)
1 1/
• •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
if;:i::.*•••••::"'''•'''' :ii:ii*: •::i**::::::::::::•::::•::::•:•::•::::::•::::•::::::•::::-::::-::::•::::•::::•:•::•:•::::•::::•:::::::::•::::•::::•:•::::•::::•::::•: p._i 05
•• •••••••:•:••••:•:.•:•:••:•:•::•:••:•:•::•:•::.:•:.::.:•::.:•::.:•:;.:.:::::•:;.:...x.:;.:.:...:.....:.:.....:..,....:...:,:.,:.:.....::
al !I
•
:•:••:• :••:•:••:•:•:••:•:••:•:••:•:••:•:•::•:•:••:•:••:•:•.:•:••:•:•:•••.•:.•:•:•.:•:•::.:•:.•:•:••:•:••:•:•::•:•::•:•:••:•:••:•:•.•.:•:••:•:
;:•::::: ::::::::•:::::::::::::::::::::•::::•:::::::::::•::::•::::•::::::•::::.::::•::::•:•::::•::::•::::•::::.::::.:•:•::•::::•::::::::::::::
"::::.'.:ii ::::i.:ii:::ii::.ii...:.•:'..:::::::::iiiil:i:::::::::?::::::::::::::::::::::::::::::::..i 5.:::::)::::::,:::::::::::::::.*:::::::::::::::::::::
::::::::::::::::::i::::.::::::::.::::*::::::••:•.••:•:,:•:•...:•••••:••:.:•.:.:•::.:•:•.:.:..:.:.,:. t.) it
r g3 1 1 I b
:.i.:*•*:.: *ii:::•;*:.?*:::::i.giii *:.: ::..:•:i:::•*::*:::.:::•••:::.:::::::.:::i:.:::.::.:::::::::•:::::::::::::::::::::i:::::::::::::::::::::::::*:: t..4.......1 8
::::::: ::::::::::::::.::::.:.::::::•::::.:.::::.:.:...:.::::.::::.::::.:•::.::.:.:.:.:,::::....::.:.::::.::::.:.;:::.%.:.:...:.:.::.:.::;;.::
:•:::::: ::::::.::::•:::...:.::::.:::::::::::i::::::i:::*:::::::::::::::i::::::::::*:::::::::::::::::::::::::::::::::;:::.::::::::::::::::.
a
O.
61
.•••.• ...••••.••••.....•..•....•....•••••••.•.........•.......•••••••••••••••.•.••••••••••...•.••••••...••
A
ro
o
:'::.: :•::•:•::•:•:••:•:•::•:•::•:•::•:.:•::•:•::.:•::.:.::::.:.::.:•::.:.::::.:.:;.:.::.:•::.:.::::.::::.:.:;.:.::.:.::::.:.:...:.::.:.:.::
..4C
:::•:: :::•::::-::::::::::::::':::::::•:::::::::::::::::::::::::::;:::::::::::::::::::::.::::::::•::.::::.::::::::::::::::.:::::::::::::::::::
:i:i.:*ii:::.ii:::.::::.::::':::.:::::.::::**:.:::::.:::::.::::::i:::::.::::::•::::::::::•:::**::::.: :::::::::.:::*::**:;,:
c;C• 1: •
•::::.: :::::::::•::•:::::::•::::.::::::•::::•:•::•:•:;::•::::•::::::•::::•::::•:•::::•:::;•::::::::::::::•:•.:•:•::::::*•::::•:••••••••
•:•:•:: :••••••••:•:•••••:•::•:•:••:•:••:•:•:••:•:•:••:•:••:•:••:•:••:•:•::•:•:••:•:•::•:•:••:•:••:•:•.:•:•.:•:•::.:•:••••••• •
El
.... 0
.....• ••....•••••••••.....................•
ill
,
•
3
1
I /
3 A.
8 ,E.--
,
A i i
•
t > .c,
1 -,•2
•
•
•
i cu CC
CI.
2
2 i 1
cu
..,.....5 2 '2
•
e '2_
CI
Z
(.3
LLI _
m 2 cp
5?
CC
(.9 CO c
LU .c <
<
.. ..•:,,,N•••::''•1'ale: 7:••••!k•:'-.7.— ;.ii-T.;,
.N.1
" •,--f`.•:•• :-- '' ; sr.:- 's:,.. ..-•'..,4:::;:i•
• ',.. •:_„,„•-•1.;.. •',..-,•.,il.,.`iai-2 'r: 'Z'ri' '.:-
•—.v. V•11"..01.,k.'s...: '''':4;"•:•: ".-'.`•-.,,: ./7...,....::::-:::-- ii.-,:f'.',‘? ;-.-7,-I-, *-7) %.;--,',1
1,., ,,,,...i- • a ,•::-,..,.,),A.,,:,.4.„..,,'''17;:.;:,,r.>" '1 ‘ 11.47-.'::.:';---0:'''''.r."'.
p.,-,h‘a: ' ''Z.-t%! \:.'.--1.•:..0.\' ''klY.'s: ., ‘::;.S',.T:1-1.:-f'd)' ' - 7....;:i '' '''.'...-- .- '. ','.'':-.
,„,„„•-.}•,../,,)---"-A%,,,IP,-.1%---\ •V.Mtic•:';z' '..3Y.'0 tb,- r'','....-,....,,...--A ,.,...,.....yr;',,•,r ,.-,, ,.; --....!--::: 4,4
.,..,14.14-P0,110 ..)''..•--,,e-:::::•.• --, :--,;.,...,•usch ;,,,,... 'zict ‘0--.. .,:r(i.-4.• i•.•:-.-.. .z,;;---;.....,•:..1,,.
,.,.4 k ,,,-,:,,,•.,• ,•;-•,-..-.• , •,-, •;i:• ::•,,'•• .. - , .r-"' .u,. .;'-. 4. • -Y,,-',,...•-•-: . t!•%1.•.'.-. - ...- 1-',
,n3kr-N.-;4'eli iosts.-i,Lt.iv304„.. .„.f
i .if-',:...?v,f,r-ii,. .i6,,,j--;!.61-A5t,,1-•-:--'' '•`,''''_; ua,-.',7-,.. .-'-k;').,,t,-.-,i-e;-.---F2., .-...17' 1 ?,,.:;;-- .•'..:-.- 7, ,-,:-..:-i'Ll.. \'• i.r".:: •:,''.'
. :;c •?; :•1175.:7::5'11:;: iki'l.);04.,Pgit'44:1ria, ..Z.,,,W, ,i-4.1ija:s::;: ;-;7!'-' .(.,::::. :,..,,f-i• _
'....-_ ....:2:7:? •.;:::';1' •:...-6;4!):!.....,2-re:-.;-...i5'4',ct,:13/47,7,11.,,t''V r.cyt5.4.ci:•`',0:4:10.7,5., ..•,;:';.-1.!::;,.--,-.1 ;:-.1., ::-......: ,t13.,..,.".... -14F: .1.1:.-:-. 3.:).:.;-.:......--
1 it
A..: .. .,:;,,,4-*,:—.t.27,_:•-,,.-1,,,I'Tfi„,,v1;...toj.F..,ri<;;,:;.i.:.,: ..„..A...i:',Nt.lr,:1,-4,...,19.sf,-,-,v,,S..,..:-..-.)..;:.• 0.._73....7, ,----,k.,..,.. )A iv .-...'::::,:-.7.::1
.::::,-'• .4'-':-::. :-.)_)-1--...rPriz,:,;-.,-"/ 5 of,..?,417,-1.%:•A'si.--. "kx *,I q•-•:4--(z. ••••%?1',1",:i',, • s!)\—,\-. ''."';••• r••••7---.:- ,,Ii,-i--.! ....---
-,.7--4'="::.1.-cf-.7,:',--/r-rri.-11 r•-'s ,f/c4A14'.i-•.140... .--•-t.t, :es I ti''..' :\ ft-: qkVi&, . 1),is. ^-/,,,,__.-ei,;;;':''.,,,,*. "Z-v .1.,,i ).-•,.-..2fr ,-;:•.,,?.1 5 ,J.:.. . •- J,
'';.. .,--1.,;,-,•:, .5',.%'-f}:4 ''''::-.9 ris-":4i'......................f'''..Aki• :‘,11"1;3 ':'1A:'.4 '2 '-'''... --1:':1;'..:.--1- '-:-..':'
_...,,,,,..„..._,-: z.a,....J5-,...,/,,,. „.....,j),/).3 _.,,,,t,32...,,;1.:,....1-4,, .., 4w,1,,s,. ,,P-- ' ,t.il,r .....,;,:i. ..%. •:---''',/k,,-;r--,....::-.:::-..-?4 -17'4 r),- . -,../7.--:',.-- Z. .
•
-_:>,,-:;_-;:;:li...::::rs'.. y.A%4,15 ii ,,..;.-',9/,..11-,;,;,-,:,fte,,,,J,,,-ir-• i''11,:1:..'5,,.P Vii•:- •,--1).'5,' I ,1'-'7'''''''' - ,••••,..i1Vc•-•::It)'ri-,;;;,6-,, 'Tr:- • ..i.....1 )".. "/"1, :.'.....---..---.:-.; - . r
./';',::::,..;:- ,„r""•:•, ?/z..;%;5:.1.!.7 -1.;.:.j.,-7.27--.. )--i,ft./-4‘.*,?-,,;-4,4,..(..-C,:'''N.N.. 41.W-: ''' 1, =','..L't2'.•••-4, "''• );•)---- ..3.!"---'"Ai,. .1. -,...--j L4-....:, .., ,-,...-...... ,,,4",
•3:-"71--...,:44:/ >.-, -73.-------- • .i.-.; 5,--
',"-,":i.--4';":-:_i:VVI,1_,„.1--.:'.-A.6•Nt;sr,rrs-r./F:.• -,. ',.1*•:.,,•;i ,. .-zc,s,,,,v,-,i6-1,„ .:117.:, f.,....),-t.5)..„ ;. _, ,--....);;-,e7..i.: ,/,..‘,Z:P;_' : : .•.''''' /
k,
1 a 4
..,....3.1..... .....,,k....,, f.,;-:%•_4=-^"12,..,..-:.-: r- .. •,'4",..J.,!-... ...,•. -**--;---1.....:-7- ••••-•-"-e,--
--5;...i :4'•••••'•' ----..')%r4'44 :0AN,"/ r^„,_,-''' re t'..',•,-;,) yr,..7.26:: .5 ,J7'..--A„1-" ,.)-- --jt_K rc).ip-..• ..''''. -•••,_},-,•\"-:-.7
"----,.:5:-.21 ...,.....__:7:'(,--- 4,-__.;.,..:-,.• r- .- ,i.,:.' •••, ,•
-, ,;,--,,s-v,1.•,'..r;:-..),5 --,,, , .,its-...,;\i 5"
....,- .--7'r,-At,. —1.17:: '0 f'• ,s'!?.;,"
-1-• )t'''''--r,' ...&5:‘' ri —`)K..' — 1715<j.i.;`- ' :'*.i ,-'f•ja'': :. , 7-r.;-)11---: -.-... .,.'• '..... ': :' ii .4.• V
7',,:•--54..:`, :r '•4•••1,?"45-12{-rhs.ZCff:':c•i'-:iiit-')V:7:2 ._,.4:;•:il,r--.Y'k.- q_.3,--4crt ::' ?-?:i"'''' :i5:-:- 'r/"'s•:. /-;•_2_,-:,::).' '' AL-•"---....,;*:* *%•:,i. * '• 1
1,4
..,1..., , . i,4...„6„),./3145- .i.i.,• • 11 _...;;;;.;:..;!-, ..f-;',74.f•-........7'-fil-'._ ......st:t,e' .,-4,:„;• ,: I
•
1•:;:.-!Lr.!"•[;---•::: ...;,r/ily..--,..fr,.i.' .,,4.7,cll.t.,I•el ,kj?. rj.,) ,..,/,,,,--x, .ttAlk,•-5:•:•••:-.;.7::....-.;','''''•a::;,1.::....::.__'"F::-..j2.,\...,11 )':
P'..1.+-•"),il'it•-j •ill';(• 771i.2 l',.'.•: ),3W--; Id 7.-f•':-::: :-..-...••••-':-...C".--:•• "i7'.:..."-% '-'4.-'1."'-'-,-Y •Af:'•••;". -"..-. ;V ti • 0 : )'!.
c./ ti
s4 ' A
„1---,5rs. ,. ,,c.,,,t,,-[..,,-,„,,,,s-.?,,-,,:...,,,,,t.,,,,,,..,„,3,,,Ni..,,,,. , I ....7,,•'''1*- .,: ' ' 9- •''.._,
,:‘,",.....?.:!: :::i..-,;-7),','.•,'Asi-,--3. p4q•-•4Lf-A.,,,,3-',:-. :ik: h7 ,,--., A - ..• ,i,-,-9.k,<:” . i ...-: ,
...;'; :':".;z7::!st.:61.,•••'---•>-,),14`.-''' ',.-,.?:1,P.,.,...,".:,ky,:•;--?:•:...7--.. ..s.-:-::.-, - ::-.71--- 0- -7,,,s' ,=--- ...,...J';',...-;;,,f.' 4',..P.-:Ni-n•ziii. l'i'_.- ..i'
A
, ...::::-,: -,',... .•;: ..;, ,I.. - ..:-.----, , ..•.-...„: •,-,,L, ,
r''''..'4'):7.^.1".:' 'It ,''NYi!';‘,•S;`:•-1)11.-:, •s&'•rYle:c'if-Li.,721 1. 'f, ?-tz.-7,-....,,,-A/0_yr,• ,.. .'..,---;>•::.:-9,-r- - -.-.4.- '-_ .... ''T"'.ir'>.'"‘ 7
...''......, ...ii:7;;.'?> '7,54L:1.1.01;•7?,s f}s)..f' . kii.F'''' : 3\1". • -S-1.4.:i"''-'re• '‘ - -.. "),•-13--'1.-2,:". i - , . - ' t
.1 1
.,;....y..:,:•. ..5.•!;.:..-,(1'...Z-'Ziii,j4.ti.F-.1. i'..;,:Ili ri-7•,•;::::::::).71.,..2,, ...,;;-,;:;;-. .g.„:•.,1,.•:.;:;Zyx 4.,...r..:JN5 ,i.,,,,,. tp,.3.; .,./ . 0- ;/.,, ;.1::1, -_,..4--------
i
•7'.--:''''.." -r- - 5;;l-f-;?l'?",'N 1-'3 •-"'•,.? -;;-L.7 ' "fe: •/2,,,,,I:4,,.(1., '''''•••'%!' ..0.,..;27.z...... 1. .> ' '• ' '''---
....'•;•.n.,1•,..:,„,^:•!'it..••••:./..yv ":..".-:,••••••i\-.),,v r;.. 0- -7..7..„....,:._::_:,..: •:_{..,,,.:-...•..- -__ 1,,,z-..._-: i.,,-..-1‘„?:,))•,:-.....••• 7.,:,,, ,.57:-- ,„., ,-Ar ...;;,,,,'"- -,":-..---i--; - ...
_.4c,..- ,
1 f.-5.-,-'-.--,... :,,!--';',-•-•'-:;...Xreff.r,-1. -" .I,- j , ,--r,';,,:ii.;---- „..,•-„,..:;.::-•-••. .!..*-::=•5.----- s-z•-srfc..--.J ,,_\02;z::---, i•--;=';•-,-..- --- • 11;‘,,,,i
r',) ...15.".•:ii c- A: ;,..r•.-t.: :.....y .,-.%:,•• fr-s.,;:, ,,..':-.., *.:::,i',"" .,... 7:1.. `.i.. -_,•- ..,..."-177:-..:..„. i .1 „.,44 „,..,. _., .,.. _•- _,....._
4:...C.'.1:.-,,,.2•':'i4;1---7,1%74.....,..-;•:,)-4,.?;:„5::.1%.:;,1,-.1:'''',..1-..:':::.. ,..;.'• .....„..,:.••;-- .... . . . "::;....---,,,,_--7.:7-5:,,,..--3..;cfr-r,„: ,,, ,,(....2..,c1.4?:".1,1,-...ri/ --•:,,...,-,I1
I
-,. .. ,,.. •. . 1 i 5.,,,, ,1, ,.•,,••••,.,.:::„.•.,••...-;- 0."
J.' ••''
-
\
l' -N17' '''*.:5::._,' ,//1•I I i''---//i5*I ::-%,C. ,.•:: ::-:.'2,, -..r.:".Z -..- . 1, -1,:,,-: .:(4- 4. •(E,P.;577' I)/ --1- - .' \
\
t•••1:3 - i'S. . ..(5.-• •.. ,,../:'.: 1-(:.'/, .--'±;...•?---:.*;;; i..•-:.. :•• •' _,•. :;(-; ‘,,,'.,-_.-r,_-_,‘ , :- 1
.\ I 1
.1\- :-'-.5-7-.74::.7.•••":: y ;-,1 r- .,':-'' :..,•-..;._.--;:., .--"5::r.-:1 r,•,/,-,--'-:=-,,, , 1 ";:t', 1'• Ji 1
j•
•„.r,
...._.......
-I .; ;:., r)..-....:;: -.;. , - ,-1c,;.----;-* c.,4'": e/. .e I ,,,V / ',c1 i i" .5 i i. •f , r
,.:.- ....,..-I s.,...-..-- . 7.7:,..:•:-',. .- , Y-% </•, ' ..-:';: ---/7- :2,,c'f •
4 i
„ v/,‘=.: • I • - .v,.
..,/' ...,-; ') ":•-z--?''.;•jc.er.•:.-• 7:::',...r:::',,;•:-P ! :--- -1.-•-, // , zr:-' rir•-iit I t i
...,....4.4,_-; •:,.... ....,A.,...,-.L....-,-,,,./-•::-.:i -..i,.....2.,..., , . -, •-r r- .,--', ' z ,,,,. „ ,::::/ te 1y, , 1, ,
....-!
,
"--.
':i:-,...1.-7 :....-. ,....:.•-. '::...,...:::.:..7,-.....".'2.:::--J.....,7.c.:7- .... _ In 73/4- . , '://t . i \ 1 NN I
.......•'" /1-',... - ..„--7...i.s.?(;;i:..!;:-.."--- •, .::- ,., / ;-• „---- ,.-.::. .. )„,. ;, ; „” / 'If t. •I ‘ •1 ir's.• , ''‘.•' ,-
,, , , . ,...
t \I \ ! %. • --
- ,,,, •-• .; „c>.....-•:: - - .._„,.., , ••:•... . .411,44-----. ',JO,. .::
,
-
,-
• •
,
A .4, (, f
;
., I • •
' • .•
•
.....•
• A
4 .: '..-f' ---- •'• :•r • ,- ..-',.1----.; 11 `•
; ‘
4- • ,....,. ..i, ,.,:.....•:;'%:-.:%.,-- .ts.„.. ---:''"•".../.;:.:. , v , (4,g, ,-,/,,,h• ! . . •
CO
,7 . - ".)::-.. • ''''' e:•••-':.'',::41,)--r".."7 efe .7/ ir/ i 114.?;;'......: •
.. ' '••, ,---:- ...A - i ,-..., .:0•
1..
1 '' (:-...•-• - I
411 Rillito Series:
The Rillito Series consists of well-drained soils. These soils are on terraces and
terrace remnants above the Santa Cruz River. Slopes are 0 to 8 percent, and
elevations range from 2,100 to 2,700 feet. The annual rainfall is 9 to 11 inches.
The frost free days vary from 240 to 280 days. The vegetation is chiefly
creosotebush, annual weeds and grasses. Mesquite, palo verde, and perennial
grasses grow in some areas.
• Rillito Gravelly Sandy Loam (ReC)
This soil is on old terrace remnants and alluvial slopes in the Santa Cruz
Valley. The slopes generally range from 0 to 8 percent. Runoff is
medium, and the hazard of erosion is slight
Rough Broken Land
• This land consists of rough, rocky areas that are severely dissected and of areas
with Palos Verdes gravelly sandy loam. This type is well drained to excessively
drained, gently sloping to very steep soil material on the sides of terrace remnants
and breaks. The elevation ranges from 2,000 to 2,800 feet, and the annual rainfall
is 9 to 11 inches. Frost free seasons vary from 240 to 280 days. The vegetation
is mainly creosotebush,fluffgrass,burroweed,ocotillo, annual grasses and weeds,
• and a few mesquite and palo verde.
• Rough Broken Land-Palos Verdes Complex (RxD)
These soils are nearly level to very steep and are on narrow ridges that are
terrace remnants in the Santa Cruz and Avra Valleys. The ridges are
divided by many small drainageways and large washes. The low ends of
the ridges break abruptly to low alluvial slopes that border local flood
plains. Slopes in this soil type vary form 0 to 60 percent.
H. TRAFFIC
Primary access to the subject property is currently provided by El Camino de
Manana. Access to Interstate 10 occurs 1.5 miles to the south at the Cortaro Road
interchange from which the frontage road extends northwesterly to intersect with
El Camino de Manana and continues northwesterly to the existing interchange
with Avra Valley Road/Lambert Lane directly west of this property. The subject
property lies one quarter mile to the north of the existing frontage road
intersection with El Camino de Manana_ A proposed diamond interchange is
III-19
9038 it 0 9
planned for the future at Interstate 10, by Pima County and ADOT. The future
interchange is 600 to 800 feet south of the current Linda Vista Road alignment.
This future interchange will provide access to Interstate 10 within 1,000 feet of
the subject property. However, the primary access to and through the property
will be Lambert Lane. This roadway alignment will enter the site from the east,
thru Acacia Hills,traverse the Northgate property,and will connect to the existing
interchange at Avra Valley Road and Interstate-10. This dedication has been
completed thru this property and the alignment established in the field. Lambert
Lane and Linda Vista are shown as major routes requiring 150 feet right-of-way.
Camino Horizonte is shown as a major route requiring 90 feet right-of-way width.
El Camino de Manana is currently a paved 2-lane rural road and is not planned
for improvement by Pima County though it may become a major link from the
Interstate north to the Westinghouse property. The frontage road along Interstate
10 is a 2-lane paved facility maintained by Arizona Department of Transportation.
Primary access to the site will be from the Lambert Lane alignment, (the
dedication of which was accepted by the Pima County Board of Supervisors on
• July 20, 1987). Lambert Lane will make a logical east-west connection to the
Avra Valley Road Interchange.
The secondary access to the site will be from the Interstate 10 interchange as
shown for the Linda Vista crossing, in the 5 year plan of the Arizona Department •
of Transportation.
S
SEWERS
Public sewer in the Countryside Subdivision development, southeast of the subject
property,is currently conveyed by an 8 inch collector sewer to two pump stations
and lifted into adjacent sewer basins to the south. Sewage subsequently gravity•
flows to the Ina Road Treatment Facility. There is a 12 inch gravity sewer which
will relieve one pump station. This sewer will convey the flows generated by the
Countryside Subdivision and other properties under Interstate 10 at the Cortaro
Road underpass. This flow then will gravity flow to the Interim Sewage Pump
Station located within Continental Ranch properties. By agreement,no more than
250 gallons per minute flow will be allowed, to flow to this lift station. (See
Exhibit 22: Existing Infrastructure).
Several alternative solutions for permanent gravity sewer service are currently
being negotiated to provide adequate capacity to this project,Acacia Hills by Estes
and other neighboring properties. This solution will either provide for expanded
committed capacity in the permanent wastewater pump station to pump back to
Ina Road Treatment Plant or via gravity flow to a new regional treatment plant.
. III-20
o n0 2 '2 3 E� L1
This solution will be negotiated and implemented concurrent with or prior to
• development of this site. (See Appendix C: Capacity Response Letter).
J. SCHOOLS
There are no existing public schools within a 1.5 mile radius of the site.
However, the following schools in the Marana School District serve the area.
(See Exhibit 23: Existing Schools and Recreation Plan).
• DeGrazia Elementary School
5151 West Overton Road
• Tortolita Junior High School
4101 West Hardy Road
• Mountain View High School
• 3901 West Linda Vista Road
K. RECREATION AND TRAILS
There are no trails, parks, or recreation areas within 1 mile of the site. However,
there are several regional facilities in the general area. (See Exhibit 23: Existing
Schools and Recreation Plan).
Arthur Pack Regional Park, located at 9101 North Thomydale is 2.7 miles from
the site. It is 505 acres with multiple-use ball fields, golf course, and club house.
The Saguaro National Monument lies 2.8 miles to the southwest of the subject
property. To the west across I-10 a linear park is planned along the banks of the
Santa Cruz River. •
L. CULTURAL AND ARCHAEOLOGICAL RESOURCES
The site has been 100 percent surveyed by the Arizona State Museum. Their
survey indicates that there are several sites within or adjacent to the Northgate
Specific Plan. The survey indicates that several of the sites are habitation sites
and will likely contain burials. As required by State law, any human remains
found will have to dealt with on a permit basis at the time of construction. (See
Appendix D: Arizona State Museum Letter).
4111
III-21
•
Qf') p I I
�3Wp ii
l RZI
o
8.
0
„ H
s •
::.::.........:...:.:..:..,.............:„............:.....:„..............:........:.............:„.......................:„......,:......:.......:.
........ .......... .................................
„.:4 ::::::: ....:::.::::::::::,:::::::::::::::::::::::::::::::::::::::::::::::::::::::::„..::::::::„::::::::::::::.*:.:::::::::::.:::.:::.:::,,
fYrh S eV ( { -wu1w0v4� a
„...:::::::::::,:::::::::::::::::::::,:::::::::::.:::::
:.....::: ,..:,:,....,...........„....,::,::,..„:,::::.:::,....,....::::::::::::::::.::::::::::::„.:::::::„....::.:::::::::::::.::.::.:::::::„:„.....:
C!e6gl EEEo � 3tV QEww• w
("---- --....
7
,,
c.„
.1 4 7
0 01
gl NO
2
1
0
I
z .
LU
0 '
r
J .
..,40 Pi, fp.
. it_. . , a,
% . :, _. g.y
71
i C' 14 613 1
• lip 1111
-
WIMP la:"...
0
di
do
6111.
moo
•
04 T
V
m �r 4r+rL • I• • 1
•
...:::::::iii.11::: ,• - Ae
FL,
0 •*'YI r"
'" 4. ., ('( •
r
4t . ,
riliklAr �, . :),1,.....,..
O�wC11!K .- . r '~. �
f3 5'±1 { t
,..;'
El
.
1.1 '
]
II i 1
iiiiiiillior E—( g 4"
p 28 I'
. II .
tt I
: *::::::.::::::.:::::.iii::::::::::::: i:::.iiii..: 1
I;
,..:.:::::.:iiii:::.q........:•.iii:iii.iiiiiiiiii.:::::::•.::::::::::iiiiii:ii . ,:iiiiiiiiiiiiii•::iiii.::il
q
.....:....:,......;i:i:m ::::::::::ii::.1:i:::.:::.::.:::::::::::: . : :.::::::::::i*.::::**i...*::.::::::::::.:***::::.:::.***:
...1 e8 II
A .,....:.:::::::::::.*::,.....-•...::::::::::ii .:::::::i...i::::: ii .: :::44.......i.1::::::::::Ni.ii....p.:::::::::::•,•.%iii:::: ::i.ifit....
,:t. i:::::*:.:::........-.
rj
8
*:%::. ::•:*::::::.:::::::::::::::i::::::*::::::::::::::::•:**::::::::::::;:::::::):::::::::::::::::::::**:::::*:::::**::*:
:::::::::::: iii:iii:i is.:.:,::::::::.*:•::::ii:::.:i.:::::::::::?::::?:i i.:**:;.:::::::::::::::::?:::::::.*:*:::::;::::.:iii:::.:::::i:.*::::ii::::::.*i;:::•:1:. )-4-4 C-4--'..-1 t
• 0
1
:......:;:i ....b*::::::.::::::::::::::.:::::::.:::::::.:::::::::::::::::::::::::::::;;;;;;;::::::::::::::•::::::::::::::::::-:::::::-::::: '
•,— v.
.....:.::•;i:. •'..;'::::::::::•::•::•:::::•:%:•::•:::••::::::::.iii::•;:•:::•iii.::•:':•:•;•;:•:,::':•:::':.•;?:•::••::•:•::ii:•:?:::•::•::ii:••::':•::iii::%:'::::.:::'•::••••:•::::':%;:::.:::::::••:'::ii::,:i•:•::.: [...."( ti.).) .4
.:•.;.: :...............:•:;.:;.::::.::.;•::.::.::::•::.::::•:;.:::::::•:;.:•::•::::•::.:;.:.::.::.::::.::.;;:;•:;.;;:;•:;•:•::•:;.:•:;•::•:•:;•:;•
cx
.f.::::..ii i:iiii....iii:i.ii.::::::::::::im:::::iiiiii.:.: :::: :.*: ::iiiiii. i.'::.*:::::::.:::::::::•:.:':iii.:1.i....:::::•ii:ii.ii•iii..:iit:ii p4 ; 1-.4
twill.. )
4 :.::.:::.: ::.::::::::::::**::::::::::::::::•::!:::::::::::::::::•:::::::::::::::•:::::::•::::•::::::::::•:::::::•::::•::•::•:•::•::::.::::::
g'
.,,
g7.)
i':::•:::::: :::::::::•••••:.......:•::.:.::•:;•;.:;•:•.:•::•:•••••:;•:•:;•::•...:•:••:•::•:••:•::•:•::•:••:•.:•:••;•.:•:•.:•:;•:•.:•::•:•.:•::•:•.:
::.; :::::::::::.::::•:;.:;.;•::•:•.;•::•:•:;•:•.;•::•:•::•:;.:•:;•:•.:•:;•:•••••::•:•::•:;•:•::•::•:••:•::•:•::•::•:•::•::•::•:•::•::•:•:: V) .6
.0 Z :::::::::. i':::::::,::::::.:*:::::.::::::::::.:::::1';:i*::::.:•::::::::f:::::i:::ii:i::::::•:%ili.:::::::::::::ii:Ii.'i:ii:1::;:::::::*:;:*:;.;:*:*;::::::':
A
\„-- —/
............: if:::::;;I::::::: :.::::::•:::::::•::::•::•:::::::::::::::::::::::::::::::::::::::::::::::::::::::•:::::::•:::::::::::::::.:::::::•:::
•:•••••••••:•.:•:••:•:;•:••:•.:•::•:•.:•::•:•••••::•:••:•:;•:•••••::•:•.:•::•:•.:•:;.:•.:•:;.:•........:•.;•:;........:•.:
44
::.....: .::.....:............,........................:„.:.::.:.......:.::.::.:..........::...........................::::.::.:
..:::::.::::
1 1-4
:**:.::::::.::::':%"%.*
::::::::::*:;:::.:.:.......
....::.: .:::::::,........:::::•:......
:.................:.::.:.......:.:.:::...:;•:•.:•:;.::.:,:.:•::.::.::::.:.:•••••
,.......: .....:•::•:••:.:••:..:•:•.....:.:•.:.::.:•.:•...:•.:.:....•
:::,.... .....::,.........:.....::.....:.:•.:%:.....,....:••••••.
.E... p 0 _i.; ••. ........••...........
..............
...••
.5 vl IIIMI
11, 41
0:.
co it
A I 1
E t.9 to
ic.
in cc
:
S
. •
1 1 !
ET)
•
V th2
2ar -
Wit
z
• .
.,.,
••:•,iii•:::,.,:•,:.,•,,,.,...,1::::::11§:::::..1!.:::' 4.
0
WI 7.,:t:% I . 116
_1 ''
iorir SIR
,:ti••.:.:1.:;.i
i'llitill
•
..:,
ST ,NM
i
ik›.4....:.................. ce
•
cl.8
1* r.c. 8. ‘ ; •
k .11EN0 1.1., I 61
•
2 --
a 7 e 4
.....„ e om
(.,
•
. 111X) .1
6.
it.
,le' ' '
w t
at
Apo
.14
!
..
,, ...
i,
...5
4 AI
.4-- n
1 0°
Pj UV si
i, 1 1)0 .40 1
(11
•....:.::::::::•..
/ \ (
i
••
V il 011 rl
/
d . •
/
.v.vi r t„
• 1
AAle.,
4e
........;::::.:.::•:::.: 0.0.-6"
:.........:•.:.:;.: .
.................
.•........::::.::.. .
1 ... r'(
•:::::::.....:.••
• /
, .
. .. •
kg
II "14
/ ,•
.j Lu
0<
\,...
• \
i ' 7
.."..°.
i f Z
.,3c;
1.<
012
.
.
.
. •
, tett
.
/v , ..,
.
'I*II
' V
•
ilg 474 /
• •
.•—
I 4')
Ifi ‘,
..
_
_
1
z 1
::••••••••:•:.:::::::::::.::::::::::::iii:iii.....:.:::::
]
N II g
••••:.:.::::::::i:if:i.i....,:i..:.1:::::•::::if::::::.::::mi:i::::i:ii:i:i:iiii:iii...*:i:.:;*ii:
•
. ...................,..........................................................„............
I'6 1
:::::::::::.:.*.::::..:J:iii...:•:•:?....:?..iiiiiiiiiiii. 1...........i.:1....1.i::::::.....,11:::iiii::::::::::iii.::::::::::::::.:::.::::::::::::::::1::::::::iiiii:::::1:::::.:::::::::::::::.,::::::.:::::::::::::::.:::::::.::::::.:::.......::::::•.:::::::::::::::;;::::::::::::•;::•:::::::::::::::::::::::;::::„..::::::::::::::::::::::::::i:i..:::::::::::::::::;.i:::::::::::::::;::::::. tzt
...)
0
:•::.:. :.:•::::•:•::.:.:••:.:•:•.:•:•:••:•:.:.•:•:.:•,..:•::.:•:•.•.:•:.....:.:•••.•:•:.•:•:.•;•:.:.....:.:••:.:•::.:•:.•:•;•:.•...:.:.....:•:..:
•::•:.: ••••••••:•:•:%:•:.::•:.:'::•:•:•::•:•:•::.:•::::•:•:;•:•:•::::.:•::.:.::::.:•::::.:•::.:•:::•.:•::::•::::•:•::::.:•::::.;•::::.;:::::•
. : :?;.::::::i::::::':::::i**:::::i*::::,:::*?:::::.*::*:::i:i:::*1::::•:** 1
0 1-.... E. c,
0 g 1 R8 1 1
i a b
Lim 6+
•r-- _
P. r .i4 ........,.: ::.::::::.::::.::::::.::::::.::::::.::::::.:::::::::::.::::::.::::::.::::::•::::::::•::::.:„...:::::::::.::::.::::::.::::::....:::.:,
: : i::: ;;;;;;;;;;;;;.;ii; ;;:ii;::::; ;i;;.:......;;;; -7.__! '
•.::::::: i::::.:.......,..:i::::::::.::.:::::.:.::.:.::::::::iiiii::.::::::ii::::i......:iiiii:.::::::::.:.::.:ii...iii.......A......:i:ii......,..::::...:iiiiiiiiiii:•....iiii..ii:..........::::::.: t---i cx, ii;
... . . .. .. . .. .. .. .. .. . .. . . .. .. . .. .. .. .
.•••.. •..............................„........,..................•................•....................................
s
.;...... :.........................:„............x..„....„.......:.:•....:.:•.:.:•:•.:•:•:..:•:•:•.:.:...:.:.:..:.:.....:.:.:•.:.:.:..x.:
Fx.4 g
Lii,
...........::::::
1 ce) • ....i.:::::i :::.::,:i:,,,:::::::::: : ,.........::::::::::::::.:::::::::::::.::::::::::::::::::,:;::::,::::::::::::::::::::,..„......::::::::::,:... cn i
z
•4
s Ei 0
.54 0
.....................,...
•
Z
8
i
8
1v
-..."-1; •,•-ix.:-.i::i$: -::::-::::.
CD .,..-i''..< 14M: •:::::::.iii::-.
Lij
... .
..;'''''....
11 I Ar-''' ::: ..'--:.-: ::-...7:.' ,'..-....re.:1:
'''. ' .' ...)'.N.,'," ....'.7/:.-;. .17: ,,•.:-:*,%gifr:;:••:'.-.111%.
.,,,,.;A„t.,q...,4.. ,...:.„....,.. ,..,•,..,., • ..,...2-,•... .,:...--..-:.--:-:: , ,-Y1?.: -#.-.--4,--...:,, i:.;•?:
,.. ,_... .,:tct•,.‘..!:.-q:,.••.1...-,-..,.,.,. f‘• 1..,k „ ii}„.,?-n' ..:-,t.,:-.,- r•-•-.)::•,-;•-:-.) ..,t
,,• , s•-•.:,1,,,',4-, . %. .*,..v....;..:....t>. :r• ...:n , I...;......vitot,,p,;bi:.,,-- • __ ,.,..... ... ,,,.••„....-..... ,....-.5* ;;!;.....:
.... ••- ,...;L.,,y.,,,,t,"..?7,1h.1-...'54-1;,... ..T.,t,t..„1, -N.:•-:•-.-ti.,••,_71::!.-.) ...v ,:'4.i,i,-. r ' ;"••' 116•:k7-71 •"'-,',It',,.X1r.,::',1'. .r.'"•••;;•., . -•::::--zr,••••;;.... ..'•.2-
,,,,,t-.2,,,5:,,,..-tv.:.,•1,)4,:,.,...1.;•.. ,,..;',4,,,..';-!k;',.\;ti•!34•:•- ;1•.s, •".2.''`' ....:1/4,3+,,,0-;;.-1•." 7'. :..,.,.• .1, !,,.F:;;;:ii:\ ......ei.. ...::::::! ,.. /1,-...-....-',
.,........:1 i i'j-re'/-7..,:r...7/' 7. 1-)jr Z-,iW ‘1.-'/: ..:1.,/II .k.12311'111:PS \40Lk.\.:;•i"..',`16,,....1...", %'..... j•Y t''-‘.1::'; ; '.'.1 ,..:4.a ....1.::,:.........ifs,....... '‘,....-.)
.,,,,,:;-..?:.:!;,;.;,:i.7../.;„.- -;-_-1,vi../:.--._!?"..'.'..,18v".riku,!rAil:;tY-1?14.si:-::,•; \-.)1i .A'..' .'--- - ..•---.'r•';';'. f."''.:S` '''--: .(' ....' '.. ''''':'''''. ' ****4 ''' .:".. ... :::•:"-*
.,:-.;'-ir.. .7C'.5,`••.--':''-':'-!:Ir:),-- 121rr,--_(cssa4.jr?in ,,,/,..-V"'...r4.-.L.'(.3-0-4.1 ..-1.15.'Z:!.''f -•--',,,ZC',.''';":. ''..:!:.'',Z.' : -;,;;;;:::...117,-.;:-
.:_-:?..-...;.'..:71.. "•.: ..;:.1S:::•.721.if-r:t:'-''...!/%--4 _,:.-Ax6.4t,.4:y it.,,T,,i-:,4:§..?.0.43';::-!,f r.t ..-: . '-.,, ,,
if-- 1
.-C..-;-',-J .:JiiK'-'.• !3-X.V4'-:1--',' ,f7".2-fe,i(-•-1,1'....-•,,Pf' ::::-/M..f:r ..''' -...r. :-".:',' . .'.li,,.'''•':''-':-.^...;-''.''' ...:•••• \: ...:...s.4, ......
_r'-ef''.•:::'-. ',"'l c'' ••••-Mjaq...--,-//(407/'Lf.-.1-13ijs::1..''•.", " J'tr.\;$4)4!•l.:.-:: - -A. ,- -,,--. '-'-' `,,t.--r •: :': ,< . ......v1.•:.:::•''.--- --- 1:::
*7--' ''''.:•••••-i,4:••"..);:77-"' rf--.-,..-?-1--, ,...- 1*f.,"'i'c-.,74.:/•,'CIV:". ,•, "r‘N.". ....4i:1Z--' '''.•V: 'i'''',4;'", C. J-.,N 1.-- „5.'"• ' ' •1 ' in''',..,‘.0:.;: -- --'-,%-.... '..• ,,., ,.•'
''f'.;:i... ,..,/".-rf,/-rri''. f‘j,"5 14111'llr'..A.*,...''''',-,%• 1.1:1t.^,--,iZ :,77;•-4‘.tT14,1i: \,\A!Z-1';‘‘ ...,;:,- .0-1‘i ,,.- ',.0.,...., !I ) .'•:':-.%!**:,1'......:' - ''. ;,,' .. f.--." .:.
.:*., ,..:::,..) :.. "7";-2.z.....i.11('st_.-ajirt=.:,21,,I;lr'1,1,M5.:IrrlY ,f-,11 ',,:ZO,J,..,,...,?ki,-;'.3, 1,.:". .4ti,tti e .i.4',1-'•%t'Ss. iciltt-k..; ,...rt''',.;;.r.,:::.4::::::i!',..... gik,:.'" ..,.._.,_',':-- ::.,.r'.-;:;,::•-''' :',-.
„*„. h.
, -4. \, -42-'1F • '.,';`-,-•/•-'.,;.-.7-- :, -. , t --'r i.:--- -,-,::-..- ,.--, . ..., 7
0 -...--i-.,... ?-.5• • 1„.4iec../Z-1,-,17fl•-..' 5/?.lc:1,5-1,1"3.2.. .?'s,5.'.1.-e.,!.."-1 i‘V-_,30,,Wt. ?..\.-...-.:.* •,-,"-...±-,: :;•:,... t.,-.; .e-,:-..---...•.-A. -z-4pf f )7 --L-ni'----1 -'.-":•••ft-.,-..
s,v,4„, \ 4\
\
; ...:-.)-----%•;j.•f...--2,..y1+11, r___J-;../4,-Y.ti,;;;t::..F;'ij.•;4;1,ti.,' if:-.-z,Jq.„3 o'' ,N„S f 1": '1 Krtif,,.*:'‘',S,''''•• -°,., ,,V;sier...-,---."--. ' ..',-;:„..:r-,I ,..c,e1..-,.,-:: ....-, .....7.--,-• -- •
.....-fH 1,...y,••••,....„,.sikez::,..:0„.1. -0.,..:-.)--`,'„,:.3.1:`,11, 4„1,34/31':-.44:,.s,,:-170.-;„. .7.1:::,ft..-`,......,,:se„ 0 • - ''•.. , , ' ."45 ci...-- P.- ',/7..-1,:::•si0 I ,,V- I --"/"-='..-i --'-----..,•. .-7V.
.',•:-...•,C,4-''..-Ozt•:-.':•17^-fs''';',..e.hf-VA)"-r.t..•'Sj?;):47X':%,'V-7.-'.:A,,,v,tif'" ,- -e:_,,,.,- s.7.--,,..r1,,.•• -...:.,.-:... •,,},-. ' rk./v_ sa'a)7 -r• :••••:., / .:(...;1-r,`..'":7- ,•1...-... -', ,,'
'i %'''''''...7--,'.3q,s:'.$1,,:r7:.-:-,N.-',;-,1,;77-1--_,•-,,,,-,,,,,t-...4i-7,4,-,,,iics5:\7r.et'A•:.'<‘"; '‘)7 ',:•--/)ii?$•' 'f/-.':''% ,. -/--k'..;.;•-le-s.:.6'4';"5 ---11(1 ));-6'.':;'-'--3714-;-;;-....-:/.
.. ...5,-).„„;- ,,..,...„,....;;:„ ,, i ,.._-,., ... .) ......
...,;,,),;-:,=.;5) :izt::-
4 -.',..13.\.:,..~-, ret,-----x:
.444k
..;.-f::':'.e'i-f‘. *:.;‘,41 :.-.1-,441Wikti,;k1.Jri-P '5.0.:>/44'".7-0.s-'-'1 slte:1;:',111•''N-/...-1.) ,*:/. •.,Sfi-,-) ".ii.!-L; ''' ''''. ---'•7/i' .:,-,..i'.7':;r i..)...•.:.:;•-•:R.7..' f: ,•-i V"'. '
''''''::57'.V11.'?'.1.1-11,....,t401' .k1;;TI-Li- r:1'1"•''1•".i, -'--/(',S,TC,:f-Les,...'/..('f,•: "'-1 --..:". :1:;: .:7-77=)„(•-•fir,',,r;%'F.,.,.H..,41),.--f'. - 'c;`•' .1 .**
\
\
. „.,,, ..11,.. ,..s.--., -,,...f,„--:::,:71,1%.,..-,:s..„.„.,- -.. ,,,,....i . `1 . ''' '
nit41/4.
721.1f t r 7.4 •}Pt,..0A7r'P4t4s-' 511.y9,,i.,,j..':rr '''.., .:---' '''' ...% ..--*/:C27.... '.*:‘=•:.Y.1...-- 7.--;- ,.-.PA (2.--*,;.1- 1-'''..nr-:-:-.":"'1.4 .;...; ' .. i
......ts ,.1 ' e i f•-•...ii":',.., ....44. ,..„,..., .1!`,,I.I.:4 •••'. ,,.r... 7,:.--' ''',/ r` - '-'• •
:1-11:',.,;':',;.-:!,:::.1."';.• 7,....,s_s 3f., 1.„7.1,_ p,c,„.......t4.1, r.y.d,...),"..... ,.•';:,.. ...,.....,r,z..„.. .......),,..5..,,...-{.........5,......2, .,Jr- -..,0.:t." ,:s5:,•..-._;:,,,,,„,•-?; .. lo.:-...-' --., •,';,,,.
-,,,,'•;-. .".., ...f)14,-;45;‘,;..,,.;, •Ni -'4,.,-.$,`-z,fr:rki''''....44v,- 31,}7N.,-;:.cq•-•.......)„..„...::-_ ,...:.......,..,.,.....,::,,•03 .5;k'iii, cr.s.--e......2„./..- ..:!•-_ ..„....;.:,.... ,,.• 0 0••••
y;
;,, ..7.:: ....q,.zi•-,.......-.;-- :..„..vc.,, ....ss? ....: ,w:,,,3:1.'il1/4.1 ,,s1---72fi.,:(k°47::',/, F....:z :-..t....;":.4.:•?4::::' - r •?4,!• ).•;1,._. _,-. /-;;?,/s'Afr: - '.."7"..h.4.-'' -'.
•;1•:'.'•:',-:',.':.'".::::: .:-...4.1.5,,i x,.. v,....,..c. r.,-;.c.-xA.,:7:;!..,,..,,.-:riti.,.,.,--/;,...>"---::;,:... .11.•.•- •ie,,':'-''' `,.--',./r..F-4,-•,..\s',..5' ;:. .-,.._,,---.-0- .i.. .‘ ,44',47..'• ey„ .•:'''
..;1c:>,•'}s:;•'14<•4',,..,,,,-11),,..L'irr ,T'•::IF',.:''.011,0''' 1:6-:`• '.14-c1,14::..15‘..,t'''''",...••••.r:'''. ...q.::••',5".'1.:*:: 7',1"-'.---,C :jf-fr4 ''' ' ,"if-''.',.$• i ..t.fr' \s,i;,4.., T ..';.•
''':::•.:..-..•:,%lig'. 4, ,,; 7S.,Air•ric^,,721, f;:,--'0 ?.;-ct.-,i.,;:li-r).•Al.e.ft-T,,,i'•<-:,-!;:-:':•;1)v;;;5K-..";!-/%---:.-• ' .... ,•,r; ,B1r-;•);( ./ - I•0,....4;---1 .;.,,,;A,
/Fel*
?...:-/,;',...7'-','•.:. : lia,......'tt.4' rq;:.. .;‘..Hrfit• ;,-...,.i.,::::!:24,4C::::.-N161,- -): '',. , ,„,\Ir N ..__,..,,,j. )yr:,: . .fr;.1:''\_i_. .„.4too_gsiz..,,,.47••--1,.. 4,,,,,, :. . ,
. - •.r..t. s:4-Ter.), •'I...'', ' r‘:.. 0\-./,,..ik,,-- 3),:k.,' ......it- 'lei" •-.....- .' • 1......!,..1,
: ; 'T',..‘".' .4.2.);3:5 ,1iS17......1.-..*,..•3, .- ';'-, ...1 ) ,y.'c4 . ,7". •_-_,./ • e;';.:‘,;';.,,,,,s17-_____Ac________----••i '‘ • , _,_,.
is,.A.:, ..:!".; '../...,1.,K,,•:•.r:....4/1.,-r-;',1i-k---.„k_ ?'r'' .„.,- ........,..• ef....-::':,..',„„?..,..,:-.:7:: '.._,i0.•••• ..,, _,,,-
r-i-144: ...„- ---0.:
;;.'..-:..,:eis7'''•-7:5 11:::4::Y";-'t• •'•"''-'1"-- • • ....,:;-2-•-•."...v* •-;'-c..•••--•••,:•::::•7::-.7-•;':''.• -!.-„L-JJ--/....,,;,_- f7'.. 1 •I. t --..,-.7 . ..,j,,, -•,, - -1••." ..i.........; .
;'...- =::,----.1-f•.....'..." 1.- ' .... .•-• ,.7....-.." ' i'••-•-•.•-...-sr.. cf,-,) , *1A • pite ' •'" at -s-,--
3.-? • - .....,..-4:-::, .,...`".c-.-- ',----7,,z7---. !.7.' •-•"'•-='. •-'' ,. !,•::'.-'`.. .. .1.-',-z•--'1,-.
, 12 , ,. '.e //:,- .-.L.,-•"4-----........e .,3
1 •
'-.---,1,1,r:..›)c•:*: 7 :::,....`i., '•-•'•"),\_p ...- r,- • • ••• .,...--„,- •--,, •:::W.,(,, ,,,, ,1. A/
--.
.r. ' :5:•;... .-.•'1'-• /11 f 7.--;•-'r:-.7.7-.:::.:..--::..j . :."•-• •- .---"-,. s„------- -/:-...-.r/ V.' '-L.", .•+- ' 1 1 \ , - :
CO --”"' !: ":• ....**1.....-- -^'. '1.'7 1•--.r"'-• •:''' '..• ' •' • :-_•‘...;....•„,t(2-, er ----• ' -.•:." . ---- • / ,i-•-,•). , :• ,*-
. ..: ,••:[,:: I d " .....e ;:., • ,..... - 7 : s r•". ••,•• 7/i ii! :
e .
'''''' • -•?--%., ‘•./..r-• • :/.i -- .-' W.'-':.:.-:. ::•//:::.......--j'," . ; , i i- ''' ''
/
...,..-- r_••:7 .. .....-.-;. ..,.•,2:_ ., ry.,;.;"),..,.. y.y.-,s_;....,- ,..„,:,.11., .• .., ,.:•:•;!..7.,..-- .--..../ .,/.-,„0 z . .,. y.
t.,.4.• I
, .... /. , .:...L.f......r,. -:,',..i:...:,./..)--,,r..,!...":(1';'• ..._,.1.-,:,'7..,._ ";:,-''7, --..-',/' (i,Lr.iii,,N / d ' •
• • y... ..-...:e":,-.-- ..-::1--'..Ify1/4-..,--- „..,,..,-,::-.,,, :..- _/- :. ,,,,
',,, Ail. 1 i • 1 ,,,^1 .-'=-7 ' -."'% •;
.. ,-;-f-Ae•..1.:.--- '- 1 :-',.".----/ . '';?-:.' r-J '• •••-'•' d -"`• .?
- I k... I \ 1
..-rf-----/•-e, 1,1) e i I .'•.'"----; I 11 ' I
/ ''...• : ..7...":',C.`4'.:r'..; - ' ''.:1-21.-• ; ' --s•-7,'",... .: • -.1;-r / ' •- i''.1 4.A7') /kit I ' I lit 1 N\ 1 1 1
. „,..•••
,,'-- - .,. ..rs.;"14'- :`: ., 'r,-).;7.1P----'' * . ." ••;"al V/ •- .,„-1' • ,` $y" ) 1
.1\ ,,' `:, ,- k •
,• r\,-- . . ,'" .,... .1.• .•-:, J,1,..,/,,-' i , _... '.-' j:.'' . •4111)::-X- :• !..1.. •, 1,,,i;,---• /
II \I s,
• __- ... .......:,.
. ,
..;•- -••-•'-•-•''' .I...-7,-7 - .. ,••• . , . . ,. ,..-
•I /2
.,
, •......-•. ,'„,:...,'•%i-7:.. -„-.... ..• .,-\., .-.5-. ;."•./( ./ p"...9",•//::c1----Z:t,Iii • • 1 i It
'''' i /,'•' ' '
. .„1.7'
7 . f: i':..---,,•-•"t,---.,/.\":--:- , ,i's,•'.',/ ; , 11 (/ N4e.,' .
___„ • - .....1 - ,, , .5 j%---,,,•,-,.....;.."-,r A :,, 1 • ,, . p/ :,•
. . .
... .
'
• IV. DEVELOPMENT PLAN
A. PURPOSE AND INTENT •
This section of the Northgate Specific Plan contains a description of the goals,
objectives, and policies of the plan which will allow for the development of a
cohesive planned community.
The land uses proposed in the Northgate Specific Plan consist of: single family
dwellings, multiple family dwellings, office, commercial, campus park industrial
and open space/recreation. A 10 acre elementary school site is also included. The
development establishes drainageways and circulation corridors. Landscape
bufferyards and building setbacks will provide positive impacts of proposed non-
residential uses on existing and proposed residential properties on and offsite.
The land uses are derived from careful analysis of the impacts to the surrounding
properties, of the existing and proposed transportationcomponents, drainage
solutions, and utility's infrastructure. The proximity to Interstate 10 provides
excellent access.
• The Northgate Specific Plan area is a planned community designed to provide a
variety of opportunities. It identifies Marana as a community of quality campus
park industrial/professional/commercial complexes, and open space areas linking
the residential neighborhoods.
B. GOALS
The Northgate Specific Plan contains goals, objectives, and policies that are in
agreement with those outlined in the Town of Marana General Plan.
A set of development plan goals can be established which recognize the major
development issues in the form of proposed physical improvements,guidelines for
future development, technical information and regulations.
The development plan objectives are listed below:
1. To implement the goals, objectives, and policies of the Town of Marana's
General Plan.
2. To process and adopt the Specific Plan to provide a precise understanding
of development and future growth for the subject property.
IV-1
416
• 3. To provide a balanced range of land uses, anticipating current and future
demands with a range of opportunities.
4. To provide a backbone infrastructure system and public facilities to
support development in an efficient and timely manner.
5. To preserve the integrity of the landform.
6. To create a circulation system that serves as the "thread of continuity"
through a variety of neighborhoods and provides access to regional
circulation.
7. To provide open space as a community amenity for recreation, linkages,
drainage, and buffers.
8. To provide a range of housing and employment opportunities.
9. To provide variety of character in the community through the use of
creative land use, architecture and landscape architecture.
10. To provide a definitive community edge for a variety of residential
community types.
11. To provide a general development phasing plan which will indicate a
logical estimate of how development will occur.
12. To provide an annual monitoring report for the Specific Plan to monitor
the project and regional growth.
13. To process and adopt the Specific Plan to provide an understanding of
development and future growth for the property.
14. To provide the framework for the management and administration of this
Specific Plan.
C. LAND USE PLAN
The Northgate Specific Plan land uses are depicted in Exhibit IV-3. The plan is
divided into nineteen (19) planning areas. Each of the planning areas contain a
symbol of the intended use. The project presents the development as a planned
community. Each of the land uses integrates pedestrian and automobile
circulation, new and existing infrastructure, aesthetic and visual setting,
development standards and guidelines. The concept of the development plan is
•
IV-2
90 81 7
it
• M. COMPOSITE MAP
A composite map exhibits how the cumulative number of characteristics affect
specific locations on the site. (See Exhibit 25: Composite Map). It identifies
areas where several potential site constraints coexist and may require special
evaluation with regard to the proposed development There are no areas in which
development would be prohibited by any adopted ordinance or policy.
r
III-24
n 0I 14
1"...:.:.::: W
]
......:.:.„..i::if:: :::.::::Aiii::fti r.--4 .... ...
,.....:.:.::::::.:*:.....i**::::.::::::::.:i....::::::.*.::::.::.::::::::.:*:.
.:....:.::::::i:i:iiii:i::::::::::.iiiiii:::::iiiiii.iiiiw,:::::.:::::::: ::.:;::.:::.::.:.::.:!:::.:
..:.;:i:i::: :*:.:iiii:iii:iiiiii.:Iii.:?::::::::ii:::::iiiiii :::::::ii:::::ii:::::::::::ftii.o. iiii....iiiiiiiiii.ii:::::ui:
A
RI gz !I
. .......:.:.:::::::.:iiiiiiim::**Ii ii::b,::;timii•i!,:i.lii:::Iii!ii:::::::::iikiNii::::iiii:;Iiiiil$::iii.giil'ii::i
:::::::.,.................
ej cot) i
0
::.:':i::::.r::.i riiii!iiiiiiiil!iiiiiii i i i ii i i 1 I i•::::::::.N i i il i!iiii i ill i ii il i i i i ii i i iii i IR•:::::i ii i iii 1::.iii I I iiii i ii if iiiii i i 1:11 I i. --r-4 t--) I
:::: :,:•:::::::::•::.:•:••::::•:•::•:,•:••:::••:•::•:,:•::•:••:::..;•:.•:•::.:•.:.:••:•:••:•::•:•::.:•.:.:••:•::.:••:•:••:•::•:•::.:.
..v.—) (..
..4....Th •
.f•-4 U
L) it
/-- --- ,
tl,..) .1
crIpL4 [
.:.....: ........:.........:.............................................:....:..:.:%:.............................:....................:....:.....:.........:.
A w
- -- -42 . ..s.___ _....)
8 •
•.—.)
:•:..::::::: ::::::::.:::::::::::::*:::::::::::::i:::::.:::$:::•:::::::.:::.::::::::::::.:::*•:*::**:.::::::*:::i.:.:::::.**••••:i::::i:
...:. :.....•••••;.....:•:•.:.:•.:•:.....:.::.:•.:.:•.;.:•.:.:•,:;.:;.:•::.:..:•:•.:•:;.:•::.::::.;•::.:•.:•:••:•:••:•::•:•:;.:•.:•:•.:•:•.;•:•.: Z
••••••• ........:.....:•.:,...:.:••:•:•.:.:••:.:•.:•:•.:•::•:•.:•:..:•:•.:.:.•:•:••:....:•.:•:•.:•:•.:.:•.:•::.:•::•:••:•:.•:•:•.:•:•.:•:••:•:;.
.4
-0
••••• .:.••••••:.:.:.:......,....:. ,...... .. •••••••••••••• . . ••••••
3 Q Z -- II ii•iii.Kfii:iiii::::::•.0:iiiiiiiiikiii!iiligiiiiiiiiikiiiiiiiiiiiiii!iiiiiai,iiitk:ii:•:::
.,.''..' Z -= • ...i::::, :::::::::::*:.::::::::::::::::::::::::::::::::::::::::::::::::::::.:::::.::::::::::::„...........
.:.:::: „:„.....::.:„.::::.::::.::::.::::.::::.::::„::::.::::,::::.:::::::::„....••••
,.:..:. ...„.„..:....„......„:„.„....„....:.::.:.::.:.::.:„.:„.......
...1 <-4 ...........: .........„.::.:.:„.:..:.:.::....::.::.:.:.......•
w
3
t
:@
•
8
;cc f
i
A..
"R
f
•z 5)4' I (5.-
e 1 1.3
E 2 z 0
1 g t g M
2
C..)
0 0
w . cc crE n 0
(.9 ci • 1 M
w 2
--'---------i-
_J
• '1' v 1
v II ,h I
112 I.; I "" \ .
1 i
,-:-:,.. c.
• ____
'.....--*** .. .. lirn•.0.7ti 'TA. v 1 gi
. _...— 1:':• -.. v gi VA ki. :'?"; !;Ia;
1 I.•
. -
,,,
....
•
,
11 L ..._ii
..
Nrs
.,....▪ •
„:,..,;:•:..
[
. e. v
,, .23;
........k \•\
,V
V‘
_ .
.. . i ' \ \•-•--- 1-''' 2 11
, .
/ .
. 1
..•
.. .. e
, .
• .
r.'iii •// sV -\\1; 11 . / i- . . . .
''. , /
11 /< 41 7 • r •''' ''
.\ ig ,/....' , ...."'" ..,...'•
ItiVER \
`‘,‘• f 1
\ \v., 0,..-• • 0,
•
. .
•
f . • "
,......_..---
y /X
=V g
—7---•----.....„— 1.4k0,;.:,,, in 0; i ." V.., w2R Ilk
.r'
"Z
Z/
11
cvo,',; / voci •
\ Z,
:'; • .
i3
— /
Z
\y
,.
g....... .1
/.f
, • 4,
.,.;,r• .0.
.--
. ......._,
• '''''' _•_1--111
•..
14., I 8
n 1 8
• to establish a series of residential villages and commercial nodes interfacing with
other transitional land uses. In addition, an elementary school has been located
in a central location near planned residential areas.
The circulation corridors incorporate a network of trail systems and open space
buffers, which link residential villages and commercial nodes. The planned
community shall incorporate a series of primary and secondary entry
monumentation for community (village) identity and character.
The proposed land use plan responds to the site's natural features and
characteristics by:
• Establishing circulation corridors utilizing a hierarchy of plant materials
characteristic to the site and major street trees for identity.
• Extending the sub-regional master drainage basin plan established through
cooperation with upstream development and implementation with public
support and benefit.
• Establishing a network of community trails which provide an open space
corridor system for the establishment of wildlife habitats.
• Residential Neighborhoods
A variety of residential neighborhoods will provide needed housing opportunities
for existing and future residents of Marana. Northgate will provide a housing
range that includes single family, detached houses, townhouses, and apartments.
There are recreational facilities in many of the residential villages. The proximity
to employment centers, commercial outlets, recreational opportunities,_ and
transportation corridors will make these neighborhoods desirable.
The Residential areas will be buffered from Campus Park Industrial areas by
office nodes, appropriate open space, and building setbacks.
Office/Commercial
The office/commercial areas are concentrated at the major intersections/nodes.
They are in agreement with the Marana General Plan. The office/commercial
nodes and specialty shops are oriented to create higher intensity cores. The
primary core is planned at the intersection of Lambert Lane and the minor arterial,
near Interstate-10. Specific users may include grocery stores, drug stores, banks,
garden or nursery centers, retail shops, financial institutions, medical services,
business and professional offices.
•
IV-4
9038 k 1 9
• Smaller neighborhood office/commercial sites are located at secondary
intersections. These will provide for local needs within walking distance,such as:
groceries, dry cleaners, banks, shops and restaurants.
Campus Park Industrial
The Campus Park Industrial area is located adjacent to the existing Southern
Pacific Railroad right-of-way and Interstate-l0. The uses allowed within this
designation are in agreement with the Marana General Plan. It is intended to
provide a buffer to residential and commercial developments. It will provide
employment opportunities for area residents and will reduce the required travel
time to and from work.
In addition to the convenience for employees, the close proximity of the Campus
Park Industrial uses to a major transportation link such as Interstate-10 will
provide added benefits for the users.
Land Use Acreage Allocation
The acreage of the planning units includes the land devoted to internal streets and
collectors, but does not include acreage for the adjacent arterials. The proposed
allocation of acreage is summarized in Table IV-2 below.
TABLE IV-2
LAND USE ACREAGE ALLOCATION
Residential Density RAC Acres Units
Medium Density (MDR) 4-6 129.9 779
Medium High Density (MHDR) 6-12 63.0 756
Mixed Use (MU) 12-22 .67.6 1487
Service/Employment
Office/Business Park (0) 4-6 30.9 185
6-12 371
12-22 680
Commercial (C) 4-6 75.3 452
6-12 904
12-22 1657
IV-5
9038 L 2n
• Campus Park Industrial (CPI) 4-6 49.2 295
6-12 590
12-22 1082
School (S) 9.1
Rights-of-Ways/Drainage/Open Space 79.0
D. CIRCULATION
The Northgate Specific Plan supports the land use plan by establishing the general
layout of circulation for primary arterials, and secondary arterials. (See Exhibit
IV-7: Circulation Plan). The proposed networkprovides easy interstate access
for Northgate residents and employees and internal access within the
neighborhoods. Prior to construction, a detailed internal traffic study will need to
be conducted for the Plan area.
Access points for the site are from Lambert Lane, and Camino Horizonte.
Lambert Lane traverses the site from the southeast to the northwest Camino
Horizonte bisects the eastern portion of the site from south to north. Lambert
Lane and Camino Horizonte are both indicated as principal arterials in the Town
of Marana General Plan and on the Pima County Regional Transportation Plan.
This development is dependent on the construction of Lambert Lane, which will
continue west to the Interstate-10 interchange at Avra Valley Road, near the
project's west boundary. The alignment of Lambert Lane has been determined by
means of cooperative negotiations with adjacent property owners. Offsite and
onsite portions of the rights-of-way will need to be dedicated prior to or at the
time of construction. The proposed Lambert Lane will provide a 150' right-of-
way.
(See Exhibit IV-8: Roadway Cross-Sections). Improvements to.Lambert
Lane will occur early in the project as a joint effort including neighboring
properties. Other neighboring properties, which will benefit from the enhanced
. access provided, have agreed via a signed development agreement to participate
in the construction of these roadways.
This project will also benefit from the construction of Camino Horizonte south to
its intersection with El Camino de Manana. El Camino de Manana will connect
to Linda Vista and the proposed Interstate 10 interchange. The future Interstate-10
interchange will be designed and constructed by A.D.O.T.per their standards and
• requirements. It will provide additional access to Interstate-10 from this site.
At the time of the Northgate construction, Camino Horizonte will provide a 90'
right-of-way. (See Exhibit IV-8: Roadway Cross-Sections). Currently, Camino
Horizonte proceeds south to its intersection with the existing frontage road
paralleling Interstate-10 and can provide access on an interim basis. As
W-6
938 L2 1
W .3 . i
t*Ii li
tiliz z
•
O ^ . u
F-1
F-�
S
� r h
\.Ji
r•ne-aumm•
QH ra
Oio
b
�a v wV r___1U 1 ,�/ aW0uHaL. -
ri:
W
it• U
a
A
•
o
F go a
0
k ( U.
•Z
•
•
•
•
J i 2
��e _r r 1,-/,-;'-ii-5/ 6,.
•Ntrf" / >'+' sJ)N�3� t' > T`r 111� r n rc�•>+�`• ', s ear•'A. `.I`X }`>� Sf� t) y5l•ii, k‘ .i..4o�`
J' / rfl \ -,./..-7,-,.../ )
{ r !}�3 r-�sr. ; .��l J S '.,:t l r�r..(` 1 1• ,� �, .. ` A7�, x•,, •i •;•-,./..„ '/' �:..i`" ,•,..,
-S.. ay I'�/ JCM a� ` I>{ .. jfr r�r`r k;♦ '‘;!,i.,..,-.\;..-:1(7..,„.;;;-?...
. r�..l�a i �.g ?:1 �/ A. ; ..-;:.;:::3
3•' 7•';
C"J �fi.Y �,tr� ..., f} j1,4,' jtr" r �C : : "1/ Y1 t J r.• �• - .✓
J-r'{ ' V"'�Y"Y._•J ,../..t..,f';r.� t-T'J .1Si ,tir J - �1„S, $,t s:>s. .,„!.,,,*,)y..,-...,•4ti' 4.'1;! P., r >� �I', ,/i r ,( ',,,�,ar„�, .I t • ----
_, ter' s�� «-'.'r •« o, r t• ��..��. r� f1 7, 41: ' :•' a '+
•
:..�_,r.„,,-,...-4,,_-„,,..-_:-. tT �” .•"+Srt• Y ;'W r • �.) C�..�r .,.7a. //�.r•�, �} t
� r 51' rr .}•1-5-7,-;-....,.r'J `.4,.;�j/j"••t��� 1 ,♦,r•t♦, } ti!1 {,♦ -{1..{ L�'f �Y./� �r � . 4 7. .'jJ )r ).. M
7 >�r� �r f r� ._3 S r z., 1� , .
J �' i ism �� N +/ , .?j",-...c......4.5.01,.:
.+ r l'
��'>�'�rr r ,rrr�r,rf 1fd��K''•""'`j"�. �� 1 {n„^; " �'j-,i.� �r• `;� may'�•t�y�r 'k'l t � y/ _ ,.,:
•'71-5:1,7i::-- � J7 , 5 zN ti-.•,N�. �sr••` � :1\.fir `t r {).. '•• y .,', �i i .f. • rr.,r..
li"Sl '{S �`-1`' ),�7 ^C��.-+r���`^I"•.lef`�""�`f�` FGr� ,`i���•�' /: �.3 `� ? ;;.��.J • �O � /.
;'At,-11` 1 ..,, /� ..' S .7 f1�.�! 7• 1, ..c.:`,.-.1i,-,,
%♦ ♦•• ,4t''S•�+ F `.',n tt` ;• ..N , t ,I . > �r ••., :!
•:',.../(::/..7' ;,-'14:1•;-,'12.--,,,7.r r:Y.r•�k � rf r:�ti. "A�• S C� ..1.,:r"�� �, � , �!,tv �,-'.47.‘,'"\ .
i>;:: �.r 1, •J 1--;;N'.t"r 13 r3 . - �,,i,,.,1..}.. .'..'S!.&•%1'‘*)
."S`` 1 r! �x�.A` ::%•l tJ _"S7 \\[, re-; --3r • ......./..)..**. 1+�... •f, .
Jr
•tr/ '� ;,tf :Fl*S . 77.1-' j !f".!j.. ✓'•4I•'t>3r770k.','?,,•i •ZLr f hi.t-•.• N. tl•. S It,.f.I111 .::';.:::::•/•J . ,f•% ---
7C�f tv.� 1 7 y x Ya•_-'}c \.,,._,=•' 'C�! t `r`.+ ' _ [r C_!
11ti I v f T.r '.�" 7C7 J�' , /c_l.^"1� yj r!'."_
t , ,. r �
'a•,...-";^" 1,," ✓ 111- T/1•' =. 'i!{�' , J,4._• - ,f ' 1 t"5•_P r '. 1 .�
.>d `p i ..,t .l� l �r.'
-'•'�. i S I�.} ijr r1'a• . r ,1. .. �. -
Y 4'f} ��r^ i l v S ,/�..��f f/�j iL�j flap\``�1~f w` �} VSF Y� I� �S�Y 3 !Q �!ay .-.1:-',17-:?-.,..1_,-:.';••--1;•••
-..,1.1.,
r / ��` ptslcv .J j f 1 1(; f "-t r f ..-, f t..,: �-- ,:j:......
•i )�r}r Ss : 1 ff.1 M�f.S nVjsl` rx,\-- 1' ,.s\7t Jr fJ .�-!�� 7,.,�M.,i ,. •_V �5e, r1=_ s ;I:.•
'yr J�' .. {(t S /7 Trti, �J'�.r.r� �S�('�Ji=,�`••^.J� ,.n• 1 n Y% ♦ yam` , yytt ��... �1 ') /
1 . t 4. ,. J'J�,1. _ rC r-)/'! , , ,,�• � ' r�p •:�,..•.,. 'J ••,. ^'J 'I',''/ .r
�•1 J,Y. ;:t.'3,,,;*,.,.:.:,?-.:'-_,,,,,,}"t j Rt r��/,, r ' y � �N � � t`�.•�.�Y",J��, i�� `}•��: (r ,/„/.":Vii) jf'_'.�`('M •�' •.�
' •�rf: at �f•y,�lr'Sr •Jt ,i✓r:•f 1A-`..a...,�Sr,--"-3'�J�. • r; 'o.:JF?7, %y'-'—r.�`-.ni. i ,,iVl-:s"'9';.,!i.,:":::::,
~ t
SdJ, S r 'j 1' rr - , S r M .; ,
ja7" �� >:.�,1 r - ♦,I ��rt'r i•NJ'S? 3 r1 r-1 1•;� +rL. � c N f '♦ 1' J '.}T:.••+:r
S Jr i�r,,i wiS,ttltl���� z�(a��i� llJ t ._}J•�j•r p�� 'Jli /)T? �/�.2• N.y � A�/\. irt'. 'n,,;-;_,./2,•,/„.•,,5,-,:;1„-....,
r t'C _,--4--,...,1
.ry.it .f, •-
.''3:"J'/-i•-1,V'f .r ,,rC-a :th.Jl f cie,�f•i',I- J` ,I' S r,fr. ,may,-.41 i(�- tti/ .. '�` ,.../.. -. ..,. . r/l t.r i ,
,,.>w, -7u..)4 S,17,t.+,S�d, rj 7 Jr,'• ti .1,.f*4 ^ c�}„' ;�% ' -1:',...4:21:',0,,,,,i,.*,),,,,.... --1 ' 1 J"--'Srr/ ,ttri-...Fi.. ��'f ,�.. •
� 4 /'f 4 .-11‘ ! ,`✓ < y.-'•�-�•1-j 'r `+. '�"r -tr „":",;.:J42,.-.: .S - _ � ♦••.
� • J � is�• t FSfZ,��tt t�>�•a,+i r )j,�"�r/vJ �� rly.... �� � J J..::,,•-•••,..,,,.-7,,.....--,;•-.),
...,`+.�_.,./1J � ��Y ;
‘.
� ;� `�} „'„ i'�Jl � '� i�) •.7`i � ..u., :::;: :..L3:.;7 111 q .�� f`1.,. ��1:,;,,,r.'- � /. .,r,
� f' SJ _ r�1., N SL J� r f li
i▪ ,. ..?>, J \J' 1�:., ,.” „r .J✓��,�La ,♦ !`dl. , n � i.. //•t:l�' r ai r
t l,i f 11 `''•li 1 r t N,�'��♦♦r�' St-N .�r,♦!�`r,Yt♦,f'r-- .Y� , t r•.Jf',..f• '�`" ,,/.
;�.' ,( SP�rA i:;=)Y t r rife'J`:,•"ffarr'(Ff,` ,FZS'''�`��"'Sr�T� ^fYir t..r; -'' 9.,: ,J�•..----•• '�.� f,. ,j ,�•
n,,fr ,t i '�) I,.,t,'�4, er ) f J ..�.•(;e'i .47:.;5"4-Nt.
JZ<n 51.,✓ :f.ii• .r .:„,....:J...........,::, �,: ='J• �,:,.,Jt,, .._... ,c y, ,'
•r r��fi:,, t. �W z r 7 r� Y t�� ry f) V .r• J`S.• rN >,,,.!'�'10..'-::•:'
r♦., � STA'•.^'�".aSa. =y,Z � 1, '
JN- ) r', J V�!!_, y7_N' rt'tl'�� �I i.r/',,.r 1!"' � 5•yJ'",,,r(���J�J ,�. . f� p:
�••J" lt,lr �Y f.t' M(♦ V:; .. S`. r4* '47:.;5, ♦t c•• k J♦ .r(7`�l.'`.1^>$ ,t tri .. /r�, p,!
d rrS.l 'L 1,�.J.J�l; is+• ! ''.t l r! T S..I`'r` , ,ij-•. , .*. ' ,t J,, ?.:?;.•....22//•,'''
.rl 1•:,•
.,i. r / ,/''S). `�1+r;c„k;,: ....-- ,„?.- y 3'3,✓�..f'S r,+'!w T,.�xf,..-4.. ,,,,,i.`I��}�f!., s•i.,- --..ti.,,,
,, Y�•`•,-,, y�✓.%1'rA 1 • - I LJ•..... •,, N
ltb
.,..... ...A.,---
.:•S jr 'sill**.
v. .r;;
yCa1
rrt-�
(Vh
•
il
•
ill,
Y,._...1 So^^ iiae
nO
•n�3Oh U-1wV Og'
...::.::............:.::::::,...:...,:::..........:....:.!....:!......:.:.::::.:.
4 .t.....>r...
IA I
u0a a00Ocr *' .
OcVg K„ _„/I
w
4•
W
U•
m E \
• d
E. .
t
V a
IN
•
C r
O ti
E 4' Ni I
Uin] J R
. j i'l - .:. lild
r
./-1-10 ils_, . .1,1
-cti
F. �� •
Ig
N.
•
/11111.19e
.'-J
e
a mill'
N
r,'
v
e
O a
e
u
m
• u
N
•
1.
rc
o i-
CC
_1 ft, .74::;, ,
f� cc
q •
illilb
1 . 1
I ri M
,•i-
7
C
•
h
J
(II
okl0 .
1
x z
I/1
i yv IiW
I
C
0 CC
J ,,.
U . 11
(�
'�/IT
W a a-� .
e L�. �r
�, I v
014 E
11
__ ' _ ' 0 cc _SSS
'��_ . lI
1i1 '
• 4, n ,
W s LL ii:
N
W
O d e a
Z V c
J
"_ # 1 9i '--"—I L 2 3 ,<j
• development requires, Camino Horizonte will be aligned to intersect the existing
El Camino de Manana. This roadway will be constructed onsite and will provide
primary access to adjacent parcels. As no exact timing can be yet determined for
the Linda Vista/I-10 interchange and Linda Vista Road offsite
improvements,El Camino de Manana(south of Linda Vista)and the I-10 Frontage
Road will provide access on an interim basis.
To provide internal access, a 60' R.O.W. internal loop road will be constructed
taking access from both Lambert Lane and Camino Horizonte. Access to the state
land parcel in section 16 will be provided by two separate rights-of-way. A 45'
future R.O.W. will be provided between planning area#9 and #12, additionally,
a 60' future R.O.W. will be provided in either planning area#6 or#8. The final
alignments accessing section 16 will be made by mutual agreement between the
Master Developer and the current owner of the section 16 parcel at the time of
platting.
All rights-of-way and roadway construction falling totally within the boundaries
of the Northgate Specific Plan will be the responsibility of the Master Developer
with two exceptions. The 45' and 60' rights-of-way to Section 16 will be
dedicated by the Master Developer, however, construction of the roadways will
be the responsibility of the owners of that parcel. All roads within the Northgate
Specific Plan boundary will be public and whole or partial rights-of-way will be
dedicated at the time of plat recordation.
Traffic impacts to local streets will be minimized by the proposed development
of a system of streets and the corresponding right-of-way widths responding to
adjacent land uses. The low intensive residential uses are located on residential
streets. Access to the commercial, office, multi-family, and industrial uses will
be from major arterial streets. During development of specific planning areas,
emphasis will be placed on internalization of circulation for each planning area,
minimizing access directly onto the major arterial streets.
Bicycle and pedestrian pathways are provided adjacent to Lambert Lane and
Camino Horizonte. There are pedestrian links between the schools and recreation
areas, and within the residential areas along residential streets or through
residential blocks.
E. TOPOGRAPHY
The proposed development uses the natural slope from northeast to southwest for
the conveyance of surface drainage and collected upstream drainage.The industrial
use is located on the lowest elevations of the site and adjacent to major
transportation corridors.
IV-9
1 O I f
Due to the relatively small proportion and isolated occurrence of those areas in
excess of 15 percent, development will utilize these slopes. These narrow strips
of 15% slopes will be discontinuous and insular due to the grading which is
planned on the Acacia Hills parcel to the east. Use of these areas is necessary in
order to provide a well planned, efficient site layout and will lend opportunities
for more creative "land-shaped" siting of the affected residential components of
the proposed development.
The slopes in excess of 15 percent will be cut from natural grade and will result
in cuts of 10 feet maximum. The resulting material will be used to prepare
building sites and pads for the development.
F. HYDROLOGY
Drainage Plan for Collection of Offsite Flows
The nature and extent of existing flooding conditions require a regional approach
to the development of a master drainage improvement plan which encompasses
adjacent properties as well as the Northgate project. The character of the flooding
is primarily sheet flow. Therefore, it is absolutely necessary that the drainage
system design consist of a system of cross-drainage collection channels to •
intercept the broad, shallow sheet flow and deliver it to a defined drainage
channel. The development of a regional or at least sub-regional solution to the
drainage conditions impacting upon this and surrounding properties is a much
more preferable approach than site-by-site mitigation. It more readily ensures
continuity, and reduces the number of collector channel systems that are needed
for intercepting sheet flow. The owner and engineers for the Northgate project
have been working jointly with the Acacia Hills Development to develop a sub-
regional drainage solution for both the Northgate and Acacia Hills projects. The
selected plan agreed upon by both parties was the establishment of two major • •
collector channel systems to be constructed along the north and east sides of the
Acacia Hills development. The conceptual plan for the master drainage system
has been mapped. (See Exhibit IV-13: Hydrology).
The hydrology concept is to divert all off-site runoff into the perimeter collector
channel systems. Runoff draining to Concentration Points #1,#2, and#3 will be
collected by interceptor channels along the east side of Acacia Hills. Runoff
draining to Concentration Point #1 will be drained south (See Exhibit IV-14:
Cross-Section A-A' and Cross-Section B-B'),and then west (See Exhibit IV-15:
Cross-Section C-C') to the Canada Agua channel (previously the Canada Agua
Spine Wash). Runoff draining to Concentration Points#2 and#3 will be collected
by interceptor channels, then drained through Acacia Hills within two channels
that will also serve to collect onsite drainage within both the Acacia Hills and
IV-10
O1 ^ P
.� r �
Northgate projects. The locations of these channels have been identified on
Exhibit IV-13: Hydrology. The proposed geometry of the center collector
channel is shown on Exhibit IV-15: Cross Section D-D'. A 20-foot access
easement will be constructed adjacent to the channel.
Flow collected within cross-section D-D' will be drained beneath the Southern
Pacific Railroad and Interstate 10 within a new 10 - 10'x10' box culvert system
to be constructed as a part of this project. In addition, a new drainage channel
will be constructed within an existing ADOT drainage easement from the
Interstate-10 culvert outlet to the Santa Cruz River.
The major collector channel system along the north side of the Acacia Hills
project will intercept runoff draining to Concentration Points #4 and #5. Flow
collected in this channel will drain due west to the west property line then south
to the Southern Pacific Railroad and Interstate-10. (See Exhibits IV-16 and IV-17:
Cross Sections E-E', F-F' and G-G' respectively).
Concentration Point #11 collects flow from the entire area of the Canada Agua
drainage basin including areas south of El Camino de Manana. Runoff which is
generated south of El Camino de Manana collects along the east side of the
Southern Pacific Railroad. A portion of this flow drains through existing culvert
systems while the remainder drains northwesterly along the east side of the
railroad embankment to Concentration Point #11, where it combines with the
• Canada Agua channel. It is then conveyed beneath the Southern Pacific Railroad
and Interstate-10 within the previously mentioned new culvert system to be
constructed as a part of this project. The developed conditions 100-year peak flow
rate at CP#11 was computed to be 5553 cfs. Flow to Concentration Point #11
combines with the flow from Concentration Point #12 at the inlet to the 10 -
10'x10' CBC's beneath the Southern Pacific Railroad and Interstate-10. The total
flow at this point (Concentration Point #11 plus Concentration Point #12) is
10,120 cfs.
. Drainage Plan Phasing
Phase I of the master drainage improvement plan will include the construction of
the collector channel along the north side of Acacia Hills and its downstream
element along the west side of Northgate. (See Exhibits IV-16 and IV-17: Cross
Sections E-E', F F', and G-G' respectively). Phase I will also include
construction of a new box culvert beneath the Southern Pacific Railroad and
Interstate 10, and channelization to the Santa Cruz River outlet at the Continental
Ranch bank protection.
Phase II will include construction of the Prospect Canyon channel (previously the
Prospect Canyon Spine Wash), the center conveyance channel through Northgate
IV-11
038 _ 6
and Acacia Hills, and a segment of the collector channel along the east side of the
• Acacia Hills property(See Exhibits N-15,IV-17 and N-18: Cross-Sections D-D,
H-H'and I-I'respectively). In addition,it will include the construction of another
new box culvert beneath the Southern Pacific Railroad and Interstate-10.
Phase III will include construction of the southern tributary to the center channel
and the Canada Agua channel. (See Exhibit IV-18: Cross-Section J-J'.
Phase IV will include construction of the collector channel along the east side of
Acacia Hills (See Exhibit IV-14: Cross-Sections A-A' and B-B'), and the
construction of the conveyance channel along the southern end of the project(See
Exhibit N-15: Cross-Section C-C').
The phasing plan for internal drainage will provide for delivery of onsite runoff
to interior or perimeter collector channels. The phasing of these internal drainage
systems (i.e. or onsite runoff) will be constructed on parcel-by-parcel basis along
with the site development.
Drainage Plan for Onsite Runoff
The increase in peak discharge rates due to the development of both the Northgate
and Acacia Hills projects will be accounted for in design of drainage channels
crossing both of these projects and in the design of the downstream culvert
• systems to convey flow beneath the Southern Pacific Railroad and Interstate 10.
It should be noted, however, that the discharge values for post-development
exiting the site are preliminary and may vary depending upon how the on-site
drainage plan proposes routing flow to the principal collector channels. The
retention/detention requirements for this project should be waived if the capacity
of the Southern Pacific Railroad and I-10 culvert structures are adequately sized
per Town of Marana design requirements to convey increased runoff due to both
the Northgate and Acacia Hills developments.
. . At present, the proposed collector channels do not include capacities for flows
generated by additional upstream development. The capacity of the collector
channels can be increased to provide the additional capacity needed for upstream
development should an improvement district be formulated which includes
participation by the upstream property owners.
Exhibits IV-14 through N-18 provide typical design cross-sections of proposed
collector channels and conveyance channels that will be used for the master
drainage channel system. All of the collector channels include a 25-foot setback
from the property line and a 10-foot setback from the top of bank to adjacent lot
lines. The cross-sections for the interior channels include a minimum 20-foot
wide path for access. (See Exhibit IV-17: Cross-Section H-H' and Exhibit IV-18:
•
IV-12
0 , 2
•
t
•
F^'.1
pi 2
HI i
6 11.1
I-
o
!I :S
ii
V
! LLI
i
7
0
a
.....6 �
e
A 1::::.1 ,,,-'I
I
1
it
g-
.::::::
Oa
0
u
:o
k
a
•
1110
c!
Ns \\(4
.: .o.Ye . - � pJ. `. •- ..}�I'(e�t ':� V .
t \\ :
av�•�:
• : �'•`
_•
co
o
tn
•
fn
•
•
•
•
•
•
•
•
•
I
Ji' •
•+ •
'•�m •J '•r5 m=.• Q:V •
•;
0
E ••••••
•
1
•
•
.: a•
•
•
•
•
v •
• ✓. `1 . I�_ •
• } -•j . . t ..j."—* -I
•
• `•• i ` � .;R _.-.7;.:—/".:;. /. v'- .•••••• s • «• I fy_ "eF?- ,�:. •• r , 1. {:::}}iXr:r . _.\•rV• l ' v. ic {v:•:�•::.;i r .O U .4f )±TJt�. : ,• 7 • ::{:k:,<'a'J �/ .1 C \ �/�O' :IS:•;:: 7f"..--•:•::::•::;:•):...:Y4•::; .•:i .' • :.:.}'.}:: .• •:{}::v• .S f 1Zt� f! � 1ti:::. <"4i:y:i.}•i?:::'*•}.::: . y .::1( . ; ' f(t i � }•' y1 � ` o ;: s }r.;:f ;::y�}'••rt r { . 1ry'N r � • • -: ` .`-z ti� •q ., ' t^ f Qa} : �Y, �w 111 • •,,, a 1 1 , a.•-••f' 1l•,� / < `1 ;. a♦ X 'W ! !ii:n.� f :. !r ) % P1ay.,. 1.,7 1 'i' • :�0:}}:ti:fie::_ti• q1 L lGp
71, i.
•�
.
•
V
, f + '�:w!d`.;.._' I. e •• Il .'; v !r :, 1• ,�. }v ,: .A.,?•i:f• . ' ',: 'r .
.1
•
• .,•"" I1• .f . '^ ' . < •{ � , . ' / /i f. i � r•, • Y :k::�i:•: ::r: �. ,
•
/.
r...„ . . + '''':•'tet :-.?:: ¢:t' .iii „"\
i.
. T. ..: y ..1 .'• . •' S i. vhi::'. ',` ,. •• 1Vii �'3.::•�
�.I . , w.. ,_ ..J• • ::i ^:. ''N /
Ze-
,, .... '•t., . < :
.�.y
•
L r`.:.
t •Y. ;.r.v • J•f" s .,♦.,
•
-.. ' ! C y �..--4,..::;-:.,..r:.,''...:2•1". :!,..: Vf 1 •I.;!a• ,mow .J • ii. :I ,�~ \ FSS 3F \. y. l 1 . .1
i:i
♦
.
r.
AA
rp
"
•
k
Lry
L
1.
Ak
„.„vil‘
i ,‘i,-
. .:_„....:, :-,
A{"' ,�• { r ' i�- :l: ;Y;:J '� •/� Y }rI `^ ` af :t►u. o- a .. • r�S: i -..P,•-.1.
h iv � •, II 3S �•
•
sit
:i. � ..„...i..,. a Qzy y tea'--+._ ..vfyOa - ♦ gir -} , rS Q • ' •,r2 • g ::;: rr--'. • I• Gr'
...vN
•
•
•
• tt; . •� �v ��l:. •. - ••• . ai:r , ::ti:: _ �_. l I' •. ::: 'kr-• jJr �� �; Fb • • / ZZI ' YUR• r' + iN ••' ir 0 .J{x. a • P• r yy : r / 1• •• tc�w r•':: 0.f� fQi F• � Q I !{'r. ZZ r U• e1• .• 4 �. it Z0._ fji • Ve t. :1 1� gy } /� /%1jg
• 1M a. : , �: : y:: :� �' �•
•
•
1.
40
. ..
.i •
_. / :.. /4-1••• 2< ,I •-.‘,..:.. b(,)
1
ua
•
1
C/?
II
M
•
a 11 11
L�
y �+
ci
C
A
O
�}wr'�
.a 1'�
U
U
p4
h
•
v
I1IiiI
V Z
U
U
4)
q
Cly
Qcr
u
kl
U
W z
•
1 l
T
•
Nf VN0.1- • 4Q
Q
„N 1
•
' m
/:,
Cm; CN
•
CO cNU�i' r 0, �LT_ N N N1 1 QC CUO .GV i• N N F4-10
•
•
0 75
•
•
.28 . p1+-10 O
•
•
•
•
•
r
•
. 29
v-,
I
1
...........,..„::,:i:iiiiiii.::::ftia H
.....:.::::::i*iiiiiiiii:i:i:iii*.iiiii:::::::iii :ii,.iii:i:iii.:
g 1
.....x.:::::::.:if:::::iiii.:?:::.*?::iiii:iiiiiiiiiiiiiiiiii.:iiiiiii::iiiii:::::::::::.::::::ii:iii
::: p.4,::..:::
•........:„....:..x..:.::.:..,..„..:.::.:..:.::.:........:..:.::.:..:.::.:..:.::,:..:.:..,..:.::.: ,......, 0
2
i•••:••'•:••• :•:::::;i:::::iiii:Onii%Nitiftii.P.i.iiii.iiMiiiiii:4.rill%
:...:.:•::::::::i*ii:iiii::::::Ii: iii:::iliiii:iiiii**iii:iiiiiii:iiiii::::•::::iii::::::::iiiiiiiiii:iiii:ii:iiiiii:iiiii::::iii:ii*.i::iiiiii::::::::iiiiiiii:::i:i:i:iii
,:,...:: ............::::.:;.::::.:::::::.:::::::.:::::::.:::::::.::::..:.::::.::::::::::•::::.::•::::::::::::•::•::::•::•::::•::•.:.:.::::.::•::
,:,,,,,:„:„....„..........
b
iii:•i:i :iiiiiii:ii::::.iii:::::::ii:).iii:iiiiii:.:iii:.iii:iii...:ii:iii:::::.:iiii:iii:aiiii::.:iiii:iiiiiii:iiiiiii:ii:iiii:ii:iiii:ii:iiii:ii:!:. ;,.L.,1 Li_Th 14
0 a V)
.......:. ::.....:.::............:.::.:..:.::.:..:.::.:.........::.:..:.::.:•.:.::.:.....::...:.:.:,.....:.::.:..:.:,.....:.::.::.:.::.:..:.::.....
'7' Z
...... ................................................................................................%..............
g ... ::::::. ::::,.....::::.:,:::::.::::.::.:::::::.::::.::.::::.:::::::.::::.::.::::.::::::::::•%•:•::•:;•::::•::•:•::.::•::::.::::•::•::::•::•:•: (11) g (Th
•::•::: ::::::::::::::::::::::::::::;::::•:::::::::::::::::::::::::::::,::::•::::...xi:::::::::::::::•:::::::::::::::•::::•:::::::.::::::::: (24 F.1.4 0.
7 }
0 p i:::::: :::::.::::::::::•::.:•.:•::•:•%,::::•::•::.::::•::•:•::•:•.:•::,:•::•:..:•::.:.::.:•.:•::.:.....:•.:.::•:•••••::.:•.:.:•.:.::.:•.:.:
C/) +;
I
....... .....................-.......................................................................................•.................
=
........... ........:.:••:..:.....:•::.:••:•:•.:•::.:•::•:••:•::.:•.:.:..:.::.:•.:.:•.:•::•:•.:•::•:..:•::•:••:•::•::.:•::.::.:.::.::....::.::.:•::.:
8 w
ca C4 _ka ::::::: ::::::::::::::::::•::::::::*::**::**::::.:::.::::i::::::::::•::::•::::::::::::::::::.:::::::::::::::::::::::::i:::::::•:::::::*:
.........., :::.:::::::::.:::::.:::::::::::::::::::::::.::::::;.:::::::.:.:::::.::::::::::::•:::::::•::::•::::::::::::::::::::::::::::::::::::•::
..., ....................,,.
......
• al
•
•
I . 2
....4. 0 -
._ ,...._
..?• ' T
V. 4 .. (,),...
. .:-...
..„, 8.;.t.. .
.......,..1 ..z
0
. • ]
b
1
1.-
0
-1.4,,
.
4...16.;
c
A ./.r.Z1 1
...I/1%r'
0
I'
.
0
IP.
0
% <
.
0
...
b
r. • co .
I
1.
0
0
0
c
'2
•
o
0
0
.4.(,3
a)
(i)
-to
I
(\I
(0
co
2
i
0
Tr;
,..
.4.
. . .
0
9938
L 0 n
�yN
•
1
**
7WAM
tt ? il
^ , i
12
p.
•
•
ya YZVHAn v1.4 �"u. •
uJww o.) aL„,,,D
v aowow id
I QOhU �J•a z
00
15
.::::;::_::_:.
b;..b.: OW
VUW
W•
c� � , �— ,
^, ToN� 3 ,. TN_
o r O� c� o r N,_
t% N �. N U ti lea i N U "
„ N Zt,, UI—
� y o i.:(
� � o .�¢
1 11J.
• il O .c
v U
O
N N • M N CO 0)
0 0 00 —
O QQ
0 0
•
'�o T
. o
•
• .
¢ 33LI i
RI li
..:••:•.:.•:•::
....
i de 81 ,
•...:....::::::::::::.:::::::•:•.:•.:..:%:.:•••••••.:•................:........
rj i z
•••;••:::::. :,::::::.:.:::.ii i i iiiii::::iiii:iiii:iii i i:;::ii:ii:iiiii:i ii:.:ii:::::':...:.•::.:iiii::*::::::::::::ii::::?::::::::::.::::::::::::::::::::iii iii'%•:
......,...:::;:i,i ii:g i:::•:•:':::iiiii i:::::.ii;i:::iiiii::::::::;::::::::::ii:::::::::::::::::::::: ::.iiiiiii%iiiiiiiiii.:iii::::.:::::::•,i.:,:•:::,:•:::.:::....iii.t.ii::::...:i.:iM.:
l..)
. :,:i:i*:.:i:.i:i':"•:•:''
L.,
0 Cr)
1 Z
.... ,•..•• ...•.......,%•..•...,••..•%••....•....•....•...........•..•••....•..••..•.••,.......•.........,......•.,.........%..•.••
L..) ..,
•:.•:.: :.•:.•:..:.:.•:.•:..:.•:.:.,:.•:.•:•::•::.:%:.•:.•:%:••:.:•.:Y.••:.•:.•:••:•:!':'•:*•:••••••:%:.•:..%:%:%:.•:..:.:'•....:'•:.... c2,4 pl.( 1
:.::.:: '::.::.::.::::.::•::.::.::::.::.::.::.::.::::.::.::•::•::.:::::::.::•::.::•:;•::,::::•::.::.::•::.:..:.::.::.::.:.•:•.:.::.::.:%:.::
•:..... :.•:•-:.•:..••:%:.•:.•:..:.:%:.•:%:.•:%:.:.•:.•:.•:.•:..:..•.::.:••:••:.•:•.:••;.:.•:%:.•:.,*•:,•:.•:..:..:.:..:.•:..:.•:•:%:••
::::.:: :.::•:::::::::::::•::.::•::•::::::::::•::.::.:.•::::::::::•::.::.::.:.::•::.::.::•:.::.:::4:.:.::.::•::.::.:•::.::.::.::•:.::.::.::.:
••:.::• •::.::.::.:.•:••:.::.::.::•:!.:••:,..::.::.::.:.•:.•:••:.:.•:.•:..:.::.:.•:......;•:..:.•:.•:.::.:••:.•:•.:•::•::•:••:••:•::•:••:••:. teTh (1) TX
%.,.. ...........,................................,................,................................•,...................•
0 L, ,
......• ........................',............,•........................4.....................................................
..:I.:•: ..:•::•:..:••:.•;•:.•:..:•.:•::•:.•:•.:•::•:',.......:I.,...:I.:•:',.:,...I..........:•••,•::•:••::.:•.:•::•:••:..:••:••:•..;.:I.II.:•....::
g Ei Z
, ...... ... •..• ...•... ....••••.•••.• ••••• •. ."..)
••••.• ......,..,..,.,.,.....,............•.......•••••..I.,.....••...........••••••••••.........................,..........,•.,
...... ..............................................................,,....,....................,......,.........•..y.....,....,
V L-L
I....I' ....I'......:*:........I......I.::•:'•:.•:•::•::•::•:•.:•:;•:;•:•.;.::•::.....I.•:.......,•::•II.....:•::.:I.:•.:...,...:•:••:•.I...,•::.........:•::
',IX, •:;........:.:•::•::•::.:I.:•.;.::•::.I..:I.I..I......:*•:•.I...I.II.....:•::•::•::•:......:•:;.:•.:•....II...I.:••:•.............:••:•............:••
8
........ ..,......:...:.:•.:•.:•.;•:•.:•.:•.:•.:.:••:•.:•.:••:•:•.:•.:•.:.:•.:•.:•.:•.;•:••:•.:•.:•:•.:•.:•.:•...:•.:••:..:•:•••••
;:...... .................:.:;.:..;:.:.::.::.::.:,.;.::.:;.::.:;.;.::•:;.:..:•::.::.::.:•.;•:;•::.:•.:.:;.::.:..:.::•:•••••
ej V) ...
. ,...:::. ...:.:;.:.::•::::::;:.::::.:;.::.::.;.::.::.;:.:..:.::•:;.::::•:;.::.::.;.:;.::.:;.::::.::.;•.•••••
• •••••••• ::•::••••::•:::.:.::•::•:::::::•::•:::::::•::•:;::•:::::•::;:::::::•::•::::•::•:••••••
....:::::. ::::::;i::::::::::::::::•::•::::::::::•:::::::::::::•:::::•:.::•:''''"
•••.•::, ...::.:;.:•.:•.:.:;•:..:•::.:•.:•.:..:.::.:•.;..:.::.:.....•
Nt: CI?, 0 . ii::::::. ::::::::::,::::::.if•::::::::.*::: :::*:::':*:."..
...• . .
A 0
•
• ir./
. .
•....1
1-
cr)
-0@
18
• < —x.
•
.
. • -±
j
.11
I
0
.).' •
.....
I
• ..;.,. T
0
...610.
A 1 tij
(_>
(..)
• i
,
E0
147.,
.
CO- -
I
o
••
ilD
0
c(L3 .
2
-.1,-
0
0
sa.)
co
. I
0
i0 •
0
2
(...)
T 0
•
b 0 Es.
• 0
civ ,Q
0 1.-
•
•
•
•
•
-.
. . .-
'
.
•
•
I, 4,
b (--
" r)
0
1,,, tl
W•
i R108 1 0
•
.:":.. ::::.::::::::::.:::::::::::::::::::::::::::::::::::::::::::::::::*:::::.:::::::::::::::::::::::::::::::::::.::::::::::::::::::::::: Z
• 1 °
J
CO
NI
_ NNW
`�•►--7- f 1 • V
0 -
.
N `"$ •••
b U w
1J. 1
f
II Qo
Fs Co
0 co
L co AS L
cI .r):, 0 O
U
00
3.
j 0
HN• Q 0 •
•
•
r
•
Cross Section J-J'). The type of bed and bank protection to be used on the
• collector channels is 6-inch thick gunite with welded wire fabric.
Downstream Impacts of the Project
The proposed master drainage plan for the Northgate project will have no impact
to off-site land uses upstream or downstream of the proposed development. The
interceptor channels to be placed along the north and east perimeter of the Acacia
Hills project will have no backwater effect on upstream properties. On the
contrary,they will greatly increase the land use potential for the adjacent upstream
properties by providing a functional connection for disposal of drainage at the
downstream end of these properties.
G. PUBLIC FACILITIES
All of the required public and private utilities are either currently available or will
be extended to serve Northgate.
Water
The proposed development lies within Tucson Water service area. Water service
• is currently available. (See Appendix E: Water Availability Letter). The nearest
supply is an existing 12-inch line located approximately one quarter mile south of
the parcel, west of Interstate 10 in Section 27 and paralleling the freeway
southerly in Section 26. Tucson Water has stated that water service to the
proposed development may be achieved by the combination of the following:
• Type-2 wells, drilled on the site, would require the developer to share the
drilling costs with Tucson Water. Tucson Water would own and maintain
the wells and distribution water mains within the development.
• Tap into existing 12-inch line west of Interstate 10 in Section 26 and 27.
Costs for extension of lines and connection could possibly be shared by
developers of adjacent properties.
Sewer
An existing permanent pump station in Continental Ranch will need to be
upgraded to provide adequate sewer collection capacity to the subject
development. Terms are stipulated in a Master Agreements for extending stub-
outs for future connections to development lying in Basin "Z". Basin "1"lies east
•
IV-19
onln n .
.j
of Interstate 10 and north of the Countryside Subdivision. No date for
construction of this facility has been set by the developer of Continental Ranch.
From and engineering standpoint,the optimum location for Interstate 10 crossings
to the permanent pump station would require jacking and boring under the
frontage road, the Southern Pacific Railroad, and Interstate 10 roadway. Rights-
of-way for this alignment will be required west of the proposed development. An
onsite gravity collection system will be designed and contained within the public
right-of-way provided by this development. Flow through capability and provision
for upstream properties, tributary to this system, to connect will be provided.
The majority of sewers will be located in public rights-of-way. In other areas,
where it is necessary to route the sewer in low areas for gravity flow reasons,
public easements will be provided.
Private Utilities
Electricity,natural gas,telecommunications, and cable television will be extended
to this site through contractual arrangement between the developer and the specific
private utility company.
It is currently anticipated that electric service will be provided by Tucson Electric
Power Company. Natural gas service may be provided by Southwest Gas,
• telephone service by U.S.West Communications, and the television cable service
by an undetermined vendor.
H. OPEN SPACE
The intent of the open space concept is to provide relief from Interstate-10 and
adjacent campus park industrial development, and to provide a transition to the
eastern boundary. The open space strengthens the village concept by providing
a connection to the community amenities.
Northgate has three types of open space. The buffers incorporated into the arterial
roadways provide the primary open space elements. The drainage
channels/corridors are the secondary open space, providing tail linkage and
landscape buffers. The school site and individual neighborhood recreation
facilities provide a more active land use and represent the third type of open
space. (See Exhibit IV-23: Open Space/Recreation)
Lambert Lane and Camino Horizonte are key elements of the open space concept,
providing pedestrian connections between the residential areas and
commercial/employment centers.
IV-20
• Drainage corridors will bisect the community providing valuable open space.
These corridors buffer land uses and allow for off-street bicycle, pedestrian and
equestrian trails. These trails will serve to link community features and site
amenities. Drainage corridors will have a planted edge that provide a pleasant
backdrop to the adjacent planning units. The design, installation and one year
minimum maintenance is the responsibility of the master developer.
The playgrounds at the school will be adjacent to the drainage channels in order
to allow for the linkage to the drainage open space. Each residential area will
retain space for passive and active recreational use. Primary activities shall be
centered around a pool, spa, barbecue, and play areas. Whenever, possible, the
neighborhood recreation centers will be located adjacent to other open spaces and
trails.
The following chart displays the amount of common area retained in blocks
requesting small lot options.
Total Common Area
Planning Area Acres Retained
Block 1 26.9 1.3 AC
Block 7 32.1 1.6 AC
Block 8 14.7 0.7 AC
Block 9 16.2 0.8 AC
Block 12 46.1 2.3 AC
Block 16 29.2 1.5 AC
Block 17 27.7 1.4 AC
In residential areas, open space shall be controlled by a homeowners association.
In commercial and office areas, ownership shall belong to the individual lot
owner.
Access to offsite trails shall be provided via pedestrian paths along Lambert Lane
and Camino Horizonte. At present, there are no other offsite trails; therefore,
there is no map provided. However, potential access has been provided to
perimeter areas.
•
IV-21
"r4 Q
z-. ,=
• L RECREATIONJTRAILS PLAN
The intent of the Recreation/Trail Plan is to provide for natural and man-made
recreation/open space features accessible within the Northgate Specific Plan area.
The recreation areas are integrated within the community to provide physical
separation,buffer zones,and transitions between varying land use intensities. (See
Exhibit TV-23: Open Space/Recreation).
Trails, open space and drainageways will provide an interconnected network for
pedestrian and wildlife habitat movement through the site. Enhanced low
maintenance vegetation along the drainageways at the north, mid and south end
of the property will create a riparian environment for wildlife migration through
the use of native vegetation. The enhanced vegetation will be maintained for one
year by the Master Developer, at which time, all irrigation and plant maintenance
will be suspended, and the vegetation will be allowed to develop in a natural
setting. Road crossings over drainageways will be of large-cell concrete box type
to facilitate wildlife migration. In addition, sidewalks/trails will be provided,
adjacent to the street and these sidewalks/trails will connect to the riparian trails.
J. LANDSCAPE PLAN
• The landscape concept plan identifies a hierarchy of landscape treatments,
appropriate to the site and to the Town of Marana. The intent is to create a
community identity for Northgate,and to enhance the region. (See Exhibit IV-24:
Landscape Concept Plan). The landscape treatments and one year maintenance
shall be the responsibility of the Master Developer. Plant materials will be both
drought tolerant and specialty plants as listed in Appendix E.
The community landscape character shall be to maintain the identity of the
Sonoran Desert with pockets of lush plantings to emphasize and differentiate
various entries (i.e., business, residential, industrial), hierarchy of streets (i.e.,
major arterial,residential collectors)and open space areas (i.e.,recreational areas,
trails, drainageways).
Although vegetation in the southern section of the site is of higher density relative
to other areas of the site, it contains no endangered species and serves no
screening or important habitat value.
The majority of the site has a low vegetation density with the exception of the
southern portions. Healthy, mature Ironwood, Mesquite, Paloverde and Saguaro
need to be retained or salvaged and transplanted to other locations on the site.
•
TV-22
tiaa
I�
OW
•
0
CJ1 FZ i�.J 11
�aC ai
11
11
.:::...::!..t.:..!
.:li:
.!
..:::::
•
i.
•
it
76. 11
Yp � ^�,v
:::::::::::::...::::::.::::.::::::.::::::.::::.:.::::.::::::.::::.:.::::.::::::.::::.::::....::.:.::::.:...:::.::
.:....,....x......:.::::........:.::::.:.:::„.::.:.::::.:.::::.:.::::.::::.:.::::.::::::.::::.:.::::.::::.:.::::.::::.:.::::.::::.
, 1_, I.• r.G; U •vE0(4,Ci)CV� EI,
uA::::;iiiiiim.... ..iiiii.041::•iiiiii.i.... Z •4
UZ ilW
LI,
1 K... __..9,.
'::::::::::' :::::::::!........::::::::::.:1:1:..!!!!!!:::::::::::.:iii:: ::.::::g:ii...i.:i..:.::::....i,,,,::.:,:,::::::.:.:.:...........
• WV1^^ a
1
2
CD N Z r Ai
Z a i
V Zu_l Cf) ~''; ,v. r
•
II
I
r� r
..•••_,,Alt\k,,,z, ..
. ...•.•;,,j., : - .)
•
__•_ ___ v........ .:.:.:...:.:„...y 1,,,,,; 111, l_ :,..
•
•
•
I I- •, _ \•
*` ,III . 14Y
•+ li1l ■�r'�
•
r '
■ Si amu: -i 1111 o #
:if.
11:ou i iit: .‘1,.CO i.
-_-.i _ - -. rrrr.•rr ffi ''rrrrrrdrr■■■r•• 4 ■r■r■•r■r //•
\\ Iwo
• ;`�....f N V ■ ••d' // it �'' i
•
•
■�! Lo /
■
• s
j.......//.. .„. .0,
• is %, , L,.....—"" .
iiiI . Y./P
4:` 0t y
•
•.„...•.„..„.•....•................................,...........................
is 1 �:
W
Ell
1
•
1
V
E.
V
:::::::.::::.::::::::::.:::::::„.„.•::...:::::..:::::::.:.::::::::::.:,:::.::::„:::::„....,.::::::::„......:,:::„.::::::::::::„....„::::.,................:.::::„.........:::::......„.....::.:::::..•.:::.::::.:, ,
a
r-�
� ll
W
M�
^ . u
a
^ F�
S
p ,!1511
8.U i
a
r(Q
Y
� I
go
III
V 1 b
W
Immo ) .
O
w
1„..)
V
W
Ci
4.
CL
7
v J
O
u
• W ::::.::: ....•::•••;11:::::::.::::::::::!:::::;:::::::::::!:::;:•:;:•::::•:.:::..i.:::.:i.:•:::::::::::ii::::•::Ii:::::*:::::::•:•:.:•.......
U
i
3
t
1iIj !
I
k
z .
LU
•
c7
•
•
•
•
• •
•
•
_4.
^— '''{ '1:•
•
,:::Na
3 q
jf�. :J• . t»lJ:if: YIrN: }:M.'hk:✓: m 14,,,,e,
n1:.! m_ ......
01-'44
......: M• � ...a o:e��
•
* ]
st LrrIFfu
lei
N
/! •
l
•
. it•
••fit.
; #4::,,, 7,,,f.
711
;I 2i4
J.
t4•44-irr:f!
i.,.
. 7
c...
:.•
}•Y::r.:J:i;i••:ii%idY•
.,Tj�.----.y.... �7i+iiiiY}:•.:•} :},Y:y:y•k—- • . •r.............„.....,:.*:'•7y:•n.www {w•:.::.•i(�� m J• •
,/ .., i
•
ic
)1/t
•
\iti; ,
L -
,,,,, , ,.„..4ii ,,,
6 .1;1 t‘.1.\. , 7?.."I.N:;>. '/.: .;.._:___
si
illir71 II
eyi
IR
lit!
P
Q 1 P
• Vegetation preservation will include establishing a holding nursery area, boxing
trees, and transplanting healthy saguaros and other cacti. Species would include
Ironwood, Mesquite, Saguaro, Palo Verde, Acacia, Saguaro and Barrel Cactus.
The landscape plan is comprised of three different landscape uses:scenic/aesthetic,
buffering/screening, and revegetation/soil stabilization.
Scenic Values:
• Native desert vegetation and complementary plant species shall be used to
blend the developed environment with the undeveloped environment at the
fringe of Northgate. The project shall improve the scenic value with
additional native vegetation enhancing open space areas,accentuating view
corridors, accenting village nodes, and framing long range views.
• Roadways are one of the community's most visible feature. Establishing
the basic theme,framework,and plant palette will ensure a cohesive image
and character for the Northgate Specific Plan area. The Landscape Plan,
as shown on Exhibit IV-16, identifies the primary streetscape along
Lambert Lane and Camino Horizonte. Secondary streetscapes are
identified along the loop/arterial roads. The primary and secondary
streetscape will provide a safe and aesthetic progression along the major
• thoroughfares. The difference between the two different streetscapes will
be in their scale and intensity.
• The hierarchy of the entry features is also indicated on the Landscape
Concept Plan. The entry features will include landscaping, signage and
lighting.
Buffering and Screening:
• Proper landscape treatments are essential to soften the impact of the
project from surrounding properties and reduce the impact of parking lots
and building envelopes from within the Northgate development. This shall
be accomplished by landscaping in combination with walls,beetling walls
and setbacks.
Revegetation/Soil Stabilization:
• Revegetation of disturbed areas will be accomplished with plants native to
the site or compatible with the Sonoran Desert. These plant materials will
•
ry-25
S emphasize indigenous,arid or semi-arid plants,thereby insuring low water
usage. Soil stabilization on slopes will be accomplished by combinations
of revegetation, hydroseeding and engineering features (i.e., rip-rapping,
sensitive grading). •
•
K. SCHOOL FACILITIES
Projected student population for grades K-12 from this development over
a 5 to 10 year period is 2,780. At this time Marana School District does
not use a breakdown of student generation factors into elementary,junior
high and high school.
The projected capacity of the elementary schools proposed in Acacia Hills
and this project is 600 students. At present, it is not known when the
school site would be transferred to the school. Scott Mundell, Assistant
Superintendent of Marana School District,has stated location of the school .
site at the southern portion of the development would be favorable.
There are no other schools abutting the site. The proposed elementary
school in Acacia Hills shall also be accessible by trails and/or residential
collectors.
4
. •
IV-26
0 I-1n I
V. DEVELOPMENT REGULATIONS
A. PURPOSE AND INTENT
•
These regulations will serve as the primary mechanism for implementation of the
Northgate Specific Plan. The regulations contained herein provide the direction
for future needs and guidelines for achieving land use compatibility.
Primary land uses for the Specific Plan shall be as follows:
• Medium Density Residential (MDR)
• Medium High Density Residential (MHDR)
• Mixed Use (MU)
• Office/Business (0)
• Commercial (C)
• Campus Park Industrial (CPI)
• Open Space (OS)
B. DEFINITIONS
For the purposes of the Northgate Specific Plan, other than those listed below, the
definitions contained in the Marana Development Code Title 3.03.02 shall apply.
1. Alteration: Any change is size, shape, character,occupancy, or use of a
building or structure.
2. Average Area per Dwelling Unit: A measurement of density based on
the calculation of total gross acres within a planning area divided by the
total number of dwelling units within the planning area. This measurement
. . allows the flexibility to cluster dwelling units.
3. Builder/Developer: The person or entities who acquire planning areas in
the Northgate Specific Plan Area.
•
4. Building Height: The vertical distance between the level of the average
finished grade and (1) the highest point of the parapet of a flat roof, or(2)
the deckline of a mansard roof, or(3) the average point between the eaves
and ridge of the highest gable or other roof element.
5. Building Setback: The perpendicular distance from the perimeter
property line of a lot designated on a subdivision plat of an area to be
V-1
S developed. Setback standards are to be applied to the gross areas required
for individual subdivisions or projects where individual lot lines are not
shown on a subdivision plat.
6. Commercial: A land use category permitting the establishment of
structures to provide commerce or business such as office, restaurant,
personal and business services,retail sales,financial institutions, specialty
retail and entertainment, theater, recreational and cultural uses,
gasoline/service stations, car washes, repair businesses, dry cleaning,
laundry, educational, religious institutional and day-care facilities, but
excluding manufacturing or warehousing units.
7. Desert Trees: Mesquite, Paloverde, Ironwood, Acacia and other species
native to the Sonoran Desert.
8. Development Areas: Areas described on the Land Use Plan as
"development areas" are subareas of the Specific Plan with specified
permitted uses and regulations covering the development of those uses.
9. Dwelling Unit: And building, structure,or part thereof,occupied in whole
or in part, as the residence or living quarters of one or more persons,
permanently or temporarily.
10. Floor Area: The floor area includes the sum of the enclosed horizontal
areas of each floor of a building measured from the exterior faces of the
exterior walls, excluding areas used for elevator shafts, stairwells, floor
space used for mechanical equipment room, attic space, off-street parking
and loading, ways for ingress and egress from vehicular parking and
loading areas.
11. Floor Area Ratio: The floor area ratio is the proportion of building •
square footage permitted for each square foot of land area of the
development site or lot. It is computed by dividing the floor area by the
lot area. (For example, a 30,000 square foot building area on a ten
thousand square foot lot has a floor area ratio of 3.0)
12. Gross Acres: The total number of acres within a planning area (including
rights-of-way).
13. Maximum Density: The maximum residence per acre (RAC) of a
development area, or portion thereof, as permitted by the applicable
density range.
• V-2
•
r . 0 t
S 14. Maximum Lot Coverage: The area by % to be occupied by the building
footprint (including all accessory buildings).
15. Minimum Landscape Coverage: The area by % to be landscaped
(including all required buffers, trees, shrubs, ground cover, hydroseeded
areas and preserved and/or salvaged native plants) of the gross area being
developed as a development plan and/or plat.
16. Northgate Design Review Committee: The Master Developer will be
responsible for establishing the Northgate Design Review Committee.
This committee will consist of five members appointed by the Master
Developer. This committee will review and approve screen wall design,
entry statements, landscape plans, utility design and construction, sign
design and the location of municipal and community facility uses in
conformance with the Northgate Design Guidelines. The committee will
have approval authority on these matters until such time that the property
is entirely transferred from the master developer or its assigns to builder(s)
within the project.
.17. Open Space: Common land area, either landscaped and developed for
recreation or left in a natural state.
18. Planning Area: Areas described on the Land Use Plan as MDR,MHDR,
MU, C, CPI, and OS. These areas are each designated "planning areas",
which are sub-areas of the Specific Plan with specified permitted uses and
regulations covering the development of those uses.
19. Professional Office: Includes 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 resale.
20. RAC: The permitted number of residences per gross acre (43,560 square
feet of land area)
21. 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, golf course clubhouse.
22. Salvageable Plant Materials: On-site plant materials, as determined by
a registered landscape architect, horticulturalist or botanist, able to be
reasonably transplanted [generally healthy/desert trees, having a trunk
V-3
• diameter of four(4)inches dbh(diameter at breast height or approximately
four or five feet above grade), and healthy saguaro cacti less than fifteen
(15) feet in height, having few or no arms] as per the Plant Preservation
Plan.
23. Setback: The minimum required distance between any property line and
the location of a building or structure.
24. 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 may include manufactured or modular
housing units with the approval of the Northgate Design Review
Committee.
25. Site Visibility Triangle: A triangular shaped space consisting of three
sides that are formed by two vehicular access routes and a line connecting
them. The area of the site visibility triangle shall be measured from the
curb lines of said intersecting routes. From this point, a site line of a •
specified distance shall be measured parallel to the curb lines of the
intersecting routes, forming two legs of the triangle. (The distance of the
sight line shall be determined bythe current accepted practice by the Town
of Marana). The third side of the triangle (hypotonus) shall be a line .
connecting the two legs of the triangle.
ID
C. GENERAL PROVISIONS
1. Building Code:
All construction and development within the Specific Plan area shall
comply with applicable provisions of the Uniform Building Code and the
various related mechanical, electrical, plumbing, grading and excavation,
and the subdivision codes, as currently adopted or may be adopted by the
Town of Marana. In case of a conflict between the adopted Codes and
this Specific Plan, the Northgate Specific Plan shall supersede the Town
of Marana Development Code.
2. Setbacks:
The setback requirements are specified within the development standards
for each zoning designation. If not otherwise specified all setbacks shall
be determined as the perpendicular distance from the existing or planned
street right-of-way line, or property line, to the face of wall of primary
building.
411 V-4
u8 45
3. Interpretation:
• If an issue, condition or situation arises or occurs that is not sufficiently
covered or provided for to be clearly understandable, those regulations of
the Marana Development Code that are applicable for the most similar
issue, condition or situation shall be used by the Town Council as
guidelines to resolve the unclear issue, condition or situation. This
provision shall not be used to permit uses or procedures not specifically
authorized by this Specific Plan or the Marana Code.
4. Amendments:
This Specific Plan may be amended by the same procedure as it was
adopted, by ordinance. Each amendment shall include all sections or
portions of the Specific Plan that are affected by the change.
5. Violations:
Any person, firm or corporation, whether a principal, agent, employee or
otherwise, violating any provisions of these regulations shall be made to
comply with the Marana Code pertaining to zoning violations.
6. _ Additional Uses:
Whenever a use has not been specifically listed as being a permitted use
in a particular zone classification within the Specific Plan, it shall be the
duty of the Town Council to determine if said use is (1) consistent with
the intent of the zone, and (2) compatible with other listed permitted uses.
Any person aggrieved by the determination may appeal that decision to the
Town Council.
7. Infrastructure Plan:
An infrastructure concept plan shall be prepared by a qualified engineer,
and submitted and approved by the Town Manager prior to approval of
any final plat or development plan for Northgate. The spine infrastructure
concept plan shall provide the overall framework and notes for circulation,
hydrology and utilities.
D. GENERAL SUBDIVISION STANDARDS
1. All streets shall be dedicated for public use for the use and convenience
of the affected property owners, their guests, and invitees providing that
V-5
easements for assess and the required installation and maintenance of
• utilities are granted.
2. The design of subdivision streets and drainage facilities shall conform to
Town of Marana standards and provide for.
a. A minimum public right-of-way width of 45 feet. Adequate rights-
of-way width required will be determined by a detailed traffic
study prior to the time of construction.
b. A minimum pavement width of 26 feet for public streets.
c. A minimum offset for street "t" intersections of 135 feet.
d. A minimum centerline radius of 175 feet.
e. Sidewalks shall be located on both sides of a roadway where
adjacent densities are greater than 3 RAC. In areas where the
Density is less than 3 RAC, sidewalks on one side will be allowed.
3. Clear lines of sight shall be maintained at all street intersections in the site
visibility triangle, to assure the safety of motorists and pedestrians. No
obstruction that will obscure the vision of the motor vehicle drivers shall
be placed within site visibility triangle at any intersection. Planting may
be permitted within a triangular area provided that lines of sight are not
obscured above 30 inches or below 6 feet through the triangular area.
4. It shall be the responsibility of the owner to, obtain proper addresses, and
inform appropriate parties regarding addressing. Street naming and
property addressing shall be coordinated through the Pima County
Addressing Coordinator's office or the Town of Marana when, in the
future, they provide addressing services.
5. The subdivider shall post a performance bond or other assurance with the
Town, as assurance for completion and dedication of the required
subdivision improvements to the Town of Marana in accordance with the
State of Arizona, Department of Real Estate requirements. These
assurances may be in the form of a performance bond, cash escrow
account, letter of credit, third party trust agreement, or other form of
assurances as may be approved by the Town of Marana.
With the exception of the third party agreement, the subdivider shall post
assurances with the Town in the amount equal to the cost of construction
• V-6
for all required Town of Marana public improvements plus ten percent as
estimated by a registered civil engineer.
Subdivision assurances shall be released upon completion and inspection
of the required subdivision improvements., Partial releases for up to 95%
of the lots covered by the assurances may be granted where the required
improvements for a group of lots have been satisfactorily completed, and
such improvements can be used and maintained separately from the
improvements required for the balance of the subdivision.
6. The following provisions shall apply to accessory uses and structures:
a. All accessory uses and structures in residential districts shall be
located in rear yards with the exception of buildings and structures
providing essential services, such as electrical service boxes,which
shall not be subject to the dimensional requirements of any zoning
district, but shall be subject to the Town of Marana's locational
requirements.
b. All accessory uses and structures shall be located on the half of the
lot which is the farthest distance from any abutting streets, unless
located within the building area.
c. Accessory buildings and structures shall not be of greater height
than a principal building on the lot, except in commercial districts.
d. No accessory structures, including fences and walls exceeding the
permissible height standards, shall be located within five (5) feet
of any lot line nor placed within any easement or right-of-way.
7. All developed property shall be landscaped, improved and maintained in
full conformity with all applicable requirements of these Specific Plan
standards. All improved land shall be well-graded and free from weeds.
All property shall be kept clean and free from rubbish or debris. The
balance of the site shall be kept free of debris and shall not be used for
storage or disposal of any objects or materials. To provide adequate dust
control, all areas not covered by building pads, paving or planting areas
shall be covered by inert ground covers.
8. All planted and landscaped areas shall be maintained in a neat, orderly,
healthy, and properly trimmed condition.
9. All driveways, walkways, parking areas, storage and loading areas of
• V-7
• developed property shall be well-graded and surfaced with asphaltic
concrete or other equivalent hard, dustless materials.
10. All electrical, telephone, gas or other utility connections shall be installed
underground, where possible.
11. Legal descriptions of individual planning area boundaries will be submitted
at the time of platting.
E. DEVELOPMENT STANDARDS
Land Use designations have been assigned to each planning area identified on the
Northgate Specific Plan. Their permitted uses and development standards are
described in the following sections.
1. Medium Density Residential (MDR)
Uses Permitted:
a. Single-Family Residential
b. Recreational Facilities
c. Model Homes
IPd. Accessory Structures
e. Community Facility Center
General Development Standards:
a. Average Minimum Lot Size: 5,000 square feet.
b. Maximum Lot Coverage: 50%
c. Maximum Building Height: Not to exceed 30'.
d. Maximum Density: Six (6) RAC.
e. Individual Lot: Building Setback Minimum Front: 20'
Total Combined Sideyard Building Setback:
10'.
Building Setback Minimum Rear. 10'
Small Lot Option:
• V-S
•
Single detached dwellings shall be permitted on individual lots with area
• less than that required by the general development standards if the
following conditions are met
a. A minimum of five percent of the subdivision area, excluding
private and public streets, designated for the small lot subdivision
option shall be devoted to, and designated as "recreational area" on
the final subdivision plat.
b. The recreational area shall be designed as an integral part of the
subdivision and be usable and accessible by all subdivision
residents.
c. Recreational areas shall not include land such as peaks, ridges, or
land fragments, determined as unusable for the intended
recreational purposes by the Town of Marana.
d. The developer shall submit a recreational area plan with the -
tentative plat. The plan shall show all recreational improvements,
including structures and facilities. -
e. Private recreational facilities and landscaping shall be completed
and in place by the time twenty-five percent of the dwelling units
are occupied.
f. The recreational area and improvements shall be owned and
maintained by a mandatory membership homeowners association
created by covenants.
2. Medium High Density Residential (MHDR)
Uses Permitted:
a. Single-Family Residential
b. Multi-Family Residential
c. Recreational Facilities
d. Model Homes
e. Accessory Structures
f. Community Facility Center
• V-9
i 5 _
General Development Standards:
• a. Average Area per Dwelling Unit 3,000 square feet.
b. Maximum Lot Coverage: 75%
c. Maximum Building Height: Not to exceed 30'.
d. Maximum Density: Twelve (12) RAC.
e. Minimum Site Setback: Front 20'
Side: None
Rear. 10'
Small Lot Option:
Single detached dwellings shall be permitted on individual lots with area
less than that required by the general development standards if the
following conditions are met:
a. A minimum of five percent of the subdivision area, excluding
private and public streets, designated for the small lot subdivision
option shall be devoted to, and designated as "recreational area"on
the final subdivision plat.
b. The recreational area shall be designed as an integral part of the
subdivision and be usable and accessible by all subdivision
residents.
c. Recreational areas shall not include land such as peaks, ridges, or
land fragments, determined as unusable for the intended
recreational purposes by the Town of Marana.
d. The developer shall submit a recreational area plan with the
tentative plat. The plan shall show all recreational improvements,
including structures and facilities.
e. Private recreational facilities and landscaping shall be completed
and in place by the time twenty-five percent of the dwelling units
are occupied.
f. The recreational area and improvements shall be owned and
maintained by a mandatory membership homeowners association
created by covenants.
• V-10
9 03 8 145 {-
. 3. Mixed Use (MU)
Uses Permitted:
a. Single-Family Residential
b. Multi-Family Residential
c. Congregate Care
d. Recreational Facilities
e. Professional Offices
f. Model Homes
General Development Standards:
a. Residential
1. Average Area per Dwelling Unit: 1,000 square feet.
2. Maximum Building Height: Not to exceed 34'.
3. Maximum Density: Twenty-two (22) RAC
4. Minimum Site Setback: Front: 20'
Side: None
• Rear: 10'
b. Congregate Care Facility
1. Minimum Site Area: Two acres.
2. Maximum Density: One guest room per two thousand
square feet of the site area.
3. Maximum Height Not to exceed 34'.
4. Permitted Coverage: 40% of the gross site.
5. Minimum Site Setback: Front: 20'
Side: None
Rear: 10'
6. Landscape Requirements: 10% coverage of the gross site
area.
i v-11
3 - 452
1111 c. Commercial
General Development Standards
1. Maximum Floor Area Ratio: 1.0.
2. Maximum Building Coverage: 60% at ground level.
3. Minimum Lot Area: None.
4. Minimum Lot Width: None.
5. Maximum Building Height Not to exceed 50'.
6. Parking Requirements: Required spaces and screening
shall be in accordance with Title 8 of Town of Marana
Development Code.
7. Minimum Landscape Coverage: 10% of gross site area.
8. Minimum Distance Between Buildings: 10'.
9. Minimum Site Setback: Front: 20'
. Side:. None
Rear: 10'
4. Office (0)
Permitted Uses:
a. Office/Professional
b. Medical Institutions/Life Care Facility
c. Research & Development
d. Financial Institutions
e. Medium High Density Residential
General Development Standards:
a. Residential
1. Average Area per Dwelling Unit: 1,000 square feet
2. Maximum Building Height Not to exceed 34'.
V-12
9038 i5
3. Maximum Density: Twenty-two (22) RAC
•
4. Minimum Site Setback: Front 20'
Side: None
Rear: 10'
b. Office/Business Park
1. Minimum Building Setback from Public Street A distance
equal to sixty percent (60%)of building height,but not less
than twenty (20) feet.
2. Maximum Building Height Not to exceed seven(7)stories
or seventy-five (75) feet.
3. Parking Requirements: Required spaces, screening, and
landscaping shall be in accordance with Title 8 of Town of
Marana Development Code.
4. Minimum Landscape Coverage: 10% of gross site area
5. Commercial (C)
• Permitted Uses:
a. Commercial
b. Commercial Recreation
c. Commercial Retail
d. Financial Institutions
e. Hotel/Motel
f. Restaurant
g. Office/Professional
h. Tourist Commercial
i. Restaurant/Drinking Facilities
j. Public Services
L Medical Services
1. Research & Development
in. Medium High Density Residential
General Development Standards:
a. Residential
V-13
0rt ^ R
1. Average Area per Dwelling Unit: 1,000 square feet.
2. Maximum Building Height: Not to exceed 34'.
3. Maximum Density: Twenty-two (22) RAC
4. Minimum Site Setback: Front: 20'
Side: None
Rear: 10'
b. Commercial
1. Minimum Building Setback from Public Streets: A distance
equal to sixty percent(60%) of building height, but not less
than twenty (20) feet.
2. Maximum Building Height Not to exceed four(4) stories.
3. Maximum Building Coverage: 80% at ground level; 60%
above ground level.
4. Parking Requirements: Required spaces and screening shall
be in accordance with Title 8 of Town of Marana
Development Code.
5. Minimum Landscape Coverage: 10% of gross site area.
6. Campus Park Industrial (CPI)
Uses Permitted:
a.. Industrial/Commercial Businesses
b. Support Retail
c. Administration
d. Mixed Use Business
e. Professional Office
f. Research and Development
g. Restaurants
h. Distribution
i. Development Laboratories
j. Medium High Density Residential
110 V-14
•
General Development Standards:
a. Residential
1. Average.Area per Dwelling.Unit: 1,000 square feet
2. Maximum Building Height: Not to exceed 34'.
3. Maximum Density: Twenty-two (22) RAC
4. Minimum Site Setback: Front: 20'
Side: None
Rear: 10'
b. Campus Park Industrial
1. Minimum Building Site Area: 20,000 Square Feet.
2. Maximum Building Coverage: 40%.
3. Maximum Building Height: 65 Feet.
4. Parking Required: Minimum 1 Space per 300 Square Feet
• of Building.
5. Rooftop Screening: All mechanical equipment shall be
set back a sufficient distance to
screen the equipment from view.
6. Minimum Building Setback: Front: 30'
Rear: 10' •
Side: 10'
7. Minimum Landscape Coverage: 15% of Gross Site Area.
7. Natural Open Space (OS)
Uses Permitted:
a. Utility and road crossings other than those indicated within this
plan.
V-15
0 rt o
• b. Maintenance roads.
c. Trails and/or passive recreation.
General Development Standards:
a. Utility and road crossings per Town of Marana approval.
b. Maintenance roads per Town of Marana approval.
c. Minimum Trail/Path Width: 4 Feet.
F. UTILITY DEVELOPMENT STANDARDS
1. Onsite and offsite sanitary sewer will be public and will be designed and
constructed to Town of Marana standards.
2. All electric, telephone and cables shall be placed underground where
feasible and shall be designed and constructed in accordance with the
various utility company standards and Town of Marana Standards.
3. The potable water system shall be designed and constructed to standards
• of the applicable agency including sizing requirements and location of
water facilities. Fire flow provisions and fire hydrant locations shall
conform to requirements set by the appropriate fire departments and the
applicable water utility.
4. The irrigation wells and water conveyance facilities shall be constructed
in accordance with the standards of the Cortaro-Marana Irrigation District.
All Cortaro Marana Irrigation District property and facilities will be
owned,operated and maintained by the Cortaro-Marana Irrigation District
V-16
•
•
0rV 4.= 37
• VI. DESIGN GUIDELINES
A. INTRODUCTION AND PURPOSE
•
These design guidelines have been developed as a framework to express the
community character of the Northgate Specific Plan.
The purpose of these guidelines is to ensure development of consistently high
quality, thus protecting the investment of those who locate within the Specific
Plan area and assuring Marana of a high quality development. They provide a
documented basis for evaluating and directing the planning and design of
improvements to each parceL
The guidelines are design criteria to be used by developers, architects, engineers,
landscape architects, builders and other professionals to maintain the design
quality proposed herein.
The Architectural Review Committee is assembled by the master developer to
oversee that all plans are in general conformance with the development guidelines.
They are also presented to give guidance to Town staff, the Planning and Zoning
• Commission and the Town Council in their review of development projects within
the Specific Plan Area.
The following goals form the basis for these guidelines:
• Protection of property values and enhancement of investment.
• Conservation of existing natural features and minimum adverse impact on
the ecosystem.
•
• Encouragement of imaginative and innovative planning of facilities and
sites and flexibility to respond to changes in market demand.
• Variety,interest and a high standard of architectural and landscape design.
B. RESIDENTIAL DESIGN GUIDELINES
The following general guidelines are intended for use in residential development.
The intent is to provide a logical and pleasing environment composed of buildings,
• VI-1
• landscapes and natural forms. All additions or alterations must be approved by
the Architectural Review Committee.
1. Architectural Themes
These guidelines are primarily concerned with the physical appearance of
the community environment as perceived by residents and visitors.
Therefore, it is the intent of these guidelines to apply to those frontages,
boundaries, and perimeter edges that are visible to the public.
A minimum of three elevations for each house plan are recommended.
The elevations should provide variety in architectural design,incorporating
features such as varying roof lines,window treatment,architectural details,
and building materials.
a. Theme
The architectural theme for Northgate should reflect the integration
of structures within the overall desert environment, specifically the
Southwestern ranch or farm. Themes of the Southwestern style are
encouraged, such as "Territorial", "Spanish Colonial", "Mission",
"Santa Fe", and "Santa Barbara Mission".
110
/ A AA`A
.�iIrl /��A��iR� ,tie ..."....
*Ent IE
`'i•
11111-111
Territorial
tam
1fNII
i kr
it fur_
- _..ter.....— - _ -
cid
ij/i
Spanish Colonial
VI-2
•
Gam\ .r' -
— 111
tA
*a- Ttlihorldol,
- 444h
•
;�7le ill1 RIM �
/ sn_ Il1f
rim
O M =
`41. '""" Mission
.:• .,, ..
MI III
•b.' •
'
!il:J:..f• i `j
•: Lk.
1144
' rn
Santa Fe 110.4 - !IP" u`.
7 €ice ;a
1 'li
S - _
`1,/
Santa Barbara Mission
b. Exterior Materials
Exterior building materials should be consistent with the overall
community character. Recommended building materials are brick,
masonry, stucco, adobe and concrete block. Other materials must
be approved by the ARC. All exposed building materials must be
finished.
• VI-3
•
o nip
1111 c. Roofs
The pitch and form of roofs are a visible community feature. A
range of roof forms and roof pitches can add an appealing visual
• impact to the community/streetscape.
Roof overhangs are encouraged to produce interest and as a
response to climatic conditions, especially when used in com-
bination with porch enclosures, balconies, and recesses.
The roofing material should be constructed of nonreflective
materials and exhibit muted earth tones as approved by the ARC.
•
•
6- � yyyy.�•�
• • .
-
d. Colors
Generally,muted colors are the most acceptable for use on building
exteriors. These colors should reflect the hues of the ground plane,
surrounding mountains, and plant material and are drawn from the
following ranges: brown, including rusts, sepias, sands, tans and
buffs; some olive tones; certain gray tones. Other tones and colors
may be used for trim or accent. Highly reflective colors or
materials are prohibited on all wall and roof surfaces. Color grada-
tions from building to building should be gradual. All colors are
subject to approval of the ARC.
• VI-4
f, ,'
e. Walls/Fences/Gates
All walls and fences used within the residential communities
should be of a material compatible with the architectural design of
the structures. They should be a visual extension of the archi-
tecture of the residence. The texture and color of walls should
conform to the same color standards as the main residence and the
indigenous materials of the surrounding areas. Walls should not
exceed six feet in height Wall systems along major streets should
respect the designated setback requirement and have a stepped or
non-linear appearance.
qt
ch. :rfewittz
_ >giro 411 •
.I I� f
• ,
WALL RECESSED FOR PLANTING
f. Solar Panels
Solar panels must be "flushmounted" onto roof plane or fully
screened so as not to create any adverse visual impact on any
portion of the community. Natural silver aluminum frames are
prohibited. Support solar equipment should be enclosed and
screened from view. Solar panels designs are subject to approval
by the ARC.
g. Building Projections and Equipment
All architectural building projections, including chimney flues,
vents, gutters, downspouts, utility boxes, porches, railings, and
stairways should match the color of the main residence or should
be of an approved color.
VI-5
3 8 y
Television antennas must be provided within roof structure. Radio
antennas and satellite dishes must not be visible from neighboring
properties.
h. Mechanical Equipment
All mechanical equipment should be screened from view either
with a roofline or a wall similar in design to the project arch-
itecture or below the six foot fenceline.
i. Foundations
All exterior wall materials must be continued down to finished
grade thereby eliminating unfinished foundation walls.
2. Building Setback and Types
The design of residential developments can be unique and provide varied
streetscape appearances. Providing plans with differing setbacks fosters a
variety of elevations. Development should avoid long, unbroken building'
facades.
• Front setbacks should vary, with no more than two adjacent units
having the same setback. The minimum setback variation between
units is three (3) feet.
I111M1111 I
Iran !•• ° m�1
71ii
., ►� .
3
III
3' MINIMUM
• Projects should be planned carefully to maximize the feeling of
open space within the development. Design approaches include
curving streets, orienting the road axis to open areas and the
creation of views.
• VI-6'
9038 , I ,
• Attached product types and individual units should be turned and
oriented in a variety of ways to avoid the monotony of "garage
door corridors".
•
•.
---1 I
[t]
Fl
i
3. Recreation Areas
Recreation areas should be placed in highly visible locations such as
project entries or adjacent to model complexes.
•
•
Models
��, a Roc Centex
e4/41"/ *441\
• i% 41PrA 47#4,1
asvv, 1•46
efr
��391a � .
`\ i< r
Q
\ : ��U
I
\�
•
• VI-7
9 0 r�
0 4. Mailboxes
Where a common mailbox location is utilized,it should be located in prox-
imity to the major entry or recreation area. If a structure houses the
mailboxes it may be similar to the architectural style of the planning unit
in which is exists.
•
% "4 ' -44/11
•i / S■ li f� I�
iii:i pI !9 Ij /
•
5. Service Yard
Walls are required as screening for a service yard, if any, to enclose all
above-ground garbage and trash containers,clotheslines,and other outdoor
maintenance and service facilities.
6. Parking
All parking structures, either free-standing or garages, should incorporate
the same design element as the dwelling units.
7. Lighting .
Lighting should be used only as necessary for functional requirements of
safety, security and identification. Unnecessary use of light is prohibited
in the interest of energy efficiency and maintenance of a natural night
environment.
S VI-8
n r p t,
• Within residential areas,lighting should be designed to coordinate with the
community theme and shielded to reduce dispersal of ambient light.
Lights should be directed down, onto the pavement/property and not onto
neighboring areas. Standards should be separated to create concentrations
of light, as opposed to a continual lighting stream.
8. Grading
Grading is a necessary element in community growth. Roads, building
pads, and drainage features must be sensitively integrated within the plan.
• A grading plan depicting existing and proposed contours, cut and
fill areas and all existing plant material within the site should be
included with the preliminary submittal to the ARC for review.
• Grading for streets and utilities should not occur outside roadway
rights-of-way. .Excavation from trenching should not be stored or
piled adjacent to roadways. Site clearing shall not occur until time
of construction. ,
• Site grading design should complement and reinforce the
architectural and landscape design character by helping to screen
• parking, loading, and service areas, by helping to reduce the
perception of height and mass on larger buildings, by providing
reasonable transitions between onsite uses, and by providing
elevation transitions contributing to the efficiency of onsite and
offsite movement systems.
"' \..
Wei' Proposed Grade
Existing grade
PREFERRED
•
„maw
..rip -
Proposed Grade
Existing Grade
AVOID
III VI-9
•
0iln0 l r r
• • Tops and toes of all slopes should be rounded. Maximum cut
slope should by 3:1 and maximum fill slopes should be 4:1. Cut
slopes should not exceed 5' in height and fill slopes should not
exceed 3' in height. Avoid grading large, level pads ("padding")
on sloping sites. Design structures to conform to hillsides by
minimal ten-acing with the topography.
• Grading, if necessary, should result in curved, undulating, not
sharp, or squared contours, to create a rolling, natural appearance.
.1t,.,.,,AIP,e,:‘.
*V _ :Auto, i / 11/
- ,it ,�\..:*:`,"`I'„'„;, %- ,.......
Qt�Z�l �� H ������\���ll� ��
,.,,..Q.,\\\ \\\\\\���� ,--1-_,R1,11 in\\' '—
6 0
\ -It' /41\%%_‹. 7
AVOID LARGE BUILDING PADS Qm\
ON SLOPING SITES, 'PADDING'
C. LANDSCAPE ARCHITECTURE
A landscape theme for the community can act to unify and reinforce the open
space and circulation components in the creation of the community structure.
The objectives for Landscape Guidelines are:
• Establish a landscape plant materials palette for use in public rights-of-
way, streets,parking lots, setbacks and buffers between different land uses
and existing neighborhoods
110 VI-10
tonne. r7
4110
. • Establish landscaping design guidelines for development of residential and
commercial neighborhoods,including street trees,street furniture and view
corridors.
• Promote the use of attractive, colorful, drought tolerant desert plant
materials that are in character with the surrounding desert.
• Promote a limited use of desert adapted,lush appearing,plant materials for
oasis locations such as entrances, patios, courtyards, and entry features. •
.�••'•.,
•
* •`
-awe f:
1. Streetscapes
•
There are three different types of streetscaping within Northgate:
1. Primary
2. Secondary
3. Collector
Lambert Lane and Camino Horizonte.shall have primary streetscaping
while the Loop Road and Major Arterial shall have secondary
streetscaping. The streetscape for these corridors is intended to develop
a colorful desert scene with a variety of plant types. Random clusters of
accent/ornamental trees may provide color and or texture contrast. A
building setback may be required and a varying distance is encourage to
provide interest and streetscape undulation. The difference between
primary and secondary streetscape design shall be in scale. (See
recommended plant palette in Appendix F).
Within the project boundaries, internal arterials and collectors shall have
a coordinated landscape palette.
1111) vI-i l
F �> o
•
Bicycle paths and pedestrian trails shall be integrated with the street
system, and adjacent developments where possible.
i
.4fit. .,*; 11%
i ... .
..... ---.... i.`i1Zr i wrrr•w• 1 _two 1
ror wwa
Ma was
2. Entries and Nodes
Entry statements serve to identify and direct circulation through various
developments. Entry statements shall include appropriate signage,
architecturally integrated with the development design, and accent trees
and plantings.
The Primary Entry Statements occur along Lambert Lane and Camino
Horizonte. These entry statements shall be located on either side of the '
roadway as you enter into.the project.
• The Secondary Entry Statements are to identify the arrival into Northgate.
The design of these statements shall be similar to the Primary Statements
but smaller in scale. The Secondary Statements are at the intersections of
the Loop Road with both Lambert Lane and Camino Horizonte.
TYPICAL PRIMARY ENTRY STATEMENT
Building/Parking Free Area—1----- I - 1
I :- 1
iss- 1 [...:11/II--1
. f . Itclti _.
1.:-de. •
•
. : •.......\_k .._.: ......-=-_'1,
Foreground Planting Landscaped Median
Bed/Annual
Major Entrance Signage
Accent Trees
III
VI-12
'l0 r 6
• 3. Screening
Non-residential land uses shall buffer abutting residential uses with an'
effective landscape composition. Landscaping elements include berms,
walls,and vegetation. Combinations of these elements may provide visual
screening and achieve a transition into the primary use area of the site.
Visual screening and noise buffering may also be used to protect the
privacy of residents.
4. Retention/Detention/Drainageways/Open Space Areas
Retention/detention areas shall be designed and utilized as multi-purpose
areas for drainage, open space, active and passive recreation, etc.
Landscaping shall include berming and revegetation with drought tolerant
plants.
•
kitrl
i
• _• _ old
WASP
dijob
1io
ELEVATION
• USE NATURAL APPEARING RIVER ROCK WHEREVER
DRAINAGEWAYS ARE TO BE LINED
DEVELOPED SITE DRAINAGES SHALL BE LINED WITH
VEGETATION AS LISTED ON APPROVED PLANT UST
5. Street Furniture/Lighting
There are a number of designs for street permanent furniture that would
be acceptable for use within the Specific Plan area.
Street furniture is one detail in an urban environment which strengthens
the identity of the area. Street Furniture includes: light standards, walk
lighting, trash receptacles, benches, bus shelters and plant containers.
Standards for street furniture and lighting should be established and
enforced to create a uniform image for Marana.
• VI-13
Q 0 b7
Lighting shall be used only as necessary for functional requirements of
safety, security and identification. Unnecessary use of light is prohibited
in the interest of energy efficiency and maintenance of a natural night
environment
•
Lighting should be designed to coordinate with the community theme and
shielded to reduce dispersal of ambient light. Lights chatl be directed
down, onto the pavement/property and not onto neighboring areas.
Standards should be separated to create concentrations of light,as opposed
to a continual lighting stream.
All light standards within public rights-of-way shall be compatible with the
Town of Marana's specifications and shall be maintained by the Town of
Marana.
D. COMMERCIAL AND CAMPUS PARK INDUSTRIAL DESIGN
GUIDELINES -
1. Architecture •
The purpose of establishing architectural design guidelines within the
Commercial and Industrial areas is to ensure quality development that
• reinforces consistency. Recurring elements combine to create a visual and
spatial expression that identify the area and give it a special character.
Commercial/office buildings and industrial buildings shall be of a
contemporary style and material, employing massing scale and proportion
for design implementation. Designs for individual projects shall be
submitted as part of the site plan review. In situations where residential
uses are permitted adjacent to commercial or industrial uses, all .
commercial/industrial buildings and accessory structures shall be sited to
allow for a minimum 10' continuous landscape bufferyard bordering these
• • residential areas.
_so __.y
r• a M, S m M ;�: �] I I Mir FUI 1
• VI-14
•
a. Building Materials
Preferred building materials include brick, stucco, adobe,masonry,
or concrete block The use of prefab metal sheathing should be
• appropriate only for industrial buildings.
•
b. Exterior Treatments
Exterior treatments and colors should be of muted, subtle earth
tones along with judicious use of bright accent colors. Use of a
metal, such as "Cor-ten" steel, as an architectural detail is suitable
for commercial buildings.
Highly reflective finishes on exterior hardware is prohibited,
including the use of reflective glass on windows.
c. Roof Design
Roof design and construction material are subject to review and
approval by the ARC. Roof projections over windows are
encouraged from an energy conservation perspective. Roofs should
be constructed of clay tile, slate, metal, wood, or concrete and
11111 asphaltic compound shingles, all of which should exhibit a muted
earthtone color. Other roof materials may be approved by the
ARC. Mechanical equipment on the roofs must be screened from
view of adjacent streets and or property. All vents and other
projections should be colored to blend with the roof.
•
500' MIN.
-� . ntl
slW)1
• VI-15
110
d. Perimeter Walls
Perimeter walls, where required or otherwise desired, should not
exceed a height of six (6) feet above finished grade. Walls should .
be constructed of masonry, concrete, adobe or stucco and should
match primary buildings with respect to color, texture and overall
design.
• T. 71r.„--..„.1,,. .---,
bice==-N� �r 'r
....4")-04,..4...1!"
WALL RECESSED FOR PLANTING
2. Building Setbacks, Heights and Coverage
•
Buildings should be sited in a manner that will complement the adjacent
buildings and landscape. Building sites should be developed in a
coordinated manner to provide order and diversity thereby avoiding a
jumbled streetscene.
a. Setbacks
_ Commercial and industrial buildings should be set back 40 feet
from any residential lot line.
b. Heights
Whenever possible, avoid long linear vistas and building edges by
varying and articulating building facades, heights and rooflines.
3. Parking
Adequate off-street parking should be provided for each development.
Parking configurations are subject to approval by the ARC and are also
0 VI-16
• governed by applicable provisions of the Town of Marana Development
Code. Whenever possible, parking should be located to the side and/or
rear portion of the site.
• an
6
s. M
4 c��I,.
CCGL . R
=oar= m ' •
4417
Parking lots should be landscaped with a minimum of one shade tree per
6 stalls. Parking lots will be well landscaped and screened from view
• from public rights-of-way.
•
/ - ,
441114
PARKING
4. Lighting
Lighting should be used only as necessary for functional requirements of
safety, security and identification. Unnecessary use of light is prohibited
in the interest of energy efficiency and maintenance of a natural night
environment.
VI-17
} L.
0 Lighting should be designed to coordinate with the community theme and
shielded to reduce dispersal of ambient light. Lights should be directed
down, onto the pavement/property and not onto neighboring areas.
Standards should be separated to create concentrations of light,as opposed
to a continual lighting stream. • .
i :y,':Qr";: S:ri. :?W;},yvi;i}IA a n"{}:•ti;:,:-:�t''::°.a>,'.o:`.,�.:^;':..:., �,2
.:J,}:}4vff}v{}:iw:C{}J.•r{r:. ...F}i�$iii?:•i::�:.:;�wn }'i:�:ti::5
poss:Et,s"ii.. rte'• :�., va,;;,--- #.01648a• �• {� :
nc->�,9:�e t :x�:...;k :%i. Ory;i'}u}t.�"N.o•.}{2•�a;
.}y,'i Y✓.•y4vn.^-Y:CSv>.':'. '.:,,..'-3',:, }v-{;•'.'.f...�,"�/:-�{�'
w�
R-yyi�{yp,v::, !:.:-x!:
•{'•.N `f Oii}�:i iR�S-Y'�Yn'
r :?3 ► yK2o :::¢ttw:;
h,... fid/;... �,Y.0 _ 'i'>.$:}.':-is%:J::h
.x�.�,^•:.:.>: >g a '. ••hR
etiA Mgr:4 :-,A
il
}i' itit...46,4 - .• i.'.'
• Lighting should be provided within all parking lots and along walkways.
Lighting fixtures in parking lots should be minimal and should be
architecturally compatible with the overall building design program.
The design and type of all lighting fixtures is subject to approval of the
ARC.
5. Grading, Drainageways and Utilities
As part of the Architectural Review Board Program, a grading and
drainage plan should be approved prior to site construction. Grading
should follow the general parameters established in the Residential section
(Chapter VI-B-8).
6. Landscape Architecture
A minimum 10% of the commercial and industrial building site area
should be landscaped. This landscaping should be distributed throughout
the parking lots and building aprons. Plant materials should be low water
use and appropriate to the desert. (See Appendix F).
I VI-18
.ski ,.. >) i �
• 7. Loading, Storage, Refuse, and Service Areas
Loading dock areas shall be set back,recessed,or screened so as not to be
visible from adjacent lots or sites,neighboring properties or streets,and in
no event shall a loading dock be closer that 75' from a property line
fronting upon a street. In commercial areas, no materials, supplies, or
equipment, including trucks or other motor vehicles, shall be stored upon
a site except inside a closed building or behind a visual bather screen so
as not to be visible from neighboring properties and streets. Storage areas
and service yards shall be located upon the rear portions of the site and
shall be screened. Provisions shall be made on each site for any necessary
vehicle loading; no on-street loading shall be permitted.
All outdoor refuse containers shall be visually screened within a 6' or
higher wall so as not to be visible from adjacent lots or sites, neighboring
properties or streets. Refuse collection areas should be effectively
designed and located on the lot to conveniently contain all refuse generated
on site between collections. Refuse should not be visible outside of the
refuse container. The refuse containers should be designed of durable
materials with finishes and colors which are unified and harmonious with
the overall architectural theme. Refuse containers should be located to the
rear of the buildings.
• �
Lomarmo
Docx
' '
4 7 5 4410
DUMPSTER I
' ,;
•
BUFFER FROM VIEW
• VI-19
n ter
• 8. Utilities
All new utilities services shall be installed underground, locating lines in
areas subject to disturbance for the construction of buildings and access
ways of the project If existing utility lines need to be upgraded or moved,
consider re-installing them underground if possible. Exterior transformers,
utility pads,cable TV, and telephone boxes will be located out of view in
public rights-of-way, or screened with walls fences, or vegetation. Utility
lines shall not be located across areas of the site that are to be left in a
natural, undisturbed condition.
UTILITY CABINET
n. co
t. ;V'' .
�g r r.
I'J
�r
v .,�Cr.
VO Gr. /�-•
v
OG r r r
ac. G
• PLAN \ PLANTED SCREEN. •.
• \\\ ROAD EDGE
E. DESIGN REVIEW
1. Purpose
These Design Guidelines have been adopted to ensure that Northgate
develops in a consistent manner. The ARC should review all proposals for
construction and ensure that such proposals meet the intent not only of the
Guidelines, but also the development philosophy of the Northgate
community. The ARC also has the authority to interpret the Guidelines in
the event the Guidelines may not be explicit in a particular situation. The
Committee may also amend the Guidelines. (Refer to project CC & R's
for a detailed description of the ARC structure.)
2. Pre-design Meeting
Prior to preparing plans for any proposed improvements, it is strongly
recommended that an owner and/or his or her architect meet with a
member or members of the ARC to discuss proposed plans. The intent of
• VI-20
ono 'x `17
• this informal meeting is to offer guidance prior to the preparation of
preliminary plans.
3. Fees
Review fees may be established on a proposal by proposal basis depending
upon the scale, scope and complexity of the associated review process.
4. Submittal of Plans
Plans and specifications should be submitted to the ARC in accordance
with the CC & R's and as generally described below.
5. Review of Plans
The ARC should conduct reviews of residential,commercial and industrial
plans during regular meetings or at such other times as deemed
appropriate.
6. Preliminary Submittal
The preliminary plans, including all of the exhibits described below, are
to be submitted after the pre-design meeting.
• Preliminarysubmittal package should consist of the following items:
a. Site plan at appropriate scale showing the location of buildings,
building envelope, and all buildings or other major structures,
driveway, and parking areas,and a grading plan,including existing
and proposed topography.
. b. Roof plan and floor plans (at no less than 1/8" = 1'0").
c. Exterior elevations(all)with both existing and proposed grade lines
at same scale as roof plans.
d. Indication of all exterior materials and colors.
e. Any other drawings, materials or samples requested by the ARC.
To assist in evaluation of the preliminary plans, the ARC may request
preliminary staking of the locations of the corners of the residence or
major improvement and at such other locations as the ARC may request.
5 VI-21
• 7. Final Submittal and Review
After preliminary approval is obtained,the ARC shall require the following
documents to be submitted for final approval prior to any grading or con-
struction: •
a. Site plan showing the location of the building, building envelope,
the residence and all buildings or other major structures, driveway
and parking areas,a grading plan, including existing and proposed
topography, utility connections, and finished floor elevations,
including garage.
b. Roof plan and floor plans (at no less than 1/8" = 1'0").
c. Samples of all exterior materials and/or colors.
d. Exterior elevations.
e. Complete landscape plan, on same scale as site plan, showing:
areas to be irrigated, if any; proposed plants and sizes thereof;
driveway, retaining walls, decorative features, etc., if not shown
elsewhere on architectural plans; and, an indication of the area
wherein storage of materials and debris will be confined.
Engineering certification of foundations and the securing of a building
permit is the responsibility of the owner and/or builder. Construction
documents (working drawings and specifications) are to be in accordance
with the final design and plans approved by the ARC. Clearing, grading,
or construction should not commence until all of the above requirements
are satisfied.
If a response is not received within forty-five days, the plans should
receive automatic approval.
8. Subsequent Changes
Additional construction, landscaping, or other improvements and/or any
changes after completion of an approved structure must be submitted to the
ARC for approval prior to making such changes and/or additions.
9. Resubmittal of Plans
In the event of any disapproval by the ARC of either a preliminary or a
• VI-22
fr, r, '7C
final submission, a resubmission of the plans should follow the same
procedure as an original submittal.
10. Inspection of Work in Progress
The ARC may inspect all work in progress and give notice of non-
compliance. Absence of such inspection and notification during the
construction period does not constitute either approval of the ARC of work
in progress or compliance with these Design Guidelines.
11. Completed Work
Upon completion of any residence, building, or other improvement for
which final approval was given by the ARC,the owner should give written
notice of completion to the ARC.
Within reasonable time after receipt of such written notice,a representative
from the ARC may inspect the residence and/or improvements. If it is
found that such work was not done in strict compliance with the final plan
approved by the ARC,the ARC should notify the owner in writing of such
non-compliance.
12. Non-waiver
• Approval by the ARC of any plans, drawings, or specifications for any
work done or proposed, or any other matter requiring the approval of the
ARC under the Design Guidelines, ('including a waiver by the ARC),
should not be deemed to constitute a waiver of.any right to withhold
approval as to any similar plan,drawing, specification,or matter whenever
subsequently or additionally submitted for approval.
13. Right to Waiver
The ARC reserves the right to waive or vary any of the procedures or
standards set forth herein at its discretion, for good cause shown.
F. CONSTRUCTION REGULATIONS
1. Construction Trailers, Portable Field Office, Etc.
Any owner or builder who desires to bring a construction trailer, field
office, or the like to the Northgate community should first apply for and
VI-23
O q p
•
obtain written approval from the ARC. The ARC will work closely with
• the owner or builder to determine the best possible location. Such
temporary structures should be located only in a location approved by the
ARC and should be removed upon completion of construction.
2. Debris and Trash Removal
Owners and builders should clean up all trash and debris on the con-
struction site at the end of each day. Trash and debris should be removed
from each construction site approximately once a week and delivered to
a dump site located off the project. Lightweight material,packaging, and
other items, should be covered or weighted down to prevent wind from
blowing such materials off the construction site. Owners and builders are
prohibited from dumping, burying, or burning trash anywhere on the lot
except in areas, if any, expressly designated by the ARC.
During the construction period, each construction site should be kept neat
and should be properly policed to prevent it from becoming a public
eyesore, or affecting other lots and any open space.
3. Vehicles and Parking Areas
Construction crews will not park on, or otherwise use, otherlots, open
• space, drainageways, the floodway or linear park. All vehicles will be
parked within designated areas so as not to inhibit traffic.
4. Conservation of Landscaping Materials
Drainageways and open spaces contain native plants and other natural
landscaping materials that should be protected if possible during
construction, including topsoil, rock outcroppings and boulders, and plant
materials. `-
Materials that cannot be removed should be marked and protected by
flagging, fencing or barriers. The ARC should have the right, but not the
obligation, to flag major terrain features or plants which are to be fenced
off for protection during construction. Any trees or branches removed
during construction must be promptly cleEaned up and removed from the
construction site.
5. Restoration or Repair of Other Property
Damage and scarring to other property,including, but not limited to, open
space, other lots, roads, driveways, and/or other improvements will not be
VI-24
permitted. If any such damage occurs, it must be repaired and/or restored
• promptly at the expense of the person causing the damage.
6. Construction Access
The only approved construction access during the time a residence or other
improvements are being built will be over the approved driveway for the
lot, unless the ARC approves an alternative access point.
7. Areas will not be cleared or graded until actual construction is to begin.
••
ID VI-25
n nane)
VII. SPECIFIC PLAN IMPLEMENTATION
•
A. PURPOSE
The Specific Plan is an implementation tool to the General Plan. It is the first
step in the eventual procurement of development permits. This section contains
the procedures for administration of the provisions contained herein.
This section includes a Phasing Plan for the development of the proposed planning
areas. Implementation of the plan will be further carried out by a method of site
plan review as outlined in Section C of this chapter. Other information covered
in this chapter pertains to general administration, subdivision, amendment
procedures, and the linkage between these elements.
B. PHASING PLAN
Phasing for Northgate is expected to occur over several years, based on economic
and market conditions. The Northgate Specific Plan will generally be developed
in four phases as indicated on the Land Use Phasing Plan, Exhibit VII-2. This
will allow an adequate level of infrastructure to be built to accommodate the
development in each phase. Attention has also been placed on market
• considerations in order to stagger the introduction of a variety of units onto the •
housing market.
In preparing the Phasing Plan for this development,certain assumptions have been
made. These include:
1) The rate of growth for this project will remain consistent and as calculated,
2) The rate of growth of other regional projects which were used in assessing
• - accumulative impacts on phased infrastructure and services, and
relationships of planning system components, will remain consistent and
as calculated,
3) The market need for proposed residential product type and mix will remain
the same throughout the phasing period.
These assumptions made during preparation of the Phasing Plan are necessary to
establish the proposed development scenario. However, if any of these
assumptions change during the project build-out time,the Phasing Plan and Town
monitoring program must be flexible enough to make adjustments corresponding
VII-1
.. .. .....
i !1
11
.tztg i
•
•
•
•
FW II
... iz l,� Fy 0Q ae-� w
ek) 11
111.1.11111:11.11:::::1::::::11i):::::::11•1:::::i i.:::::::51.1:::::::::::::i::::::;:::1::::1:::::1:::i:::i:::::::::11:::::::::1::::1::::.:11:::::1::::::::::1:::::::::1 E--i
c:4 p-4 W cin.
i 4
......... :.::.::::.::::.::::.::::.:.....::.:.::::.::::...f....::::.:::...::::.::•:.::.:•::::.::::.::::.::::.::::.::::.::::.::::.::::.::::::.::::
v) : ....... i:.................::::::::::::ii.......i::::.::iii:iii.......i::iiii..............::•.:,:.....:::.::::::::.:::::.:i:iiiiiii:::::::......::::...e...a.......iQiiiiiiiiiiiiiiiii::::::::iili.:
^W` Vp,a Orv^ OuonN.M
0.4
LII ----
.........: .:::::::.::::::.**I:si:::::::.:::::::::::.*::.**1:::.**:.:.......:.::::::::::.:::::.::::::::::..........::::::::.....if::::::.::::::.::::.::::
.4
•
•wq
a
W
3
1
111 cc •i Si i
-
Z
WW cc 0
CC g O V U .
•
...1
.
IV V II Y 1
/
-r
I,
V
•
,off
ILL 'I
I y ' ire
d
�o c elan y
d o p
II .Lu
il L
•
1 ;
\ , p
_ /---\.
•
`
y �� \� { J
e..
i • j'
Y g Y III 5 , `;�r �o
\/ i�
2
WV
3% ) 66*
/ Y$ r� 'tea
..__....._ /il
// VOA //// / \\
I.
Air
• ' /
If
p--- 400 i fs B to.
`. -_..
8S
•
el
to infrastructure and service requirements. For example, if the build-out rate in
• surrounding projects accelerates, key infrastructure improvements may have to
occur earlier than shown on the Phasing Plan. Likewise, if projected build-out in
surrounding projects occurs at a slower rate,certain improvements to infrastructure
may not be required until a later phase than the Phasing Plan indicates.
Phase I
Phase one comprises the western portion of the project. It includes the following:
residential planning area #1, office/business park planning area #4, commercial
planning areas #2 and #5, and campus park industrial planning area #3.
Approximately 161 single family residents will be constructed in this phase. An
additional 422 to 2321 residential units may be constructed on the commercial,
office/business park, and campus park industrial planning areas during this phase
if market demands are high. The infrastructure for this phase will include the
systematic implementation of water, sewer, and other utilities and services as
required to accommodate the individual development.areas. Phase one will
finalize roadway alignments and will construct the initial portion of the major
arterial road and Lambert Lane. The improvement/alignment of Lambert Lane
will serve initially as the main access for the site.
Phase II
Phase two encompasses the west central portion of the site both north and south
of the Lambert Lane alignment. It will be comprised of the following: residential
planning areas #7 and #8; and mixed use planning area #6. Approximately 562
single family residential units and 601 multi-family residential units will be
constructed in this phase. Additional public facilities required will also be
completed. The second phase of the Lambert Lane roadway will be constructed
during this phase.
Phase III
Phase three covers the south central portion of the Northgate Specific Plan. It is
comprised of the following: residential planning areas #9, and #12; mixed use
planning area# 10; and commercial planning areas#11 and#13. This phase will
add approximately 471 additional single family residential units and approximately
436 multi-family residential units. If the demand for residential units in this area
is high, an additional 748 residential units may be constructed on the commercial
planning areas. Significant road improvements will commence in this phase. The
final segment of Lambert Lane will be completed; the internal loop road will be
constructed; and the initial phase of Camino Horizonte will begin. Most of the
major infrastructure to service the Plan area will have been completed.
• VII-3
4 8 5
Phase IV
411 Phase four covers the southern portion of the site adjacent to El Camino de
Manana and Camino Horizonte. It is comprised of the following: residential
planning areas #16, and#17; mixed use planning area# 18; office/business park
planning area#15,commercial planning area#19,and elementary school planning
area#14. Approximately 341 single family, and 451 multi-family use residential
units will be developed in this phase. An additional 350 residential units may be
constructed in the commercial and office/business park planning areas if the
residential demand is adequate. The remainder of the required public utilities will
be completed in this phase. The final improvements/alignment to Camino
Horizonte will be completed to the southern boundary of the Northgate Specific
Plan. Construction of the final segment of Camino Horizonte will be dependant
upon the improvement or replacement of El Camino de Manana.
It is the primary intention of the Phasing Plan to relate infrastructure requirements
to proposed development. While a sequence is implied, there is nothing in this
plan to preclude a different order of development,or even a different combination
of sub-phases, so long as the related infrastructure is adequately in place. The
Specific Plan provides for this flexibility because the actual sequence of
development may be affected by numerous unpredictable factors.
Sewer,water facilities,streets,drainage and grading that will serve the project will
be constructed and extended as necessary to meet the requirements of the phased
• build-out of the project.
C. DEVELOPMENT PLAN REVIEW PROCEDURES
The Specific Plan shall be implemented through a method of site plan review. A
site plan (plat,development plan) shall be required for all development within the• '
Specific Plan area requiring a permit. Review will not be required for interior
. - alterations where there is no square footage increase or use intensification.
All proposed projects within the Specific Plan area shall be required to have an
approved Development Plan prior to issuance of permits or concurrent with
subdivisions, conditional use permits or any other municipal permit for the
property. Conceptual site plans showing primary building location and heights,
parking layout,ingress/egress and,landscaped area are encouraged to be submitted
for preliminary review at any time prior to final site plan submittal. The plan
review procedure is necessary for the following reasons:
• To ensure consistency with the Specific Plan, the General Land Use Plan
and all implementing ordinances,
• VII-4
r r IT 0 r
• To promote the highest contemporary standards of site design,
. • To adapt to specific or special development conditions that occur,from
time to time while continuing to implement the Specific Plan and conform
development to the General Plan and implementing ordinances,
• To facilitate complete documentation of land use entitlement authorized
and conditions pertinent thereto; and
• To adapt to substantial changes that may occur with respect to the
circumstances under which the project is undertaken.
Procedures
Development plans and plats, shall be submitted to the Northgate Design Review
Committee and Town staff for review and comment. Applicants are encouraged
to submit preliminary plans for review and comment from the Town Manager
prior to the final preparation of a site plan. Comments from other departments
and service agencies shall be sought by the staff prior to preparing a
recommendation on the finalized site plan.
Applicants should insure that they have obtained a copy of the design guidelines
contained within the Specific Plan. This will assist the developer in achieving
consistency with the Specific Plan and generally facilitates a quality project.
• Upon determination that the site plan complies with the provisions of the Specific
Plan, the review factors described in the design guidelines, input from the
Northgate Design Review Committee and applicable Town Standards the Staff
shall prepare a staff report with recommendations which shall be submitted along
with the site plan to the Planning Commission at the earliest possible regular
meeting to approve, conditionally approve, or if not consistent with the Specific
Plan, modify or deny the proposal.
Revisions
Minor revisions or reasonable extensions, other than those applied as a condition
of approval, shall be submitted for review and approval administratively by the
Town Manager. Significant changes, additions or omissions shall be submitted
for review and approval by the Planning Commission.
Mandatory Findings for Approval of a Site Plan
The Planning Commission shall make the following written findings before
approving or conditionally approving a Site Plan.
VII-5
1. The proposed project is compatible with other projects within the Specific
Plan area.
2. The proposed project will not have an adverse impact on the health,safety,
interest, convenience or general welfare of the general public.
3. The site plan is compatible with the regulations and design guidelines of
the Northgate Specific Plan and the site plan conforms to the General Plan
and implementing ordinances.
D. SUBDIVISION
Title 6. Subdivisions of the Town of Marana Development Code, as adopted on
May 14, 1984 and all amendments to the Development Code approved by the
Town Council as of the date of adoption of this plan, shall apply to all
development within the Specific Plan area required to obtain approval of
subdivision maps except where in conflict with this Specific Plan. In areas of
conflict,the Specific Plan shall supersede the Town of Marana Development Code
and shall be used as the basis for review by the Town of Marana. The Town of
Marana Subdivision Process will allow for the creation of lots through the
approval of tentative and final plats which will allow for implementation of the'
phasing plan. Review and approval of subdivision maps will set forth the various
conditions necessary to ensure the improvements of streets,adequacy of parks and
• school site, utilities, drainage and other services.
E. TRANSFER OF DENSITY
To ensure the orderly growth of a well-balanced community, the designated
planning areas within the Northgate Specific Plan shall be developed at densities
consistent with or less than the designated density ranges except as provided for
. in density transfer. Minor modifications in the boundaries and acreage of planning
areas or adjustments because of final road alignments will occur during technical
refinements in the tentative plat map process and shall not require an amendment
to the Specific Plan. Maximum dwelling units per cumulative planning area will
not thereby be affected.
A transfer of residential density from one residential planning area to another
residential area may be permitted within the Specific Plan in accordance with the
following provisions.
In no case shall transfer of dwelling units result in:
• VII-6
X0170 486
1. Allocating excess units outside of the planning area.
2. A change in the density classification range.
3. Exceeding the capacity of the circulation system or other public facilities
as established for the Specific Plan area. '
4. Exceeding prescribed development area maximums by more than 20%.
At the time of approval of the respective tentative plats by the Town Council, a
revised Specific Plan map and planning area summary shall be submitted for all
transfers of density. Said map and table shall also indicate the remaining number
of units, if any, that may be accommodated without exceeding the maximum
density cap. Said exhibit and table shall be dated accordingly. Transfers of
density will be reviewed for conformance with this Specific Plan.
F. GENERAL ADMINISTRATION
1. The Northgate Specific Plan shall be administered and enforced by the
Town of Marana in accordance with the provisions found within the
Northgate Specific Plan and the Town of Marana Development Code at the
time of development.
111 2. All construction within the Specific Plan area shall comply with applicable
provisions of the Marana Building Code, the various related mechanical,
electrical, plumbing and grading ordinances, and other applicable codes
and policies of the Town of Marana or any other codes and ordinances as
applicable.
3. Should the provisions of this Specific Plan conflict with or be inconsistent
with other present or subsequently adopted ordinances of the Town of
Marana, the provisions of this Plan shall control and prevail. In areas of
conflict, the Specific Plan shall supersede the Town of Marana
Development Code and shall be used as the basis for review by the Town
of Marana.
The following amendments to the Specific Plan may be made administratively by
the Town Manager and shall not require any further legislative approvals from the
Town Council:
• The addition of new information to the Specific Plan maps or text that
does not change the effect of any regulations or guidelines.
VII-7
•
onln
-�
• Adjustments to the community infrastructure, such as drainage, water,and
• sewer systems which do not have the effect of increasing or decreasing
development capacity in the Specific Plan area, nor change the concepts
of the Specific Plan.
• 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.
G. GENERAL IMPLEMENTATION
The Town of Marana will be responsible for the general administration of the
Northgate Specific Plan. The Master Developer and individual builders shall
coordinate their efforts with the Town of Marana for the general administration
and implementation of the Northgate Plan. The Master Developer shall be
responsible for engineering and implementation of the spine infrastructure systems.
Responsibilities which this Plan assigns to individual developers/builders will be
passed on to those individuals/organizations with binding provisions in sales or
contract. The spine infrastructure systems include retention/detention basins,
drainage conveyance, the primary and secondary streets and their associated
streetscapes, the trunk sewers, water mains, electric lines, and gas lines.
11111 H. AMENDMENT PROCEDURES
In accordance with the Arizona Revised Statutes, Code Section 11-825, Specific
Plans shall be prepared, adopted and amended in the same manner as general
plans, except that Specific Plans may be adopted by resolution or by ordinance.
This plan is adopted by ordinance and may be amended as necessary, in the same
manner it was adopted, by ordinance.
I. MONITORING PROGRAM
There will be a Specific Plan Monitoring Program to assure that development is
progressing as indicated within this Specific Plan. The monitoring program for
this Specific Plan will serve two functions. The primary function is to establish
a system to monitor the phasing of development and the implementation of
corresponding required infrastructure. This information can then be compared
with development that is occurring on a regional scale. The secondary function
of the monitoring program is to establish a system whereby periodic adjustments
in density and dwelling unit types within the project planning area may be
accomplished and documented. The monitoring program effectively establishes
• VII-8
an accounting system to insure that all changes, upon approval, are properly
• recorded at the scale of the total project and each planning area reflected in this
Specific Plan (See page VII-10).
Project monitoring deals with phasing of development and the implementation of
corresponding required infrastructure. This program will ensure that the required
infrastructure is in place at the completion of each phase. The phasing plan is
responsive to the needed facilities and services for each level of development.
Each phase has a corresponding monitoring sheet which indicates required
facilities and services to be completed with the phasing of planning areas.
In order to accommodate possible changes and to insure conformance with the
adopted Specific Plan,the following provisions shall guide and govern incremental
allocation and provision of residential dwelling units within the project area.
1. A final plat shall be submitted to the Town for review and approval by the
Zoning Administrator and the Town Council prior to development
occurring in any development area where platting is required. Such plats
shall be consistent with this Specific Plan.
2. All drafts of such tables and the final approved version shall be identified
by a revision date located in the official Town file on this Specific Plan.
Said table shall be a part of the adopting ordinance.
• 3. The Town shall cause to be established and maintained an official project
file "Northgate Specific Plan", which contains an original and certified
copy of every revision to the Specific Plan,including a record of dwelling
unit potential remaining in each development area.
• VII-9
TABLE DATE
ACTION• NORTHGATE SPECIFIC PIAN MONITORING REPORT
1 2 3 4 5 6 7
PREVIOUSLY D/U TRANSFERRED CURRENTLY ORIGINALLY
DEVELOPMENT AUTHORIZED GAINED/ FROM/TO AUTHORIZED AUTHORIZED
AREA ACRES D/U LAST DEV.AREA • RAC RAC
2
3
4
S
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
• 26
27
28
29
30
31
32
33
34
35
36
37
38
39
41
42
43
44
45
46
47
48
49
TOTALS
• VII-10
9033 I P
APPENDIX A
LEGAL DESCRIPTION AND BOUNDARY MAP
•
•
. •
•
•
9038 1.4
•
•
411 x::::-:,,,,,,,,,,,,,..„:::i::: :::.:•:.:•::::::::.::::::::::::::::.x.::::::::.:.:.:.:.::::::::„.:::::::.:::::::::.:::::::::::x.:::::::::.::::
. .x.::...„:„... ..,,,..,...„,,",,,,",,,,,
W1
••........•••••••:•:•:•:•:•:•:•::::::::::::.:.: .................„:„.„.:.:::::::::::::::::::•::::...„..:•ii,.i:ii:•:.:„..::.::::::.::::::1,1.:::.:::.::::::::::::::::::::::::::::1::::::::::::::::::::.::.::::::::::::::::::li
.!.::.: --::::::::-:::::,,,,:::::-:,:::::::.:::::::•:•:•::::::::::.:.:.::::::::::.:.:.:.::::::.:.:.:.::::::. 1414
::::, ..z""::...::::::.,„„:„.„,„:„,,,:„.,„„,„., �
ff
:.::::: ::::::-:,:::„:„::::::::•:•:•::::::::::.:.:.:::.::::::.:.:.::::::::.:.:.:.:::::::....::::::::„.„::::::::::„::::::
5
C'
M-i
u
11
::::::: ::::::::::::.:::.:.:.::::::.„.:.:.::::.:.:.:.:.:.::::„:„:„:„:„.::::::„....::::„:„.„:„:„::::::::„.
1
z . .•••••••••••••••„.••••...••••.......•.................................
: ....",".".."•".•"•„":„..„.„.."".".,...." F-.4
a
a"
i 8 i
i
7
H
e
t
�3c� 133
u w
A�
^W`
•
VU TA O ZL�WlW �---
411
W
a
F>
•
•
w;
• . .
F•
Pa o0 0 w xxo 0.5414 14 m •1 0) r4
• • m 1-O 0.0 0 m • F W 0,..t
H n FzZ< .4.O (r4r
D, O< .07 sws .3.91=0 :<F N O H 3, 1<O m F 40 �4
(4M.] ZO X6 .- 1-F !HO N W W N {',�,w�
1-.3 v14 v a 014 •-x �0 �0 Gn9N< 014 4)
N< < P F W .0 • F F 0. F H WH TU FC
• F 14 F N F m N H F H F 1-U H O H F 14 14 O
Nn< N N 1-a N N w NnR NF N 0.1-6 (PC
<z6 wn 107•• W< •< • < •N <0Oa 1-w 1-F 0 ee ,...0 O
14
w o W 71 Z 71 m 7 ,F m P m O z W w W m m L 0z
..7wX 0 m •a w O .� F 0. w us.. OH m
N 1-X14 14.4 N. m 14 1 14X14. N<w14 N N0. (4146 H U
0 14..,7 01- 0 OF O0. 001- O < 0.D 0 HZO Hh 7
•
Z 14 • XN X XMN X 7 ZN RI- 07 1410 C
c1,4"-IM O•+ O•+ o w O P O F O.••• d O O m 6.O N <0,
•..
U O 1-N U G V O U w U O R U U 0. U 0 0 0014 U R U N ,
1 14 W w 0. m a W w m m w 0 m O F F w m w 14.-14 m 0
N O X 14 N O N O N .0. N N N O N N M F N N F 7 1-0 0
.-41700 4 0 0 0 00 PR1< ..0.W 10614 W m 10^< Ul•m--1- 1-HO 7� 0
.-1Fw Na .-a 414 4�7 .-oz oaWSn 0 ..7 7 660 0
zZ a 14 0. z0. •d m 'Jr.'0 •140 N 14 N W P 14 14 N R O N O W w 0m 14014
W h O H w F W F mx w w F W w U w F N o W H F ..(-
•
WF F 14 H <
N 6 F N N (-z F N F N m N Imo F N =a
< 't z y4 w 0 14W a s < 1-w 0.w 0014 14 7
04
Hw<w 147 H Z.6H < • 1-W mOm 0 < Fwm 0.1-
14140 I LN ZN =0�• H0W 14714 H Nyy' HBI Z0 HH
01-14 0 0 aUm Ld Ld< W4411._mF L Td 6.« ZZ
O < F 7 w 0 H O
0 mZ 0 4Z Z . OX Ago PFO (N7 0Z 0 •ONO UlNN 461/
W 100..0. .-O.. .-O mX ONN 10144 00 O UlW N •.•1414 0. • O1$
U0< UO U O0 W t U6C W m W w
141414 N m R N w NOH 14 O N w F 00" N • N 0 N 0< 00
H W N O w .00 W N w U< w x H W x N w g F W w H m�H •p X w 0.
F W Ux W .0 m w N W < 1014 , < 14 107701- jag 9<1- w0
2Z 0 04114 01!10 Vm0 .t-0. .014 . 000w 0.. < 2'70 ,VON A) Om
''z'''°':
P 014-0 O:It;
V 0:El
0 0410 ONO ONw ONa a 000 0140 1" - OR
Z P 44 0 w 1- w U 14 14 Om
w 1- w 1-< • H O '<m 0 0
x 00-10
714-..0�'• 10X41- 0 0. •y0•y•• R :ER
014 ON.W'4' mP~F 0 WW WNz 0!1414 N(m70 00
.0..- •. 'H=0w 000 MH Z< x a �•0. 1Hx 140.0 a w<z 6
F 7 50.0 FOF SL!•+ FOO .0.0 sXH w
m.o . a O F a 0 14 w a w a O 0 a W 7 • a 0 70 O U H F H
O o h •w o o • 0 0 23 O x 0 0,w 00,0 O O W 0 w 1- <<
N •. X100 W Z. 0 X. 0. 141.0 14 W F 14X6 140140.- XXF. NWF 714 x010 w
W O O 0. O N Z N H N H N Z N 0 0 • F w.0 H
. oz NN .NN ••144 O< •H< •..lm •NCI z •..71- •H1- 0.m 1410
III
1414 O W W mwP w0114 w.7�4 41 O m,Hm0 m W 11;.:E
.3(4 ,(-01- FH.- 3
(40 144T40140 14X 041 .0. X400 Wo.~• x(41414 5W'y(41_1.
7 W�Gag 14014140 x04414 NN.7 11y00..<<.10 01407
.10 (-90.5414 F0.4 00.10- WmZ (-61-4604 6+1401.m- OOOdwi 14.02'(40 Ow ON (-•6x40.0. (400.. 0.
•
•
6X14 0''< 7- m
z1- 1-1 P «11-0 WN 0 .04) - P W 0 44
< 0 14x.r, .„.X 0 w 1y 14 mx F O F..7 O
Ow F. 1460 0 ZN1•IF 4100 an 7 zw< 0.
0�<m14 < 5VIHN0(4 N5< x O d 000Ha 43
Z U 14 14w 1` 3 NH ..a N(F ZH < K
<z Z N -14014< m L?• m 14 14 - <1-N o
H>O P H N 0 < 0. 0< 1414 C
��.r1 <1400 F F m F H0.
PFM M.14FFz .-♦ 14- NP 14000 C
Uar 14 wz 0 O w7n W7n W z0. 0
Z W .7 O z o .7 • 600 z •„TA 14 = W
0 14 1-14 H .4 14 wv300 •00 m a m MO .3<14 9
g<01
H W a o 873""
O F 2,
O O a O 00 001.. 0-O F F .~u
(0
F W Z F O W 14 U 14 R N < '42
0 w 14 m a W 14..14 C
0. 0.1-<14 H 14 0,w w a m 0 m 14 0 000. 14000 O
H 014 < < Om •�+ Oz14 0 00 01414 u
14 «6 N PW <17 < 0 mm lAW Ulf O
0 0.7..7 10140(41014 ZZ 0.V • .•a in W 144 V m
N ..7 0 14(4 0. H<w H 093;. Z W x
ta 1-ZZ 0.L X N • 14 N 14 •R H
O F V O o Nw F 14< H W w mil W F.7 m 1-
1 14 •L a n ,Z.77••NN TTTmN >>e.]m0. EN N N •0.
< Mr* zH 1Xom4•m 1414 7414 141414 14S1O
n 0Z<< 1474 H 040, <NUl H H w H Wx
W W Z 0X www .O W m W • 1414 1',014 14140.E
.3 F a O O H 0 W 0 P w 14.147 m 0 0 0
<N�Nn PXHX�a < tZ 101410 4X40
< few 1001414... h -0 10014 .•0 .
a Nm U< W H••• U 01- . U
mW! < Nw7 FO T 1414 NW N1PF
WxV ,6 1144 m OW F WN (41414 WN.m
. -x F X • O m 43, HUN, W m O W .W
H <)- 14.0(-0.0.4 < 4 w 14N 14.0 RU1.-0
0.141 (- .ONO 14< 0. .Ul .N[[.�..1 0Ul•.
P 0.O Z O z m P 14 , m T. , 0
P0 0 ' N H 0 14 w m 0 001405 0° 0 N H 0 4 1-0
P 14 O O Nowt XXwlfl m woo 910,•a
0 Marr<YV1 S, 1014 .3.0NZ <<ON or
. {a0z.,4 <2 070.07.
P 014140. r. - 0,
T,76M6 0(-.14100. 14 ZOF x 714 FO 14 .140
•• 0. •- O0'1400140) 11 x 0 0 000 O m W OOP<
F .w 1010(-14 1-7 .7 •+ 1414.0 Nm .14 (4..- F
o H FN6z •• H14 01414 • W W
2 1-1141414 MF •1461-1100 •0140 •1414 1400 •14.•.36
.4 x 14 0 14 W W O z < (4 0 0 2 W W t.1,4‘",H m m ..7 m
R w 11-403 Hmc,Z .0 W 141-114 0OX< UW U W oU W •.7
ID , V 50 14.7 O 7: 141414141-14 (40 0 14 14141- ;;Rt
a U N 1414(4<
O a J 14.7 n 5 7•�0 V X H N a m RHE
u N zz14014 w n W m n z a
O d <oNHT.00. ii 140.5.7mgaR W•a•N0 F00w.. FOaO 00.5.7<6dol
•
14 14 0 CI '} L: 3 4•
•
•
•
IJ p••••••..46
i 1 i::.:. :,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, H
•
r �
A
V
a
W
o
W
�
u
K... �• •A -
•• • a
•
F'
0.41
• a h I
4 <A. Na
tt NO. < E W H 0 Z
'M • F W O W WI. z7 O a o Fa < 0 a F< �W A. N
Z 0 Nw U ((.-..Z W W � aw
.z HIO
'�• H OL H A. ZO H . 4
.01< HOZ 00 J V x %OO .71.E n . .!..3.1.,
!^• •�7F N0. • < do ..1N Z1q,w.
<> •<E OH •<n UM <n F• ..J]w N N Ha <N OH I
a W N W Z m Z m O!C .- T M m M U K O
'O ZOH .< ZOW • zow<zn Ku ZO N Z ♦' C'•C
•
Hu H z o F H=4 h H X J O< O a<.1 •- EM H •
M J6 MO J6 MO •.16 h a 0 HHJ. 0 NH HORC
Wo. 0 WF 0 WH OH< < OO Z HU <0 M 0
amT
TO HHW T HHCC T HH
ZF XX H0. 0 ¢ W <¢
<w< F <m< E <14<00.4 O H ZH H OW w W w'O
. OF TW OW TW MW TW 00N N OZ< M , ZW •U F O
oz a X ow w Z OW a X W H W H H O L< UU H W Z N Z C
' ZH D. < X 0. 0. C X 0. A. < a<E MCA h m OH X 06 O W C
• Ua ON N . 0th ON N . Um ON •O<.1 <.- •Xw 00 M <0 OH OU4, •
W H •M m� •M m0• H HZ •
.0. 1!1<H 0 W d UN U W C
• M< M ('1.Tg H xTON .• H H W O W x O •
nNZ T UMZ MI t�MZZZZ .X2.- ma < ax 01 NEU
MO HMO MM H O 1!11!1 H V OZZZ ZHU M OH <
OH a .0 4N a U 00 a UHO< 0 O<M 6 0 MO
HW O W O W H O OH HOW a WO O • 41-
g
MF TOM . M • TOW . M • yy'OM W UM M q O XX 6
WW H .0- WW F 0- .WW F' M a <� two
N MW MH
• ' 0W mo1nU F.X aOMO HZ HMO << n W WH HO JW WF WW
0. Onnx OM ODOZ 5H 004HZZ H."1 N>J W z a Et,
X ZN' m ZJ ZH m 'Z4 XH ON a< Ha XN 7;F •J< a
N.• 0400 H 00 0 H qM a0. 0.6< ¢X 1+ .'Gq Z
L1.1 q m L>• q'<wZ Z .
q4 W O OZ 0 J OZ a0 Nd Nr
Mg{+ < Na�+< H6�F••. O h0 F UH OE L 51.1
0 OA < 7 h T T < 7 E 0T < V-11-.1%. CC 4 0 Z F
W NN. M<2 O M< 1.Y M< O N 00 W<N H m E OM mm
O HA. a Ha Cu Hap WW NMF MM WW MW$ MN
2 M • 00Z0 MO 0020 MO n2X W g gq q< W 0. 1x+tr. Mx M.m-
H W m ZZ W(yr OHNH WH XX W XX m<F O m W
O O.H.1 <<»1Z-1 OU ''g08>HCal Cx7 <>�CMm QV
WO d<m ah ZN HO H W•
V W '<gMt O m H m M Z H 5z Z8 H40 oz O • oz 0z
T '0>. 0 ma Oa 0 Wa Oa 0 mWmH 0 MJO ZN 41.1 w WH
ZO < Z .1.1 x Z .43 Z •HXO HO �xMHZ y0 <•O '00 04
FO m0. Z64n10 Ma X0>CW O 4a Zp>�m0<< 00 Hn'Z 1.41 NN 80 0,..
H
a.- ••x O HOOF o HOOF g2
H O h 2 0. a H o O <0. <
H O. H F U Z F Z U N Z O M N NH WO TA. TW
• ¢0 OH Z 4h Z NF Z THHZ FH . 2<H <F O f
U • O S O 0 4 W 00 .• O H M W 00 . O H N W< < H HZ m m. O H
M . MO UH W M N m OH m W H m OH W T m TOM H. r < n w pp.- pp! p ,
WO H 40.0. <CC <0.0. H 6 03 0 0.W 0 H w 0 H x 1V X x OX HZ M<
pz .•a •MO •M •MO •M amp(40 HM h.• HH 6X H vi ,
W ' W •O W 4 W a W 44 m M<O (.H.• J r Z W H O WA W
J¢ UT 00_N Un< UOMO1:4
UX W NXZ mr` Z ZO U W U U ug ZH ZZ.7 • 1 > ZX..1ZZ> XX..1 •NH Ho U ZOnZ HXE ZO• ma wonA W0a W00WOWZrUHO < WZO WW ,Orn < .....jHZ SO N " 0JX0 x4 ZNa
. 0 EZ F<4H< H <NOU WOO. a MaU Mm h<M Pm
t-6
H M W
0 ¢ E H O W HH T F 0 0 0 0,.., Z
< NV.
a0p3aZ0 0 01< Mxw• <7Wz0 - < .4 04a. O H'0
•
aF7 • 1'+oW. T'4 403 0. • Foa n • X< • 0 .Mie 6m xCAH
w1X•
01.30
H H<H In 00 M U E M O H Z O z 0.O X Z <H H[.
MZMF• .- zm 0, < ... 0 o 0 00N 00 < OWU 0 0
• 4< a 0 . z0. O ZW • ZO • J �r Z .]MfI M Z 004.
• W 0o< Z .10 001-0 OZ ••HO <W U <4ZM ..m4 2..-c,‹
x d Z 0. 0 <N U NMCC 004
<m X W W NNW4 x F
E < 1HF� .- W W Ow W..1 M HMp O
. ., 00<= t1 F 0. M w•HZ M S H O X NW a 00 H O a Z Nee m00 N n F z
M<J O W MO M 4 O¢O OH 4,/,< Z F<M a<i a H X W O< W O Z
..= H WyC 4. m U 4 a O
' • Wx n T W F F O JJ MN 014` J •JF4
0F 0 U OM= MZ 014 W MO < MZMZ M< • M<W L
H¢ •< H M Z W w H W W w 0 J O Z 0.0 O 6 0 M 0 w
OF2 < 003 {+T TF W Z •.3 X 0 ZO W Z .00 Z •0.W
• 0.ZMO M 2F 7 0 ¢ Dx O-.< Ow 0 00 .0 O-•N O-• 0
O <P4 °H
ZZ"1914
W M 4 ZZZ H OOH O S a H U 0: 2 0 1 U 0 N
wHH A. OH H OOO H wa< W m< HF•HO ma1+1 W a4O
• 0.x CC 0 WO Z N a Z O TX 000.. M h M M M H X HON M O •Z
.1 H N< M 00 0 0 Z a <0p.�H ON U M H
< ¢ < T a O O¢ T M861 W 03040. M W< OW M W M L
Y a' • w H m o m m W m F • ...HZ 4 0 O O x 0 '
1 O W>. Z 4 HHF ZIA H Zd Ed V 4aI- '¢�U
• w 0H a IA OZ Z HUH 0 .4 M m MEC M O-+ M
Z¢Z 0 M H W O M O W W O N WH m H E X m o E O W E.J 0 w F .a
• O W<O U W W H40U m0. 1 M< FF..OMH FF,7+.Z O'1N (-.H ¢ MAO
• H 6 0 X ...
a M < 7 12.<..1 i << O<M O <O
• H. U a O • 04 .0)01 O<N W Z m ZZ m Z WWW M W W 1. gr
w W
• M< • W N°
W n I 1 W w N H °M
H< x HIT H HW H HZ
mDX< H HHX pXM{.h OO TM H T MH IHNH ZH<¢ LM W H
d a L H ONO FF. 0 F J o a a mo OF OX J
o H 4 HZ 0.3 1 O O O O X Z T F o o MOO N Z M • 4 Z F
W WHOA. O TMX OOmMF OFJ 1n0HQ m XX HE2a .-OWE MO >•
. x M M d M M ¢N L W U O m F W ....8
W O Z<
HW • 00 X a N H x W M M W a Z M W m m M F m Z M W<m MHO T
HN 2 HUN H MW F 0.W WM 0 w w x x W Wx a m M ZZ a W M N
H a .-4 m<M ¢<M 4 W a F W <H w 0.h F W w F O m < W H a
X O H .. D W M 0 F a 04< 6m ¢ • ¢a U HF•ZT HF-CO
.•O 0.OM O ¢ a ZOOM ZNh nMOZ 0.00.01.1 n a ON<M ONO
.0 Z O N H T M O H O Z J m 0 M W HW W N O Z H w 1.1 O F W Z • w .z H
T O M x a O WO OH m T 0001 OM 1 0 • HN OM M 0 M .0 p M O x
ZO H ,tM,tHJ W 0 {� Z W M¢ Z•- m M¢m 1 •¢4 wmm �w�••••JO
• 1000 Zm3 LO OXX1 HMW
Wo p"Z M NO OENmN OTOOFX Oh.- 0 CCM
FO• O Oga OHO R0<g1.1 Z'< ZZZ Mg 40N Ma. X0 - .-tta
a. a FX E Ja HMH N H0.,Z THa< ZD_j x <a Hz N >•
NO q <tO 4 yy JMO O HL NzOJM H Oo L Y FLmJ
¢T HZ < EX W Z<WO0 • Z Y. ¢ Tm 0Hd< 6 dZ 7 0 7 xa
• ' U Z<.1W O OOH O 01.1 Om Z4 - OJ ZZ OM 0 ONhw
M ••• .•MH z OHa UW<x OOH Z4 Z mJ XZFI_ M.-UW MN x
HO. H <W N XV[.. . zZN W ZO J22 HMx Mm
OZ a Z M M U U •.H a O 2 < •0:10. W m H M J W F N M O 4 •M Z a,
a W O H Z m W m w J Z o zz 0 a F O m m 0 ter J W a M a w H O a W<O
J a O H H a a m U M I U .."<H UMZ O m . U J X H O Z Z o N U m< . OH Z
<'H =V"
S z '
I- z"-Ht
2NN ZHIF Z< 003 Z Z 1 ZZMI- Za W
0 0 J<0>M L WO H.U . M y 0101 m 0.0 W a N F. m H M m n Cl) .0..
W a J O w H W O xH O <H T H W < Xs r N ee
<0<m O O m N x W 0.m ......11T,
J 0 <OHHO .L HLF N Mpt•pM <V NpJYI 0.MMm F.ZMMN FOO.- PE
.. n n r1 1 c) J
W
ll
I.�
0
i
li 11
p v .
.::.::„................:......................:....:.....:.........:............:..........,....................:...............,.......:..: E.....4
�rh n YeFz i=i--12v �84
0 uUA
WWA0
• • W•
• •
•
E.;
m
gS
WN N M m 0 O .f . F p
C'V
MW
oa HN rN/
0 °D v~i�- �uN1 O< aP YiF
NW
go!
NY OV�VM � <.<� S1.F1 ,a
<�•+ cy FF
we
U F R O as
70 w1.m.ami F+O. X O U!
O V li O <orotg O P Q Z O N
0Y a<.oD. ,4111(7 ,g ~:
0< 01 0 N O ...;°1
H. E^
z ca 00H 8^
IE OUOZ U0 0 hN
off' oEWW azm CO v1.
giro moFiU3m CdU(o. F�tm° ��
F'.7 Zs OFR' O'l. OM W
O H s:X<a z<Q OC h0
• Rme. 0oxi, oo< o0
0
O< 40w.m m m p << 0 0
gi
H 1+F UNFC W Fm m0 m¢
F <m m �m� ccF N mo
U q< Egli."
'ah° 1° Ya
Yo �< o1.'�iFF WI. <z° 1010
:o �( = 0N4: a 28
(U.. %T O Y F O O F M
U� U)On 0+ 0 0'100 !}.O• <
mGOAF ZdYU ♦YU X .T.OaD
Oz 6S11,. U)0 W O¢ <<F- 11 U,
•J IC <<<• U W W< U.U. 1.F,¢'
� U) R zav�F EL: m m mum
ER too pp7 Rfm0 Egg
Xml7 UNO
.7 0 0 0 0 1.O O R O O R m 1.1 1..1 0 1
•
•
• . •
•
.__.
•
............,:•:::::::::;:::::;:;,..,:::::•,:•:•1.:. :::::::::::::.............:.:.....::............................,.............• 1
W
•
a+
ttEll
ti4
O ^ . i ?f$ li
:*:,: i::::: ,i,i,i,i,i,i,i,i, ,i,:,,,,,,,,,,,,,,,,,,,,,,::::::::,:,:,:,:::,:::,:,:,:,:,:,:,:,:,:,:,:,:,:,:,,,:,:,:„:„
( S
.4i iimiiiii:iiiiiiimiin:lim: ii,: :::w,:,:,:,1,i,i,i,,i, .:::,0, ,,,,,, u
' a. PV
7
r
(? 11
uNO" MI 111111111:11:111111illigiNg ,,
w
..1
•U
L7
A� a
R
WA u
0
W
-4 ,....1 .:
ll
• :iiI:igii:::::iii:i:i:ii:iiii:iiiii::::i:::i*:•.i:::::::::i*i:i**::i:i:i:::i:i:i::::::::::::::::::::::::::::::::::
z A
K_ J
•
•
• • w
• ••
a
'
•
E...
a h 1-
N z ° < w IA aQ W 0 x . ° F< nX
a'' o � Mo n • HaoI. o FN
oHUa a c OWW nx< OX (HNa'z°: n. •o N N 1-6 <N O •10< <N OW m''z Ua •<n?• W
ca 0 w X m Y Nm M U V
•
'7 XON < ION < Z O W<Z n . 4 0 X 0 N 4 Z •. C
H O M Z O H H Z J H H Z J o< 0 a<..� a H
• •• • N J< NO Je NO J< H 0. O Zmm4OO 0 N0 FORC
WO. U m1- 0 41- Uae < MOO X V <0 N 0
ZO HHM<N< Z >•H0 ? HaWZF ZZ 0H4 0 a Al <¢
0301'' F 446 F 4w<1o< OH MW H Oa W WW1)
0 M Z W N W Z W mid Z m X N N z w 0 H Z W •0 HO
OZ 0.Z OW 6.1 O m 4 X W M N Mt. O T< 0 H NI NZ C
' 1"
0. < X a A. < X 0. Cu < << <N F W Q a 0< O W C
.00 18.0 0 OW . O O-D 403 0318• on N M< IF.. ZU••1
Ua N . UN 1•4 ...... N .0 a .' .MW 40 ON 0 0
W H •0 N • •N 40• NZ a U1< 0 NO UH OWC •
• 0 03 100 0 0s 0 0 • O.O M?• .- H H WO 1410
H(. 0 O• 0MX In 4mxpn0111 .- ma 03 4x N NF V
MO HMO NM Md0 NN Md
OZ .' 00301 N OF <
0 1. Al .0 4N a U 0 0 a" ly3 0 < 0 O<N a N N O
• WW MW 0.W n 0 U H H N W 0. W O O • d F
N F =00 N x O N • N x0 N W U N 0 0 0 z X Al
W W H ?• m m H T• m g.0- 1. 7 a • H N W O F
eW O?u�iz H o�vix H Oa ? N» MO ''x 0110 WW
..
ZIA' W7 J ZIA W7 ':+4 ZGN0a4 a< 4003 az FH S ?za
• T I!1 O 03 4 T N Q'e W z T?• 0 4 4 1- o OZ O O X 10 0 M O H I`•
{.�a < Ma < < Ha o HO F UM of T sv1
q Nm 03071- O•Z < h .oZ < MFt. aJ n z H
W NH N< O N< V1 N< O N O Q .<. F m H O N O•M
O M 0. a H m 4 Hao W W /.011. N N m W MW
M1.0 03 M N
• W WZ 0 • OnTO NO nnTO NO nnT WW pO 18 a 4i'!
H
H W W Z[ Z W Z Z X1X W a d0yO°zaH LI
U ONSNO E <018 nSNQz X10n WWWH OOO?• n ma Oa n •WaOaZW�OMQZO• < z •4 03•OTNZ H4a< NS M4a< O. H0a + ZHWHO M 0>n F• > p>n0 °q00HOzONO 0OO. F <mC° o r � N z ' G:-. aM • . •
OX 004NE 00 • 0 ( 00m. VOMQN W 034QN ,41.4NW
<UO.-- OHN'H<N - No UH W NMAUH 01 N•
WO H 4".
4 4" 40. <a0304 WOWO MxN 4
4FO HN
• W ' NO0 Oqz 1 ONg m01ON 010 0OM0 F.H.• J{ f. Zn WH N.) Wn00< OON -Zz as owHH XH ZX XX> ZZJ •HH WOW 0 Zn MX XOO 0 01040 ZFX'Z.]( XX> XXJ•0 mOaWOnd T UNnaMX mYx 00 ma WOOIA mOa 0 n . < WOO. < 0 <NNH<JO Vi «N 4<U «N V4 H <<NQN0< a 000 NN
• •
• 0. 4i '0 0 0 F x
° a zwz W p0)p0ZO 0 N< MGyHC'OHO' <ml71 < .°-1 O.H.]
0 0
WO
zF� FCW. STa<N'' 't4 04 0 1< 0 .N1 W E0 mil
x<z
w...3•0 0303
•• F F<H 0 n In 0 U H 0 0 a Z 0 10.01 Z <H 0<W W H
NaNH r'. XM p. < •4 O O 0 0OHZ 00 < 0411 o
• << a 0 • za O X W XO • J F .]MFH 0 z 006
W a0< I JN 001-0 OX •-•MO <W U <<ZN
mw< NH
N0M HNW xN `Oa0 <NNhHO • 0 F (..0
0F4N OWtl
01.
U • 00000
NQ0 . aN00 NOZ n0 NnF
ZN<a F0. HON <1 <MO NS <O )1HZ < 0< <z
F<M NNHX ot 0 +zWMT 10 dW 0 daWO
• NXO ZW F F 0 m<s J 41 <
td
S 0 0NNXNaNz OJJ N1NU 0X0. N<IA• 0<4T
••
¢ 4 HX WMmm -J 1 0 10 4 X •N I
•a Id
< 0< ZOZF xY < Om 0 00 .0 O0NO•O.U1Ox1010 X10O <N O mN F+ 000 USNH 240 UaM WdWM M MO ^ Mz maa N HN N0FX NON N¢N0
MI aOWOTF¢,*.a x_ 0
Xa <NH ON.A1-"44
F N< aN4 T0.Oa TO
Mw4 NO<0 Nw<Z OW
N w M Z
mm- W N MO WN(l M .•1Z dFDO 052 :C0 .-C•0<
•
W 18 n?+ a dIn NZaNH N M N 16.:
0 Z O m N O U N 0.. N •.•V
X11 O N.• W ONO3 WON NHHX 0101-0 4FJO 4H •0• OW<Z 0 4 m M<OU 4 10 1 O 0)MXNMNaF N4O• Haoz aH a M < • a<J << (,7..<NO 0318. . F¢ U a 7O 0< •0m 04N m24 I m INWO HE FW Wm
N< 4 Hn w V UlW S m N M OX M<•.t'.x M.T. M *.td
H ¢Z
• wo•x< F HFZ 01011-F.:21.40
x QO TN M T FF TH�4 .2i5.. TNWH
• 10HZ a SUM Ory F.F. QFJ oaa 100 OXJ •
O < WZ OJI 0 0 O 011 C.HO0 MOO NZN dZF
W 01.2Z O T 0 z O O M H H O H J 1l1 0 H O M MZ
•-F X a
How'. M O ?-
10)01 o M H a N T w 0014 F w 0 w U z<
' Z 4Q n ION F S W N N w a Z N w m m N F m z N m<m N W O s
H N • N H w F. M m H a w w N 0 0314 1 m m a 4 0 X 4 4011.„
H 4 .•< Z 4 e N -<-4-
<0dW Al H W <- w O. S W 4 0 W 4
X .. H •• 7 m N O H a 0 d< a M F Al a s U ...0 a r 03 0
'0 D0.OM 0 a a ZOOM ZNF DMOX 0.00.00) 0 A. ON<M ONO
.0 Z OMHZ 0 00.0 ZJ1O 0 W Fw NNOZN DJ 00E. w W .ZH
O• ONx1O WO OH WO 00W ON T 0.;.0,117 ON N ON •O 00)01
1.7. M 001 4 J W Q 4222,.:
w N a •�1. 4 4 a< W m M W J n
• HO 1011'0 I ozH j0D F.No D.-1 ID W OO 0n Fo N f00FX °Do., °0.1F42 as
HO• offOOa
OHO O<Oln
• a.- a FZ F Ja HOF N Ha,X =N W< •�4<N �• <a SSHX H ?.
H O 4 J N O FOO HM H z J J N F. 0 0 F T H O S T 4 J
l OP 1.2 •'<:1 I-Z m 1<1400. • X a O•W 1 0)O'H a -0 1 a T O 0 X¢
0 ''IAN n AOp 80<0°:2
OIR Om Op.r OJ O O W OM< O 2R,"%
.OF W
0,-•" < -.-NQ X OMa U4« .- UUW Xd F Z FNJ 0X1.4 N.-UW NN x
W o. •FFF <W H X�.F zQ .0 JNz MNx • OF
0 X a X N 10 0 ..,,,12'60 •< •N d a .001-101 •J m F N .0)04 ••18 X¢
• MWO M z w W m m J Z o,1 o W H O 4 n O m J J w w gg N 0 W H O ..„0
J a O F H a a w •0 0)1 U <Z<H 0 N X U m U J H U 'SON U m 03 • OW z
4'01 aF.4U z N I F X0T F F XHM Za00F X< O< Z Z I X a N h z a W
n 0 J<U>N O m,H • "0
w Q m O Z<N< m a H h m a H M Ny n M W 0 z zzW
JO <dNaq ..0 TF SNQhoN I< FOJCO 0''.NNONO FzOaN FOO.M- FOJk+
fl38 L .-- L
.......:.,,::::„:$•::„,:::i.:: ::::Iiiiiiiiiiiii:::.' !, 11,
C—+
Ict Y
z
O
O
^u
r l
Q
L.) I1ii
V0
w
Y
( -0
U
4.9. :::::::::::
R .....„
a
cip
c.
Wz
(:)
u
W
0.4 A
•
ill •
•
•
•
•
•
W
a•
F•
F••
con z7
IN N 14.7 .
r
R:1L OD htR ,.1N h
,`.1P•
0Oow
HNN 60)z 0y8my .< mH %n
•
N '• .'NNO mW • ZO 4n
EI HIS-.u,N Fr. HZ 0 (�
0
•
•
0%ONo Oi+1 B. XX
qO S0 .< 0 . 000<. pN,,~
S<.�Om <..00x go-
<O,
o) O.-N O N N N m
Nm.O 8801 800 OO•.N gt
.3m.13 mm{:o: 01.0 (tF50N X8
g.
N X0<O.04 o<O o< H0
0 0.H e U.F O x N Z . <XX OS
N of .8F. om3Fa oro tag
H .0• m -m� aH Z m0
Eom aM7m •.�-am <0 EY
o
o •< a a. oUXX 3o om
za .< cm,.. mH <z No
NO zz o• mH {iTy.�m- NN ¢m
aO Oxi 00X �X <'C 0
{I- F.o o X
NP 0O TLCa xx O• HN
0 m N O'OO Moo a�..O' yy'�
me orti �rz� rzN .11' .
F Haoi°D0
N2 z 0 N m . o 8 .0' e N to
• M O .2.J .
WN mN F..it` r.N..
•.Om <<<• Um< m< • 0.0. LO:
<m 03 0 0. Z N 0 H O:OI H m m m o m
m¢ rami 00mmama wmm XX< Kms
• .a0 000 oom oom m a mom
•
• '
•