HomeMy WebLinkAboutSaguaro Bloom Specfic Plan`formerly known as
"Saguaro Springs Specific Plan"
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SPECIFIC PLAN
Submitted to:
TOWN OF MARANA
Prepared for:
EMPIRE COMPANIES
Prepared by:
THE PLANNING CENTER
With assistance from:
STANTEC CONSULTING
And:
PERLMAN ARCHITECTS
THE
PLANNING
CENTER
December 2005
Amended January 2018 (PCZ1711-002)
F. ANN RODRIGUEZ, RECORDER
Recorded By: LMK
DEPUTY RECORDER
4983
SMARA
TOWN OF MARANA
PICKUP
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SEQUENCE: 20180190038
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9:43:09
RELATING TO DEVELOPMENT; APPROVING AN AMENDMENT TO THE
SAGUARO SPRINGS SPECIFIC PLAN INCLUDING REMOVING THE AGE
RESTRICTION REQUIREMENT IN BLOCKS 1A AND 1B, REPLACING THE
COMMUNITY CENTER IN BLOCK 1A WITH ENHANCED RECREATIONAL
FACILITIES AND A NAME CHANGE OF THE PLAN TO SAGUARO BLOOM
SPECIFIC PLAN
WHEREAS D.R. Horton, Inc. (the "Property Owner") owns approximately 90.95
acres of land located in the west half of Section 18, Township 12 South, Range 12 East,
Gila & Salt River Meridian, and more particularly described in Exhibit "A" attached to
and incorporated in this ordinance by this reference (the "Rezoning Area"); and
WHEREAS the Property Owner has authorized The Planning Center to submit
an application for rezoning ("this Rezoning") to amend the Saguaro Springs Specific
Plan by removing the age restriction requirement in Blocks 1A and 1B, replacing the
community center in Block 1A with enhanced recreational facilities, and by changing
the name of the plan to the Saguaro Bloom Specific Plan; and
WHEREAS the Marana Planning Commission held a public hearing on this
Rezoning on December 20, 2017 and voted seven in favor and none opposed to
recommend that the Town Council approve this Rezoning, subject to the recommended
conditions; and
WHEREAS the Marana Town Council held a public hearing on this Rezoning on
January 16, 2018 and determined that this Rezoning should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town
of Marana, Arizona, as follows:
Section 1, The Saguaro Springs Specific Plan is hereby amended and renamed the
"Saguaro Bloom Specific Plan," whose terms and provisions are set forth in an
approximately 176 -page document which is hereby adopted and establishes the zoning
regulations applicable to the Saguaro Bloom development project, including the
Rezoning Area.
Section 2. This Amendment is subject to the following conditions, the violation
of which shall be treated in the same manner as a violation of the Town of Marana Land
Development Code (but which shall not cause a reversion of this Rezoning), and which
00055552.DOCX /1
Marana Ordinance No. 2018.001 - 1 - 1/10/2018 2:07 PM
shall be binding on the Property Owner and its successors in interest (all of whom are
collectively included in the term "Property Owner" in the following conditions):
1. Twenty-two lots near Lambert Lane, as depicted on Exhibit "B" will be
restricted to single -story homes.
2. The Specific Plan Land Use Plan Summary Table (Page III -6) will be updated
to reflect the proposed target dwelling units and density for blocks 1A and
1B.
3. A landscape buffer will be installed on the north side of the neighborhood
trail on Lambert Lane, as depicted on Exhibit "B", subject to the approval of
Pima County Department of Transportation for any portion located outside
town limits.
4. A neighborhood trail will be installed in Block 1, as depicted on Exhibit "B".
5. Within 60 days after the adoption of this ordinance, the Property Owner shall
provide the Planning Department with seven bound copies, three electronic
CD copies in PDF format which will also include graphics of the conceptual
land us plan in JPEG or other suitable format of the Saguaro Bloom Specific
Plan.
Section 3. All ordinances, resolutions and motions and parts of ordinances,
resolutions, and motions of the Marana Town Council in conflict with the provisions of
this ordinance are hereby repealed, effective as of the effective date of this ordinance.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this ordinance.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana,
Arizona, this 16th day of January, 2018.
Mayor E Honea
ATTEST: APPRO ATO FORM:
)"celyn Y.
Bronson, Town Clerk nk C sidy, To ttorney
MARANA AZ
F S'C A E7 i_ I S; 1 E D 1977
00055552. DOCX /1
Marana Ordinance No. 2018.001 - 2 - 1/10/2018 2:07 PM
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF PIMA, STATE OF
ARIZONA, AND IS DESCRIBED AS FOLLOWS:
Block 1 and Lots 1 thru 9 of Saguaro Springs, a subdivision of Pima County, Arizona according to
the map or plat thereof of record in the office of the County Recorder of Pima County, Arizona
in Book 58 of Maps and Plats at Page 23 thereof.
Except all mineral rights reserved in 20152610784.
Patrick McGarrity RLS
AZ #49459
Exhibit A
LANDSCAPE BUFFER/SCREEN
(NORTH SIDE OF TRAIL)
LAMBERTLANE-
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NEIGHBORHOOD TRAIL
SOUTH PARK
NOTE: LANDSCAPE IN LAMBERT LANE ROW IS SUBJECT TO APPROVAL BY PIMA
COUNTY DOT AND UTILITIES.
NOR$,
PROJECT: DPH -14 DATE:01 /03/18 �I / I \I
FILE NAME: DPH14 EXHIBIT SINGLE STORIES 010318,DWG
SAGUARO BLOOM - BLOCKS 1 A/ 1 B ��A�N���-�� 11
F. ANN RODRIGUEZ, RECORDER
RECORDED BY: C D
DEPUTY RECORDER
0224 PEI
SMARA
TOWN OF MARANA
ATTN: TOWN CLERK
11555 W CIVIC CENTER DR
MARANA AZ 85653
DOCKET: 12683
or
PI 16r _ PAGE : 4068
NO. OF PAGES: 5
SEQUENCE: 20052240949
`3 11/18/2005
ORDIN 16:17
MAIL
AMOUNT PAID $ 8.00
MARANA ORDINANCE NO. 2005.14
RELATING TO DEVELOPMENT; APPROVINGAND AUTHORIZING A REZONING OF
217 ACRES OF LAND FROM "R-144", 66R-36999 "R-6", and "MH" TO ZONE "F" AND
CREATING THE SAGUARO SPRINGS SPECIFIC PLAN.
WHEREAS, The Planning Center represents the property owners ofapproximately 217 acres
of land located within portions of Section 18, Township 12 South, Range 12 East and Section 13,
Township 12 South, Range I 1 East, as described by legal description and depicted on Exhibit "A",
attached hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on April 27, 2005, and at
said meeting voted 4-0 (three Commissioners were excused) to recommend that the Town Council
approve said rezoning, with the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meeting held November 15, 2005 and have
determined that the rezoning should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town ofMarana,
Arizona, as follows;
Section 1. A minor amendment to the General Plan of approximately 217 -acres of land located within
portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South,
Range 11 East, north of Twin Peaks Road, south of Lambert Lane, and west of Silverbell Road, (the
"Rezoning Area"), changing the land use designation from Medium Density Residential to Master
Planning Area.
Section 2. The zoning of approximately 217 -acres of land located within portions of Section 18,
Township 12 South, Range 12 East and Section 13, Township 12 South, Range 1 I East, north of
Twin Peaks Road, south of Lambert Lane, and west of Silverbell Road, (the "Rezoning Area"), is
hereby changed from Zone "R-144" (144,000 square foot minimum. lot), "R-36" (Single Family
Residential, 36,000 sq. ft. minimum lot size), "R-6" (6,000 square foot minimum lot), and "MH"
(Manufactured Housing), to "F" (Specific Plan) creating the Saguaro Specific Plan,
Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family
detached and attached residential developments, a school and a public park subject to the following
conditions, the violation of which shall be treated in the same manner as a violation of the Town of
Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance):
Marana Ordinance No. 2005.14
Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan
as current at the time of any subsequent development, including, but not limited to, requirements
for public improvements.
With any preliminary plat that includes attached residential units, the applicant shall submit
conceptual design plans that illustrate the proposed house elevations for consideration by the
Planning Commission and approval by the Town Council. Subsequent model plans shall conform
substantially with the approved conceptual. plans.
3. This rezoning is valid for five years from the date of Town Council approval; if the developer fails
to have a final subdivision plat recorded prior to the five years the Town may initiate the
necessary action to revert the property to the original zoning, upon action by the Town Council.
4. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council
consideration of any final plat.
5. Any preliminary plat shall be in general conformance with the Land Use Concept Plan of the
Saguaro Springs Specific Plan.
6. A sewer service agreement and master sewer plan must be submitted by the Developer and
accepted by Pima County Wastewater Management and the Town Engineer prior to the approval
of the sewer plans.
7. Approval, permit, or authorization from the Town of Marana does not authorize the applicant
and/or landowner to violate any applicable federal or state laws or regulations, nor does it relieve
the applicant and/or landowner from the responsibility to ensure compliance with all applicable
federal and state laws and regulations, to include the Endangered Species Act and the Clean
Water Act. The applicant and/or landowner is hereby advised to retain the appropriate expert
and/or consult with federal and state agencies to determine any action necessary to assure
compliance with all applicable laws and regulations.
S. Upon adoption of the ordinance by the Mayor and Council approving the Saguaro Springs
Specific Plan, the applicant shall provide the planning department with the following final edition
of the Saguaro Springs Specific Plan: one non -bound original; twenty-five bound copies; and, two
digital copies, one in PDF format and one in Microsoft Word or other acceptable format, within
thirty days of the adoption of the ordinance.
Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2005.14. 6
8
Section 5. If any section., subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, 0
such decision shall not affect the validity of the remaining portions hereof. 4:
0
6
9
Moana Ordinance No. 2005.14
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
15th day of November, 2005.
ATTEST:
foriocelyn C. Bronson, Town Clerk
APPROVEP AS TO FORM:
Frank Cassidy, Town
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Mayor Eb HONEA
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For clarification of material contained
in this Specific Plan, please contact:
THE PLANNING CENTER
2 E. Congress, Suite 600
Tucson, Arizona 85701
Telephone (520) 623-6146
Fax (520) 622-1950
twUNTHE
PLANNING
CENTER
Table of Contents
I.
INTRODUCTION
A.
SPECIFIC PLAN SUMMARY.....................................................................................................
1
B.
SAGUARO BLOOM SPECIFIC PLAN AMENDMENT......................................................................
5
C.
PURPOSE.............................................................................................................................
6
D.
LOCATION.............................................................................................................................9
E.
AUTHORITY & SCOPE............................................................................................................
9
II.
DEVELOPMENT CAPABILITY REPORT
A.
INTRODUCTION.....................................................................................................................
1
B.
TOPOGRAPHY & SLOPE.........................................................................................................
3
C.
HYDROLOGY.........................................................................................................................6
D.
VEGETATION & WILDLIFE HABITAT.........................................................................................
9
E.
SOILS & GEOLOGY..............................................................................................................
18
F.
CULTURAL RESOURCES......................................................................................................
21
G.
VIEWSHEDS........................................................................................................................
25
H.
MCHARG COMPOSITE MAP.................................................................................................
34
I.
EXISTING LAND USES..........................................................................................................
36
J.
TRAFFIC CIRCULATION AND ROAD SYSTEM..........................................................................
46
K.
EXISTING INFRASTRUCTURE AND PUBLIC SERVICES..............................................................
55
III.
DEVELOPMENT PLAN
A.
PURPOSE & INTENT...............................................................................................................
1
B.
OBJECTIVES OF THE SPECIFIC PLAN......................................................................................
3
C.
RELATIONSHIP TO ADOPTED PLANS.......................................................................................
4
D.
COMPATIBILITY WITH ADJOINING DEVELOPMENT.....................................................................
4
E.
LAND USE CONCEPT PLAN....................................................................................................
5
F.
CIRCULATION CONCEPT PLAN...............................................................................................
8
G.
GRADING CONCEPT............................................................................................................
11
H.
POST -DEVELOPMENT HYDROLOGY......................................................................................
11
I.
ENVIRONMENTAL RESOURCES.............................................................................................
14
J.
LANDSCAPE CONCEPT........................................................................................................
14
K.
OPEN SPACE, RECREATION, PARKS & TRAILS CONCEPT ......................................................
17
L.
VIEWSHEDS........................................................................................................................20
M.
SCHOOLS...........................................................................................................................
20
IV.
DEVELOPMENT REGULATIONS
A.
PURPOSE & INTENT...............................................................................................................
1
B.
APPLICABILITY OF TOWN OF MARANA LAND DEVELOPMENT CODE ...........................................
2
C.
GENERAL PROVISIONS..........................................................................................................
2
D.
SUBDIVISION STANDARDS......................................................................................................
3
E.
ASSURANCES.......................................................................................................................
8
F.
DEVELOPMENT STANDARDS..................................................................................................
9
V.
IMPLEMENTATION & ADMINISTRATION
A.
PURPOSE.............................................................................................................................
1
B.
GENERAL IMPLEMENTATION RESPONSIBILITIES.......................................................................
1
C.
PROPOSED CHANGES TO ZONING ORDINANCES.....................................................................
3
D.
DEVELOPMENT REVIEW PROCEDURE.....................................................................................
3
E.
DESIGN REVIEW PROCESS....................................................................................................
4
F.
PHASING..............................................................................................................................
5
G.
SPECIFIC PLAN ADMINISTRATION...........................................................................................
8
VI.
APPENDICES
A.
Legal Description.............................................................................................................A-1
B.
Definitions........................................................................................................................
B-1
Saguaro Bloom
505 Specific Plan
Table of Contents
C. Saguaro Bloom Design Guidelines.................................................................................0-1
D. Citizen Participation Plan.................................................................................................D-1
E. Bibliography.....................................................................................................................E-1
F. Request for Conditional Letter of Map Revision.............................................................. F-1
G. Illustrative Lotting Exhibit................................................................................................ G-1
List of Exhibits
ExhibitI.A:
Regional Map.............................................................................................................
1-4
Exhibit
I.C: Aerial Photograph......................................................................................................
1-8
Exhibit
I.D: Location & Vicinity Map............................................................................................
1-10
Exhibit
II.A: Development Context Map.......................................................................................
11-2
ExhibitI
I.B: Topography..............................................................................................................
11-5
Exhibit
II.C.1: Off -Site Hydrology.................................................................................................
11-8
Exhibit
II.D.1: Vegetation Communities.....................................................................................
11-10
Exhibit
I I.D.2: Vegetation Densities...........................................................................................
11-12
Exhibit
II.D.3.a: Arizona Game and Fish Department Letter .....................................................
11-15
Exhibit
ILE: Soil Associations....................................................................................................
11-20
Exhibit
II.F: Arizona State Museum Letter.................................................................................
11-23
Exhibit
I I.G.1.a: Views Key Map................................................................................................
11-26
Exhibit
II.G.1.b: Site Photos.......................................................................................................
11-27
Exhibit
II.G.3: Areas of High Visibility........................................................................................
11-33
Exhibit
II.H: Composite Map......................................................................................................
11-35
Exhibit
11.1.1: Existing On -Site Zoning........................................................................................
11-37
Exhibit
11.1.2.a: Existing Off -Site Zoning.....................................................................................
11-39
Exhibit
11.1.2.b: Existing Off -Site Land Uses...............................................................................
11-40
Exhibit
11.1.3: Structures & Uses Within 150 Feet Key Map .......................................................
11-45
Exhibit
II.J: Traffic Circulation & Existing Rights-of-Way...........................................................
11-51
Exhibit
II.K.1: Open Space, Recreational Facilities, Parks & Trails ..........................................
11-56
Exhibit
II.K.2: Schools................................................................................................................
11-58
Exhibit
I I.K.3: Sewer..................................................................................................................
11-60
Exhibit
II.K.5: Water...................................................................................................................
11-63
Exhibit
II.K.6: Fire Service.........................................................................................................
11-65
Exhibit
I II.A: Specific Plan Boundaries.......................................................................................
111-2
Exhibit
III.E: Land Use Concept Plan.........................................................................................
111-7
Exhibit
III.F: Circulation Concept Plan......................................................................................
111-10
Exhibit
111.1: Post -Development Hydrology................................................................................
111-13
Exhibit
III.K: Landscape Concept Plan.....................................................................................
111-16
Exhibit
III.L: Recreation, Parks and Trails Concept Plan .........................................................
111-19
Exhibit
V.F: Phasing Schedule....................................................................................................
V-7
List of Tables
Table 1: Evaluation of Special Status Vegetative Species.......................................................... II -9
Table 2: Evaluation of Special Status Wildlife Species............................................................. II -13
Table 3: Existing Structures & Uses Within 150 Ft. of Project Site ........................................... II -44
Table 4: Roadway Inventory...................................................................................................... II -52
Table 5: Inventory of Candidate Trails...................................................................................... II -57
Table 6: Land Use Plan Summary.............................................................................................. III -6
Table 7: Development Standards............................................................................................. IV -13
Table 8.A: Land Use Comparison to Marana Land Development Code .................................. IV -14
Table 8.B: Development Standard Comparison to Marana Land Development Code ............ IV -16
Saguaro Bloom
505 Specific Plan
Introduction
Introduction
A. Specific Plan Summary
The Saguaro Bloom Specific Plan establishes comprehensive guidance and
regulations for the development of an approximately 217 -acre site located in
Marana, Arizona. (See Exhibit LA: Regional Map.) The Specific Plan area is
comprised of a 198 -acre portion of the approved Saguaro Bloom Block Plat, in
addition to a 19 -acre parcel recently annexed into the Town of Marana, which
is not a part of the approved block plat. The Specific Plan establishes the
development regulations, programs, development standards and design
guidelines required for the implementation of the approved land use plan. The
Specific Plan also provides the parameters to implement the land use plan by
establishing policies and regulations that will replace and supersede the
current property zoning. The Plan is regulatory and adopted by ordinance.
The authority for preparation of Specific Plans is found in the Arizona Revised
Statutes, Section 9-461.08. The law allows 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 specific plan review and adoption.
The Saguaro Bloom Specific Plan is consistent with the Marana General Plan,
approved and adopted on March 11, 2003, as authorized by public vote in
accordance with the Growing Smarter Plus Act of 2000.
The Specific Plan is a tool used to implement the Town of Marana General
Plan at a more detailed site-specific level for a focused area. The Specific Plan
articulates the planning considerations for such parcels and imposes
regulations or controls on the use of such parcels.
In the Development Capability Report section of this document, the site is
analyzed to determine development capabilities, considering the physical
constraints of the site, existing and proposed infrastructure and the unique
opportunities the site presents for development and open space.
Based on the Development Capability Report, the Development Plan section
establishes the location and intensity of land uses, the circulation pattern and
the character of development within the Saguaro Bloom Specific Plan. The
Development Plan makes every effort to respond to site opportunities and
constraints provided within the Development Capability Report.
The Development Plan concept focuses on coordinating a mix of residential
densities and housing types with a proposed school site, open space and
recreational uses. The design concept articulates the connectivity of the
Specific Plan area to the larger Saguaro Bloom project by providing a
continuum of design features and shared recreation and circulation systems.
The neighborhood park, which is the focal point of the Specific Plan area, will
be accessible by the trail system that has been integrated into the Saguaro
Bloom community.
The Development Plan is the result of thorough site analysis and research.
The plan addresses development -related issues in the form of proposed
physical improvements, guidelines for future development, technical
information and regulations. The Development Plan contains the standards
Saguaro Bloom I-1
Specific Plan
Introduction
and guidance to ensure that development will occur in a controlled and phased
manner with infrastructure as planned. This section contains a description of
the goals, objectives and policies of the plan combined with various plan
components. These components allow for the development of a cohesive
master planned community and provide the rationale for the Development
Regulations section of the document.
The Development Regulations section serves as the primary mechanism for
implementation of the Saguaro Bloom Specific Plan. The Saguaro Bloom
Specific Plan Development Regulations establish the intensity and character
of the development by prescribing site-specific development standards that are
tailored to the unique qualities of the project. The regulations contained within
this section provide an appropriate amount of flexibility to anticipate future
needs and to achieve compatibility with surrounding land uses.
These development regulations expressly apply to the 217 acres of land that
make up the Saguaro Bloom Specific Plan. Primary land uses for the Specific
Plan include:
■ Medium Density Residential (MDR)
■ Medium High Density Residential (MHDR)
■ High Density Residential (HDR)
■ Recreation (REC)
■ School (SCH)
The Design Guidelines, found in the appendix of this document, encourage
and ensure, to the maximum extent possible, the establishment of a quality
urban landscape within the Saguaro Bloom Specific Plan that is in
conformance with the Town of Marana General Plan. The various elements of
the urban landscape include layout, landscape design, architectural styles,
roads and buildings. These Design Guidelines intend to provide specific
development standards and design criteria that will shape development within
the Specific Plan area and integrate it with the greater Saguaro Bloom
community.
These Design Guidelines provide guidance to the Saguaro Bloom Design
Review Committee (DRC) for future development. They also provide for
creative flexibility while ensuring a high-quality appearance for the community
and Development Plan compatibility. These guidelines are designed as an
information source for site development, landscape architecture, and
architectural and signage features that create the Saguaro Bloom community
image. The guidelines provide criteria for builders, planners, architects,
landscape architects and civil engineers under the direction of the Master
Developer. They also provide a basis for evaluating and directing the planning
and design within the project area in the context of the surrounding area.
The integration of these guidelines into the Covenants, Conditions and
Restrictions (CC&R's), which will be recorded along with the individual
Saguaro Bloom I-2
Specific Plan
Introduction
subdivision plats, will guarantee design consistency throughout the
development of Saguaro Bloom.
A Saguaro Bloom Design Review Committee (DRC) will be formed by the
Master Developer to review development proposals in Saguaro Bloom. This
review procedure will ensure that the high standards defined in this document
are maintained.
The Implementation and Administration section of this document includes
information regarding general administration and amendment procedures and
identifies those responsible for implementation of the improvements in the
Saguaro Bloom Specific Plan area. These are the Master Developer, the
Builder, the Town of Marana and the Saguaro Bloom Master Association. In
addition, the Implementation and Administration section establishes the
Saguaro Bloom Design Review Committee (DRC); outlines the development
review process; assigns implementation responsibilities and defines Specific
Plan administration procedures, such as: enforcement, administrative
changes; substantial changes; interpretation; fees, amendments and
violations.
Saguaro Bloom I-3
Specific Plan
Exhibit I.A: Regional Map
Legend 0 8000 FeetTHE
Specific Plan Boundary PLANNING
Saguaro Springs BoundaryCENTER
`ti s �1f1 S. C;IILI�C;II ilY C., .�IIITC
Town of Marana 7115.. AZ 11/1115'101 fi13o140
0 Pima County
Note:
The Specific Plan is located in T12S, R12E, Section 18 and T12S, R11 E, Section 13.
Specific Plan Acreage = 217 Acres
Saguaro Bloom 1-4
COO Specific Plan
Introduction
B. Saguaro Bloom Specific Plan Amendment
Background
The Saguaro Springs Specific Plan was adopted in 2005. This was during the
housing boom when high, home prices were driving a movement toward
smaller homes and higher density housing types, such as duplexes and
triplexes. Construction began in 2006, then unfortunately quickly became a
victim of the economic downturn. Construction was halted, model homes were
demolished, and the project lay fallow until 2012 when Greyhawk Development
purchased the land and began the process of reviving the project. After a great
deal of investment in reconstructing infrastructure, Greyhawk then sold the
project to DR Horton. By all accounts, Saguaro Bloom has been a success
story, with DR Horton leading the Town of Marana (and the entire region) in
building permits and starts as well.
Amendment:
1) Blocks 1 A and 1 B were originally contemplated for an age -restricted
community which would include duplex and triplex homes at a target
density of 7 units per acre. Based on the overwhelming success of
the Saguaro Bloom community to date, the current sluggishness of the
age -restricted housing market, and the continued demand for single-
family, all -ages homes, we are requesting the removal of the age -
restriction on Blocks 1 A and 1 B.
2) The original Specific Plan included a Community Center that would
serve the proposed 700 units in 1A and 1B. Given that the proposal
is to build an all -ages community nearly half as dense at 389 proposed
units, we are proposing to substitute the Community Center with a
large park, which would include many of the same amenities originally
envisioned for the Community Center: a swimming pool with
restrooms, ramadas, turf areas, a shaded playground and swing set,
a half -basketball court and parking areas. This is in addition to two
other smaller parks distributed throughout the neighborhood that
include shaded play structures, ramadas, swing set and turf areas.
The plan connects these three parks via a neighborhood trail that
combines sidewalks and drainageway paths to provide a safe,
aesthetically pleasing pedestrian experience through the community.
We believe these parks and the neighborhood trail provide amenities
that better suit the proposed all -ages neighborhood, and are sized
more than adequately to serve the proposed reduced number of
homes.
Minor cleanup, such as changing the project name from Saguaro Springs to
Saguaro Bloom and updating the aerial photos in the Development Capability
Report section have been completed as well.
Saguaro Bloom I-5
Specific Plan
Introduction
This request is being made per the requirements of the Saguaro Springs (now
Saguaro Bloom) Specific Plan, Section V: Implementation and Administration,
Section V.G.4: Substantial Change.
Additional Information:
In today's market of greater affordability, the current trend is toward larger,
single-family lots. As a result, the actual buildout of Saguaro Bloom is trending
much lower at 559 actual platted lots than what was anticipated in the original
Specific Plan.
Saguaro Bloom Planned vs. Actual Dwelling Units
Block
Approx.
Acres
Land Use
Target
Dwelling
Units
Actual
Platted
Units to
Difference
to Date
Lot A
1.5
Well & Storage Tank
N/A
N/A
N/A
Lot B
1
Sewer Lift Station
N/A
N/A
N/A
1A
68
MHDR
525
296
-229
1B
22
MHDR
175
93
-82
2A
17
MHDR
105
33
-72
213
38
MDR
205
137
-68
5
12
HDR
95
TBD
TBD
6
18.5
HDR
145
TBD
TBD
School
10
SCH
N/A
N/A
N/A
Park
29
REC
N/A
N/A
N/A
Total
217 Acres
1250 Units
559
-451
C. Purpose
The Saguaro Bloom Specific Plan establishes comprehensive guidance and
regulations for the development of a 217 -acre master planned community
located in the southeast area of the Town of Marana, Pima County. (See
Exhibit 1. C: Aerial Photograph).
The Specific Plan serves as a regulatory tool governing planning and zoning.
The Saguaro Bloom Specific Plan is adopted by ordinance, conforms to the
Town of Marana General Plan and replaces the Town of Marana Land
Development Code.
Saguaro Bloom I-6
Specific Plan
Introduction
The Specific Plan establishes the type, location, density and character of
development within the Plan area. It functions as a guide for future
development and provides a site-specific document focusing on existing site
characteristics and development standards designed to control development
within the plan area.
The primary objective of the Specific Plan is to provide a means by which
development may occur at Saguaro Bloom in an orderly and responsible
manner that is responsive to the physical parameters of the site and its
environs. The Specific Plan is an extension of the Town of Marana General
Plan in that it sets guidelines for quality development that specifically
addresses the goals of both the Town of Marana and the Developer.
The Saguaro Bloom Specific Plan allows for a mix of residential densities and
housing types, as well as school, open space and recreation uses. The
proposed district park will provide numerous recreational amenities, and an
integrated system of nature trails will extend throughout the entire master
planned community along enhanced drainageways.
Saguaro Bloom I-7
Specific Plan
Exhibit I.C: Aerial Photograph
LEGEND
Specific Plan Boundary
Saguaro Bloom Boundary
Parcels
The Specific Plan is located in
Township 12 South, Range 12 East, Section 18 NORTH 0, 750' 1500,
and Township 12 South, Range 11 East, Section 13
Specific Plan Acreage = 217 Acres
FILE NAME: SaguawBloom_AeriaIPhoto.mxd
SOURCE: Pima County GIS, 2016
Saguaro Bloom 1-8
505 Specific Plan
Introduction
D. Location
The Saguaro Bloom Specific Plan site is located in the southeast area of the
Town of Marana within the South Central Growth Area. The site is bordered
on the east by the Tucson Mountains. To the west, the property is bounded by
State Land and land owned by Arizona Portland Cement Co. Quarry Road and
its buffers (totaling approximately 312 feet in width), bisect the plan area from
the northeast to the southwest. The southern boundary is created by Twin
Peaks Road. Saguaro Bloom is located adjacent to unincorporated land within
Pima Co. on its northern, southern and southwestern borders.
The property is located approximately '/2 mile southwest of the Santa Cruz
River.
The Specific Plan area is located approximately 4'/2 miles southeast of the new
Marana Town Center. The property lies within portions of Township 12S,
Range 12E, Section 18 and Township 12S, Range 11 E, Section 13.
See Exhibit/. D: Location & Vicinity Map.
E. Authority & Scope
The authority for the preparation of specific plans is found in Arizona Revised
Statutes, Section 9-461.08. State law allows the preparation of specific plans
based on the general plan, as may be required for the systematic execution of
the general plan.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria
for the preparation, review, adoption and implementation of specific plans in
Marana. Pursuant to these state statutes and Town of Marana 87.22, a public
hearing will be conducted by the Town Planning Commission and the Town
Council, after which the specific plan ordinance shall be adopted by the Town
Council and become effective.
Once adopted, the Saguaro Bloom Specific Plan is a regulatory plan, which
will serve as the zoning and development code for the subject property. Final
plats and any other development approvals must be consistent with the
Specific Plan.
Saguaro Bloom I-9
Specific Plan
Exhibit I.D: Location & Vicinity Map
Legend
Specific Plan Boundary
0 Saguaro Springs Boundary
Township, Range, Section
Note:
The Specific Plan consists of approximately 217 acres.
2500 Feet
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PLANNING
CENTER
1105. GHUR-HAVE SVITE532GCSON. A{ H5701 WD] fi25-6145
Saguaro Bloom 1-10
W Specific Plan
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12812EOS
12311E12
C
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12311E13
12312EIS
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/12811E24
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12312E20
Legend
Specific Plan Boundary
0 Saguaro Springs Boundary
Township, Range, Section
Note:
The Specific Plan consists of approximately 217 acres.
2500 Feet
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PLANNING
CENTER
1105. GHUR-HAVE SVITE532GCSON. A{ H5701 WD] fi25-6145
Saguaro Bloom 1-10
W Specific Plan
II. Development Capability Report
Development Capability Report
A. Introduction
The primary purpose of the Development Capability Report section of the
Saguaro Bloom Specific Plan is to identify the site's opportunities and
constraints or various physical components existing on the property. The
synthesis and analysis of the existing characteristics can then provide a means
whereby development occurs in a sensitive and responsive manner to the
physical conditions of the site. Information for this section was compiled from
site visits, correspondence with Town, County and State agencies and officials,
as well as topographic and hydrological analyses. In addition, a traffic impact
analysis was completed to assess existing roadway conditions and make
recommendations for a schedule of improvements for this project. The
Development Capability Report follows the Town of Marana requirements
provided in 05.06.02 (D) of the Town of Marana Land Development Code.
Pursuant to such requirements, information on the following physical
components of the site was compiled to assess the suitability of the property
for development:
■ Topography and slope analysis;
■ Hydrology and water resources;
■ Vegetation and wildlife habitat;
■ Geology and soils;
■ Cultural resources;
■ Viewsheds;
■ Existing structures, roads and other development; and
■ Existing infrastructure and public services.
A number of developments exist within close proximity to the Saguaro Bloom
Specific Plan. These include: Happy Acres and Milligan's Acres to the north
within unincorporated Pima County, and Los Morteros and Continental Ranch,
each located approximately 1 mile to the southeast of the Specific Plan area.
Neighboring development is shown in Exhibit ILA: Development Context Map.
The site's topography is relatively flat, gently sloping to the northwest. The site
is undeveloped; however, the property was historically used for agricultural
purposes beginning in the early 1950s through the late 1990s. (See Exhibit
LB: Aerial Photograph.) The physical characteristics of the site are provided
within the various sections of this chapter.
tWN Saguaro Bloom II -1
Specific Plan
Exhibit ILA: Development Context Map
LEGEND
Specific Plan Boundary
Saguaro Bloom Boundary
Neighboring Development
Parcels
NORTH 0' 1250' 2500'
I�
FILE NAME: mailing labels_6x8.mxd
SOURCE: Pima County GIS, 2016
Saguaro Bloom II -2
Specific Plan
Exhibit 11.13: Topography
B. Topography & Slope
The Specific Plan area has historically been used for agricultural purposes and
is characteristically flat with slopes under five percent. The site in question
contains approximately 217 acres, which is bisected by Quarry Rd. The overall
topography of the site gently slopes from the south to the northwest portion of
the property. Elevations range from 2085 ft. to 2068 ft. Existing topography is
shown in 1 -foot contour intervals on Exhibit 11.8: Topography.
Hillside Conservation Areas
There are no hillside conservation areas located within the project
area. Furthermore, there are no protected peaks or ridges as
described within the Town of Marana Land Development Code,
section 17.01.02.
2. Rock Outcrops
There are no rock outcrops located on the subject site.
3. Slopes of 15% or Greater
There are no slopes 15% or greater located on the subject property;
therefore, the project site is not subject to Hillside Development Zone
requirements as set forth in the Pima County Code, section 18.61 and
Town of Marana Land Use Code Title 19.
4. Other Significant Topographic Features
The project site contains several significant topographic features of
varying height. There are several berms at various locations
throughout the site. The first runs parallel to and approximately 1200
feet north of the south property line. The privately owned and
operated Quarry Road sits atop a berm, causing it to be elevated
above the surrounding property. The height of the berm varies from
1 -foot in the middle of the site, to 6 feet at the west edge of the site,
to as much as 8 feet toward the north portion of the site. Another
berm runs parallel to the west property line and varies in height from
1 foot to 3 feet. Finally, there is an existing earthen channel located
on the northwest portion of the site. This channel drains from the mid-
point of Quarry Road to the mid -point of the west property line.
Saguaro Bloom II -3
Specific Plan
Exhibit II.B: Topography
5. Pre -development Cross -Slope
The average cross slope (ACS) of the property was calculated in
accordance with section 18.61.051 of the Pima County Zoning Code.
The area owned by Arizona Portland Cement Co. was not considered
when determining the ACS of the project site. The ACS of the site is
1.40%, and was calculated as follows:
Average Cross Slope = I x L x 0.0023
A
Where: 1=
Contour Interval In Feet
L=
Total Combined Length of all Contours in Feet
0.0023 =
Conversion Factor for Feet to Acres Times 100
A =
Total Area of Site in Acres
Average Cross Slope = 1 x 132,566 x 0.0023 = 1.40%
217.36
fuMn Saguaro Bloom II -4
505 Specific Plan
Exhibit 11.13: Topography
L_LJ .LJLI —]I I I
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Legend:
MSpecific Plan Boundary
IZI Saguaro Springs Boundary
Saguaro Bloom
Specific Plan
AL
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PLANNING
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110 S. CHURCH AVE., SUITE 6370
Yl1C.9ON, AI aSM1 (520) 523,61
:prgeclelEM"-7LCAOP+�enrerfiuwm�peek9,u�Y
0 1000 Feet
Development Capability Report
C. Hydrology
This portion of the Saguaro Bloom Specific Plan includes a description of on-
site and off-site pre -development hydrologic characteristics and water
resources.
1. Off-site Watersheds
The existing watersheds that impact the project site are delineated on
Exhibit II.C.1: Off -Site Hydrology with their associated drainage area
and 100 -year peak discharges.
2. Off -Site Watershed Features
The offsite watershed areas are characterized by high relief
mountains in their headwater areas that generally drain to the north.
Drainage in areas downstream of the mountain peaks is
characterized by ill-defined channels flowing across gently sloping
terrain. There are no significant manmade features in areas upslope
of the project site other than Twin Peaks Road and diversion berms,
presumably agricultural in nature. The Arizona Portland Cement
Company conveyor belt system (located on Quarry Rd.) runs
southwest to northeast within the site and collects and diverts runoff
from the southeast to culverts near the western property margin that
convey flow underneath the conveyor belt system. Several manmade
drainage features are evident in areas downstream of the project site.
3. Off -Site Watershed Drainage Areas
The project site is impacted by three existing offsite watersheds,
labeled A, B, and G on Exhibit 11. C. 1: Off -Site Hydrology. As stated
in the Master Drainage Report prepared by Urban Engineering and
dated June 17, 2003, Watershed G includes the drainage areas of
offsite watersheds A and B, and collects at the Arizona Portland
Cement Company conveyor belt system that traverses the project site
from the southwest to northeast. The drainage areas and 100 -year
peak discharges are listed on Exhibit II.C.1: Off -Site Hydrology.
4. On -Site Hydrology
The site is impacted by shallow sheetflow associated with runoff
generated from the offsite watershed areas shown in the hydrology
exhibit. Stormwater from these areas generally will flow north-
northwest from Twin Peaks Road and will collect along the Arizona
Portland Cement Company conveyor belt alignment. Runoff
collected at the conveyor belt will be conveyed underneath the private
roadway at this location by two small culverts or will spill overtop the
roadway and continue to flow northwest as sheetflow. The majority
of the project site is mapped by FEMA (Map Number 04019C0995 K)
as a Special Flood Hazard Zone AO, experiencing average flood
depths of 1 foot during the 100 -year flood event.
Saguaro Bloom II -6
Specific Plan
Development Capability Report
5. Existing Downstream Conditions
Runoff conveyed underneath the conveyor belt system is conveyed
to the northwest property boundary by a small channel. This channel
lacks capacity for large storm events, and runoff will leave the site
onto downstream areas as ill-defined sheetflow, typically flowing to
the west-northwest.
6. Section 404 Permit
During the processing of the Saguaro Bloom Block Plat, an inquiry
regarding Section 404 permits was made to the U.S. Army Corps of
Engineers. In its response letter, the Army Corps indicated the
project is not subject to its jurisdiction under Section 404 of the Clean
Water Act, as there are no waters of the United States within the
project area.
In April 2004, WestLand Resources, Inc. completed an
Environmental Due Diligence Support study in which it was
concluded that no jurisdictional waters of the United States are
located on the Saguaro Bloom project site.
Saguaro Bloom II -7
Specific Plan
Exhibit ll.C.1: Off -Site Hydrology
w AvA&v.ALLrV. L
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1708 CIAINCN AVE, SIIfIElSID
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tmI Saguaro Bloom 11-8
%3111
W Specific Plan
Development Capability Report
D. Vegetation & Wildlife Habitat
This portion of the Saguaro Bloom Specific Plan includes vegetative
communities and associations and wildlife habitats identified within the site.
WestLand Resources, Inc. completed an environmental overview of the
property in April 2004 with the purpose of identifying any biological resources
that may be present on-site.
1. Vegetation
The project site is a part of the Arizona Upland Subdivision of the
Sonoran Desert. The majority of the plan area is listed by Pima
County Land Information Systems as Agriculture/Developed/
Water/Bare Ground with "Active Agriculture" as its existing use.
The 19 -acre parcel at the southwest corner of the site is a
combination of Paloverde-Mixed Cacti and Shrub -Scrub Disclimax
Communities. (See Exhibit II.D.1: Vegetation Communities.)
Species identified by WestLand Resources during a field inspection
include: Russian thistle (Salsola iberica), Bermuda grass (Cynodon
dactylon), desert globe mallow (Sphaeralcea ambigua), desert broom
(Baccaris sarothroides), stunted mesquite trees (Prosopis velutina),
and large mesquite and foothill palo verde trees (Cercidium
microphyllum).
a. Significant Cacti and Groups of Trees and Federally -Listed
Threatened or Endangered Species
The vegetation on site is typical of the Arizona Upland Desert; it
is neither unique nor highly scenic. The larger trees have
potential aesthetic and screening value. Arizona Game and Fish
Department has provided a list of special status vegetative
species that are known to occur in the vicinity of the site. These
species are displayed in Table 1: Evaluation of Special Status
Vegetative Species.
Table 1:
Evaluation of Special Status Vegetative Species
Identified in 2004 AGFD Letter
Common Name
Scientific Name
Status
Pima Indian Mallow
Abutilon Parishii
Federal Species of Concern;
Sensitive; Salvage Restricted
Thornber Fishhook
Mammillaria Thornberi
Salvage Restricted
Cactus
Source: Arizona State Game and Fish Department Letter, 2004
Saguaro Bloom II -9
Specific Plan
Exhibit II.D.1: Vegetation Communities
Legend
®Specific Plan Boundary
Saguaro Springs Boundary
Vegetation Communities
Sonoran Riparian Scrub
C Palo Verde/Mixed Cacti
Agriculture/Developed Land
0 1500 Feet
` PLANNING
i PLACENTER
110 S. GH111111 .. SUITE [370
--_-
TUC,
,N"AZ 6570115?01 628-51,6
Saguaro Bloom II -10
Specific Plan
Development Capability Report
2. Vegetative Densities
On-site vegetation densities are measured using aerial photographs
and verified during field inventories. Very little vegetation is present
on the site, as it was previously used for agricultural purposes. Most
of the plant species identified on the property by WestLand
Resources are typically associated with disturbed areas. See Exhibit
II.D.2: Vegetation Densities.
WestLand Resources has completed a Native Plant Preservation
survey, which was reviewed and approved by the Town of Marana.
Saguaro Bloom II -11
Specific Plan
o
W
Z
J
Z
W LAMBERT,
Exhibit II.D.2: Vegetation Densities
r -C
y:.
N S/i,
Saguaro Bloom II -12
Cori Specific Plan
Development Capability Report
3. Wildlife
In the site visit performed in April 2004 by WestLand Resources,
wildlife observed on the site was limited. Identified on-site at that time
were the greater roadrunner (Geococcyx californianus), gambel's
quail (Callipepla gambelii), mourning dove (Zenaida macroura),
loggerhead shrike (Lanius ludovicianus), and whiptail lizard
(Cnemidophorus sp.).
a. Arizona State Game and Fish Department Letter
A letter from the Phoenix Regional Office of the Arizona State
Game and Fish Department (AGFD) is provided as Exhibit
II.D.3.a: Arizona Game and Fish Department Letter. AGFD's
review of the Heritage Data Management System (HDMS)
identified two special status wildlife species as occurring within
two miles of the subject property. Table 2, below, lists these
species and their status.
Table 2:
Evaluation of Special Status Wildlife Species
Identified in 2004 AGFD Letter
Common Name
Scientific Name
Status
Cactus Ferruginous
Glaucidium Brasilianum
Federal Listed Endangered,
Pygmy Owl
Cactorum
AGFD Wildlife of Special
Concern
Pocketed Free -Tailed
Nyctinomops
BLM Sensitive
Bat
Femorosaccus
Source. Arizona State Game and Fish Department Letter, 2004
b. High Densities of a Given Species
AGDF did not identify high densities of any species of concern on
the site. There are no known federally listed species on the site
or other known occurrences of wildlife species of special concern.
c. Aquatic or Riparian Ecosystems
There are no perennial or intermittent surface water resources
within the project area and aquatic and riparian ecosystems
typically associated with intermittent or perennial surface water
resources are likewise absent from the parcel.
Saguaro Bloom II -13
Specific Plan
Development Capability Report
d. Wildlife Species Anticipated to be Found within the Project Area
The following common species, although not observed, may
reasonably be found on-site: coyote (Canis latrans), black -tailed
jackrabbit (Lepus californicus), Arizona cotton rat (Sigmodon
arizonae), Sonoran gopher snake (Pituophis catenifer affinis),
desert coachwhip (Masticophis flagellum), and various whiptail
lizards (Cnemidophorus sp.).
e. Special Status Species
Of the 24 endangered, threatened, proposed or candidate
species listed for Pima County by the federal government under
the Endangered Species Act (ESA), only two have a reasonable
chance for occurrence on this property: the cactus ferruginous
pygmy -owl (CFPO; Glaucidium brasilianum cactorum) and the
lesser long -nosed bat (Leptonycteris cursoae).
The majority of the Saguaro Bloom project site is within U.S. Fish
& Wildlife Service (USFWS) CFPO Survey Zone 1, which is
considered by USFWS to be "areas within the current range of
the pygmy -owl with a high potential for occupancy." The Specific
Plan area is not located within the proposed Critical Habitat for
the CFPO, nor is it within a CFPO Draft Recovery Area, as defined
by USFWS.
The lesser long -nosed bat is listed as endangered by the USFWS
and as a Wildlife Species of Special Concern by the Arizona
Game & Fish Department (AGFD). The bat is migratory, and
based on AGFD's Heritage Data Management System, the
nearest recorded roost sites for this species are 30 miles
northeast of Saguaro Bloom. Because no suitable roost sites are
known on or immediately adjacent to the property, it is extremely
unlikely that the species would be found on-site.
Saguaro Bloom II -14
Specific Plan
Exhibit II.13.1a: Arizona Game and Fish Department Letter
ANE7NINAP
THE STATE; OF ARIZONA JE
.]ANAPOLITANO
COMMISSIONERS
CHAIRMAN, SUSAN E. CHILTON, ARIVACA
GAME AND FISH DEPARTMENT
- - W. HAYS GILSTRAP, PHOENIX
2221 WEST CtREENA
WAY ROAD, PHOENiX� AZ 85D23-4399 MIC ELTMNGOI.IGHTiY, FLAGSTAFF [-.
(602) 942-300D • AZGFD.COM WILLIAM H. MCLEAN, GOLD CANYON
DIRECTOR
. - DUANE L. SHROU FE X I j2
DEPUTY DIRECTOR
STEVE K. FERRELL
June 24, 2004
Ms. Robin Valenzuela
The Planning Center
110 S. Church
Suite 6320
Tucson, AZ 85701
Re: Special Status Species Information for Township 12 South, Range 12 East, Section 18;
Township 12 South, Range 11 East, Section 13; Proposed Planned Community,
Lambert Lane/Twin Peaks Road, Marana.
Dear Ms. Valenzuela:
The Arizona Game and Fish Department (Department) has reviewed your request, dated June 21,
2004, regarding special status species information associated with the above -referenced project
area. The Department's Heritage Data Management System (HDMS) has been accessed and
current records show that the special status species listed on the attachment have been
documented as occurring in the project area (within 3 -mile buffer). In addition, the project
occurs within the vicinity of Proposed Critical Habitat for the cactus ferruginous pygmy -owl
(Glaucidium brasilianum eactorum) — adjacent section to east.
The Department's HDMS data are not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and environmental conditions that are
ever changing. Consequently, many areas may contain species that biologists do not know about
Or species previously noted in a particular area may no longer occur there. Not all of Arizona
has been surveyed for special status species, and surveys that have been conducted have varied
greatly in scope and intensity.
Making available this information does not substitute for the Department's review of project
proposals, and should not decrease our opportunities to review and evaluate new project
proposals and sites. The Department is also concerned about other resource values, such as other
wildlife, including game species, and wildlife -related recreation. The Department would
appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats
associated with project activities occurring in the subject area, wben specific details become
available.
AN EQUAL OPPORTUNITY REA50NABLE ACCOMMODATIONS AGENCY
Saguaro Bloom II -15
505 Specific Plan
Exhibit II.13.1a: Arizona Game and Fish Department Letter, continued
Ms. Robin Valenzuela
June 24, 2004
2
1f you have any questions regarding the attached species list, please contact me at (602) 789-
3618. General status information, state-wide and county distribution lists, and abstracts for some
special status species are also available on our web site at: http://www.azgfd.com/hdms.
Sincerely,
Sabra S. Schwartz If
Heritage Data Management System, Coordinator
SSS:ss
Attachment
cc: Bob Broscheid, Habitat Branch Chief
Joan Scott, Habitat program Manager, Region V
AGFD #06-21-04(10)
Saguaro Bloom II -16
Specific Plan
Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued
Special Status Species within 2 Miles of T12S,R12E Sec 18; T1.2S,R11E Sec 13
Arizona Game and Fish Department, Heritage Data Management System
June 24, 2004
Scientific Name Common Name ESA uSFS BLM WSCA NPL
Abutdon parishii Pima Indian Mallow SC S SR
Glaucidium brasiiianum cacforum Cactus Ferruginous Pygmy -owl LE WSC
Mammilfaria thornben Thornber Fishhook Cactus SR
Nycfinomops femorosaccus Pocketed Free -tailed Bat S
Proposed Critical Habitat for the cactus ferruginous pygmy owl in project area (adjacent section to east). AGFD #
06-21-04(10), Specific plan proposal, Lambert Lane/Twin Peaks Road. Project #EMP -02.
Saguaro Bloom II -17
Specific Plan
Development Capability Report
E. Soils & Geology
This portion of the Saguaro Bloom Specific Plan identifies geologic features
and soil associations within the site.
Geologic Features
The project site lies in the Tucson Basin, within the Basin and Range
physiographic province of southern Arizona, which is characterized
by elongated mountain ranges separated by broad alluvial valleys.
The basin is surrounded by the Tucson Mountains, which are
composed primarily of rhyolitic volcanic rocks, and the Santa
Catalina, Rincon and Tortolita Mountains, which are composed
primarily of granitic volcanic and metamorphic rocks. Sediments may
be up to 10,000 feet thick in the central part of the basin. The alluvium
is highly variable and ranges from dense sand, gravel and cobble
deposits to silts and clays. As provided in the Topography portion of
this document, slopes on the project site are gentle, and there are no
peaks, nor rock outcrops within the Specific Plan area.
2. Soils
The information provided in this section is based on the Saguaro
Bloom Geotechnical Engineering Evaluation by Pattison-Evanoff
Engineering, LLC (dated June 14, 2004) and generalized soil maps
based on Soil Survey data available through Pima County Land
Information System (PCLIS).
According to these sources, the site contains soils that are "generally
sands and clays with varying amounts of gravel. Zones of light to
moderate carbonate cementation were encountered throughout the
site." The soil is fine and loose at the surface. All onsite soils are
well -drained, and are compatible with the proposed development,
given the proper engineering design.
The main limitations for on-site development are shrink -swell
potential. If buildings are constructed on this soil, properly designing
foundations and footings and diverting runoff away from buildings
help to prevent structural damage because of shrinking and swelling.
Specific engineering recommendations for the treatment of on-site
soils are discussed in detail in the Saguaro Bloom Geotechnical
Engineering Evaluation.
Exhibit ILE: Soils Associations shows soils associations within the
project area. The following descriptions from the United States
Department of Agriculture Natural Resources Conservation Service
(NRCS) Soil Survey for Pima County provide information about the
characteristics of each soil series.
Saguaro Bloom II -18
Specific Plan
Development Capability Report
a. Mohave Series
The Mohave series is considered to be a well -drained, fine -
textured soil with a depth to approximately 60 inches. These soils
are found on flood plains and alluvial fans by rivers and streams.
Elevation is 2,200 to 3,300 feet, and slopes of 0 to 1 percent are
common.
The general soil characteristics of the Mohave clay loam soil
include moderately slow permeability with a moderately alkaline
soil reaction. The vegetation present is mainly triangle bursage,
bush muhly, burroweed and creosotebush.
Runoff is slow to medium, and the hazard of water erosion is slight
to moderate. The hazard of wind erosion is moderate.
b. Tubac Series
The Tubac soil series is considered to be a very deep, well -
drained, fine -textured soil with a depth to more than 60 inches.
These soils are found on nearly level basin floors and fan
terraces. Elevation is 2,200 to 3,400 feet, and slopes of 0 to 1
percent are common.
The general soil characteristics of the Tubac clay, eroded and
Tubac sandy clay loam soils include slow permeability with a
neutral to moderately alkaline soil reaction. The vegetation
present is mainly chainfruit cholla, burroweed, fourwing saltbush,
mesquite and creosotebush.
Runoff is medium, and the hazard of water erosion is moderate.
The hazard of wind erosion is moderately high.
Saguaro Bloom II -19
Specific Plan
Exhibit ILE: Soil Associations
Legend 0 1500 Feet
eSpecific Plan Boundary
Saguaro Springs Boundary
Soil Associations
MdA - Mohave Sandy Loam, 0 to 1 Percent
3s};p Mo - Mohave Clay Loam
Rv - Rock Land
TtA - Tubac Sandy Loam, 0 to 1 Percent
TuA - Tubac Sandy Clay Loam, 0 to 1 Percent
Tv2 - Tubac Clay, Eroded
THE
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Saguaro Bloom II -20
Specific Plan
Development Capability Report
F. Cultural Resources
This portion of the Saguaro Bloom Specific Plan identifies paleontological and
cultural resources within the site. Such resources include both cultural artifacts
and non -cultural remains (paleontological evidence) and can be from the
prehistoric or historical periods.
Location of Resources on Site
A total of four archaeological sites were investigated during the
survey of the property. One of these sites was determined to be
outside of the development area, and no further work is
recommended. The other three sites are possible habitation sites
with one or more buried pit houses and/or other features. These three
sites are potentially eligible to the National Register of Historic Places
(NRHP) because they are likely to contain significant sub -surface
deposits that can contribute important data concerning prehistoric
use of the area.
At one site, AZ AA:12:77, buried deposits had already been
unearthed in the construction of the EI Paso gas line. Testing at these
sites was undertaken to both determine each sites' NRHP eligibility
and to assess the type and extent of their subsurface remains.
2. Letter from the Arizona State Museum
Because there is a portion of the property that has never been
surveyed, the Arizona State Museum recommends a surface
inspection be performed by a professional archaeologist for that
portion of the property. In addition, a comprehensive data recovery
plan for site AZ AA:12:77 will be implemented, and a treatment plan
will be submitted to ASM for approval. The ASM also recommends
sites AZ AA:12:327 and 328 be reassessed for treatment. (See
Exhibit II. F: Arizona State Museum Letter.)
A survey of the property has been completed, and a testing plan has
been approved by ASM since the letter from ASM was received.
Tierra Right -of -Way will begin testing on 9/23/2004. Once the current
round of testing is completed, a single comprehensive data recovery
plan will be developed for all the sites within Saguaro Bloom that are
National Register eligible. This data recovery plan will include a
scope of work designed to mitigate the impact of the development on
the sites. ASM will review the data recovery plan. Tierra Right -of -
Way has already acquired the necessary permits from ASM to
conduct the archaeological investigations.
Saguaro Bloom II -21
Specific Plan
Development Capability Report
All recommendations by ASM will be carried out prior to any ground
disturbing activities. Arizona Revised Statutes §41-844 and §41-865
require that the Arizona State Museum be notified in the event human
remains or funerary objects are discovered during construction.
Saguaro Bloom II -22
Specific Plan
Arizona State Museum
P.O. Box 210026
Tucson, AZ 85721-0026
(520) 621-6302
FAX: (520) 621-2976
June 28, 2004
Robin Valenzuela, Planner
The Planning Center
110 South Church St.
Tucson, Arizona 85701
Exhibit II.F: Arizona State Museum Letter
THE UNIVERSITY OF
ARIZONA
TUCSON ARIZONA
RECEIVED
Re: Archaeological Records Check related to a portion of Section 18 T12S, R12E, Salt and Gila
River Baseline and Meridian. )MP -02. [The portion of this project located in the SE SE S13
T12S RI IE in unincorporated Pima County is dealt with separately in a Pima County
Archaeological Records Check Form, enclosed]
Dear Ms. Valenzuela:
On June 22, 2004, we received a request for an archaeological records check related to the
above -referenced property. I have checked our records and have discovered the following. Most
of the property was surveyed in 1996 by personnel from Professional Archaeological Services
and Technologies (P.A.S.T). The NE corner of the property was surveyed in 1981 by University
of Arizona students, and the El Paso Gas line r -o -w was surveyed in 2001 by URS. A large
portion of the property surrounding the NW corner of S 18 has never been surveyed. Contrary to
what has been reported elsewhere, the P.A.S.T survey was never completed due to contractual
issues, and the only extant report was preliminary in nature. The total number of acreage not
surveyed in Section 18 was 170, but it is unclear how much of the unsurveyed area was within
this project.
Three archaeological sites, all of which have been recommended as eligible fore inclusion on the
National Register of Historic Places are known to exist on the property: AZ AA: 12:77, 327, and
328(ASM). These three sites were tested in 1997 by Statistical Research, Inc. (SRI) who
discovered that all three contained important information about the past. AZ AA:12:77(ASM) is
particularly significant. Thirty-three features were identified during the testing including 15 pit
structures or possible pit structures, 1 roasting pit, 2 midden areas, a canal, a reservoir, and 12
other pits. SRI's recommendations included the following possibilities: (1) avoidance; (2) site
burial; (3) data recovery; and (4) a combination of avoidance and data recovery. If avoidance is
not possible, data recovery would be necessary at Site AZ AA:12:77(ASM), as outlined by SRI.
It is unclear whether sites AZ AA: 12:327 and 328(ASM) are still intact, and this must be known
before ASM can make recommendations.
Saguaro Bloom II -23
505 Specific Plan
Exhibit II.F: Arizona State Museum Letter, continued
To summarize, ASM is making the following recommendations:
1. That a comprehensive data recovery plan for Site AZ AA:12:77(ASM) as stipulated by
SRI be implemented. A treatment plan should be submitted for approval to ASM.
2. That the present condition of sites AZ AA: 12327 and 328(ASM) be reassessed, and that
recommendations for possible treatment be made.
3. Because ASM has learned that there is a substantial part of the property that has never
been surveyed for archaeological resources, we recommend that this portion of the
property be surveyed by a professional archaeologist.
A list of archaeological contractors is available on our website at:
htt://www.statemuseum.arizona.edgl rofsvcs/ n -nits) ermittees.as
If you have any questions, please do not hesitate to call me,
Sincerely,
Su Benaron
Assistant Permits Administrator
(520)621-2096
sbenaron(a) em ai l . ari zo na, edu
Saguaro Bloom II -24
Specific Plan
Development Capability Report
G. Viewsheds
This portion of the Saguaro Bloom Specific Plan identifies viewsheds onto and
across the site and areas of high visibility from adjacent off-site locations.
1. Viewsheds Onto and Across the Site
Views onto the site from adjacent areas primarily consist of flat vacant
land and agricultural fields with views of surrounding mountain
ranges, including the Tucson Mountains nearest to the site and the
Picacho Mountains in the distance.
Various photographs were taken of views from and across the project
site (shown in Exhibit ll. G. 1.b: Site Photos). Exhibit ll. G. 1.a: Views
Key Map indicates the locations from which the photos were taken.
2. Off -Site Viewsheds
In nearly all directions, views of adjacent properties primarily consist
of vacant land and rural single-family residences with some
agricultural uses.
The Tucson Mountains wrap around the project area from the
northeast to the south, with Twin Peaks visible to the southwest. The
Picacho Mountains can be seen in the distance to the northwest. Due
to the lack of on-site topographic features, views across the majority
of the Specific Plan area are currently available.
Photographs of off-site views were taken from various points on the
project site and are shown on the following pages.
3. Visibility from Adjacent Off -Site Locations
Because there is little or no slope on the subject property, the only
areas that are highly visible from adjacent properties are along the
project boundaries, including the areas adjacent to Arizona Portland
Cement's Quarry Road. The greatest impacts will be along Lambert
Lane and Twin Peaks Road, as well as along the proposed interior
roadways of the greater Saguaro Bloom project. Distant viewsheds
of surrounding mountain ranges will be retained.
See Exhibit ll. G.3: Areas of High Visibility.
Saguaro Bloom II -25
Specific Plan
Exhibit II.G.1.a: Views Key Map
LEGEND Notes:
Specific Plan Boundary Numbers shown correspond to photos
provided on the following pages, NORTH o, 375' 750'
Saguaro Bloom Boundary
V)Ilb- Photo Key Location PILE NAME. Saguaro Bloom_PhotoKey. mxd
SOURCE: Pima County GIS, 2016
Saguaro Bloom II -26
Specific Plan
Photo 1: From Lambert Ln.,
looking south across
property at the Tucson
Mountains.
Exhibit II.G.1.b: Site Photos
Photo 3: From southwest
corner of the property (on Twin
Peaks Rd.), looking northeast
across site at the Tucson
Mountains.
Photo 2: From northwest
corner of property, looking
east at the Tucson
Mountains.
Saguaro Bloom II -27
COO Specific Plan
Photo 5: From northeast corner
of property (on Lambert Ln.)
looking southwest across site at
remaining peak of "Twin Peaks".
Exhibit II.G.1.b: Site Photos, continued
Photo 4: From northeast
corner of property (on
Lambert Ln.) looking south
at the Tucson Mountains.
... �ia
Photo 6: From near southeast
corner of property (on Twin
Peaks Rd.), looking northeast at
Tucson Mountains.
Saguaro Bloom II -28
Specific Plan
�b
ti }
Photo 6: From near southeast
corner of property (on Twin
Peaks Rd.), looking northeast at
Tucson Mountains.
Saguaro Bloom II -28
Specific Plan
Photo 7: From northwest
corner of site, looking
south along property line.
Exhibit II.G.1.b: Site Photos, continued
Photo 9: Near southeast
corner of property (on Twin
Peaks Rd.), looking north
across site.
Photo 8: From northwest
corner of property, looking
southeast across site.
-- .:+sig -t;-• v�!�. --,
Saguaro Bloom II -29
Specific Plan
x to 4A
Photo 11: From northwest
corner of property looking west
(off-site), view of the Picacho
Mountains.
Exhibit II.G.1.b: Site Photos, continued
Photo 10: From northwest corner of
property looking off-site to the
northwest, view of agricultural lands
with Picacho Peak in the far
background.
Photo 12: From northwest
corner of property looking
southwest (off-site).
Saguaro Bloom II -30
Specific Plan
Photo 13: From northeast
corner of property on
Lambert Lane, looking
north (off-site).
Exhibit II.G.1.b: Site Photos, continued
Photo 15: From southwest
corner of property, looking
northwest (off-site).
Photo 14: From northeast corner
of property looking northeast (off-
site), across Lambert Lane at the
tail end of the Tucson Mountains.
Saguaro Bloom II -31
Specific Plan
Exhibit II.G.1.b: Site Photos, continued
Photo 17: From southwest
corner of property, looking
northeast at Arizona Portland
Cement Co. conveyor belt and
Quarry Rd.
tWN Saguaro Bloom
Specific Plan
Photo 16: From southwest
corner of property looking
northwest (off-site), at the
Arizona Portland Cement Co.
conveyor belt.
11-32
Exhibit II.G.3: Areas of High Visibility
LEGEND
Specific Plan Boundary
QSaguaro Bloom Boundary
Areas of High Visibility
NORTH 0' 750'
3500'
FILE NAME: Saguaro Bloom_visibiliiy.m
c!
SOURCE: Pima County GIS, 2015
Saguaro Bloom II -33
Specific Plan
Development Capability Report
H. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views
has been combined to form the McHarg Composite Map, displayed as Exhibit
ll. H.
Saguaro Bloom II -34
Specific Plan
Exhibit II.H: Composite Map
i, z 310" 1 � � � �
a
THERE ARE NO SLOPES OVER 15 PERCENT OR GREATER
THERE ARE NO ROCK OUTCROP&
THE SITE IS LOCATED IN ZONE ONE OF PYGMY OWL HABITAT
LEGEND
High Visibility
High Vegetation Density
Specific Plan Boundary
Saguaro Springs Boundary
MTHE
PLANNING
CENTER
110 S. CHURCH AVE., SURE 6520
TI1MM A2 &5704 (SM) 023814A
kPnJactsiEMF•-OLCApRota++�.U�g
staIit c 0 1000 Feet
Saguaro Bloom II -35
505 Specific Plan
Development Capability Report
Existing Land Uses
This section of the Development Capability Report identifies the following:
existing zoning, land use and structures within the site; existing zoning, land
uses and structures on surrounding properties and other proposed
development in the project vicinity.
1. Existing On -Site Land Use and Zoning
The site is currently vacant and undeveloped, with no structures on-
site. However, between 1953 and 1997, the property was used for
grazing and agricultural crops, including wheat, oats, corn, sorghum,
barley and cotton.
Currently, there are four zoning designations within the Saguaro
Bloom Specific Plan area: R-6 (primarily located along the eastern
boundary of the plan area), R-36 (located adjacent to Lambert Lane),
MH (northwest of Quarry Road) and R-144 (at the southwest corner
of the project site).
The R-6, R-36 and R-144 zoning designations permit single-family
residential uses on minimum lot sizes of 6,000, 36,000 and 144,000
square feet, respectively. The MH (Manufactured Housing) zone
allows for the development of manufactured housing parks and
subdivisions. (See Exhibit 11.1.1: Existing On -Site Zoning.)
Saguaro Bloom II -36
Specific Plan
Exhibit 11.1.1: Existing On -Site Zoning
Legend
0 Specific Plan Boundary
0 Saguaro Springs Boundary
Zoning
MI
0 MH
0 R-144
R-36
R-6
0 1500 Feet THE
r'r T PLANNING
CENTER
116 5. CHURCH AVE.. SLITE 6320
TLICSON. AZ 85701 (5201623-6148
Saguaro Bloom II -37
505 Specific Plan
Development Capability Report
2. Existing Conditions on Properties Within'/4 Mile Radius
a. Zoning
Zoning of surrounding properties primarily consists of rural
residential designations.
See Exhibit 11.1.2. a: Existing Off -Site Zoning.
b. Land Use
The site is surrounded by vacant land and low-density single-
family detached homes, a few of which are site -built, most are
manufactured homes.
North
Pima County RH (Rural Homestead), Marana C
North
(Large Lot Zone), Pima County GR -1 (Rural
South
Residential)
South
Pima County RH (Rural Homestead), Pima County GR -1
East
(Rural Residential)
East
Marana R-6 (Residential)
West
Marana C (Large Lot Zone), Pima County RH (Rural
Homestead)
See Exhibit 11.1.2. a: Existing Off -Site Zoning.
b. Land Use
The site is surrounded by vacant land and low-density single-
family detached homes, a few of which are site -built, most are
manufactured homes.
North
Low -Density Single Family Residential (property within
Pima County's jurisdiction)
South
Low -Density Single Family Residential and White Stallion
Ranch (property within Pima County's jurisdiction)
East
Vacant, formerly agricultural land (to become part of the
larger Saguaro Bloom community)
West
Vacant, agricultural land (portion is owned by the State
Land Department)
See Exhibit 11.1.2.b: Existing Off -Site Land Uses.
Saguaro Bloom II -38
Specific Plan
Exhibit 11.1.2.a: Existing Off -Site Zoning
Legend
Specific Plan Boundary
0 Saguaro Springs Boundary
Zoning
0 C - Large Lot Zone
Q F - Specific Plan
0 MH - Manufactured Housing
Q R-144
R-36
R-6
0 Pima County Zoning
0 2500 Feet
\ P Ah1NING
�` - I- •. � CENTER
1105. GHIIIHAYE�� SVITEC326
- - TVCSC7hl, Ai A57f11 f.fl) E23 -C 14$
Saguaro Bloom II -39
Specific Plan
Exhibit 11.1.2.b: Existing Off -Site Land Uses
—. Avra Vaffey Road .
_4.a
4r r�`r
,__
Mining
I
endW.bileVacant
Land H Lambert .
Lane
�j
III
Vacant
'?. } Vacant) "" k'+?"}d {wr f, fn�f - - {rff r?r. Land
Land +r
r
Saguaro Bloom II -40
C"05 Specific Plan
Development Capability Report
c. Building Heights
There are single-family residential one-story and a few single-
family residential two-story buildings within'/4 mile of the project
site located to the north and south of the project site.
d. Pending & Conditional Rezonings
There are no pending or conditional rezonings within '/4 mile of
the subject property.
e. Subdivision/Development Plans Approved
Except for the 19 -acre parcel at the southwest corner of the site,
the Specific Plan area is a part of the Saguaro Bloom Block Plat,
which was approved by the Town of Marana in April 2004.
f. Character of Adjacent Development
Homes in the immediate area contain a mixture of architectural
styles. Most are manufactured homes; however a few site -built
homes are also located along Lambert Lane.
The White Stallion Ranch, owned by the True Family, is located
south of Twin Peaks Road. This guest ranch is also a working
cattle ranch and has been in operation since 1965. Because of
a vegetative buffer along Twin Peaks Road, the ranch facilities
are, for the most part, not visible from the project site.
The following photographs were taken of residences located
along Twin Peaks Road and Lambert Lane, adjacent to
Saguaro Bloom. As demonstrated, there is no consistent
architectural theme incorporated into the existing development.
Saguaro Bloom
505 Specific Plan
Development Capability Report
Saguaro Bloom II -42
COO Specific Plan
Development Capability Report
3. Inventory of Adjacent Structures
This section identifies existing structures within 150 feet of the
specific plan boundary and provides the approximate location and
existing use for structures identified during a field inventory. Table 3
below describes existing structures and uses identified within 150 feet
of the Plan boundary. Based on the inventory, there are 10 parcels
within 150 feet of the project site that are currently being used for
residential purposes.
Saguaro Bloom II -43
Specific Plan
Development Capability Report
Table 3
Existing Structures & Uses Within 150 Ft. of Project Site
See Exhibit 11.1.3: Structures & Uses Within 150 Feet KeyMap.
Map
Parcel
Owner
Area
Primary
Category
Key
Number
(Ac.)
Mining, Quarrying,
1
216-14-0070
Arizona Portland Cement Company
71.1
Industrial
Processing
2
215-12-004B
State of Arizona
313.9
State Property
Vacant Land
3
216-15-064B
Lawyers Title of AZ TR 6788-T
2.0
Limited Use
Limited Use
Mobile Home
Mobile Home Use
4
216-15-061 B
Norman B. & Barbara J. Chadburn
1.0
Land
Unsubdivided
Mobile Home
Mobile Home Use
5
216-15-0560
Brian K. & Starr Lynn Ryder
2.0
Land
Subdivided
Mobile Home
Affixed Mobile
6
216-15-0570
Travis Edwin Bott
2.0
Land
Home
Mobile Home
Mobile Home Use
7
216-15-0580
Dena R. Hoyt/Gary & Christina Gorto
2.0
Land
Subdivided
SFR (5 Ac. or
Urban
8
216-15-0590
Daniel & Joann Contorno/Anna Nirison
2.0
less)
Unsubdivided
SFR (5 Ac. or
9
216-15-0620
Mark E. & Joyce Bott
2.0
less)
Rural Subdivided
Mobile Home
Affixed Mobile
10
216-15-0630
Raul R. & Barbara E. Padilla
1.9
Land
Home
Mobile Home
Mobile Home Use
11
216-15-061A
Eric W. & Lorraine A. Carter
0.6
Land
Subdivided
Mobile Home
Mobile Home Use
12
216-15-064C
Viola E. & Kevin T. Casey
0.9
Land
Subdivided
13
216-40-001A
Fidelity National Title TR 10851
447.5
Vacant Land
Undetermined
14
216-40-0020
Arizona Portland Cement Company
10.7
Limited Use
Limited Use
15
215-13-005E
State of Arizona
476.2
State Property
Vacant Land
Ranch
Agricultural & Non -
16
215-13-005H
Arizona Portland Cement Company
87.9
Property
Agricultural Uses
Residential
Improvement
17
221-01-015A
Marlene H. Pa'unas
29.0
5+ Ac.
Mobile Home Site
18
215-24-005D
State of Arizona
218.6
State Property
Vacant Land
Ranch
Agricultural & Non -
19
215-26-013B
Arizona Portland Cement Company
1299.9
Property
Agricultural Uses
Source: Pima County Assessor's Office, July 27, 2004
Saguaro Bloom II -44
Specific Plan
Exhibit 11.1.3: Structures & Uses Within 150 Feet Key Map
Legend 0 1000 FeetPL�4NN�NG
0 Specific Plan Boundary r ICENTER
State Land
110S.CHURCHAVE.. SUITEOM
- -- TUCSON. AZ 8570115LOi 623£146
Note:
Numbers shown correpond to items in Table 4 on previous page.
Saguaro Bloom II -45
Specific Plan
Development Capability Report
J. Traffic Circulation and Road System
This section identifies traffic circulation and the existing road system currently
servicing the site.
1. Existing and Proposed Streets
Access to the site is currently provided by Twin Peaks Road to the
south and Lambert Lane to the north. Access to Interstate 10 is
currently available via Airline Road to Avra Valley Road, which
intersects with Interstate 10 at the Avra Valley traffic interchange.
The following are descriptions of existing and proposed roadways
that are adjacent to the Saguaro Bloom Specific Plan area:
a. Lambert Lane
Lambert Lane is an east -west oriented 2 -lane paved road that
terminates at Airline Road to the west and transitions into
Silverbell Road to the east. Lambert Lane has an existing and
future right-of-way of 150 feet, half of which was dedicated by
the Saguaro Bloom Block Plat in April 2004. This roadway will
be subject to the improvements recommended in the traffic
impact analysis, upon its acceptance by the Town of Marana.
From northeast corner of
property, looking west along
Lambert Lane.
Saguaro Bloom II -46
Specific Plan
Development Capability Report
From northeast corner of
property, looking east along
Lambert Lane.
From northwest corner of
property (at intersection of
Lambert Lane and Airline Road),
looking east along Lambert.
Lane.
b. Twin Peaks Road
Twin Peaks Road is an east -west oriented roadway that serves
as the southern project boundary. Currently, Twin Peaks Road
is a 2 -lane paved arterial roadway with an existing right-of-way
of 105 feet, 45 feet of which were dedicated to the Town by the
Saguaro Bloom Block Plat in April 2004. The future right-of-way
for this road is 150 feet, per The Town of Marana Major Routes
Rights -of -Way Plan (March 2004).
Twin Peaks Road extends beyond Marana Town Limits to the
west and through Continental Ranch to the east where it will
eventually connect with Interstate 10 at the new traffic
interchange, which is currently in design. Twin Peaks Road
presently serves as a major access to the rural communities and
farms located west of Marana.
Currently, there are open, unlined drainage channels alongside
Twin Peaks Road. Improvements will be required to address
drainage issues along the roadway.
Saguaro Bloom II -47
505 Specific Plan
From southeast corner of
property, looking east along
Twin Peaks Road.
Development Capability Report
From southeast corner of
property, looking east along
Twin Peaks Road.
Looking southwest at Quarry
Road from its intersection with
Twin Peaks Road.
Saguaro Bloom II -48
COO Specific Plan
Development Capability Report
c. Airline Road
Airline Road is a paved 2 -lane roadway, extending from
Lambert Lane north to Avra Valley Road. The Town of Marana
Major Routes Rights -of -Way Plan (March 2004) calls for a
future right-of-way of 150 feet for Airline Road; the existing right-
of-way measures 75 feet.
As part of the Saguaro Bloom development, improvements will
be made to Airline Road and the intersection of Lambert Lane
and Airline Road will be reconstructed.
Looking north along Airline Road, from Airline Road
and Lambert Lane intersection.
d. Silverbell Road
Silverbell Road is a 2 -lane paved roadway that turns into
Lambert Lane along the project's northern border. The existing
right-of-way for Silverbell Road, where it loops to the northwest
around the foot of the Tucson Mountains, is 60 feet.
Saguaro Bloom II -49
Specific Plan
Development Capability Report
e. Saguaro Peaks Boulevard
Saguaro Peaks Boulevard is a proposed north -south oriented
collector roadway that will be constructed as part of the greater
Saguaro Bloom project. The 110 -foot right-of-way was
dedicated to the Town of Marana with the Saguaro Bloom Block
Plat, approved in April 2004. Intersecting with Lambert Lane to
the north and Twin Peaks Road to the south, this road will serve
as the primary access into the Saguaro Bloom community,
excluding Block 1, which is located west of Quarry Road and
physically separated from the remainder of the project area.
Saguaro Highlands Drive
Saguaro Highlands Drive will serve as a secondary access into
Saguaro Bloom from Twin Peaks Road. The right-of-way for
this collector (78 feet) was also dedicated to the Town by block
plat in 2004. From its intersection with Twin Peaks Road,
Saguaro Highlands Drive extends northward then curves to the
east where it intersects with Saguaro Peaks Boulevard.
Existing and proposed roadways within the project area are
shown on Exhibit I1.J: Traffic Circulation & Existing Rights -Of -
Way. A summary of the roads and their respective rights-of-
way can be found in Table 4: Roadway Inventory.
Saguaro Bloom II -50
Specific Plan
Exhibit II.J: Traffic Circulation & Existing Rights -of -Way
Legend 0 2500 Feet - THE
Co Specific Plan Boundary PLANNING
CENTER
Saguaro Springs Boundary ' 1105. CHVRCH AVE, SVITE
--- - TUCSDN, A7 85701 (524) ff23-5146
Saguaro Bloom II -51
M Specific Plan
Development Capability Report
Table 4: Roadway Inventory
*Approximate daily volumes based on peak -hour counts.
Saguaro Springs II -52
Specific Plan
1-10
Silverbell
Avra Valley
Airline
Twin Peaks
Lambert
Saguaro
Saguaro
Frontage
Road
Road
Road
Road
Lane
Peaks
Highlands Drive
Road
Boulevard
Roadway
Lambert Lane
Airline Road to
Lambert
Silverbell
Silverbell
Lambert Lane
Twin Peaks Road
Segment
to Twin Peaks
1-10 Frontage
Lane to Avra
Road to
Road to
to Twin Peaks
to Saguaro Peaks
Road
Road
Valley Road
Quarry Road
Airline Road
Road
Blvd.
Functional
Collector
Urban
Rural Major
Collector
Rural Major
Rural Major
Collector
Collector
Classification
Collector
Collector
Collector
Collector
Existing
200
60
125
75
105
150
110
78
R.O.W. (ft.)
Travel Lanes
2
2
2-3
2
4
2
2
2
Speed
Limit/Design
55
35
55
35
45
35
35
35
Speed (mph)
Median
No
No
No
No
No
No
Yes
Yes
ADT*
2800
1700
5000
<1000
3500
<1000
N/A
N/A
Capacity ADT
13,100
13,100
13,100
13,100
24,400
13,100
13,100
13,100
(LOS C)
Bicycle or
No
No
No
No
No
No
Yes
Yes
Pedestrian Ways
Town of
Town of
Town of
Ownership
Pima County
Marana/ Pima
Pima County
Pima County
Marana/
Pima County
Marana
Town of Marana
County
Pima County
*Approximate daily volumes based on peak -hour counts.
Saguaro Springs II -52
Specific Plan
Development Capability Report
2. Current Traffic Volumes and Level of Service
Level of service (LOS) is a qualitative description of how well a
roadway operates under prevailing traffic conditions. A grading
system of A through F is utilized. LOS A indicates free-flowing traffic,
whereas LOS F reflects a forced flow and extreme congestion.
The current average daily traffic volumes (ADT), roadway capacity
(based on LOS C) of the surrounding roadways and major access
arterials are provided in Table 4: Roadway Inventory.
3. Intersections
The primary impact this project will have on an existing intersection is
expected to be at Airline Road and Lambert Lane. As part of the
Saguaro Bloom development, this intersection will be reconstructed.
Other intersections expected to be impacted by this development
include: Saguaro Peaks Boulevard and Lambert Lane; Saguaro
Peaks Boulevard and Twin Peaks Road; Saguaro Highlands Drive
and Twin Peaks Road; and Twin Peaks Road and Silverbell Road.
It is also expected that use of the Avra Valley/1-10 interchange will
increase as a result of this project. However, the new Twin Peaks/1-
10 interchange, slated for completion in 2008, should alleviate some
of the traffic congestion at the Avra Valley interchange.
Saguaro Bloom II -53
505 Specific Plan
Development Capability Report
4. Alternate Modes
There are no sidewalks or designated bike routes along existing
roadways surrounding the project. Paved multi -use lanes will be
constructed along with improvements to Twin Peaks Road, Lambert
Lane, Airline Road and the proposed Saguaro Peaks Boulevard and
Saguaro Highlands Drive. Sidewalks will be constructed throughout
Saguaro Bloom along the residential streets.
As shown the map above, Saguaro Bloom is not within the Marana
Service area of Pima County's Rural Transit System. Within the
Town of Marana and the surrounding communities, the service
operates as a fixed -route community circulator. The current route
primarily follows the Interstate 10 Frontage Road, with the nearest
transit stop to the project site at the Rillito Recreation Center, 8820
W. Robinson Street, approximately 1'/2 miles north of the project site.
However, route -deviations are available on a next -day reservation
basis to serve elderly persons and persons with disabilities. The fare
is 75¢ to $1.00 per ride, and the service is provided several times a
day in each direction.
Saguaro Bloom II -54
505 Specific Plan
10
W W
MARANA
SERVICE
AREA
o
TRICOMARANARD.
w
ti ..GRIER RD.
,ARNETT RD.
N
v
' MOORE RD
-'-
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TANGERINE RD.
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w OJ
`k.
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o Rec. Center.
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�
Q
AVRA VALLEY
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Note: The van will normally use the 1-10
Frontage Roads unless weather or road
conditions require use of the Freeway.
�QZ9p
v
INA RD.
ORANGE
GROVE RD.
As shown the map above, Saguaro Bloom is not within the Marana
Service area of Pima County's Rural Transit System. Within the
Town of Marana and the surrounding communities, the service
operates as a fixed -route community circulator. The current route
primarily follows the Interstate 10 Frontage Road, with the nearest
transit stop to the project site at the Rillito Recreation Center, 8820
W. Robinson Street, approximately 1'/2 miles north of the project site.
However, route -deviations are available on a next -day reservation
basis to serve elderly persons and persons with disabilities. The fare
is 75¢ to $1.00 per ride, and the service is provided several times a
day in each direction.
Saguaro Bloom II -54
505 Specific Plan
Development Capability Report
K. Existing Infrastructure and Public Services
This section of the Development Capability Report identifies available
infrastructure and public services. Due to the project's proximity to the
metropolitan Tucson area and its proximity to Interstate 10, most public
services are available at or within reasonable distance of this site.
1. Open Space, Recreation Facilities, Parks and Trails
The proposed Santa Cruz River Linear Park is located just over '/2
mile north/northeast of the Specific Plan area, adjacent to the Santa
Cruz River. The River Park is planned to encompass approximately
215 acres adjacent to the northern bank of the Santa Cruz.
The nearest existing park facility to the project site is Rillito
Neighborhood Park, located at 8820 W. Robinson Road in
unincorporated Pima County.
The Ora Mae Harn District Park is located approximately 4.5 miles
northwest of the project site. The 40 -acre public park is located on
the northeast corner of Barnett Road and Lon Adams Road and is
adjacent to the Marana Town Hall and Marana Police station.
According to Town of Marana Trail System and Pima County Land
Information Systems, there are four trails within a one -mile radius of
the site. A description of each is shown in Table 5: Inventory of
Candidate Trails.
For mapped locations of the parks and trails within a one -mile radius
of the project site, see Exhibit II.K.1: Open Space, Recreational
Facilities, Parks and Trails.
Per the Saguaro Bloom development agreement, the master
developer will construct approximately 42 acres of public park and
trailways on the greater Saguaro Bloom site. Included in this acreage
is a park site within the Specific Plan area, which encompasses
approximately 29 acres. (A complete description of the proposed
park and trail amenities to be provided within the Saguaro Bloom
Specific Plan area can be found in Section III: Development Plan.)
Saguaro Bloom II -55
Specific Plan
Exhibit II.K.1: Open Space, Recreational Facilities, Parks & Trails
Legend 0 3500 FeetT THE
Q Specific Plan Boundary '�r I i„� PLANNING
G
ENTER
0 Saguaro Springs Boundary 110 S. CHURCH AVE., SUITE -3 0
Santa Cruz River Linear Park- - TUCSON, nz e5701 r520) 623-al4e
Trail
Bike Route
Rillito Vista Neighborhood Park
Saguaro Bloom II -56
505 Specific Plan
Development Capability Report
Table 5:
Inventory of Candidate Trails
Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail
Source: Town of Marana Trail System Master Plan, September 2000.
2. Schools
The project site is located within the Marana Unified School District.
Sun & Shield Christian Academy, a private school, is located
approximately '/2 mile north of the project site. (See Exhibit ILK.2:
Schools.) There are no public schools located within a one -mile
radius of the site; however, the following schools will likely serve the
Saguaro Bloom community:
Estes Elementary School, 11279 W. Grier Rd.
(approximately 4.5 miles northwest of the project area).
Marana Middle School, 11279 W. Grier Rd. (approximately
4.5 miles northwest of the project area).
Marana High School, 12000 W. Emigh Rd. (approximately
3 miles southwest of the project area).
The Saguaro Bloom Block Plat, which was recorded in April 2004,
indicates that a 10 -acre school site within Block 5 will be dedicated to
Marana Unified School District.
Saguaro Bloom II -57
Specific Plan
Trail
Trail
Wash/
Utility
Road
Map
Type
Linear
Easement
R.O.W.
Foot
Horse
Bike
Code
Park
Avra Valley
16
C
X
X
X
X
Road
CAP
3
P
X
X
X
X
Canal
Twin Peaks
124
L
X
X
Road
Santa Cruz
River (Anza
8
P
X
X
X
X
Trail)
Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail
Source: Town of Marana Trail System Master Plan, September 2000.
2. Schools
The project site is located within the Marana Unified School District.
Sun & Shield Christian Academy, a private school, is located
approximately '/2 mile north of the project site. (See Exhibit ILK.2:
Schools.) There are no public schools located within a one -mile
radius of the site; however, the following schools will likely serve the
Saguaro Bloom community:
Estes Elementary School, 11279 W. Grier Rd.
(approximately 4.5 miles northwest of the project area).
Marana Middle School, 11279 W. Grier Rd. (approximately
4.5 miles northwest of the project area).
Marana High School, 12000 W. Emigh Rd. (approximately
3 miles southwest of the project area).
The Saguaro Bloom Block Plat, which was recorded in April 2004,
indicates that a 10 -acre school site within Block 5 will be dedicated to
Marana Unified School District.
Saguaro Bloom II -57
Specific Plan
Exhibit II.K.2: Schools
Legend 0 5000 Feet �r THE
Specific Plan BoundaryPLANNING
0
Saguaro Springs Boundar1' CENTER
Boundary 9 • J �� f 170 5_ CHURCH AVE, SUITE 3'
rTUCSON AZ 95701 (520) 923-6146
School
Note: The Saguaro Springs community is located within Marana Unified School District_
Saguaro Bloom II -58
COO Specific Plan
Development Capability Report
3. Sewer
Existing residences adjacent to the project site currently depend upon
septic sewer systems. The nearest existing gravity main sewer lines
are located near the intersection of Silverbell Road and Coachline
Boulevard within Continental Ranch. Improvements will be required
in order for Saguaro Bloom development to tie into this existing
system.
Sewer improvements will include an on-site collection system with
gravity sewer mains ranging in size from 8 inches to 15 inches. These
sewer mains, which will be installed within the rights-of-way of
Lambert Lane, Saguaro Peaks Boulevard and Saguaro Highlands
Drive, will connect to a new lift station within Saguaro Bloom, located
adjacent to Lambert Lane west of its intersection with the Arizona
Portland Cement property. The lift station will be made up of a wet
well, duplex sewer pumps, electrical switches and controls, odor
control, paving, fencing and back up power. The lift station site was
dedicated to Pima County Wastewater at the time of the Saguaro
Bloom Block Plat approval.
A 10 -inch off-site force main, connecting to the lift station, will be
located along Lambert Lane, then along Silverbell Road where it
curves around the tail end of the Tucson Mountains. The force main
will discharge into a new 12 -inch gravity line and connect to the
existing gravity line near the corner of Silverbell Road and Coachline
Boulevard.
See Exhibit ll. K. 3: Sewer.
Saguaro Bloom II -59
Specific Plan
Exhibit II.K.3: Sewer
Legend
THE
0 Specific Plan Boundary
0 Saguaro Springs Boundary
4% Manhole
Existing Sewer Lines
Sewer Mains (to be installed for Saguaro Springs)
N Sewer Line _
�
+ .�+ Force Main Sewer
Gravity Main Sewer
0
• Lift Station Site
PLANNING
rrs W ve
TUC.:4h�AZ G6701 f5?01 62: -fl<
1500 Feet
Saguaro Bloom II -60
Specific Plan
Development Capability Report
4. Wells
According to the Arizona Department of Water Resources, two wells
exist on-site. Both wells are located in Block 2 near the southwestern
corner of the Specific Plan area. (See Exhibit II.K.5: Water for
locations of existing wells.)
Well #55-621850 (registered to Best Associates) is located adjacent
to an empty stockwater pond. The well was constructed prior to 1952
and requires modification in order to meet minimum Town standards
for operation. The water service agreement between the Town of
Marana and Empire Companies (February 12, 2001) provides details
regarding the reconditioning of this well. Modifications will include a
new 18 -inch steel liner, hydrovac and installation of a new grouted
surface seal, and perforated casing from about 236 feet to the bottom
of the well at approximately 500 feet below land surface.
Groundwater was reported at approximately 260 feet.
Well #55-621851 is currently unused. This well was reportedly
installed prior to 1952 and has historically been used for irrigation and
stockwater. This 12 -inch diameter well is extremely crooked and
unable to be reconditioned, per the Town of Marana Water
Department.. The total depth of the well and depth to groundwater
were not reported.
5. Water
The Town of Marana Municipal Water System, which has an assured
water supply from the Arizona Department of Water Resources, will
provide water service to this project site upon connection to the
distribution system. A water service agreement with the Town of
Marana was executed on February 12, 2001 for the construction of
water facilities necessary to provide water utility service to this
property. An amendment to the agreement was executed on April 1,
2004, which extends the deadline for completion of the water facilities
and water system construction by the developer to February 12,
2007.
Per the agreement, the developer will design and construct the
following:
Two wells with a combined production capacity of not less than
two thousand (2000) gallons per minute, which equals or
exceeds the water production capacity to serve the entire
Saguaro Bloom development. The existing Well #55-621850
will be upgraded and a new well will be constructed in order to
fulfill this requirement. (The second existing well, #55-621851,
will be capped and abandoned.) The new well will be located
on the 1.63 -acre site located at the southeast corner of
Lambert Lane and Airline Road, which was dedicated to the
Town of Marana at the time of approval of the Saguaro Bloom
Block Plat.
Saguaro Bloom II -61
505 Specific Plan
Development Capability Report
An 8 -inch water line and appurtenant facilities necessary to
interconnect the water system to the portion of the Marana
Water System known as the Happy Acres/Airline-Lambert
System.
One storage tank of at least 1,400,000 gallons, along with 2
hours of fire flow at 1500 gallons per minute. A portable self-
contained generator of sufficient size to operate the well and
fire pump will be installed to meet fire code requirements. The
storage tank will be located on the 1.63 -acre site dedicated to
the Town of Marana.
This water service agreement does not include the 19 -acre parcel at
the southwest corner of the project site. The existing agreement will
be amended or a new water service agreement will be executed to
include this property.
Upon completion of construction of water facilities, the developer will
dedicate the facilities to the Town of Marana for operation and
maintenance. Exhibit II.K.S: Water indicates the location of existing
and proposed water lines and facilities.
Saguaro Bloom II -62
Specific Plan
Exhibit II.K.5: Water
Legend 0 1500 Feet
0 Specific Plan Boundary
0 Saguaro Springs Boundary
• Existing Well
0 Town of Marana Water Dept.
NWater Lines (to be installed for Saguaro Springs)
0 Existing Well To Be Upgraded
I. New Well & Storage Tank Site
F%THE
PLANNING
CENTER
LATUCSON- AZ 85761 {201623-5146
fuMn Saguaro Bloom II -63
COO Specific Plan
Development Capability Report
6. Fire Services
The majority of the Specific Plan area (the portion within Township 12
South, Range 12 East, Section 18) is located within the Northwest Fire
District. The 19 -acre parcel at the southwest corner of the Specific Plan
area (within Township 12 South, Range 11 East, Section 13) is not a
part of a fire service area. This portion of the project site will be
annexed into the Northwest Fire District at the time of development.
Northwest Fire District Station #34, located approximately 3.3 miles
southeast of the Specific Plan area at 8165 N. Wade Rd., is the nearest
Northwest Fire District station to the project site.
The Picture Rocks Fire District is located adjacent to the project site on
its northern and southern boundaries. Picture Rocks Fire Station #2,
located at 9050 W. Safford Rd., is approximately '/4 mile north of
Saguaro Bloom.
See Exhibit H. K. 6: Fire Service.
Saguaro Bloom II -64
Specific Plan
Exhibit II.K.6: Fire Service
Legend o
0 Specific Plan Boundary
Saguaro Springs Boundary
Fire Station
0 Northwest Fire District
Picture Rocks Volunteer Fire Department
3500 Feet THE
PLANNING
CENTER
- TIIOSOM, AL 857131 C1,211) (UN-H14H
Saguaro Bloom II -65
Specific Plan
Development Capability Report
7. Private Utilities
a. Natural Gas
Southwest Gas Corporation will provide natural gas service to
the project. There is an existing Southwest Gas line within a
10 -foot gas easement that runs alongside Quarry Road. This
line connects with another existing gas line that runs north/south
between Quarry Road and Twin Peaks Road (along the section
line) within a gas easement on-site.
An existing 30 -foot easement for EI Paso Natural Gas Co.
crosses Lambert Lane into Block 1 and extends in a northwest
to southeast direction across Saguaro Bloom within a dedicated
public drainageway.
b. Communications
Telephone service and line installation is available in this area
through Qwest Communications.
Comcast Cable has cable services in the area and will likely
provide service to the property.
c. Power
Electric services will be provided by Tucson Electric Power
Company (TEP). A 10 -foot TEP electric easement crosses the
property in a northwest to southeast direction.
A 150 -foot electric easement for Western Area Power
Administration (WAPA) traverses the far southwest corner of
the Specific Plan area. Development within the easement will
be avoided, and any landscaping provided within the easement
will be in accordance with WAPA planting regulations.
8. Transportation and Transit
The primary transportation corridors that are proposed to serve this
area include Twin Peaks Road and Lambert Lane. Access to
Interstate 10 will be available via Airline Road to Avra Valley Road,
which intersects with Interstate 10 to the east at an approximate
distance of 2.5 miles northeast of the project site.
For additional information on the transportation network, refer to
Section II.J.1: Existing and Proposed Streets. In addition, a detailed
traffic study for the project area is submitted under separate cover.
The traffic study provides an overview of the traffic operations and the
recommended improvements for the Saguaro Bloom Specific Plan.
fuMn Saguaro Bloom II -66
505 Specific Plan
III. Development Plan
Development Plan
A. Purpose & Intent
The Development Plan is the result of thorough site analysis and research, and
every effort has been made to respond to the site's opportunities and
constraints. The plan addresses development related issues, in the form of
proposed physical improvements, guidelines for future development, technical
information and regulations. The Development Plan guides the development
within the plan area to ensure it will occur in a controlled and phased manner
with infrastructure as planned. The boundaries of the Specific Plan are shown
on Exhibit W.A.
This section of the plan establishes the location and intensity of land uses, the
circulation pattern and overall character of the Specific Plan area, ensuring its
compatibility with the greater Saguaro Bloom development. The plan focuses
on coordinating a mix of residential densities while supporting a variety of
recreational and open space uses.
The Saguaro Bloom Specific Plan supports an assortment of housing options
with a combination of single-family detached and attached homes and varying
lot sizes and price ranges. The design concept articulates connectivity
between uses by providing an internal pedestrian system along the spine
infrastructure. This system of pedestrian walkways connects to an integrated
arrangement of trails along the drainageways that are located throughout
Saguaro Bloom. Smaller neighborhood trails provide connectivity between the
larger drainageway trails and the pocket parks within individual subdivisions.
A hierarchy of recreation uses is also articulated within the Development Plan.
This section contains a description of the goals, objectives and policies of the
plan combined with descriptions of the various plan components. These
components allow for the development of a cohesive master planned
community and provide the rationale for the Development Regulations found
in Section IV.
Saguaro Bloom III -1
Specific Plan
Exhibit IIIA: Specific Plan Boundaries
Legend 0 1500 Feet �'_ \fWNTHE
Specific Plan Boundary P CENTER ;;
0 LANNING
Saguaro Springs Boundary / 1105 CHIJRCHAVE.. Su1TE682U
TUCSOIJ_, 8"'0j f52M 623-8746
Note:
The Specific Plan is located in Township 12 South, Range 12 East, Section 18
and Township 12 South, Range 11 East, Section 13.
Specific Plan Acreage = 217 Acres
Saguaro Bloom III -2
COO Specific Plan
Development Plan
B. Objectives of the Specific Plan
The intent of the Specific Plan is to implement policies of the Town of Marana
General Plan with a unique vision that suits the specific needs of the site. The
main objectives of the plan are to guide the development of the site and to
provide direction for quality community design and marketability of this
property. In recognizing the major development issues, the landowners'
objectives and Town of Marana requirements, the following goals have been
established for the Saguaro Bloom Specific Plan:
1. Implement the goals, objectives and policies of the Town of Marana
General Plan;
2. Integrate the Specific Plan area with the greater Saguaro Bloom
community;
3. Provide a blend of public and private park amenities, some with active
recreation areas, that create community common areas for residents of
Saguaro Bloom and the overall Marana community;
4. Design a master planned community that offers residents a sense of
character, place and identity by providing pocket parks, trails and open
space amenities close to residential areas;
5. Provide infrastructure systems and public facilities to support
development in an efficient and timely manner;
6. Ensure coordinated, responsible planning through the use of cohesive
procedures and guidelines;
7. Provide a balanced range of housing products, lot sizes and price
ranges, anticipating current and future demands;
8. Provide a gradual transition between lower density and higher
density/intensity land uses;
9. Create a circulation system that links neighborhoods, parks, recreation
facilities and open space through the establishment of a hierarchy of
walkways, bikeways and trails;
10. Design an integrated signage system with common elements to link the
neighborhoods, parks, streets and trails that make up Saguaro Bloom;
11. Integrate into the development an efficient stormwater management
system that utilizes multipurpose drainageways to channel storm runoff
into retention/recreation facilities;
12. Provide standards and guidelines for the built environment that
encourage quality design and are compatible with the heritage of
Marana;
13. Provide a phasing plan that includes a logical estimate of how
development will occur;
14. Process and adopt the Specific Plan to provide a precise understanding
of development and future growth for the property;
15. Provide a framework for the management and administration of this
Saguaro Bloom Specific Plan;
16. Form a homeowner's association with comprehensive CC&R's and
design guidelines; and
17. Provide an annual monitoring plan report for the Saguaro Bloom
Specific Plan to monitor project compliance with the plan.
Saguaro Bloom III -3
Specific Plan
Development Plan
C. Relationship to Adopted Plans
In accordance to the Town of Marana General Plan, Saguaro Bloom Specific
Plan is located in the Town of Marana South Central (Area 2) Growth Area.
The Town of Marana General Plan identifies the South Central area as a prime
area for the development of master planned communities and residential
subdivisions. Additional features of this area include the provision of regional
recreation facilities, trails and recreational amenities. The Saguaro Bloom
Specific Plan carefully addresses the needs of the South Central growth area
by offering a variety of residential densities, a public park with multipurpose
recreation facilities, school and open space uses carefully integrated into a
comprehensively designed master planned community.
The Saguaro Bloom Specific Plan contains goals and policies that are in
agreement with those outlined in the Town of Marana General Plan.
D. Compatibility with Adjoining Development
Saguaro Bloom is located in an area where no consistent architectural theme
currently exists. Surrounding the project site is characteristically rural -type
development that has been constructed using a variety of materials, colors,
building heights and roof forms.
The Saguaro Bloom Specific Plan establishes a residential community that
incorporates a variety of lot sizes and housing products. Scheduled road
improvements, including landscaped buffers in the public right-of-way, will
provide significant separation between Saguaro Bloom and existing residential
development. Additional landscaped buffers on Saguaro Bloom property will
create a transition between existing low-density land uses and the higher -
density development proposed within the Specific Plan area.
Saguaro Bloom III -4
Specific Plan
Development Plan
E. Land Use Concept Plan
The land use concept plan seeks to establish a neighborhood scale and unique
identity for the Specific Plan area, while at the same time integrating it into the
larger Saguaro Bloom community. The 217 -acre site will be broken down into
14 blocks, 10 of which have been designated with residential uses. Lots A and
B have been dedicated to Marana Water and Pima County Wastewater
Management, respectively, for utility -related uses. The remaining designations
identified on the land use plan correspond directly to the park and school sites.
Saguaro Bloom is comprised of a wide range of residential densities, including
lot sizes that approach 3/4 of an acre to higher -density development that
supports attached home products. The highest residential densities are
presented within the Saguaro Bloom Specific Plan area and are focused within
close proximity to the proposed public park. A general transition in residential
density/intensity shall occur from the east to the northwest. The lowest
densities are near the eastern property boundary at the base of the Tucson
Mountains, and the highest densities are located within the Specific Plan area
in Blocks 1A and 1 B and surrounding the public park. The Specific Plan area
will maintain an average density of seven residences per acre and, under no
circumstance will the plan area contain more than 1250 homes, which is in
conformance with the Town of Marana General Plan.
The residential development on blocks located west of the Arizona Portland
Cement Co. (APC) Quarry Road and conveyor belt will be Medium High
Density Residential (MHDR) as shown on Exhibit 111.E: Land Use Concept Plan.
This community will function somewhat autonomously from the remainder of
Saguaro Bloom, as it is physically separated from the rest of the project by
APC property, and it will cater to a distinct population. This area, however, will
be subject to the development standards outlined in Section IV of this plan, as
well as the Saguaro Bloom Design Guidelines (provided in Appendix C), which
will tie this area into the remainder of Saguaro Bloom using common
architectural and landscape design themes.
Development in Blocks 1A and 1B will be single-family detached homes. A
neighborhood park and two pocket parks provide quality recreational amenities
to those living west of the Quarry Road. Additionally, an enhanced trail
adjacent to Lambert Lane will provide pedestrian connectivity to the community
center in Block 2A.
Saguaro Bloom Open space/recreation provisions within Saguaro Bloom will
exceed the Town's standards. The community's public open space includes a
29 -acre district park, which will consist of a number of playing fields and other
public amenities. Private open space areas in the form of pocket parks and
local trails will be located throughout the development. Access to the district
park, pocket parks and the community center will be available via the Saguaro
Bloom trail network.
The land use concept is outlined in Table 6: Land Use Plan Summary and
illustrated in Exhibit 111.E: Land Use Concept Plan.
Saguaro Bloom III -5
Specific Plan
Development Plan
Table 6:
Land Use Plan Summary
Block
Acres*
% Total
Acreage
Land Use**
Target
Dwelling
Target
Density/Acre
Lot A
1.5
1
Well & Storage Tank
N/A
N/A
Lot B
1
.5
Sewer Lift Station
N/A
N/A
1A
68
31
MHDR
296
4.3
1B
22
10
MHDR
93
4.3
2A
17
7
MHDR
105
7
213
38
18
MDR
205
6
5
12
6
HDR
95
8
6
18.5
8.5
HDR
145
8
School
10
5
SCH
N/A
N/A
Park
29
13
REC
N/A
N/A
Total
217 Acres
100%
939 Units
6 RAC
"Approximate calculations.
—Complete names of land use designations are as follows
MDR
Medium Density Residential
MHDR
Medium High Density Residential
HDR
High Density Residential
SCH
School
REC Recreation
Saguaro Bloom III -6
Specific Plan
Exhibit III.E: Land Use Concept Plan
Lambert Lane
Legend:
Q Specific Plan Boundary
Saguaro Bloom Boundary
LDR - Low Density Residential
MDR - Medium Density Residential
MHDR - Medium High Density Residential
HDR - High Density Residential
Saguaro Bloom
505 Specific Plan
0 1500 Feet
PA%THE
PLANNING
CENTER
110SCHIJRCH AVE., S.—.
711CSOH A2 0570'1 I'�1 61381{0
lPrgsLIEIIP.�RMSdPIsi�rF.lrti WLd �mrMg
j� SCH - School
REC - Recreation Note: Formerly known as
OS - Open Space! Drainage Saguaro Springs Specific Plan
Development Plan
F. Circulation Concept Plan
As illustrated in Exhibit III.F. Circulation Concept Plan, direct access into the
Saguaro Bloom community will be available from several points along both
Twin Peaks Road and Lambert Lane. Block 1, which is physically separated
from the remainder of Saguaro Bloom by the Arizona Portland Cement
property, will have access from a local extension of Airline Road.
As part of the Saguaro Bloom project, improvements will be made to Lambert
Lane, Twin Peaks Road and Airline Road. The resulting cross-sections and
nature of improvements for all internal and abutting roadways will be consistent
with the Town of Marana's recommendations, which will be based on the
Saguaro Bloom Traffic Impact Analysis's findings.
Currently, there are open, unlined drainage channels alongside Twin Peaks
Road. Required improvements for the Saguaro Bloom project will include the
installation of pipe culverts under the reconstructed portion of Twin Peaks
Road, which will be designed to convey a ten-year storm event.
Saguaro Peaks Boulevard is a proposed north -south oriented roadway that will
be constructed as part of the greater Saguaro Bloom project. The 110 -foot
right-of-way was dedicated to the Town of Marana with the Saguaro Bloom
Block Plat, approved in April 2004. Intersecting with Lambert Lane to the north
and Twin Peaks Road to the south, this road will provide access throughout
the entire Saguaro Bloom community, excluding Block 1, which is located west
of Quarry Road and physically separated from the remainder of the project
area.
Saguaro Highlands Drive will serve as a secondary access into Saguaro Bloom
from Twin Peaks Road. The right-of-way for this collector road (78 feet) was
also dedicated to the Town by block plat in 2004. From its intersection with
Twin Peaks Road, Saguaro Highlands Drive extends northward then curves to
the east where it intersects with Saguaro Peaks Boulevard.
A second collector road with a 78 -foot right-of-way is planned for construction
east of Saguaro Peaks Boulevard; this unnamed roadway was not dedicated
as part of the Saguaro Bloom Block Plat. This loop road, which intersects with
Saguaro Peaks Boulevard at two points, will contribute to the efficient
circulation of traffic in the eastern portion of Saguaro Bloom.
Internal circulation within the residential areas will be via a series of local
residential streets branching from Saguaro Peaks Boulevard and Saguaro
Highlands Drive, the primary and secondary entrance roadways into the
project. Again, the cross-sections for the Saguaro Bloom roadways will be
consistent with the Town of Marana's recommendations, which will be based
on the traffic impact analysis's findings.
Lending to Saguaro Bloom's sense of place are the numerous bridges or other
drainage crossings, which connect the areas in the community that are
fuMn Saguaro Bloom III -8
505 Specific Plan
Development Plan
separated by the drainage channels. All bridges and drainage crossings will
be designed to Town of Marana specifications.
Regional circulation includes access and connectivity to Interstate 10 via
Airline Road to Avra Valley Road and the 1-10 interchange. An alternative
access to Interstate 10 will be available in the future from Twin Peaks Road.
The Twin Peaks/1-10 interchange is expected to be completed in 2008.
All roadway improvements will be the responsibility of the property owner. The
minimum roadway cross-sections of the residential collectors and local streets
are discussed in the Development Regulations section of this Specific Plan.
Saguaro Bloom III -9
Specific Plan
Exhibit III.F: Circulation Concept Plan
n
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Legend:THE
Q Specific Plan Boundary 0 1500 FeetI)' PLANNING
M09CENTER
Saguaro Springs Boundary 1106.CH.URCHAVE., WITEO320
TIJC:3CIRR2: & 1 �52Cj 623 91 dF.
Drainage Crossing (subject to change during platting) cPMq OENP-WXAU�ImwlE><nCRM1apW E &V
Drainage Easement
Primary Entry * secondary Entry
Saguaro Bloom III -10
505 Specific Plan
Development Plan
G. Grading Concept
The site will be graded so as to ensure that drainage follows that proposed in
the Master Drainage report while maintaining the natural flow of the land as
much as possible. The site will also be graded so as to minimize scars and
other adverse visual impacts resulting from cut and fill, and thus, blend with the
natural contours of the land. Measures will be taken to ensure that slopes or
other areas subject to erosion are stabilized. Erosion effects caused by
stormwater discharge will be reduced through common engineering practices.
The floodway carrying capacity of natural or constructed waterways will be
preserved by limiting soil loss and protecting said drainage ways from siltation.
Following these guidelines, the site will be graded so that all flow eventually
discharges at the west property line.
There will be no slope encroachment issues, as there are no existing slopes in
excess of 15 percent. It is anticipated that the new average cross slope of the
project site will not increase significantly.
H. Post -Development Hydrology
The Development Plan will employ a system of engineered channels to convey
flow through the proposed site, thus eliminating the existing shallow flooding
conditions. Collector channels will be employed to pick up flows from offsite
areas and convey runoff to the engineered channel system. A Letter of Map
Revision will be obtained from FEMA to modify the existing regulatory flood
maps and remove these areas from the Special Flood Hazard area. A
detention facility will collect offsite and onsite flows just upstream of the Arizona
Portland Cement conveyor belt system and will discharge peak flows at rates
consistent and/or reduced from existing levels.
All channels are designed with freeboard requirements in excess of design
standards, and all structures will be placed a minimum of one -foot above the
100 -year design flood elevations in adjacent channels.
A fully -lined concrete channel will convey flows from the proposed detention
facility to the site's discharge point near the northwest corner of the project
area. An earthen outflow channel will be constructed from this point to a
discharge point approximately 8800 feet downstream and will fully convey peak
flows discharged from the site within the channel. Thus, the existing sheetflow
from the site that currently impacts areas downstream of the project area will
be eliminated. The developer is currently working with the Arizona State Land
Department on a planning permit, which will allow for the construction of this
outfall channel. The outfall channel will be designed and constructed in a
manner that shall be considered a regional solution to the pre- and post -
development conditions of the surrounding area.
Offsite improvements associated with the project also include the construction
of drainage improvements along Twin Peaks Road designed to convey peak
flows from the 10 -year storm event underneath the road, while the 100 -year
flood flows will sheetflow across the road, consistent with existing conditions.
Thus, there are no anticipated impacts to upstream properties, other than the
Saguaro Bloom III -11
Specific Plan
Development Plan
beneficial impact of minimizing flooding along Twin Peaks Road during smaller
storm events.
The drainage scheme associated with the proposed development is depicted
on Exhibit 111.1: Post -Development Hydrology.
The Development Plan will provide onsite detention to mitigate the impacts of
increased peak flows associated with the proposed project, and will convey
these flows offsite in an engineered channel, thus minimizing impacts to
downstream properties. Onsite retention will also be provided for the 2 -year
storm event, which meets the design criteria for Pima County and Town of
Marana stormwater management requirements.
Saguaro Bloom III -12
Specific Plan
Exhibit 111.1: Post -Development Hydrology
1 FOOT CONTOUR INTERVALS
Legend
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CENTER
Specific Plan Boundary
110 S. 85T't(a:o,�
148
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Saguaro Springs Boundary stanw 0 1000 Feet
Saguaro Bloom III -13
Specific Plan
Development Plan
Environmental Resources
The Saguaro Bloom Specific Plan is designed as a residential community
integrated with both public and private recreation and open space areas. Due
to its previous use as an agricultural field, the site has been completely graded.
There are no significant environmental resources in the Specific Plan area. A
Phase I Environmental Report was completed by Liesch Southwest, Inc. in
May 2004. No hazardous material was found on-site.
J. Landscape Concept
The primary objective of the Saguaro Bloom Specific Plan landscape concept
is to establish a unified community identity, seamlessly blending the plan area
into the greater Saguaro Bloom community. Through landscape design,
project entries will be clearly defined, and access throughout the development
will be facilitated. Landscaping will also enhance the community at a
pedestrian scale.
There are two major site features within the community: the drainage channels
and the project entries. These features shape the essence of the Saguaro
Bloom theme.
The drainage channels within Saguaro Bloom are essentially a man-made river
system. Four distinct landscape zones, reminiscent of a natural river system,
have been established for the drainageways:
■ Riparian Zone — areas dominated by large riparian trees, such as
sycamore, cottonwood and ash trees. This zone will appear where the
channel changes direction or where the viewshed needs to be restricted.
■ Bosque Zone — areas where the channel flattens out and a grove of
mesquite trees grow.
■ Spring Zone — areas where the channel narrows, creating the illusion of
bedrock coming to the surface where springs would naturally occur.
Palm trees, coupled with saguaros and desert landscaping typically
found surrounding desert springs and washes, dominate this zone. The
bridges throughout Saguaro Bloom will always be associated with this
zone.
■ Open Space Zone — areas between zones where the vegetation would
be sparser and more open to large mountain views. These areas will
be dominated by desert landscape and hydroseeded areas.
There are several entry points into the Saguaro Bloom project. Two of the
primary entries, Twin Peaks and Lambert Lane, feature bridge crossings and
occur at Spring Zones. The third primary entry, which serves Blocks 1A and
1B, is located on South Airline Road. This entry, along with three other
secondary entry points, will feature similar but scaled-down versions of the
Spring Zone.
Desert and drought -tolerant plant materials will dominate the landscape
treatment within each neighborhood. The front yards of every home will have
Saguaro Bloom III -14
505 Specific Plan
Development Plan
a minimum required treatment consisting of a specific number of desert trees,
shrubs, ground covers, accent plants and ground plane treatments.
The proposed locations for each of the landscape zones discussed above are
depicted in Exhibit III.K. Landscape Concept Plan. The Saguaro Bloom
Design Guidelines, provided in Appendix C, provides guidance on the following
landscape architecture design elements: landscape themes, streetscapes,
entry features, project edges and drainageways.
Saguaro Bloom III -15
Specific Plan
Exhibit III.K: Landscape Concept Plan
Lambert Lane
Legend:
0 Specific Pian Boundary
0 Saguaro Springs Boundary
Native Desert
Desert Re -vegetation
District Park
0 1500 Feet
Landscape Zones:
,� Drainage Crossing * Pocket Parks
4L) Mesquite Basque Qr\' Riparian
D8BTHE
PLANNING
CENTER
110 S. CHURCH AVE., SUITE 6320
TUCSM. A 85701 [ 1623-61-06
IRrgg 1ENP-02MA1 P1.nelE[I.M[.L-W—a &Q
Formal Street
Treatment
Saguaro Bloom III -16
5"'5 Specific Plan
Development Plan
K. Open Space, Recreation, Parks & Trails Concept
The Saguaro Bloom Specific Plan supports the objectives of the Town of
Marana Open Space, Recreation and Trails System Master Plan by increasing
linkages to the surrounding area and by providing residents of Saguaro Bloom,
as well as the general public, significant recreation opportunities and open
spaces. Saguaro Bloom will require the following minimum open space and
recreation standards, which meet Town of Marana guidelines:
■ 185 square feet of private, on-site recreation area per single family
detached home;
■ 140 square feet of private, on-site recreation area per town home or
patio home;
■ 100 square feet of private, on-site recreation area per apartment or
condominium;
■ A total of 42 acres of public recreation area located throughout the
greater Saguaro Bloom community. (Credit for trails will be calculated
in the amount of 45 square feet for every linear foot of trail within the
public drainageways.)
A district park encompassing approximately 29 acres will be constructed within
the Specific Plan area adjacent to the proposed school site. An estimated 3/4
of the park site also serves as a detention/retention basin; however, the basin
will provide more than 20 acres of usable space for active recreation. Park
amenities will include lighted playfields for softball, little league baseball, high
school and junior high soccer, basketball and sand volleyball. A dog park,
ramadas, picnic tables, play equipment, restroom facilities and parking for 300
cars will also be provided.
Vehicular access to the district park will be provided from Saguaro Highlands
Drive. No direct access from residential lots will be permitted. Pedestrian and
bicycle access will be available via connections to the community's local trail
network. This park will be dedicated to the Town of Marana upon its
completion.
A total of three parks will be constructed within the area west of the Arizona
Portland Cement property (Blocks 1A and 1B). Amenities will include a
swimming pool with restrooms, half basketball court, playgrounds, turf areas,
drinking fountain and ramadas, along with associated parking. The
approximately 4 acres of parks in Blocks 1A and 1B will be operated and
maintained by the Saguaro Bloom Community Association.
A community center in Block 2A will be available for use by all residents within
the greater Saguaro Bloom development. In addition to the community
recreation building, the center will include a community swimming pool and
other amenities. The community center will be in Block 2A close to the district
park, and access will be provided from Saguaro Highlands Drive.
Saguaro Bloom III -17
Specific Plan
Development Plan
Multiple private "pocket" parks and open space areas will be located within
individual subdivisions throughout the Saguaro Bloom community. Those
areas greater than '/2 acre in size will include a variety of amenities, such as
children's playground equipment, turf play areas, benches, a shade structure,
trail linkages and enhanced landscaping with irrigation improvements. Open
space areas that are less than '/2 acre and best suited for passive recreation
will also have enhanced landscaping and may include other amenities.
Additional private open space will be provided alongside the major
drainageways, which will create visual relief from the long stretches of
channels located throughout the project site. These private parks and open
space areas will be maintained by the Saguaro Bloom Community Association.
A dual trail system will be implemented throughout the Saguaro Bloom project
area. A public trail network will be constructed within the project's
drainageways. Trails within the drainage areas (termed "community trails"
within this plan) will be a minimum of 14 feet wide (10 feet asphalt, 4 feet
decomposed granite), and although the trails will not be fully improved green
spaces, their edges will be enhanced with landscaping. Community trails
planned along the roadway network may be a combination of sidewalks and/or
landscaped pathways. Ownership of the improved drainageways will be
conveyed to the Town of Marana upon completion; however, maintenance will
be the responsibility of the Saguaro Bloom Master Association or its designee.
The neighborhood trails make up the second tier of the dual trail system.
Connecting to the community trails within Saguaro Bloom will be a system of
neighborhood trails that provide access to each of the pocket parks and open
space areas within individual subdivisions. The neighborhood trails will have
a compacted aggregate surface and will vary in width, depending on site-
specific conditions. Sidewalks may be substituted for neighborhood trails
where it can be demonstrated a safe, direct path can be established. The
Saguaro Bloom Master Association will be responsible for the maintenance of
the neighborhood trails.
Four regional and connector public trails are located within a one -mile radius
of the site: the Avra Valley Road Trail, the Twin Peaks Road Trail, the Central
Arizona Project Canal and the Santa Cruz River Trail. Trail linkages will be
provided to the Avra Valley Road and Twin Peaks Road Trails from the
community trails within the Saguaro Bloom drainageways, as each is adjacent
to the project site. The Santa Cruz River Trail, also known as the Juan Bautista
De Anza National Historic Trail, generally follows the west bank of the Santa
Cruz River Corridor. This 220+ year-old trail commemorates the Anza
Expedition of 1775-76. It is one of eleven National Historic Trails in the U.S.
and the only National Historic Trail in Arizona.
Appendix C (Saguaro Bloom Design Guidelines) provides specific design
criteria for the development of the district park, pocket parks, trails, community
center and other open space areas within Saguaro Bloom. Saguaro Bloom's
open space, recreation, parks and trails system is illustrated in Exhibit 1111.
Saguaro Bloom III -18
Specific Plan
Exhibit III.L: Recreation, Parks and Trails Concept Plan
Lambert Lane • • •
0
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Legend:
Q Specific Plan Boundary
Q Saguaro Bloom Boundary
Native Desert
Desert Re -vegetation
District Park
Community Center
THE
0 1500 Feet 8B PLANNING
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110 S CHURCH AVE., SUITE 6120
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• • • Community Trails
* Parks
Saguaro Bloom III -19
Specific Plan
Development Plan
L. Viewsheds
The Specific Plan area is relatively flat with no significant topographical
features. This allows neighbors to see directly onto the site and far distances.
Immediate adjacent viewsheds currently experienced by surrounding
properties may be impacted by the proposed development, especially for the
neighbors along Lambert Lane. However, neighbors along Lambert Lane will
still be able to enjoy the distant views of surrounding mountain ranges.
The areas of the project with the highest visibility from adjacent off-site
locations are located on the perimeter of the site, specifically the areas
adjacent to Twin Peaks Road, Lambert Lane, Saguaro Peaks Boulevard and
Saguaro Highlands Drive. A landscaped buffer will be established along the
property perimeter and along these arterials and collectors within the right-of-
way, which will help to mitigate the impact of the project on the neighboring
properties.
Homes within Saguaro Bloom will be sited to take advantage of distant
mountain views.
M. Schools
It is anticipated that the entire Saguaro Bloom project will generate roughly
2500 dwelling units at build -out. Based on this number and using formulas
from the Marana Unified School District, this project could generate
approximately 2500 school -aged children.
K-6: .5 x 2500 units = 1,250 school -aged children
7-12: .5 x 2500 units = 1,250 school -aged children
The Saguaro Bloom development will have an impact on school capacity. The
developer has agreed to dedicate one 10 -acre school site within the Saguaro
Bloom Specific Plan area to Marana Unified School District, as stated in the
first amendment to the Amended and Restated Development Agreement for
Saguaro Bloom (see Exhibit 111.E. Land Use Concept Plan).
Saguaro Bloom III -20
Specific Plan
IV. Development Regulations
Development Regulations
A. Purpose & Intent
These regulations will serve as the primary mechanism for implementation of
the Saguaro Bloom Specific Plan. The Saguaro Bloom Specific Plan
Development Regulations establish the intensity and character of the
development by prescribing site-specific development standards that are
tailored to the unique qualities of the project. The regulations contained within
this section provide an appropriate amount of flexibility to anticipate future
needs and to achieve compatibility with the larger Saguaro Bloom project.
The Saguaro Bloom Development Regulations and Design Guidelines promote
flexibility and diversity in the site layout and architectural and landscape design
throughout the community. The prescribed setbacks and minimum lot widths
and depths accommodate a variety of product types and allow for greater
flexibility in home placement on the lots. The massing issues associated with
reduced setbacks and multiple -story homes is addressed in the guidelines by
requiring two-story homes to display single -story elements where possible at
the perimeter of the residence. These regulations, in addition to the required
variations in setbacks, also enhance the visual interest of the streetscape.
Permitted building heights, which are greater than those permitted by the Town
of Marana Land Development Code, provide opportunities for builders to offer
a variety of home elevations, which will result in a mixture of rooflines within a
single subdivision. The increased height allowances and the overall density of
the project are offset by open space and recreation provisions that exceed the
requirements of the Land Use Code. The visual character of Saguaro Bloom
will be defined by its common areas and community center and by its
abundance of trails and pocket parks, all of which will have landscaping
treatment that goes above and beyond Marana's Code requirements.
The project proposal will not unreasonably interfere with the use and
enjoyment of future residents, the existing neighbors or future developments.
Saguaro Bloom is of sufficient size and configuration to accommodate the
design and scale of the type of development proposed within the Specific Plan.
The Development Regulations within this section apply to the 217 acres of land
in the Saguaro Bloom Specific Plan. Land use designations within the Specific
Plan shall be as follows:
■ Medium Density Residential (MDR)
■ Medium High Density Residential (MHDR)
■ High Density Residential (HDR)
■ School (SCH)
■ Recreation (REC)
tWN Saguaro Bloom IV -1
Specific Plan
Development Regulations
B. Applicability of Town of Marana Land Development Code
If an issue, condition or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land
Development Code that are in place at the time of development shall apply.
All single-family detached homes within the Specific Plan area are subject to
the adopted Town of Marana Residential Design Standards within the Land
Development Code. The Town's architectural detail and garage placement
design standards also apply to attached home products located within the
Specific Plan. Conceptual elevations for all attached products must be
submitted to the Town of Marana along with the preliminary subdivision plat for
review and approval by the Planning Commission and Town Council.
Subsequent model plans must substantially conform to the approved concept
plans.
C. General Provisions
Building Code
All construction within the Specific Plan area shall comply with the
versions of the International Building Code, the plumbing code, the
International Mechanical Code, the National Electric Code, the Town
of Marana Outdoor Lighting Code, the Spa/Pool Code, the
International Residential Code and the fire code, as applicable for the
specific project at time of permitting.
At the request of Marana Regional Airport, an avigation easement will
be recorded on all properties developed within Saguaro Bloom.
Noise level reduction shall be incorporated in the design and
construction of all structures on this property in order to achieve a
maximum interior noise level of forty-five decibels. This noise level
reduction should apply to all residential buildings, libraries, schools,
churches, office areas and to any structure where normal noise levels
are low. In order to comply with this section, all structures should be
constructed with a minimum R18 exterior wall assembly, a minimum
R30 roof and ceiling assembly, dual -glazed windows, and solid wood,
foam -filled fiberglass or metal doors to the exterior of the structure.
2. Setbacks
The setback requirements are specified within the development
standards for each land use designation. If not otherwise specified,
all setbacks shall be determined as the perpendicular distance from
the property line to the face of wall of the primary building.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted
use in a particular land use designation within the Specific Plan, it
shall be the duty of the Town Planning Director 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 Marana Town Council.
Saguaro Bloom IV -2
Specific Plan
Development Regulations
D. Subdivision Standards
The following subdivision standards shall apply to development within the
Saguaro Bloom Specific Plan area:
1. General
a. All driveways, sidewalks, parking areas, storage and loading
areas of developed property shall be well -graded and surfaced
with asphaltic concrete or other equivalent hard, dust -free
material.
b. Lots shall primarily be positioned in a north/south direction so as
to maximize views and respect solar orientation.
c. All electric, telephone and cables shall be installed underground
where feasible and shall be designed and constructed in
accordance with the various utility company standards and/or
Town of Marana standards.
d. Utility and gas meters shall be screened from view to the extent
possible. All residential air conditioning/heating equipment, soft
water tanks, pool and spa equipment, and irrigation timers shall
be screened to provide a continuous architectural facade to the
street elevation. Vegetation is an acceptable form of screening.
All utility boxes should be painted a desert hue selected by the
Design Review Committee.
e. The following provisions shall apply to accessory uses and
structures:
■ Home occupations are permitted, provided they comply with
provisions outlined in the Marana Town Code and the Town
of Marana Land Development Code.
■ Accessory structures shall not be of greater height than the
principal structure on the lot.
Saguaro Bloom IV -3
Specific Plan
Development Regulations
2. Architectural & Site Design
a. Larger blocks shall be broken down into smaller subdivisions to
encourage the formation of individual neighborhood identities and
to allow better interaction among its residents. A typical
neighborhood within Saguaro Bloom will include approximately
150 to 200 homes.
b. Variations in architectural style, building setbacks and street
layout shall be incorporated into each neighborhood design.
c. Residences shall be limited to two (2) stories in height. Homes
shall display 4 -sided architecture, and single -story elements
should be provided where possible.
d. Residences adjacent to Lambert Lane, west of Quarry Road, shall
be limited to single -story construction.
e. Where garages are adjacent to each other at the street elevation,
a 3 -foot minimum difference in setbacks is required.
f. All porches, decks and balconies shall be designed to
complement the architectural style of the house. Unenclosed
patios may extend 5 feet into the rear yard setback. Uncovered
balconies may extend 5 feet into the rear yard setback where
adjacent to open space.
g. Roofs with slopes of 3:12 minimum and 12:12 maximum shall be
of clay or concrete tile or slate and must be either flat or "S"
shaped. Roof materials, slope and overhangs shall correspond
to the style selected for the house.
3. Circulation
a. All streets shall be dedicated to the Town of Marana for public
use.
b. Every subdivision must be designed with a minimum of two
access points.
c. Direct access from residential lots to the district park is prohibited.
d. The design of subdivision streets, sidewalks and drainage
facilities shall conform to guidelines in the Town of Marana
Subdivision Street Standards Manual.
e. All traffic -related signs (including street -name signs) within the
project will conform to the Manual on Uniform Traffic Control
Devices and Town of Marana standards.
f. The Master Developer shall approve all street names within
Saguaro Bloom. Street naming and property addressing shall be
coordinated through the Pima County Addressing Coordinator's
office.
g. Adequate separation shall be provided between the pedestrian
and vehicular circulation systems in order to minimize conflicts.
h. The circulation system shall provide pedestrian and bicycle links
to all community, recreational and educational facilities within
Saguaro Bloom.
Saguaro Bloom IV -4
Specific Plan
Development Regulations
i. Overall neighborhood street design shall be curvilinear, as
opposed to having long straight stretches of roadway.
j. Use of cul-de-sacs shall be limited. Open space relief shall be
provided at the end of all cul-de-sacs on project and
neighborhood edges to create viewsheds.
k. Decorative paving materials shall be used on arterial and collector
streets to designate areas of intense pedestrian activity.
4. Trails
a. Community Trails
■ Trails within drainageways shall be constructed with a
minimum 14 -foot multi -use path (10 feet asphalt and 4 feet
decomposed granite) with a minimum 2 -foot clear zone on
either side.
■ Community trails must provide access to all public open
spaces, schools and community facilities within Saguaro
Bloom.
■ Access points shall be located at all street intersections and
at a minimum of every'/2 mile.
■ Security lighting shall be located at all street entrances to the
trail and where appropriate along the trail.
■ Benches, enhanced landscape and water fountains shall be
placed at major connections and trail nodes.
■ Trailways shall be landscaped, but they are not to be fully
improved green spaces.
b. Neighborhood Trails
■ Neighborhood trails shall be constructed with a minimum 5 -
foot multi -use path with compacted aggregate surfacing, such
as decomposed granite.
■ Neighborhood trails shall be linked to the community trails and
shall be located throughout all subdivisions within Saguaro
Bloom.
■ Security lighting shall be placed at trail access points and
where appropriate along the trail.
■ Trailways shall be landscaped.
■ Landscaping, at minimum, shall consist of 2 shade trees per
100 feet with ground cover in between.
5. Open Space & Landscape Design
a. All planted and landscaped areas shall be maintained in a neat,
orderly, healthy and properly trimmed manner.
b. Pathways, pocket parks and other open space shall be integrated
into the neighborhood design.
c. A coordinated street tree program shall be implemented along all
arterial and collector roadways within Saguaro Bloom.
d. Areas of meandering open space shall be incorporated along
arterial and collector streets, as well as along the project
perimeter.
Saguaro Bloom IV -5
Specific Plan
Development Regulations
e. Where feasible, private open space shall be provided alongside
the major drainageways to create visual relief from the long
stretches of channels located throughout the project site.
f. The builder shall offer the homebuyer a selection of front yard
landscape packages that reflect the character and theme of the
neighborhood. (A minimum number of 3 selections shall be
offered.)
g. An automated irrigation system shall be provided by the builder
for all front yard landscaping.
h. Water harvesting on individual lots is encouraged.
i. The number of plant materials required per individual lot should
be in direct proportion to the size of the lot. For every 20 feet of
linear street frontage (excluding driveways), the following planting
materials shall be provided:
■ One tree, minimum 15 gallons
■ Two 5 -gallon shrubs or accents
■ Five 1 -gallon shrubs or accents
■ Five 1 -gallon groundcovers
j. There must be 100 percent coverage with plant materials or inert
groundcovers (i.e. crushed rock). No decomposed granite will be
allowed.
k. The screening and buffering elements of the project are a
combination of perimeter walls and landscaping. For every 600
square feet of landscape buffer, the builder/developer must
provide two desert trees (minimum 15 gallons, 6 desert shrubs
(minimum 5 -gallons) and six groundcover plants (minimum 1 -
gallon).
I. A minimum tree size of 15 gallons shall be required for street and
parking lot trees. Shrubs must be a minimum 5 gallons in size.
Groundcovers shall be a minimum of 1 gallon in size, planted 30
inches on center.
m. Site walls and fences shall be consistent in color and material to
the architectural style selected for the community. Long
expanses of site walls must be interrupted by the use of freeform
curves, offsets, piers or material changes. Walls should also be
visually softened by planted landscape appropriate to the
landscape guidelines provided.
n. Perimeter walls shall not exceed a height of 6 feet above finished
grade.
o. View fencing shall be provided at the rear yard of all residential
lots adjacent to the major drainageways, except for the first three
lots adjacent to the drainageway where it intersects with a street
right-of-way. All view fencing shall be Pool Code compliant and
constructed using wrought iron with block columns.
p. Chain-link fencing is prohibited.
q. Medians shall be designed with low -maintenance landscaping,
employing native materials rather than more formal plantings that
Saguaro Bloom IV -6
Specific Plan
Development Regulations
require higher maintenance. Landscaping within the right-of-way
will be licensed by the Town of Marana and maintained by the
Saguaro Bloom Master Association or sub -association.
Upon completion of construction, all developed property shall be
landscaped, improved and maintained in full conformity with all
applicable requirements of this Specific Plan.
6. Drainage and Grading
a. All flows shall be confined to the drainage channels so as to
eliminate the reliance on pocket parks and other open space
within individual subdivisions to dually serve as detention areas.
b. A detention facility will be designed as part of the district park,
conveying flows from the park to a discharge point near the
northwest corner of the project site.
c. The drainageways shall be fully integrated into the design of the
project site serving as site amenities that include community trails
and landscaping.
d. Drainage patterns on individual lots shall be maintained so as not
to interfere with drainage on adjacent lots.
e. The grading of the site terrain should conform to the natural
topography as much as possible, resulting in a smooth transition
from the natural grade to the developed pad.
f. Grading of individual blocks should not result in abrupt transitions
to adjacent landforms or streets. Instead, grading should result
in rounded forms to blend into the natural environment.
Saguaro Bloom IV -7
Specific Plan
Development Regulations
E. Assurances
The subdivider shall post a performance bond or other assurance with the
Town, as assurance for completion of the required subdivision improvements
to be dedicated 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 for
all required Town of Marana public improvements plus 15 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 80 percent
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.
Saguaro Bloom IV -8
Specific Plan
Development Regulations
F. Development Standards
Land use designations have been assigned to each area identified within the
Saguaro Bloom Specific Plan. Under each designation is a list of permitted,
accessory, conditional and prohibited uses, followed by Table 7, which outlines
the corresponding residential development standards according to
designation. Pages IV -14 through IV -17 contain a series of tables (Tables 8A
& 8B) that illustrate the differences between Saguaro Bloom Specific Plan
Development Standards and those required by the Town of Marana Land
Development Code.
Medium Density Residential (Block 2b)
a. Permitted Uses
■ Single -Family Residential (Site -Built Detached Homes)
■ Model Homes
■ Parks and Open Space
■ Community and Recreation Facilities
■ Public Utility Facilities
■ Religious Institutions
b. Accessory Uses
■ Detached accessory structures, such as storage sheds,
workshops and covered patios
■ Swimming pools, spas and related structures
■ Home occupations
c. Conditional Uses
■ Childcare Facilities
■ Educational Facilities
■ Group Homes
d. Temporary Uses
■ Temporary Sales Trailer (in approved subdivisions)
e. Prohibited Uses
• Commercial Uses
■ Industrial Uses
Parking Standards
■ At minimum, two off-street parking spaces within an enclosed
garage shall be provided per unit, plus one additional space
for every four units. (Parking spaces provided within the
pocket parks may be used to satisfy the parking requirement
for additional spaces.)
Saguaro Bloom IV -9
505 Specific Plan
Development Regulations
2. Medium High Density Residential (Blocks la, lb and 2a)
a. Permitted Uses
■ Single -Family Residential Site -Built Detached Homes
■ Residential Site -Built Attached Homes, including Duplex,
Triplex and Four-Plex Products
■ Model Homes
■ Parks and Open Space
■ Community and Recreation Facilities"
■ Public Utility Facilities
■ Religious Institutions
b. Accessory Uses
■ Accessory uses listed under Medium Density Residential shall
apply
c. Conditional Uses
■ Conditional uses listed under Medium Density Residential
shall apply
d. Temporary Uses
■ Temporary uses listed under Medium Density Residential
shall apply
e. Prohibited Uses
■ Prohibited uses listed under Medium Density Residential shall
apply
f. Minimum Private Open Space
■ Minimum private open space to be provided per home is 50
square feet, in the form of one or more of the following:
El Patios
13 Balconies
13 Porches
El Decks
13 Others deemed similar by the Planning Director
The Community Center site identified in Block 2a shall conform to the following standards:
■ Minimum perimeter & street setback: 20 feet
• Maximum building height: 35 feet (Chimneys, skylights or ornamental elements, such as
towers, domes or cupolas, may extend above the building to a maximum height of 40 feet.)
■ Maximum site coverage: 75 percent
■ Minimum building separation: per building code current at time of building permit
application
tWN Saguaro Bloom IV -10
Specific Plan
Development Regulations
g. Parking Standards
■ Two parking spaces within an enclosed garage shall be
provided per unit, plus one additional space for every four
units. This requirement may be reduced to one parking space
within an enclosed garage, plus one space for every four
units, upon approval by the Planning Director during
subdivision plat review. (Parking spaces provided within the
pocket parks may be used to satisfy the parking requirement
for additional spaces.)
■ Parking for the community pool in Block 1A shall be one space
per 100 sf of swimming pool.
3. High Density Residential (Blocks 5 and 6)
a. Permitted Uses
■ Residential Site -Built Attached Homes, including Duplex,
Triplex and Four-Plex Products
■ Single -Family Residential Site -Built Detached Homes (per
MHDR Standards)
■ Model Homes
■ Parks and Open Space
■ Community and Recreation Facilities
■ Public Utility Facilities
■ Religious Institutions
b. Accessory Uses
■ Accessory uses listed under Medium Density Residential shall
apply
c. Conditional Uses
■ Conditional uses listed under Medium Density Residential
shall apply
d. Temporary Uses
■ Temporary uses listed under Medium Density Residential
shall apply
e. Prohibited Uses
■ Prohibited uses listed under Medium Density Residential shall
apply
f. Minimum Private Open Space
■ Minimum private open space to be provided per home is 50
square feet, in the form of one or more of the following:
El Patios
El Balconies
Porches
El Decks
El Others deemed similar by the Planning Director
tWN Saguaro Bloom IV -11
Specific Plan
Development Regulations
g. Parking Standards
■ Two parking spaces within an enclosed garage shall be
provided per unit, plus one additional space for every four
units. This requirement may be reduced to one parking space
within an enclosed garage, plus one space for every four
units, upon approval by the Planning Director during
subdivision plat review. (Parking spaces provided within the
pocket parks may be used to satisfy the parking requirement
for additional spaces.)
4. Recreation
a. Permitted Uses
■ Parks
■ Community and Recreation Buildings
■ Play Fields
■ Playground Equipment
■ Drainage Facilities
■ Trails
■ Shade Structures
b. Prohibited Uses
■ Residential Uses
■ Commercial Uses
■ Industrial Uses
c. Parking Standards
■ The District Park will require a minimum of 300 parking
spaces.
■ All pocket parks over'/2 acre in size will require a minimum of
3 spaces per'/2 acre. Parking spaces within the pocket parks
may be used to satisfy residential off-street parking
requirements.
d. General Development Standards
Per Town of Marana Standards
Saguaro Bloom IV -12
Specific Plan
Table 7:
Residential Development Standards
Detached Single -Family Residential
Development Regulations
Attached Residential
Land Use
Min. Lot
Min. Street
Min. Lot
Min. Front
Min. Side
Min. Street
Min.
Min. Bldg.
Max.
Max. Lot
Land Use
Width
Min. Lot
Area
Setback
Setback
Side Setback
Rear
Separation
Bldg.
Coverage
Designation
(Ft)
Depth (Ft.)
(Sq. Ft.)'
(Ft. )2
(Ft. )3
(Ft.)
Setback
(Ft )5
Height
(oho)
75
10
Ft.
Ft.
MDR
55
90
6000
15
5
10
15
10
30
55
MHDR
40
80
4000
10
0 or 5
10
10
10
30
70
Attached Residential
Land Use
Min.
Perimeter
Min. Street
Min. Bldg.
Max.
. Bldg
Max. Site
Max.
Designation
Setback
Setback
Separation
Height
Coverage
Density
(Ft.)
(Ft.)6
(Ft.)5
(Ft.)
N
(RAC)
MHDR
20
10
10
30
70
8
HDR
10
10
6
30
75
10
'Exception: The minimum lot area under the MHDR designation may be reduced to 3500 square feet for Garden (or Green) Court products.
2 Setback is to living area. Where front entry garages are recessed 10 feet or more from the livable portion of the dwelling, front setbacks may be reduced to 10
feet. Where garages open or face directly onto an abutting street, garage must be set back a minimum of 20 feet. Where garages are adjacent to each other at
the street elevation, a 3 -foot minimum difference in setbacks is required.
3 A zero lot -line or z -lot configuration is permitted for development of MHDR and HDR detached products; however, a 3 -foot access easement on the adjacent
property must also be provided.
4 A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to the
structure.
5 Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures on any
single lot within all land designations is 6 feet.
6 Setback is to living area. Where garages open or face directly onto an abutting street, garage must be set back a minimum of 20 feet. Garages on attached units
have the option to be set back 8 feet or less to discourage parking in the driveway; in such instances, community parking must be provided at a ratio of 1:1 for lost
driveway parking.
Saguaro Bloom IV -13
Specific Plan
Development Regulations
Table 8.A:
Land Use Comparison to Marana Land Development Code
Land Use
Designation
Permitted Uses
Accessory Uses
Conditional Uses
Temporary Uses
Prohibited Uses
SFR (Detached); Model
Homes; Parks & OS;
Community & Rec.
Detached accessory structures
Childcare Facilities;
Temporary Sales Trailer
Commercial Uses;
MDR
Facilities; Public Utility
(sheds, workshops, etc.); Swimming
Educational Facilities;
(in approved
Industrial Uses
Facilities; Religious
pools & spas; Home Occupations
Group Homes
subdivisions)
Institutions
(No
Detached accessory structures
R-6
SFR (Detached);
(sheds, workshops, etc.); Swimming
Day care center;
Temporary Sales Trailer
Commercial uses,
(Town of
Churches; Public parks &
pools & spas; Garage; Sports courts
Private schools;
approved
except those
Marana)
playgrounds; Public
(unlighted); Home occupations;
( g )' p
Group homes
u
subdivisions)
specifically permitted;
p y
Schools
Community recreation & identification;
Industrial uses
Model homes
Same except for sports courts, which will
Same except for model
be provided within Saguaro Bloom parks
Justification
homes, which are principal
and/or community center (garages/carports
for Difference
uses on individual lots until
are detached accessory structures or part
same
same
same
the homes are sold
of principal structures; a model home is a
principal use until the home sells
Land Use
Designation
Permitted Uses
Accessory Uses
Conditional Uses
Temporary Uses
Prohibited Uses
SFR (Attached or
Detached); Model Homes;
Parks & OS; Community &
Detached accessory structures
Childcare Facilities;
Temporary Sales Trailer
Commercial Uses;
MHDR
Rec. Facilities; Public
(sheds, workshops, etc.); Swimming
Educational Facilities;
(in approved
Industrial Uses
Utility Facilities; Religious
pools & spas; Home Occupations
Group Homes
subdivisions)
Institutions
(No
comparable
--
--
--
--
--
designation)
Saguaro Bloom IV -14
Specific Plan
Development Regulations
Table 8.A, Continued:
Land Use
Designation
Permitted Uses
Accessory Uses
Conditional Uses
Temporary Uses
Prohibited Uses
SFR (Attached or
Detached accessory
Detached); Multi -Family
structures (sheds,
Residential, Parks &
workshops, etc.);
Childcare Facilities;
Temporary Sales Trailer
Commercial Uses;
HDR
OS; Community & Rec.
Swimming pools &
Educational Facilities;
(in approved
Industrial Uses
Facilities; Public Utility
spas; Home
Group Homes
subdivisions)
Facilities; Religious
Occupations
Institutions
Fences & walls;
Public & private
MR -2
Carports & garages;
schools; Parks; Public
(Town of
Multi -Family Residential
Swimming pools & rec.
utility facilities; Day care
(Reserved)
(Reserved)
Marana)
buildings; Tennis courts
facilities; Churches;
(unlighted)
SFR (R-6)
Home occupations are
HDR permits more uses;
accessory in all homes in
Recognizes commercial
Justification for
Marana has no zoning
Saguaro Bloom; tennis
Religious institutions are
Recognizes the need for
and industrial uses are not
Difference
designation that allows for
courts will be provided in
permitted in Saguaro
temporary sales trailers in
appropriate within the HDR
the development of SFR
Saguaro Bloom parks
Bloom
HDR designation
designation
attached products
and/or community
recreation centers
Saguaro Bloom IV -15
Specific Plan
Development Regulations
Table 8.13:
Development Standard Comparison to Marana Land Development Code
Setback is to living area. Where garages open or face directly onto an abutting street, garage must be setback a minimum of 20 feet. Where garages
are adjacent to each other at the street elevation, a 3 -foot minimum difference in setbacks is required.
"A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to
the structure.
"' Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures
on any single lot within all land designations is 6 feet.
Saguaro Bloom IV -16
Specific Plan
Min.
Min.
Min.
Land Use
Min. Lot
Min. Lot
Min. Lot
Front
Min. Side
Street
Min. Rear
Min. Bldg.
Max. Bldg.
Max. Lot
Private
Designation
Width
Depth
Area
Setback
Setback
Side
Setback
Separation
Height (Ft.)
Coverage
Open
(Ft.)
(Ft.)
(Sq. Ft.)
(Ft)
(Ft.)
Setback
(Ft.)
(Ft.)
N
Space
(Ft.)
(Sq. Ft.)
MDR
55
90
6000
15`
5
10
15*`
10`*`
30
55
N/A
(No
20 (+/- 1' for
25 (can
R-6
--
--
--
20 (up to
--
--
each 1'+/-
10 (main)
increase 20%
(Town of
55
80
6000
35% may
5
10
front, max. 5'
5 (main to50
N/A
Marana
be 16
increase/
accessory)up
to
decrease)
M&C approval) al)
Allows for
Encourages
Allows for
greater variation
front
Porches &
Provides an
greater
Building code
in rooflines;
covered
incentive to
variation in
requires 6 feet
added height is
patio areas;
Justification
same
MDR more
same
do products
same
same
front setbacks
between main
offset by other
offset by
same
for Difference
restrictive
with rear- or
and flexibility
&accessory
design
increase in
side -loaded
in site layout
structures
standards, such
recreation
garages
and home
as those relating
areas
placement
to setbacks and
landscaping
massing
provisions
Setback is to living area. Where garages open or face directly onto an abutting street, garage must be setback a minimum of 20 feet. Where garages
are adjacent to each other at the street elevation, a 3 -foot minimum difference in setbacks is required.
"A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to
the structure.
"' Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures
on any single lot within all land designations is 6 feet.
Saguaro Bloom IV -16
Specific Plan
Min.
Min.
Use
Min. Lot
Min. Lot
Min. Lot
Min. Front
Min. Side
Street
Min. Rear
Min. Bldg.
Bldg. Max.Land
g.
Max. Lot
Private
Designation
Width
Depth
Area
Setback
Setback
Side
Setback
Separation
Height (Ft)
.)
Coverage
Open
(Ft.)
(Ft.)
(Sq. Ft.)
(Ft.)
(Ft.)
Setback
(Ft.)
(Ft.)
N
Space
(Ft.)
(Sq. Ft.)
MHDR
40
80
4000
10"
0 or 5
10
10"
10"`
30
70
50
(No
comparable
--
--
--
--
--
--
--
designation)
Setback is to living area. Where garages open or face directly onto an abutting street, garage must be setback a minimum of 20 feet. Where garages
are adjacent to each other at the street elevation, a 3 -foot minimum difference in setbacks is required.
"A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to
the structure.
"' Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures
on any single lot within all land designations is 6 feet.
Saguaro Bloom IV -16
Specific Plan
Development Regulations
Table 8.13, Continued:
Saguaro Bloom IV -17
Specific Plan
Min. Lot
Min. Lot
Min'
Min. Street
Min. Bldg.
Max.
Max. Lot
Max.
Min. Common
Min. Private
Land Use
Width
Min. Lot
Area
Perimeter
Setback
Separation
Bldg.
Coverage
Density
Open Space
Open Space
Designation
(Ft)
Depth (Ft.)
(Sq. Ft.)
Setback
(Ft.)
(Ft.)
Height
N(RAC)
M
(Sq. Ft.)
(Ft.)
(Ft.)
HDR
(Attached
N/A
N/A
N/A
20
10
6
30
75
10
N/A
50
Products)
•6000 min.
lot area
MR -2
-2-4 units:
20 (min. perimeter setback)
20 (on
30 (excludes
(Town of
60
90
4000/unit
Except shall increase one
N/A
30
50
parcels 5
parking & drive
100
Marana)
'5-8 units:
foot for each foot of height
acres or
areas)
3500/unit
in excess of 20 feet
larger
•9+ units:
2175/unit
Encourages
front porches
Ample open
Ample open
& covered
space will be
space will be
patio areas;
provided
provided
Allows for a
Allows for a
Allows fora
Allows for greater flexibility in
offset by
increase in
throughout
Saguaro Bloom
throughout
Saguaro Bloom
Justification
variety of
variety of
variety of
home placement; reasonably
HDR per
same
recreation
HDR more
in various forms:
in various forms:
for Difference
product
product
product types
accommodates variety of
building code
areas &
restrictive
public and
public and
types
types
products
landscaping
private parks;
private parks;
provisions
community
community
throughout
recreation
recreation
Saguaro
centers
centers
Bloom
Saguaro Bloom IV -17
Specific Plan
V. Implementation & Administration
Implementation & Administration
A. Purpose
The regulations and procedures contained within this section prescribe the
implementation of development within the Saguaro Bloom Specific Plan area.
It identifies the parties responsible for ensuring: 1) the project is built in
coordination with the necessary infrastructure improvements, and 2) there is a
continuity of design between the Specific Plan and the greater Saguaro Bloom
community, in accordance with the Saguaro Bloom Design Guidelines. This
section also provides guidance regarding the general administration of the
Specific Plan and the procedures for amending the Plan.
B. General Implementation Responsibilities
For the purpose of identifying those responsible for implementation of the
improvements within the Saguaro Bloom Specific Plan area, four entities must
be identified: the Master Developer, the Builder, the Saguaro Bloom Design
Review Committee and the Saguaro Bloom Master Association.
1. Master Developer
The Master Developer is the entity responsible for ensuring the basic
infrastructure facilities (i.e. spine roads and associated streetscapes,
trunk sewers, irrigation in common areas, water mains, electric lines,
gas, fiber optics, telephone and cable television lines) are planned
and constructed to serve the development in a timely and coordinated
manner. The Master Developer will also develop the public recreation
and open space areas that will be dedicated to the Town of Marana
and the private recreation and open space areas, which will be turned
over to the Saguaro Bloom Master Association for operation and
maintenance. Empire Companies, or their successors and assigns,
will be the Master Developer of Saguaro Bloom.
2. Builder
The Builder is the purchaser of a development area, or portions of a
development area, which may or may not require additional
infrastructure improvements, such as utility extensions or local
streets. The Builder is responsible for all home construction and lot
improvements not made by the Master Developer within their area(s)
of ownership. Should the Builder purchase a development area
without the infrastructure improvements generally provided by the
Master Developer, the Builder becomes the responsible party for the
construction or installation of those improvements.
At any time, the Master Developer may relinquish its rights and assign
any or all rights to one or more Builders. Associated responsibilities
of the Master Developer would also be transferred to the Builder at
that time.
Saguaro Bloom V-1
Specific Plan
Implementation & Administration
3. Saguaro Bloom Design Review Committee
The Master Developer will establish the Saguaro Bloom Design
Review Committee (DRC), which will review all development
proposed within Saguaro Bloom, including the Specific Plan area.
The goal of the DRC review process is to enhance the aesthetic and
economic value of Saguaro Bloom and to maintain consistency in the
application of the Saguaro Bloom Design Guidelines throughout the
entire project area.
As long as the Master Developer owns property within Saguaro
Bloom, or any property annexed into Saguaro Bloom, or until all lots
have been conveyed to a non -builder owner, whichever is later, the
Master Developer shall have the right to appoint and remove all
regular and alternate members of the Saguaro Bloom DRC.
The Saguaro Bloom DRC shall consist of an odd number of members
(at least three). At minimum, membership shall be composed of the
following: one architect, one landscape architect and one Saguaro
Bloom Master Association representative. Additional membership
may be comprised of homeowners or design/development
professionals.
The Saguaro Bloom DRC will review all design proposals for
compliance with the Saguaro Bloom Design Guidelines. The DRC
will evaluate the proposals for issues relating to site design,
architectural elevations, entry statements, screen wall design,
landscape plans, utility design and construction and design and
placement of signage within the project. They will also review
subdivision plats prior to submission to the Town of Marana to ensure
that the intent of the Design Guidelines is carried out.
4. Saguaro Bloom Master Association
The Saguaro Bloom Master Association is the entity responsible for
the establishment and coordination between the two sub -
associations within Saguaro Bloom. In addition, the Master
Association will be responsible for monitoring development activity
within the Specific Plan area and preparing an annual report for the
Town of Marana describing that activity. (Refer to the section entitled
Specific Plan Monitoring Program and Report for additional
information.) The Master Association is also responsible for
enforcing the Master CC&R's placed on the properties.
The Saguaro BloomSaguaro Bloom Community Association will be
the sub -association established by the Master Association. The
Community Association is the entity responsible for the management
and maintenance of the community center and pocket parks.
The Saguaro Bloom Master Association may delegate
responsibilities, such as maintenance of drainageways and trails, to
a sub -association, as needed.
Saguaro Bloom V-2
505 Specific Plan
Implementation & Administration
Each sub -association will be responsible for the enforcement of
individual CC&R's recorded with the residential subdivision plats
located within their respective boundaries.
5. Town of Marana
The Town of Marana shall be responsible for the maintenance and
management of all public roadways and recreation/open space areas
dedicated to the Town of Marana, except for the dedicated
drainageways, which shall be maintained by the Saguaro Bloom
Master Association.
C. Proposed Changes to Zoning Ordinances
The Development Regulations section of the Specific Plan addresses only
those areas that differ from the Town of Marana Land Development Code. If
an issue, condition or situation arises that is not covered or provided for in this
Specific Plan, those regulations of the Town of Marana Land Development
Code that are in place at the time of development shall be used by the Planning
Director as the guidelines to resolve the unclear issue, condition or situation.
D. Development Review Procedure
The Saguaro Bloom Specific Plan shall be implemented through the review
and approval process of preliminary and final plats, development plans and
building permits by the Saguaro Bloom DRC and the Town of Marana. Final
decisions on grading, drainage, final road alignment, revegetation and other
matters will be made at the final plat stage.
All proposed subdivision plats, development plans and building permits within
the Saguaro Bloom Specific Plan shall be submitted to the Saguaro Bloom
DRC for approval prior to submitting to the Town for approval and permitting.
Plats, plans and permit applications shall be approved by the Town of Marana
in accordance with Town of Marana procedures.
No structures, including signs, shall be erected, improved or altered, nor shall
any grading, excavation, tree removal or any other work which in any way alters
the exterior appearance of any structure or area of land be commenced unless
it has been approved in writing by the Saguaro Bloom DRC.
Approval of a subdivision plat, development plan or building permit is subject
to the following requirements:
■ Conformance with the Saguaro Bloom Specific Plan, as adopted;
■ Conformance with the development agreement between the Master
Developer and the Town of Marana;
■ Dedication of appropriate rights-of-way and easements for roads,
utilities and drainage areas by plat, or by separate instrument if the
property is not to be subdivided;
■ Provision of individually recorded CC&R's with all residential
subdivisions;
Saguaro Bloom V-3
Specific Plan
Implementation & Administration
■ Preliminary plat, final plat and development plan submittals shall follow
Town of Marana procedures current at the time of application;
Architectural design guidelines shall accompany each preliminary plat
submittal for review and approval by the Town of Marana;
■ All development within Saguaro Bloom, including that within the Specific
Plan area, will be subject to the Town of Marana Land Development
Code, Section 17.02, Native Plant Protection.
E. Design Review Process
The intent of the design review process is to ensure the design theme and
character is implemented in accordance with the vision of Saguaro Bloom. The
Saguaro Bloom DRC will review all development proposals for compliance with
the established Saguaro Bloom Design Guidelines.
The design review process is described in the Saguaro Bloom Design
Guidelines, provided as Appendix C of this Specific Plan.
Saguaro Bloom V-4
505 Specific Plan
Implementation & Administration
F. Phasing
It is envisioned that Saguaro Bloom will be developed as a single cohesive
development. The Specific Plan area is but one part of the larger Saguaro
Bloom master planned community; thus, phasing is addressed for Saguaro
Bloom in its entirety. The phasing of development outlined in this section is
consistent with the April 2004 development agreement between the developer
and the Town of Marana.
Development will be achieved in four phases, with an estimated build out
period of 8 years from initial construction. Infrastructure development will begin
immediately. The actual number of residential homes to be built in each phase
will be determined at platting stage; however, the total number of homes will
not in any case exceed the maximum number of units permitted in the
development agreement between the Master Developer and the Town of
Marana. In general, development will progress from the south to the north,
except for the area at the foot of the Tucson Mountains (outside the Specific
Plan area), which will likely be developed in the final phase.
The district park will be constructed prior to or by the time 40 percent of the
building permits are issued for the overall Saguaro Bloom project. Upon
completion and acceptance by the Town of Marana Parks & Recreation
Department, the district park will be dedicated to the Town of Marana. The
community center and private pocket park/open space areas will also be
installed prior to or by the time 40 percent of the building permits are issued for
the subdivision in which they are located. The Master Developer will work in
cooperation with the Marana Unified School District to determine the timing for
development and dedication of the school site located within the Specific Plan
area.
Phase I consists of the construction of drainage improvements and spine
infrastructure. In addition, scheduled improvements to Airline Road, Twin
Peaks Road and Lambert Lane will begin in Phase 1. The new water system,
including the new well and booster site, will be established, as well as the
sewer lift station and associated sewer mains located along the interior spine
roads. Saguaro Peaks Boulevard, which will provide access to the entire site,
will be constructed from Twin Peaks Road to Lambert Lane. Residential
development will begin with Blocks 4a and 4b and Blocks 8a through 8e.
In Phase II, residential development will include Blocks 2a and 2b and the
district park, all located in the Specific Plan area, as well as Blocks 3a and 3b
adjacent to the Specific Plan's southeast boundary. Saguaro Highlands Drive,
which provides access to the district park, will be constructed from Twin Peaks
Road to Saguaro Peaks Boulevard.
Phase III development includes Blocks 5 and 6 from the Specific Plan and
Blocks 7a through 7d located east of Saguaro Peaks Boulevard.
In the fourth and final phase, Blocks 9 and 10, located along the easternmost
boundary of Saguaro Bloom and adjacent to the Tucson Mountains, will be
Saguaro Bloom V-5
C"05 Specific Plan
Implementation & Administration
constructed. Blocks 1 a and 1 b within the Specific Plan are also scheduled for
construction in this phase.
The purpose of the phasing plan is to relate infrastructure requirements to
proposed development. Although the sequence is implied, development of
phases may occur in a different order or concurrently, at the discretion of the
Master Developer, as long as the related infrastructure is adequately in place.
Changes in the phasing order can occur due to unforeseen factors affecting
development. Flexibility is needed within the Specific Plan to address these
changing needs while still maintaining a timely development. Infrastructure
such as roads, sewer, water and grading will be constructed and extended in
accordance to the build out of the project.
Saguaro Bloom V-6
Specific Plan
Exhibit V.F: Phasing Schedule
Legend:
Specific Plan Boundary
a Saguaro Springs Boundary
Development Phase 1
Development Phase 2
Development Phase 3
Development Phase 4
Saguaro Bloom
Specific Plan
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Implementation & Administration
G. Specific Plan Administration
1. Enforcement
The Saguaro Bloom Specific Plan shall be administered and enforced
by the Town of Marana Development Services Department in
accordance with the provisions of the Saguaro Bloom Development
Regulations. Where the Specific Plan does not identify a regulated
action, the Town of Marana will apply those provisions of the Town of
Marana Land Development Code in effect at the time a requested
action by the developer receives approval.
2. Sunset Provision
If development has not commenced at the end of 5 years from the date
of plan adoption by the Marana Town Council, zoning approvals and
other agreements may be subject to review and renegotiation. The
property rights of the Master Developer shall be considered vested
upon issuance of a building permit or upon the physical construction of
site improvements.
3. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be
made administratively by the Town of Marana Planning Director,
provided said changes are not in conflict with the overall intent of the
Saguaro Bloom Specific Plan. Any changes must conform to the goals
and objectives of the Plan.
The Planning Director's decision regarding administrative changes and
determination of substantial change, as outlined below, shall be subject
to appeal to the Town Council. Categories of administrative change
include, but are not limited to, the following:
■ The addition of new information to the Specific Plan maps or
text that does not change the effect of any regulations or
guidelines, as interpreted by the Planning Director;
■ Changes to the community infrastructure planning and
alignment, such as roads, drainage, water and sewer
systems, provided the changes do not increase the
development capacity in the Specific Plan area and do not
conflict with current Town code standards;
■ Changes to the Development Plan, including minor
adjustments to land use boundaries and acreages, and other
similar modifications, due to technical refinements at the
platting stage; and
■ Changes to development regulations that are in the interest of
the community and do not affect the health or safety of the
community.
Saguaro Bloom V-8
Specific Plan
Implementation & Administration
4. Substantial Change
This Specific Plan may be substantially amended by the procedure
outlined in the Town of Marana Land Development Code, Section
05.06.07, Specific Plan Changes. The owner or agent of the property
may submit to the Planning Director a written application to amend one
or more of the Specific Plan regulations. The request shall include all
sections or portions of the Saguaro Bloom Specific Plan that are
affected by the change(s). The Planning Director shall refer the request
with his recommendations to the Planning Commission for public
hearing. The Planning Commission shall make its recommendation to
the Town Council, which, after public hearing, shall approve, reject or
modify the proposed amendment.
5. Interpretation
If an issue, condition or situation arises that is not sufficiently covered
in the Specific Plan, the Planning Director may use the applicable
regulations within the Town of Marana Land Development Code as a
guideline for resolution. This provision shall not be used to permit uses
or procedures not specifically authorized by this Specific Plan or the
Town of Marana Land Development Code.
The Planning Director shall be responsible for interpreting the
provisions of this Specific Plan. Appeals to the Planning Director's
interpretation may be made to the Town Council within 15 days from
the date of the interpretation.
6. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule
that is in place at the time of development. The Master Developer will
also be obligated to pay the current construction sales tax and
transportation impact fees assessed by the Town when and as due
under the Town's current regulations, as specified in the April 2004
development agreement between the Town of Marana and the Master
Developer.
Saguaro Bloom V-9
Specific Plan
Implementation & Administration
7. Specific Plan Monitoring Program and Report
The Saguaro Bloom Master Association will be the responsible entity
for monitoring development activity within the Specific Plan through
project build -out. A report summarizing development progress shall be
completed by the Master Association and submitted to the Town of
Marana on an annual basis, due within 30 days of the anniversary of
the Specific Plan approval.
As described in Section 05.06.08 of the Town of Marana Land
Development Code, the Specific Plan annual report shall include, at
minimum, the following information:
■ Detailed summaries of the past year's development activities;
■ Detailed summaries of utility, drainage and street
improvement activities;
■ Changes in the Saguaro Bloom ownership structure;
■ Status of sales or leases to others;
■ Summary description of all instances of any non -conforming
issues that have taken place within the past year; and
■ Estimates of development and infrastructure improvement
activities for the upcoming year.
Saguaro Bloom V-10
Specific Plan
VI. Appendices
Appendix A: Legal Description & Map
Stantec Consulting Inc.
201 North Bonita Avenue Suite IW
LAMBERT LANE
THIS SKETCH IS rOR M181T PURPOSES ONLY AND DOES NOT September 2004
CONST70TE A PROPERLY BOUNDARY SURVEY. 85621934-440.115
Client/Project
SAGUARO SPRINGS
Section 13 T12S, R11E, G&SRM
Section 18 T12S, R12E G&SRM
Rpm No.
1.0
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Legal Description Exhibit
Sped is Plan Area
iWN Saguaro Bloom A-1
Specific Plan
Appendix B: Definitions
The following definitions provide interpretations and explanations for many of the words
or phrases used within the Saguaro Bloom Specific Plan. Except for the terms provided
below, the definitions within the Town of Marana Land Development Code shall apply.
Access — The place, means or way by which pedestrians and vehicles can have safe,
adequate and usable entry to and exit from a property or land use.
Adjacent — The condition of being near or next to, but not necessarily having a common
lot line.
Builder — The purchaser of a development area, or portions of a development area, which
will build or provide for building within their areas of ownership. The builder is responsible
for implementation of those facilities not provided by the Master Developer within each of
the development areas and the ancillary facilities within the spine infrastructure system.
Building Height — The vertical distance between the finished floor elevation and the
highest point of the building, excluding chimneys, vents and antennae, provided the
finished floor elevation is no higher than 2' above any adjacent grade within 4' of the
building.
Building Setback — The minimum required perpendicular distance between the property
line and the location of a building or structure.
Common Areas — The areas for which the primary maintenance responsibility and/or
ownership is intended to be by the Saguaro Bloom Master Association or sub -association.
Connectivity — The measure describing the level to which streets, streetscapes,
pedestrian/bicycle paths, community open space and other land uses link with one
another.
Density — The number of residences per gross acre of a development area.
Garden (or Green) Court — Detached single-family housing built on small lots with rear -
entry garages.
Grading —Any stripping, cutting, filling or stockpiling of earth or land to create new grades.
Lot Coverage — The percentage of the lot area covered or occupied by buildings, including
covered porches and accessory structures, and driveways. Swimming pools are not
included in calculating lot coverage.
Master Developer— The entity responsible for (1) establishing the Saguaro Bloom Design
Review Committee; (2) developing the spine infrastructure in accordance with the phasing
plan; (3) assuring that development conforms with the Saguaro Bloom Design Guidelines;
and (4) forming the Saguaro Bloom Master Association and sub -associations.
Open Space — Public or private areas either landscaped and developed for recreation or
left in a natural state.
Phase — A portion of the Saguaro Bloom development scheduled for construction and
occupancy.
Saguaro Bloom B-1
Specific Plan
Appendix B: Definitions
Saguaro Bloom Design Review Committee — Committee of at least 5 members
appointed by the Master Developer to review all development proposals within the
Saguaro Bloom development for compliance with the Saguaro Bloom Design Guidelines.
Single Family Residential, Attached — Dwelling units attached to one or more dwelling
units by structural elements common to the attached units. The structural elements
include common wall construction, roof or other similar improvement.
Single Family Residential, Detached — Dwelling units not attached to any other dwelling
unit by any structural elements, surrounded by open space and located on its own
separate lot.
Spine Infrastructure — Infrastructure system that includes retention/detention basins, the
primary and secondary streets and their associated streetscapes, the trunk sewers, water
mains, electric lines and gas lines.
Streetscape — The general appearance of a block or group of blocks with respect to the
structures, setbacks from pubic rights-of-way, open space, landscaping, public art,
lighting, signage, paving materials, street furnishings and other elements that contribute
to the street scene's overall character and image.
Target Density — The specified density within the various development areas used to
calculate the dwelling -unit cap of the development area based on gross acreage.
Saguaro Bloom B-2
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
A. Introduction & Purpose
These design guidelines provide guidance to the Saguaro Springs Design Review
Committee (DRC) in its review of future development within Saguaro Bloom. These
design guidelines will provide for creative flexibility while meeting basic objectives of
the Town's policies, goals and regulations.
These guidelines are designed as an information source for site development,
landscape architecture, architecture and signage features that create the community
image of Saguaro Bloom. Adherence to these design guidelines will result in a
development with a high-quality appearance and compatibility among land uses
throughout the community. These guidelines provide criteria for builders, planners,
architects, landscape architects and civil engineers under the direction of the
developer. They also provide a foundation for development of more formalized
Covenants, Conditions and Restrictions (CC&R's). The integration of these
guidelines into CC&R's will guarantee quality design consistency throughout all
development phases of this project.
The following are the design goals for the Saguaro Bloom Specific Plan:
■ Create a community with integrated residential neighborhoods that
encourages sensitive site design and provides recreation/open space
amenities in conjunction with new development.
■ Promote the "neighborhood concept" where the plan is laid out to
encourage neighbor interaction, connectivity to gathering places,
school, recreation and open space amenities.
■ Set an example for future growth in the Town of Marana.
■ Utilize state-of-the-art building techniques and design.
■ Fully integrate drainageways with the developed portions of the site.
■ Develop land uses to achieve continuity of design and establish a
sense of place through the establishment of design guidelines.
■ Encourage innovative design that helps build a unique community
character, encourages interaction among neighbors and minimizes
the impact of automobiles.
■ Ensure compatibility of new development with the environment.
■ Ensure coordinated, responsible planning through the use of
cohesive procedures, regulations, standards and guidelines, and
through the establishment of the Saguaro Bloom Design Review
Committee.
■ Provide a spine infrastructure system and public facilities to support
development in an efficient and timely manner.
B. Design Review Process
This review procedure will ensure that the high standards defined in this document
are maintained. These guidelines are conceptual in nature, providing flexibility to the
Saguaro Bloom C-1
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Design Review Committee to make changes in the overall interest of the Saguaro
Bloom community.
1. Master Developer
The Master Developer is the entity responsible for ensuring the basic
infrastructure facilities that serve this development (i.e. spine roads and
associated streetscapes, trunk sewers, irrigation in common areas, water mains,
electric lines, gas, fiber optics, telephone and cable television lines) will be
planned and constructed in a timely and coordinated manner. The Master
Developer will also develop the public recreation and open space areas that will
be dedicated to the Town of Marana and the private recreation and open space
areas, which will be turned over to the Saguaro Bloom Master Association for
operation and maintenance.
At any time, the Master Developer may relinquish its rights and assign any or all
rights to one or more Builders. Associated responsibilities of the Master
Developer would also be transferred to the Builder at that time.
2. Builder
The Builder is the purchaser of a development area, or portions of a development
area, which may or may not require additional infrastructure improvements, such
as utility extensions or local streets. The Builder is responsible for all home
construction and lot improvements not made by the Master Developer within their
area(s) of ownership. Should the Builder purchase a development area without
the infrastructure improvements generally provided by the Master Developer, the
Builder becomes the responsible party for the construction or installation of those
improvements.
3. Saguaro Bloom Design Review Committee
The Master Developer will establish the Saguaro Bloom Design Review
Committee (DRC), which will review all development proposed within Saguaro
Bloom, including the Specific Plan area. The goal of the DRC review process is
to enhance the aesthetic and economic value of Saguaro Bloom and to maintain
consistency in the application of the Saguaro Bloom Design Guidelines
throughout the entire project area.
As long as the Master Developer owns property within Saguaro Bloom, or any
property annexed into Saguaro Bloom, or until all lots have been conveyed to a
non -builder owner, whichever is later, the Master Developer shall have the right
to appoint and remove all regular and alternate members of the Saguaro Bloom
DRC. The master developer may require as a condition of sale that all
subsequent property owners will abide by the covenants, conditions and
restrictions established by the DRC.
The Saguaro Bloom DRC will review all design proposals for compliance with
the Saguaro Bloom Design Guidelines. They will also review subdivision plats
prior to submission to the Town of Marana to ensure that the intent of the Design
Guidelines is carried out.
Saguaro Bloom C-2
505 Specific Plan
Appendix C: Saguaro Springs Design Guidelines
The Saguaro Bloom DRC shall consist of an odd number of members (at least
three). At minimum, membership shall be composed of the following: one
architect, one landscape architect, and one Saguaro Bloom Master Association
representative. Additional membership may be comprised of homeowners or
design/development professionals.
The DRC has exclusive administrative and interpretive power with respect to the
design of projects within Saguaro Bloom. At its sole discretion, the DRC may
allow variations from the Saguaro Bloom Design Guidelines as long as they are
in conformance with the intent of the Specific Plan as contained in Appendix C
and subsequent CC&Rs. However, the DRC does not possess the authority to
grant variances from applicable requirements in the Town of Marana Land
Development Code.
4. Procedures and Submittals
The Saguaro Bloom DRC will refine these design guidelines, establish review
procedures and administer the design review process for Saguaro Bloom. The
DRC has the authority to interpret the guidelines in the event the guidelines do
not explicitly address a particular situation. Review fees, if any, may be
established by the DRC.
This design review process is independent of Town of Marana project review
procedures. An applicant for any permit must apply to the Town of Marana. No
development shall be permitted in Saguaro Bloom without written approval from
the Saguaro Bloom Design Review Committee. Approval by the DRC in no way
implies compliance with the legal requirements of any governmental agency.
Establishment of detailed review procedures will be based on the following
guidelines:
■ A pre -design meeting shall be arranged between the builder, owner
and/or architect to discuss the process and offer direction in preparing
preliminary plans.
■ The DRC shall review the preliminary plan submittal to determine
general conformance with these guidelines.
■ Following preliminary approval, the DRC shall review the final
submittal, which must include, at minimum, a site plan, floor plans
and all drawings to be submitted to the Town for review.
■ The DRC reserves the right to inspect all work in progress and
completed construction.
■ The owner shall give written notice to the DRC upon completion of
work. The DRC may inspect the work for compliance and, if
applicable, give notice of non-compliance.
C. Site Planning
Site planning addresses the proper placement of buildings, roads and services within
the site, which will have a major impact on the overall character of Saguaro Bloom.
This requires an understanding of existing drainage patterns, terrain and site
Saguaro Bloom C-3
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
opportunities and constraints that will influence the articulation of building form,
orientation, coverage, setbacks, parking, utilities, storage areas and access.
1. Site Design Guidelines
a. Size and scale are important ingredients in making each neighborhood its
own special place.
■ Larger blocks shall be broken down into smaller subdivisions to
encourage the formation of individual neighborhood identities and to
allow better interaction among its residents. A typical neighborhood
within Saguaro Bloom will include approximately 150 to 200 homes.
■ Each neighborhood within Saguaro Bloom shall be designed to
include private common areas in the form of pocket parks,
landscaped open spaces along roadways or other amenity, in
addition to the community -wide recreation amenities provided by the
Master Developer.
b. Neighborhoods feel more unique when repetition can be broken up.
Variations in architectural style, building setbacks and street layout
shall be incorporated into each neighborhood design.
■ Additional private open space shall be provided alongside the major
drainageways to create visual relief from the long stretches of
channels located throughout the project site.
c. Diversity of lot size and shape adds variety.
Saguaro Bloom shall be comprised of a wide range of residential
densities, with lot sizes approaching % of an acre to higher -density
development and smaller lots that support attached home products.
The highest residential densities will be focused within Blocks 1A and
1 B and in close proximity to the public park. The lowest densities are
near the eastern property boundary at the base of the Tucson
Mountains. A general transition in residential density/intensity shall
occur from the east to the northwest.
d. Community -wide path and trail systems encourage increased pedestrian
circulation.
■ Pathways, pocket parks and other open space shall be integrated into
the neighborhood design.
■ The circulation system shall provide pedestrian and bicycle links to
all community, recreational and educational facilities within Saguaro
Bloom.
■ Adequate separation shall be provided between the pedestrian and
vehicular circulation systems in order to minimize conflicts.
Saguaro Bloom C-4
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
e. Development should be planned carefully to protect existing views and
maximize the feeling of open space.
■ Overall neighborhood street design shall be curvilinear, as opposed
to having long straight stretches of roadway.
■ A coordinated street tree program shall be implemented along all
arterial and collector roadways within Saguaro Bloom.
■ Areas of meandering open space shall be incorporated along arterial
and collector streets, as well as along the project perimeter.
■ Use of cul-de-sacs shall be limited. Open space relief shall be
provided at the end of all cul-de-sacs on project and neighborhood
edges to create viewsheds.
■ Lots shall primarily be positioned in a north/south direction so as to
maximize views and respect solar orientation.
2. Street Design
The street cross-sections and nature of improvements for all internal and
abutting roadways will be consistent with the Town of Marana's
recommendations, which will be based on the Saguaro Bloom Traffic Impact
Analysis's findings. Collector roadways will be landscaped; local streetscapes
will be enhanced with landscaping in the front yards of homes.
3. Drainage and Grading
a. Drainageways
■ All flows shall be confined to the drainage channels so as eliminate
the reliance on pocket parks and other open space within individual
subdivisions to dually serve as detention areas.
■ A detention facility will be designed as part of the district park,
conveying flows from the park to a discharge point near the northwest
corner of the project site.
■ The drainageways shall be fully integrated into the design of the
project site serving as site amenities that include community trails and
landscaping.
b. Grading
■ The grading of the site terrain should conform to the natural
topography as much as possible, resulting in a smooth transition from
the natural grade to the developed pad.
■ Grading of individual parcels should not result in abrupt transitions to
adjacent landforms or streets. Instead, grading should result in
rounded forms to blend into the natural environment.
■ Water harvesting on individual lots is encouraged.
■ Drainage patterns on individual lots shall be maintained so as not to
interfere with drainage on adjacent lots.
Saguaro Bloom C-5
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
D. Architecture
1. General Principles
a. Purpose
The purpose of this section is to provide general criteria for the design of the
residential community at Saguaro Bloom. These guidelines are provided for
the master developer and builders to ensure a quality, consistent visual
appearance for all new building development. The following sections will
provide illustrations and guidelines regarding style and design elements
consistent with the community image desired at Saguaro Bloom. These
principles, while essential to achieving a high level of design excellence
throughout the development, are not intended to restrict creative
architectural solutions.
b. Community Structure
Saguaro Bloom includes a variety of residential densities and housing types
alongside proposed educational and recreation facilities. Each
neighborhood located within the community contributes to a unique sense
of place established by the design character of the community center, park
buildings and housing types. The architecture of Saguaro Bloom should
provide a distinctive, unified setting for neighborhood development and
social interaction. Pedestrian connections between recreational amenities
and residential neighborhoods will be enhanced by the quality of designed
structures. The vistas created by streets and pathways can serve to blend
elements of the surrounding desert landscape with the architectural
character of the built environment.
c. Community Center
The community center at Saguaro Bloom provides a significant opportunity
to contribute to the overall design quality and character of the development.
The building/amenities that comprise this facility should establish an
authentic style that reflects the regional, cultural, and neighborhood
influences of the southwest. The design of the community center should
project an image of neighborhood gathering and promote social interaction.
Aspects of scale, proportion and detail should be considered along with
massing, color and materials.
_"4
Two examples of clubhouses
in Arizona communities.
Saguaro Bloom C-6
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Outdoor amenities associated with the community center shall be integrated
into the site planning of the development and the architecture of the building.
These amenities will feature shade terraces, outdoor grills, and pool area.
Recreation facilities included in the design will include playground
equipment, tennis courts, shuffleboard courts, bocce ball courts, horseshoe
pits, and landscaped walkways.
d. Park Buildings
Park buildings and accessory structures within Saguaro Bloom shall be
consistent in appearance to the community center and surrounding
neighborhood. All buildings must match the style, materials, and detailing
of the community center and residences. These structures must also
address all applicable requirements for safety. Consideration should be
given to durability that will reduce site maintenance.
2. General Architectural Guidelines
The guidelines outlined in this section are intended to promote the overall design
quality of the residential development at Saguaro Bloom. Aspects of scale,
proportion and detail should be considered from the beginning of the design
process. All new designs shall be reviewed by the Design Review Committee to
ensure consistency with these guidelines. All detached single-family residences
within Saguaro Bloom are subject to both the Saguaro Bloom Design Guidelines
and the Residential Design Standards outlined in the Town of Marana Land
Development Code. Those Design Standards referring to architectural details
and garage placement apply to both attached and detached products. Town of
Marana staff shall review all Saguaro Bloom submittals for compliance with the
Residential Design Standards, and the Saguaro Bloom DRC shall review for
compliance with the Saguaro Bloom Design Guidelines; in situations where there
are conflicts between the two sets of regulations, those that are most
restrictive shall apply.
a. Massing
Residences shall be limited to 2 stories in height. Building heights shall be
restricted by the applicable maximum height limits established by the
Saguaro Bloom Specific Plan. The massing of each house should create a
visually attractive exterior that is appropriate to the selected style. The
exterior design of residences located in Saguaro Bloom should include key
elements of design, including balance, depth, repetition, and contrast.
Homes shall display 4 -sided architecture, and single -story elements should
be provided where possible on 2 -story structures.
b. Garages
The impact of garages on the overall streetscape should be minimized by
creating varied garage setbacks. Where garages are adjacent to each other
at the street elevation, a 3 -foot minimum difference in setbacks is required.
Porte cocheres, side -loaded garages, tandem, and recessed garages are
among the innovative design solutions that should be considered as lot size
allows to achieve a more animated streetscape. These features can help
Saguaro Bloom C-7
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
mitigate the adverse effect of the automobile on the appearance of
neighborhoods.
c. Porches, Decks and Balconies
Front porches, rear decks and balconies are prominent elements of
architectural composition that also provide a functional outdoor living area
protected from extreme sun or rain. All porches, decks and balconies shall
be designed to complement the architectural style of the house. Porches
that provide variety to the exterior appearance of the house are encouraged.
Uncovered balconies may extend 5 feet into the rear yard
setback.
d. Roofs
Roofs with slopes of 3:12 minimum and 12:12 maximum shall be of clay or
concrete tile or slate and must be either flat or "S" shaped. Roof materials,
slope and overhangs shall correspond to the style selected for the house.
Primary roof forms include gables and hips although flat roofs are permitted
if appropriate to the selected architectural style. Variation of rooflines,
overhangs and materials between adjacent houses adds visual interest to
the street elevation.
e. Color
Exterior building colors shall be rich, warm desert hues with accents of
complementary tones that enhance the individual architectural style of the
residence. In general, colors for roofing should be darker in color and hue
than the building's exterior walls. All paint and color schemes (including roof
tile) must be approved by the Design Review Committee.
f. Materials
Materials for exterior building walls shall match the architectural style
selected for the house. Materials must be consistent with the scale and
location of the building. Where more than one building material is proposed
for the exterior walls, careful consideration should be given to the successful
integration of differing material types and the individual character of the
house. Large expanses of wall surfaces shall be animated by varied
materials, detail projections or window elements. Changes in wall material
shall not occur at outside corners of the house.
g. Doors and Windows
Door and window openings within exterior wall surfaces should be treated
with special consideration to the visual appearance of the house. The use
of architectural pop -outs, trim surrounds on all sides, recessed windows into
thickened walls, bay windows, and curved walls of glass block or glass are
encouraged to engage the architectural style of the house. Windows may
be either divided light, plain glass, or glass block. Frames should be white,
bronze or earth -tone colors. Mill finish frames are prohibited. Glazing may
be either clear or tinted in a color appropriate to the style. Reflective glass
is not permitted. Metal, vinyl or wood clad windows are permitted. Window
shapes shall be appropriate to the architectural style.
Saguaro Bloom C-8
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
h. Chimneys
The design and material finish of chimneys should complement the design
character of the house. Chimneys may exceed the maximum building height
subject to review of the Design Review Committee. Flue covers are
required.
i. Lighting
All exterior lighting shall be in accordance with the Town of Marana "dark
sky ordinance". The lighting of address plaques is required.
j. Site Walls
Site walls and fences shall be consistent in color and material to the
architectural style selected for the community. Long expanses of site walls
must be interrupted by the use of freeform curves, offsets, piers or material
changes. Walls should also be visually softened by planted landscape
appropriate to the landscape guidelines provided.
k. Accessory Structures
Accessory structures include any building or structure which is completely
detached from the house. Examples of these include, but are not limited to:
■ Storage buildings
■ Equipment enclosures
■ Shade ramadas
■ Cabanas
■ Guest casitas
The architecture of accessory structures must be compatible with and
complementary to the architecture of the main house. All detached
buildings used as living space shall conform to the design guidelines of the
house.
Utilities and Equipment
Utility and gas meters shall be screened from view to the extent possible.
All residential air conditioning/heating equipment, soft water tanks, pool and
spa equipment, and irrigation timers shall be screened to provide a
continuous architectural fagade to the street elevation. Vegetation is an
acceptable form of screening. Equipment must meet utility company
standards for access. All utility boxes should be painted a desert hue
selected by the Design Review Committee.
Saguaro Bloom C-9
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
3. Styles
The architectural styles selected for the residential communities at Saguaro
Bloom reflect diverse regional influences. Production home designs should be
composed of an authentic architectural vocabulary that enhances the character
of the streetscape. Styles that provide a visual reference to distinctive regional
housing types will help create neighborhoods of consistent quality and design
excellence. These styles include, but are not limited to:
■ Spanish Colonial
■ Spanish Mission
■ Ranch Hacienda
■ Mediterranean
■ Desert Prairie
The following sections will provide illustrations regarding materials and design
elements expressive of the architectural theme. It should be noted, however, that
these examples and illustrations are intended to help in understanding the
architectural character and its appropriate design responses, but the ideas
presented are not intended to establish absolute limits or boundaries.
tWN Saguaro Bloom C-10
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
a. Spanish Colonial
Spanish Colonial style derives from the missions and haciendas of the
American Southwest. A broad range of influences, including Mediterranean
and Latin American sources, contribute to the sometimes -eclectic character
of this style. Design elements include courtyards, arches, columns, railings,
and corbels. Building materials are typically stucco with wood and wrought
iron used as accents. Roofs are composed of two-piece clay tile or full "S"
concrete tile. The diversity of the sources that comprise the heritage of
Spanish Colonial style creates a harmony between the exterior fagade,
interior space, and detail elements.
Current examples of residential types
in the Spanish Colonial style.
Saguaro Bloom C-11
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Spanish Colonial
Porches
Doors
Vents
Eaves
tWN Saguaro Bloom C-12
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
b. Spanish Mission
The Spanish Mission style originated in the Southwest with the introduction
of small communities formed by Spanish missionaries. These missions
were initially composed of asymmetrical buildings featuring segmented
arches, columns, and a distinctive sculpted parapet. The roof style includes
wide, overhanging eaves, exposed rafters, and a red -tiled roof.
Characteristic details include wood railings and eave brackets, wrought iron
over vents, and ornate entries.
A
Sculpted walls and ornate entries are
featured in these Spanish Mission examples,
including multi -family illustrations.
_'v,:
Saguaro Bloom
Specific Plan
C-13
SDanish Mission
Parapets
S S
Doors
Windows
Vents
Eaves
Appendix C: Saguaro Springs Design Guidelines
!
Sim
wh
tWN Saguaro Bloom C-14
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
c. Ranch Hacienda
The Ranch Hacienda style is a derivative of Spanish style architecture.
Building materials that characterize this style include stucco, stone, or slump
block on the exterior walls with heavy timber wood posts and corbels.
Typical details include heavy timber headers, stone accent walls, and rustic
wood shutters. The contrast of textures and materials in this style helps
create a distinctive appearance that still engages traditional Spanish
architecture.
Contemporary examples of the Ranch Hacienda
style showing prominent stone elements.
n
Saguaro Bloom C-15
Specific Plan
Ranch Hacienda
Porches
Doors
Windows
Eaves
Appendix C: Saguaro Springs Design Guidelines
P'' i
f
Saguaro Bloom C-16
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
d. Mediterranean
The Mediterranean style draws on the authentic Spanish architecture of
Europe to project a refined architectural character. Columns, arched
openings, and window surrounds create an animated fagade that alludes to
the austere Classicism of the Renaissance. Low-pitched roofs, wrought iron
balconies, and decorative light fixtures are other traditional elements of this
style.
A formal, dignified appearance characterizes
these Mediterranean style residences.
Saguaro Bloom C-17
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
MPCJitPrranPAn
Porches
Doors
Windows
owl
m
I
MEI
on
Saguaro Bloom C-18
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
e. Desert Prairie
Desert Prairie architecture derives from the Prairie style developed by Frank
Lloyd Wright for the Midwest. The style has been adapted to the Southwest
with color schemes that related to the desert landscape and horizontal
emphasis in massing. Extended eave overhangs and low roof pitches are
used to contribute to the linear quality of the fagade. Other elements that
distinguish the Prairie style include exterior masonry, rectilinear window
shapes, stone chimney piers, and flat concrete roof tiles.
Wide overhanging eaves and masonry elements
are featured in these Desert Prairie examples.
Saguaro Bloom C-19
Specific Plan
Prairie
Porches
L
Doors
Appendix C: Saguaro Springs Design Guidelines
Eaves
tWN Saguaro Bloom C-20
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
E. Landscape Architecture
The primary objective of the Saguaro Bloom Specific Plan landscape concept is to
establish a unified community identity, seamlessly blending the plan area into the
greater Saguaro Bloom community. Through landscape design, project entries will
be clearly defined, and access throughout the development will be facilitated.
Landscaping will also enhance the community at a pedestrian scale.
All lots, parcels, improved open space and natural open space should be
incorporated into a unified landscape theme.
1. Edges
The project has natural areas, landscaped buffers or drainage channels that
buffer all edges of the project.
■ The screening and buffering elements of the project are a
combination of perimeter walls and landscaping. For every 600
square feet of landscape buffer, the builder/developer must
provide two desert trees (minimum 15 gallons, 6 desert shrubs
(minimum 5 -gallons) and six groundcover plants (minimum 1 -
gallon).
■ Perimeter walls shall not exceed a height of 6 feet above
finished grade.
■ Chain-link fencing is prohibited.
Street wall with pillars and landscape treatment (Conceptual Only)
Saguaro Bloom C-21
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
2. Entries
Saguaro Bloom contains a series of entry features with an integrated design of
landscape, hardscape, monumentation and signage. Entry features aid in
defining the community's character and present an introduction to the
development.
a. Primary Entries
The primary entry features with monumentation will serve as a gateway into
Saguaro Bloom. The monument, seen from a distance, provides the
backdrop for the project name and logo. It signifies arrival and establishes
the theme of the development. The primary entry features for Saguaro
Bloom, including walls, signs, landscaping and pavement treatments, will be
designed and installed by the Master Developer. There are three primary
project entries into Saguaro Bloom:
■ Twin Peaks Road and Saguaro Peaks Boulevard;
■ Lambert Lane and Saguaro Peaks Boulevard; and
■ Lambert Lane, west of Quarry Road, into Blocks 1 A and 1 B.
RQGK5 AN C GA.h9Nl�" ..'r
MATER
TrON PEA, 5
TWIN PEAKS MAIN ENTRY- PLAN VIEW
Example of primary entry (Conceptual Only)
Saguaro Bloom
505 Specific Plan
30T70M �F J
APIAEAST ENT12Y
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C-22
Appendix C: Saguaro Springs Design Guidelines
b. Secondary Entries
The secondary entries shall have similar treatments as the primary entries,
but they will be smaller in scale. These three entries will also be installed by
the Master Developer. The secondary entries will be located at:
■ Twin Peaks Road and Saguaro Highlands Drive;
■ Lambert Lane, just west of Quarry Road; and
■ Airline Road, south of Lambert Lane.
c. Neighborhood Entries
Neighborhood entry features identify the entrances into the individual
subdivisions within Saguaro Bloom. Each entry into a subdivision shall be
uniquely designed with common elements that bind the entire Saguaro
Bloom community together. Neighborhood entry features will be constructed
by the builders of each subdivision; approval by the Saguaro Bloom Design
Review Committee is required.
d. Landscape Treatment
Project and neighborhood entries will be defined through special landscape
treatment to emphasize and contrast it with the surrounding environment.
The landscape and hardscape components create symbolic gateways by
framing the roadway with architectural elements and a unique massing of
plant materials.
Palm trees, coupled with saguaros and desert landscaping typically found
surrounding desert springs and washes, will dominate the project entries.
Special design consideration will be taken with any bridges associated with
these entries.
3. Streetscape
The streetscape is among the most prominent landscape elements within the
project. The intent is to provide unity and variety while drawing upon the natural
setting. Thematic plantings and treatments set the overall community theme.
Individual neighborhoods may feature landscaping or street tree themes to
create neighborhood identity.
■ Medians shall be designed with low -maintenance landscaping,
employing native materials rather than more formal plantings
that require higher maintenance. Landscaping within the right-of-
way will be licensed by the Town of Marana and maintained by
the Saguaro Bloom Master Association or sub -association.
■ Decorative paving materials shall be used on arterial and
collector streets to designate areas of intense pedestrian activity.
■ Open space relief is required at the end of all cul-de-sacs that
terminate at the edge of a neighborhood.
■ A minimum tree size of 15 gallons shall be required for street and
parking lot trees. Shrubs must be a minimum 5 gallons in size.
Groundcovers shall be a minimum of 1 gallon in size, planted 30"
on center.
Saguaro Bloom C-23
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
4. Recreation Areas
a. Neighborhood "Pocket" Parks
All pocket parks greater than'/2 acre in size shall be designed to include the
following:
■ Infrastructure (water, electricity)
■ Linkages to nearby trails, or other pedestrian pathways
■ Small play structures
■ Grassy play areas
■ Picnic facilities
■ Landscaping & irrigation
■ Trash receptacles
■ Park benches
■ Signage
■ Water fountains
■ Bicycle racks
■ Security lighting
b. Community Center
The community center within Block 2A of Saguaro Bloom shall, at minimum,
contain the following amenities:
■ Clubhouse
El Administrative Facilities
Banquet Facilities, including kitchen area
Media Room
Library
El Meeting Rooms
13 Fitness/Wellness Center
El Restrooms
11 Storage Facilities
■ Outdoor Shade Areas
■ Swimming Pool/Spa
■ Tennis Courts
■ Horseshoe Courts
■ Shuffleboard Courts
■ Park and community center parking area islands shall be provided
with trees at the rate of not less than one tree per eight parking
stalls. Two-thirds of the trees must be a minimum of 15 gallons in
size; one-third shall be a minimum 24 -inch box.
5. Trails
A dual trail system will be implemented throughout the Saguaro Bloom project
area. A public trail network will be constructed within the project's drainageways.
The second tier of the dual trail system are the neighborhood trails, which
connect to the community trails and provide access to each of the pocket parks
and open space areas within individual subdivisions.
a. Community Trails
■ Trails within drainageways shall be constructed with a minimum
14 -foot multi -use path (10 feet asphalt and 4 feet decomposed
granite) with a minimum 2 -foot clear zone on either side.
Saguaro Bloom C-24
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Community trails must provide access to all public open spaces,
schools and community facilities within Saguaro Bloom.
■ Access points shall be located at all street intersections and at a
minimum of every % mile.
■ Security lighting shall be located at all street entrances to the trail
and where appropriate along the trail.
■ Benches, enhanced landscape and water fountains shall be
placed at major connections and trail nodes.
■ Trailways shall be landscaped, but they are not to be fully
improved green spaces.
b. Neighborhood Trails
■ Neighborhood trails shall be constructed with either a 5 -foot
sidewalk with enhanced landscaping, or a minimum 5 -foot multi-
use path with compacted aggregate surfacing, such as
decomposed granite.
■ Neighborhood trails shall be linked to the community trails and
shall be located throughout all subdivisions within Saguaro Bloom.
■ Security lighting shall be placed at trail access points and where
appropriate along the trail.
■ Trailways shall be landscaped.
■ Landscaping, at minimum, shall consist of 2 shade trees per 100
feet with ground cover in between.
6. Drainageways
The drainage channels within Saguaro Bloom are essentially a manmade river
system. Four distinct landscape zones, reminiscent of a natural river system,
have been established for the drainageways:
■ Riparian Zone — areas dominated by large riparian trees, such as
sycamore, cottonwood and ash trees. This zone will appear where
the channel changes direction or where the viewshed needs to be
restricted.
■ Bosque Zone — areas where the channel flattens out and a grove
of mesquite trees grow.
■ Spring Zone — areas where the channel narrows, creating the
illusion of bedrock coming to the surface. Palm trees, coupled with
saguaros and desert landscaping typically found surrounding
desert springs and washes, dominate this zone. The bridges (and
other drainage crossings) throughout Saguaro Bloom will always
be associated with this zone.
■ Open Space Zone — areas between zones where the vegetation
would be sparser and more open to large mountain views. These
areas will be dominated by desert landscape and hydroseeded
areas.
Saguaro Bloom C-25
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
7. Residential Areas
Desert and drought -tolerant plant materials will dominate the landscape
treatment within each neighborhood.
■ The builder shall offer the homebuyer a selection of front yard
landscape packages that reflect the character and theme of the
neighborhood. (A minimum number of 3 selections shall be
offered.)
■ The number of plant materials required per individual lot should be
in direct proportion to the size of the lot. For every 20 feet of linear
street frontage (excluding driveways), the following planting
materials shall be provided:
13 One tree, minimum 15 -gallons
Two 5 -gallon shrubs or accents
Five 1 -gallon shrubs or accents
Five 1 -gallon groundcovers
■ An automated irrigation system shall be provided by the builder for
all front yard landscaping.
■ There must be 100 percent coverage with plant materials or inert
groundcovers. No decomposed granite will be allowed.
8. Signage
Prohibited Signs
The following signs shall be prohibited in all land use designations within
Saguaro Bloom:
■ Inflatable signs
■ Rooftop signs
■ Signs on trailers or painted on the sides of disabled or parked
vehicles
■ Rotating, revolving or flashing signs
■ Signs advertising or displaying any unlawful act, business or
purpose
■ Any sign, notice or advertisement affixed to any street right-of-
way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree,
telephone pole, lighting system, or upon any fixture of the fire or
police alarm system of the Town of Marana.
■ Any strings or pennants, banners or streamers, cluster of flags,
strings of twirlers or propellers, flares, balloons and similar
attention -getting devices, including noise -emitting devices, with
the exception of the following:
13 Pennants, banners, balloons, or flags used in
conjunction with subdivision sales offices and tract
entry points.
El National, state or local governmental flags properly
displayed.
Saguaro Bloom C-26
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
■ Holiday decorations shall be regulated by the Saguaro Bloom
Master Association or sub -association through project CC&R's.
9. Public Art
Public artwork shall be incorporated into the district park helping to establish
unique sense of place for Saguaro Bloom. All potential public art improvement
will be reviewed and approved by the Saguaro Bloom Design Review
Committee. Installation will also be supervised by the DRC. Although the DRC
will make all final decisions regarding public art within Saguaro Bloom, the DRC
will work with the Marana Arts Council on the community's public art project(s).
Saguaro Bloom C-27
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
Plant Palette
The following plant lists are intended as a guideline for the overall landscape design of
Saguaro Bloom. This plant list is approved for use in Saguaro Bloom at appropriate
designated areas. This list is intended to be used as an extensive guideline and not as a
comprehensive list of plant material appropriate for use in Saguaro Bloom.
Trees approved to provide the streetscape theme are designated by (S). Trees approved
for revegetation in drainageways are designated by (D). Trees approved for residential
landscaping that may be viewed from public rights-of-way (front yards, side yards,
common areas, etc.) are designated by (R) and may include all trees identified with a (D).
Trees approved for use only within walled private areas are designated by (P) and may
include (D) and (R) trees.
Some of the varieties listed may need protection from freezing; check with your local
nurseryman and/or landscape architect.
Trees
S Acacia salicina
Willow Acacia
S Carya illinoensis
Pecan
S Cercidium praecox praecox
Palo Brea
S Dalbergia sissoo
Sissoo Tree
S Eucalyptus microtheca
Coolibah
S Eucalyptus spathulata
Narrow—leafed gimlet
S Fraxinus velutina
Arizona Ash
S Pithecellobium flexicaule
Texas Ebony
S Prosopis gladuosa gladuosa
Texas Honey Mesquite
S Quercus buckleyi
Red Rock Oak
D Acacia constricta
Whitethorn Acacia
D Acacia farnesiana
Sweet Acacia
D Acacia greggii
Cat Claw Acacia
D Acacia smallii
Southwest Sweet Acacia
D Canotia holacantha
D Celtis pallida
Desert Hackberry
D Cercidum floridum
Blue Palo Verde
D Cercidum michophyllum
Foothills Palo Verde
D Chilopis linearis
Desert Willow
D Olneya tesota
Ironwood
D Prosopis ssp
Mesquite
D Sambucus carnadensis
Elderberry
R Acacia abyssinica
Abyssinian Acacia
R Acacia stenophylla
Shoestring Acacia
R Celtis reticulata
Netleaf Hackberry
R Celtis douglasii
Western Hackberry
R Heteromeles arbutifolia
Toyon
R Laurus nobilis
Sweet Bay
R Pithecellobium flexicaule
Texas Ebony
R Quercus emeryi
Emory Oak
Saguaro Bloom C-28
Specific Plan
Appendix C: Saguaro Springs Design Guidelines
R Quercus gambelii
R Sophora secundiflora
R Vitex agnus castus
P Cedar species*
P Citrus*
P Eriobotrya japonica
P Juniper species*
P Oleanders*
P Palms*
P Pinus species*
P Podocarpus macrophyllus
P Prunus ssp
Gamble Oak
Mescal Bean, Texas Mountain Laurel
Chaste Tree
Loquat
Yew Pine
Purple Plum, Carolina Laurel Cherry
All shrubs and accents listed below are approved for use in the streetscape areas. Shrubs
and accents approved for revegetation in drainageways are designated by (D). Shrubs
and accents approved for residential landscaping that may be viewed from public rights-
of-way (front yards, side yards, common areas, etc.) are designated by (R) and may
include all shrubs and accents identified with a (D). Shrubs and accents approved for use
only within walled private areas are designated by (P) and may include (D) and (R) shrubs
and accents.
Some of the varieties listed may need protection from freezing; check with your local
nurseryman and/or landscape architect.
Shrubs and Accent Plants
D Agave americana
Century Plant
D Agave huachucensis
Wide -leaf agave
D Agave vilmoriniana
Octopus agave
D Agave weberi
Smooth -edge agave
D Aloe barbadensis
Aloe vera
D Ambrosia deltoidea
Bursage
D Asclepias subulata
D Asclepias linstis
D Atriplex ssp
Saltbush (many varieties)
D Baileya multiradiata
Desert Marigold
D Carnegiea gigantea
Saguaro
D Dasyliron wheeleri
Desert Spoon
D Dodonaea viscosa
Hopseed Bush
D Echinocereus englemannii
D Encelia farnosa
Brittle Bush
D Encelia trifurca
D Ephedra faciculata
D Eripgonum faciculatum v. poliofolium
D Ferocactus ssp
Barrel Cactus
D Fouquieria splendens
Ocotillo
D Gutierrezia sarothrae
D Justica siciigera (Calif.)
Desert Honeysuckle
D Larrea divaricata
Creosote Bush
D Lotus rigidus
Saguaro Bloom C-29
505 Specific Plan
Appendix C: Saguaro Springs Design Guidelines
D Lycium exsertum
D Lycium fremonfii
D Lysiloma thornberi
D Nolina microcarpa
D Opuntia ssp
D Simmondsia chinensis
D Trixis californica
D Vauquelinia californica
D Viguiera deltoidea
D Yucca baccata
D Yucca ssp
R Acacia redolens
R Aloe ferox
R Arctostaphylos pungena
R Baccharis polularis
R Caesalpinia gilliesii
R Caesalpinia pulcherrima
R Cassia ssp
R Convolvulus mauritanicus
R FeUoa sellowiana
R Gazania ssp
R Gelsemium sempervirens
R Hesperaloe paraviflora
R Lantana ssp
R Leucophyllum frutescens
R Mahonia aquifolium
R Malehore crocea
R Nandina domestics
R Osteospermum fruticosum
R Penstemon ssp
R Photinia ssp
R Potentilla ssp
R Rhus ovata
R Rose
R Rosa banksiae
R Rosmarinus officinalis
R Santolina ssp
R Senecio cineraria
R Tecoma stans
R Teucrium chamaedrys
P Acanthus mollis
P Ajuga reptans 'purpurea'
P Antigonan leptopus
P Asparagus d. sprengeri
P Abelia grandiflora
P Bambusa ssp
P Bougainvillea ssp
P Callistemon citrinus
P Callistemon viminalis
Saguaro Bloom
505 Specific Plan
Feather Bush
Prickly Pear Cactus
Jojoba
Arizona Rosewood
Yucca
Yucca (many varieties)
Ground Cover acacia
Cape aloe
Poinleaf manzanita
Coyote bush
Mexican Bird of Paradise
Red Bird of Paradise
Cassia and Senna (many varieties)
Ground Morning Glory
Pineapple Guava
Gazania (many varieties)
Carolina jasmine
Red Aloe
Lantana
Texas Ranger
Oregon Grape
Ice Plant
Heavenly Bamboo
Trailing African Daisy
Penstemon
Photinia
Cinquefoil
Sugar Bush
Rose
Lady Banks' Rose
Rosemary
Santolina
Dusty Miller
Trumpet Bush
Germander
Bear's Breech
Bronze ajuga
Queens Wreath
Asparagus fern
Glossy abelia
Bamboo
Bougainvillea
Lemon Bottlebrush
Weeping Bottlebrush
C-30
Appendix C: Saguaro Springs Design Guidelines
P Camellia japonica
Camellia (many varieties)
P Carissa grandiflora
Natal Plum
P Cotoneaster ssp
Cotoneaster (many varieties)
P Cycas revoluta
Sago Palm
P Cyperus alternifolius
Umbrella Plant
P Dietes vegeta
Fortnight Lily
P Eleaeagnus m. 'Ebingei'
Silverberry
P Euonymus ssp
Euonymus
P Fatshedera lizei
Fatshedera
P Fatsia japonica
Aralia
P Ficus ssp
Fig
P Gardenia jasminoides
Gardenia (many varieties)
P Hedera ssp
Ivy
P Hibiscus ssp
Hibiscus
P Ilex ssp
Holly
P Jasminum ssp
Jasmine
P Juniperus species*
P Lagerstroemia indica
Crape Myrtle
P Ligustrum ssp
Privet
P Liriope muscari
Liriope
P Macfadyena unguis-cati
Cat's Claw Vine
P Myrtus comminus
Myrtle
P Nerium oleander "petite"
Dwarf
P Oleanders*
P Ophiopogon japonicus
Mondo Grass
P Philodendron selloum
Philodendron
P Pittosporum ssp
Mockorange
P Pyracantha ssp
Pyracantha
P Raphiolepis indica
Indian Hawthorn
P Spirea ssp
Spirea
P Tecomaria capensis
Cape Honeysuckle
P Trachelospermum
Star Jasmine
P Viburnum ssp
Viburnum
P Vinca ssp
Periwinkle
*NOTE: Dwarf forms of Citrus, Palms, Oleander, Pines, Cedar and Junipers, which will
not exceed 10 feet in height at maturity may be used, but only within walled private areas.
Queen Palms (Syagrus romanzoffianum) may be used within walled private areas, but
may not exceed 20 feet in height, as measured from grade to the top of the trunk. Should
the palm exceed the height restriction, it must be removed at the owner's expense.
Saguaro Bloom C-31
Specific Plan
Appendix D: Citizen Participation Plan
The State of Arizona's Growing Smarter legislation has established new requirements for
towns, cities and counties to better evaluate and subsequently respond to growth issues.
A major element of this framework includes enhanced public participation and notification
procedures.
According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (B), "the procedures shall
provide for.
a. The broad dissemination of proposals and alternatives;
b. The opportunity for written comments;
c. Public hearings after effective notice;
d. Open discussions, communications programs and information services; and
e. Consideration of public comments."
The following information outlines the public participation plan for Saguaro BloomSaguaro
Bloom:
The Planning Center conducted a neighborhood meeting on September 2, 2004 to inform
property owners in the area about the proposed project and to gain their input on the plan.
Approximately 15 neighbors were in attendance, along with representatives from the Town
of Marana. Section 10.02.0 of the Town of Marana Land Development Code requires all
property owners within 300 feet be notified of a proposed rezoning. Notification for this
neighborhood meeting exceeded the minimum requirement; all property owners within the
Happy Acres subdivision to the north were invited.
The Master Developer will continue to work with the neighbors to answer questions and
address their concerns. Follow-up neighborhood meetings or contact with individual
property owners may take place, as deemed necessary.
Town of Marana Planning staff will be provided with a copy of the list and map used to
notify the property owners for these meetings. Additionally, a summary of the
neighborhood meeting and attendance sheet will be provided to staff.
Saguaro Bloom D-1
Specific Plan
Appendix E: Bibliography
Aerial Photographs. Cooper Aerial. 2003.
Arizona Revised Statutes. State of Arizona. Phoenix, Arizona. Revised 2004.
Biotic Communities: Southwestern United States and Northwestern Mexico. Brown, D.E.
(Ed). Salt Lake City, UT: University of Utah Press. 1994.
Cascada Specific Plan. The Planning Center. Under review by Town of Marana. July
2004.
Continental Reserve Production Homebuilder Design Guidelines. Continental Reserve
Community Association. Marana, Arizona. July 15, 2002.
DC Ranch Design and Construction Manual. The Covenant Commission. Scottsdale,
Arizona. September 1997.
Marana General Plan. Town of Marana. Marana, Arizona. March 2003.
Marana Town Code. Town of Marana. Marana, Arizona. Revised 2003.
Marana Transportation Plan Update 2001-2025. Marana, Arizona. June 19, 2001.
Pima County Assessor's Office. "Public Records Search." (July 2004).
Pima County Department of Transportation, Technical Services Division. "Pima County
Land Information Systems Version 23.0." (7 July 2003).
Pima County Department of Transportation, Technical Services Division. "Pima County
Map Guide Maps." <http://www.dot.co.pima.az.us/gis/maps/mapguide/> (July
2004).
Planning and Design Guidelines Manual. City of Surprise. Surprise Arizona. July 2002.
Rancho Marana Specific Plan. The WLB Group. Under review by the Town of Marana.
April 2004.
Sanders Grove Specific Plan. The Planning Center. Under review by Town of Marana.
August 2004.
Subdivision Street Standards Manual. Town of Marana. Marana, Arizona. March 2004.
Tortolita Vistas Specific Plan. The Planning Center. Marana, Arizona, July 2004.
Town of Marana Land Development Code. Marana, Arizona. Revised January 2004.
Town of Marana Park, Trail, and Open -Space System Master Plan. Town of Marana.
Marana, Arizona. June 1999.
Town of Marana Trail System Master Plan. Town of Marana. Marana, Arizona.
September 2000.
Saguaro Bloom E-1
Specific Plan
Appendix E: Bibliography
Town of Marana Transportation Plan Update, 2001-2025. Marana, Arizona. Adopted July
2001.
Traffic Impact Analysis for Saguaro Bloom Master Planned Community. Kimley-Horn &
Associates, Inc. December 2004.
Saguaro Bloom E-2
Specific Plan
Appendix F: Request for Conditional Letter of Map Revision
Stantec
December 21, 2004
E OMA Manager
Page 2 of 2
Reference: Request for Conditional Letter of Map Revision (CLOMR)
Saguaro Springs, Town of Marano, Arizona
Sincerely,
STANTEC CONSULTING INC.
Sandra Steichen
Senior Hydrologist
ssteichen@startec.com
c. Dan Caparros, - Saguaro Reserve, LLC
Ken Perry, PE — Stantec
Ryan.Stucki, PE - Stantec
VA$5�S Iac"M0562193 COm pantlenr,�yy_{am_sagWrosOri�95_tlarx_122t04.do
Reference: Request for Conditional Letter of Map Revision (CLOMR)
Saguaro Springs, Town of Marana, Arizona
This letter and attachments constitute a request for Conditional Letter of Map Revision for the
Saguaro Springs property located in Section 18 and portions of Sections 17 and 19 of Township
12 South, Range 12 East, and Section 13, of Township 12 South, Range 11 East, Gila & Salt
River Base and Meridian, within the Town of Marana in Pima County, Arizona. A portion of
Saguaro Springs is designated as Zone AO on the currentiy effective Flood Insurance Rate Map
for Pima County Arizona (Map 0401900995, February 8, 1999). Per the attached USGS paper,
Delineation of Flood Hazards in the Marana Quadrangle, Pima County, Arizona, the Zone AO
designation" is the result of runoff from the foothills to the south. "This request is based upon
proposed drainage improvements to convey the 100 -year peak discharge from offsite (foothills
to the south) and onsite watersheds through the proposed Saquaro Springs residential
development. Complete FEMA forms, Saguaro Springs Infrastructure Plans and the Master
Drainage Study for Saguaro Springs are attached in support of this request.
A review fee of $4,000.00 will be forwarded to the Fee -Collection System Administrator. Please
contact me if you have any questions or comments. Thank you for your consideration of this
CLOMR request. '
i
i
r
i
t
Saguaro Bloom F-1
Specific Plan
Legend
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The
------------The illustration is an ARTIST'S CONCEPTION based upon i
land uses permitted when the rendering was made and is
meant to serve only as a general guide and will differ to
some extent if and when completed. This illustration is not
to scale and should not be relied upon to establish the
relative locations of, or distances between, any depicted
facilities. All plans are subject to change without notice
and there is no guarantee that the illustrated concept will
be accomplished or completed. Not all financial arrange-
mentsrequired to ensure completion of proposed facilities
have been obtained or approved. Nothing shown here
shall obligate the owners to develop the land as shown.
Appendix G: Illustrative Lotting Exhibit
Saguaro Bloom G-1
Specific Plan