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Saguaro Ranch
Specific Plan
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
Northlight Trust I
1 Grand Central Place
60 East 42nd Street, Room 2800
New York, New York 10165-2802
Telephone: (212)-247-0330
Prepared by:
The Planning Center
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone: (520) 623-6146
With assistance from:
Rick Engineering
3945 East Fort Lowell Road
Tucson, Arizona 85712
Telephone: (520) 795-1000
PCZ1409-001
July 2015
Administrative Change: June 2019
Saguaro Ranch Specific Plan
Table of Contents i
Section I. Introduction ....................................................................................................................1
A. Background .................................................................................................................................................. 2
Section II. Development Capability Report ...................................................................................7
A. Purpose and Intent ....................................................................................................................................... 8
B. Existing Land Uses ....................................................................................................................................... 8
1. Site Location ....................................................................................................................................... 8
2. Existing On-Site Land Use and Zoning ............................................................................................ 11
3. Conditions on Properties within a One-Quarter Mile Radius ........................................................... 11
4. Well Sites within 100 Feet of the property ........................................................................................ 17
C. Topography and Slope ............................................................................................................................... 18
1. Hillside Conservation Areas.............................................................................................................. 18
2. Rock Outcrops .................................................................................................................................. 18
3. Slopes of 15% or Greater ................................................................................................................. 18
4. Other Significant Topographic Features ........................................................................................... 18
5. Pre-Development Cross-Slope ......................................................................................................... 18
D. Hydrology.................................................................................................................................................... 21
1. Off-Site Watersheds ......................................................................................................................... 21
2. On-Site Hydrology............................................................................................................................. 23
E. Vegetation................................................................................................................................................... 31
1. Vegetative Communities and Associations On-Site......................................................................... 31
2. Significant Cacti and Groups of Trees .............................................................................................. 33
3. Special-Status Plant Species ........................................................................................................... 33
4. Vegetative Densities by Percentage of Plant Cover ........................................................................ 34
F. Wildlife ........................................................................................................................................................ 37
1. Letter from Habitat Specialist ............................................................................................................ 37
2. Arizona Game and Fish Department Environmental Review .......................................................... 37
G. Soils and Geology ...................................................................................................................................... 39
H. Viewsheds .................................................................................................................................................. 43
1. Viewsheds Onto and Across the Site ............................................................................................... 43
2. Area of High Visibility from Adjacent Off-Site Locations .................................................................. 43
I. Traffic Circulation and Road System ......................................................................................................... 50
1. Existing and Proposed Off-Site Streets ............................................................................................ 50
2. Existing Access and Rights-of-Way ................................................................................................. 50
3. Roadway Improvements ................................................................................................................... 50
4. Existing and Proposed Intersections ................................................................................................ 50
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their Connections with Arterial
Streets, Parks and Schools .............................................................................................................. 51
J. Recreation and Trails ................................................................................................................................. 53
1. Open Space, Recreation Facilities, Parks and Trails ....................................................................... 53
K. Cultural Resources ..................................................................................................................................... 55
1. General Information .......................................................................................................................... 55
Saguaro Ranch Specific Plan
Table of Contents ii
2. Locations of Archaeological Artifacts ................................................................................................ 55
L. McHarg Composite Map ............................................................................................................................ 57
Section III. Development Plan ...................................................................................................... 60
A. Purpose and Intent ..................................................................................................................................... 61
B. Design Principles and Vision ...................................................................................................................... 61
C. Relationship to Adopted Plans ................................................................................................................... 61
1. Marana General Plan ........................................................................................................................ 61
2. Marana Strategic Plan ...................................................................................................................... 64
3. Adjoining Development Compatibility ............................................................................................... 65
D. Land Use Concept Plan ............................................................................................................................. 65
E. Circulation Concept Plan ............................................................................................................................ 74
F. Open Space, Recreation and Trails Concept ............................................................................................ 74
G. Landscape Concept ................................................................................................................................... 78
1. Native Plant Preservation ................................................................................................................. 78
H. Grading Concept ........................................................................................................................................ 78
I. Post Development Hydrology..................................................................................................................... 81
1. Conceptual Development Plan Response to Hydrologic Characteristics: ....................................... 81
2. Encroachment and Modification of Drainage Patterns: ................................................................... 81
3. Engineering and Design Features to be Used to Address Drainage and Erosion Problems:......... 81
4. Potential Drainage Impacts to Off-site Land Uses Upstream and Downstream: ............................ 82
5. Conceptual Development Plan Conformance with Area Plan, Basin Management Plans and Town
Policies: ............................................................................................................................................. 83
J. Cultural Resources ..................................................................................................................................... 86
K. Public Services and Utilities ....................................................................................................................... 86
1. Police Service ................................................................................................................................... 86
2. Fire Service ....................................................................................................................................... 86
3. Schools ............................................................................................................................................. 88
4. Water ................................................................................................................................................. 88
5. Wastewater ....................................................................................................................................... 90
6. Other Private Utilities ........................................................................................................................ 90
7. Sanitation and Recycling Services ................................................................................................... 90
Section IV. Development Regulations ........................................................................................ 92
A. Purpose and Intent ..................................................................................................................................... 93
B. General Provisions ..................................................................................................................................... 93
1. Applicable Codes .............................................................................................................................. 93
2. Additional Uses ................................................................................................................................. 93
C. Development Standards ............................................................................................................................. 94
1. Land Use Standards ......................................................................................................................... 94
2. Landscaping ...................................................................................................................................... 97
3. Landscape Standards ....................................................................................................................... 98
4. Parking .............................................................................................................................................. 98
Saguaro Ranch Specific Plan
Table of Contents iii
5. Lighting .............................................................................................................................................. 98
6. Signage ............................................................................................................................................. 98
D. Single Family Residential Detached Housing Design Standards.............................................................. 98
1. Individual Lot Landscaping ............................................................................................................... 98
E. Town of Marana Subdivision Requirements .............................................................................................. 99
1. Provision of Recreational Area ......................................................................................................... 99
2. Open Space Ownership ................................................................................................................... 99
3. Off-Site Trail Access and Maintenance ............................................................................................ 99
Section V. Implementation and Administration ....................................................................... 100
A. Purpose .................................................................................................................................................... 101
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town Zoning Regulations ..... 101
2. General Implementation Responsibilities ....................................................................................... 101
3. Interpretation ................................................................................................................................... 101
4. Development Review Procedures .................................................................................................. 102
5. Specific Plan Amendments ............................................................................................................. 102
6. Administrative Change .................................................................................................................... 102
7. Substantial Change ........................................................................................................................ 103
Section VI. Appendices .............................................................................................................. 104
A. Bibliography .............................................................................................................................................. 105
List of Exhibits
Exhibit I.A.1: Administrative Change 1 Area ....................................................................................................... 3
Exhibit I.A.2: Overall Saguaro Ranch Specific Plan Area .................................................................................. 4
Exhibit I.A.3: Regional Context ........................................................................................................................... 5
Exhibit I.A.4: Local Context ................................................................................................................................. 6
Exhibit II.B.1: Site Location ............................................................................................................................... 10
Exhibit II.B.3.a: Existing Zoning ........................................................................................................................ 12
Exhibit II.B.3.b: General Plan Designations ...................................................................................................... 14
Exhibit II.B.3.c: Existing Land Use ..................................................................................................................... 16
Exhibit II.C.3: Topography and Slope ............................................................................................................... 20
Exhibit II.D.1: Off-Site Watersheds ................................................................................................................... 26
Exhibit II.D.2: Existing Hydrology (Sheet 1 of 2) ............................................................................................... 27
Exhibit II.D.2: Existing Hydrology (Sheet 2 of 2) ............................................................................................... 28
Exhibit II.D.2.c: FEMA FIRM (Sheet 1 of 2) ....................................................................................................... 29
Exhibit II.D.2.c: FEMA FIRM (Sheet 2 of 2) ....................................................................................................... 30
Exhibit II.E.1: Vegetation Communities ............................................................................................................. 35
Exhibit II.E.2: Site Resource Inventory .............................................................................................................. 36
Exhibit II.F.2: AGFD Online Environmental Review .......................................................................................... 38
Exhibit II.G.1: Soil Classifications ...................................................................................................................... 42
Exhibit II.H.1.a: Photo Key Map ........................................................................................................................ 45
Exhibit II.H.1.b: Site Photos ............................................................................................................................... 46
Exhibit II.H.1.b: Site Photos (cont.) ................................................................................................................... 47
Exhibit II.H.1.b: Site Photos (cont.) .................................................................................................................... 48
Exhibit II.H.2: Visibility ........................................................................................................................................ 49
Exhibit II.I.1: Traffic ............................................................................................................................................. 52
Exhibit II.J.1: Parks and Trails ........................................................................................................................... 54
Saguaro Ranch Specific Plan
Table of Contents iv
Exhibit II.K.1: Archaeological Records Search ................................................................................................. 56
Exhibit II.L.1: McHarg Composite Map (Sheet 1 of 2) ...................................................................................... 58
Exhibit II.L.1: McHarg Composite Map (Sheet 2 of 2) ...................................................................................... 59
Exhibit III.D.1: Conceptual Development Plan (Sheet 1 of 3) ........................................................................... 68
Exhibit III.D.1: Conceptual Development Plan (Sheet 2 of 3) ........................................................................... 69
Exhibit III.D.1: Conceptual Development Plan (Sheet 3 of 3) ........................................................................... 70
Exhibit III.D.2: Illustrative Site Plan (Sheet 1 of 3) ............................................................................................ 71
Exhibit III.D.2: Illustrative Site Plan (Sheet 2 of 3) ............................................................................................ 72
Exhibit III.D.2: Illustrative Site Plan (Sheet 3 of 3) ............................................................................................ 73
Exhibit III.F.1: Community Center Concept ...................................................................................................... 76
Exhibit III.F.2: Public Trail Easement (Conceptual Only) .................................................................................. 77
Exhibit III.H: Desert Tortoise Conservation ....................................................................................................... 79
Exhibit III.I.1: Post Development Hydrology (Sheet 1 of 2) ............................................................................... 84
Exhibit III.I.1: Post Development Hydrology (Sheet 2 of 2) ............................................................................... 85
Exhibit III.K.2: Fire Service and Schools ........................................................................................................... 87
Exhibit III.K.4: Water Service Letter .................................................................................................................. 89
Exhibit III.K.5: Existing Sewer Facilities ............................................................................................................ 91
List of Tables
Table II.E.1: Species list of plant species observed on site. ............................................................................. 32
Table II.E.3: USFWS List of Plant Species for Pima County ............................................................................. 33
Saguaro Ranch Specific Plan
Introduction I-1
Section I. Introduction
Saguaro Ranch Specific Plan
Introduction I-2
A. Background
The Saguaro Ranch Specific Plan (SRSP) is a ±564-acre property located at the eastern
edge of the Town of Marana. The original specific plan area approved in August of 2015 per
Ordinance No. 2015.016 was approximately ±507 acres. Administrative Change 1 of the
SRSP added an additional 57 acres to the total specific plan area. The property is
approximately 20 miles north of Downtown Tucson nestled among the southeastern foothills
of the Tortolita Mountains. Saguaro Ranch represents an opportunity to plan and develop a
special and unique community in a stunning Sonoran Desert landscape. Eighty percent of
Saguaro Ranch will remain as dedicated open space. Significant portions of the proposed
open space are contained in the areas with rock outcrops and steeper slopes.
Saguaro Ranch was initially envisioned and purchased by developer Stephen Phinny of
Saguaro Ranch Investments, LLC. The Town of Marana and the site’s previous owners,
Title Security Agency of Arizona and Saguaro Ranch Investments, LLC entered in to a pre-
annexation development agreement (PADA) in 2003, which included two amendments
recorded in the office of the Pima County Recorder as Docket 12278, Page 3161 and Docket
12358, Page 2953. The site was annexed by the Town on July 11, 2003 (Marana Ordinance
No. 2003.14). Additionally, Marana Ordinance 2004.01 approved the annexation of
Saguaro Ranch East. The initial plan for the property included 180 single family homes and
featured secluded properties that were only accessible by a tunnel that was created by
blasting through a hillside at the northern end of Thornydale Road. To date, 49 of the initial
180 platted lots have been sold, nine homes have been built. In 2011, the downturn in the
real estate market forced the original developer to file for Chapter 11 Bankruptcy, and the
property was returned to the largest secured creditor, Kennedy Funding. In 2013, 131 of the
original platted lots on the property were purchased by the current property owners.
Initially, Saguaro Ranch was planned for a variety of uses including a once imagined luxury
spa for residents that now sits on the southern parcel of the plan (hereby referred to as Lot
50) as an unfinished concrete foundation. North of the unfinished spa, McClintock’s
restaurant was opened in 2007 and operated for four years before closing. The cost of
providing remote infrastructure and luxury amenities combined with the slow sale of
individual residential lots due to an economic downturn has been a challenging obstacle to
implementing the original vision and intent of Saguaro Ranch. This specific plan is the
framework for overcoming the factors limiting development of Saguaro Ranch. It provides
the flexibility needed to develop a vibrant desert-getaway community that widens the
potential market of buyers by offering a variety of lot sizes at a high level of quality that
continues to honor the heritage of environmental stewardship of the Sonoran Desert so
revered in crafting the original vision for Saguaro Ranch.
Given its rugged terrain, the Saguaro Ranch Specific Plan (SRSP) proposes to cluster
development in the most optimal locations to manage infrastructure and development costs
and to preserve native vegetation and views. This site analysis was prepared for Saguaro
Ranch in order to assess the development capabilities for the property.
See Exhibit I.A.3: Regional Context and Exhibit I.A.4: Local Context.
Saguaro Ranch Specific Plan
Introduction I-3
Administrative Change 1 to the Specific Plan:
This administrative change added two separate parcels to the west totaling 57 acres that were
formerly included within Dove Mountain. They are referred to as the “Transfer Parcels” in the
administrative change approval at the front of this specific plan. The north Transfer Parcel
(APN: 219-09-002L) is 23.98 acres adjacent to the west side of Saguaro Ranch Lot 50. The
south Transfer Parcel (APN: 219-09-002N) is a 33.03-acre parcel located north of the Tapestry
Specific Plan and adjacent to the western edge of Saguaro Ranch at the northern terminus of
the Thornydale Road public right-of-way (see Exhibit I.A.1 below). Both parcels have been de-
annexed from the Dove Mountain CC&R’s and sold to the owners of Saguaro Ranch, bringing
the total acreage of the Saguaro Ranch Specific Plan to 564 total acres (see Exhibit I.A.2:
Overall Saguaro Ranch Specific Plan Area).
Exhibit I.A.1: Administrative Change 1 Area
Minor text and exhibit revisions were made to the Development Plan and Development
Regulations sections in response to this administrative change. Within the Development
Capability Report starting on page 7, see text entitled Administrative Change 1 to the
Specific Plan at the beginning of each subsection for a brief site analysis of the 57 additional
acres.
North Transfer
Parcel:
219-09-002L
23.98 acres
South Transfer
Parcel:
219-09-002N
33.03 acres
Saguaro
Ranch
Lot 50
Thornydale Road
public right-of-way
Tapestry Specific Plan
Saguaro Ranch Specific Plan
Introduction I-4
Exhibit I.A.2: Overall Saguaro Ranch Specific Plan Area
Saguaro Ranch Specific Plan
Introduction I-5
Exhibit I.A.3: Regional Context
Saguaro Ranch Specific Plan
Introduction I-6
Exhibit I.A.4: Local Context
Saguaro Ranch Specific Plan
Development Capability Report II-7
Section II. Development Capability Report
Saguaro Ranch Specific Plan
Development Capability Report II-8
A. Purpose and Intent
The primary purpose of the Development Capability Report section of the Saguaro Ranch
Specific Plan is to identify the site’s opportunities, constraints and various physical
characteristics, the analysis of which will provide a means whereby development is designed
in a sensitive and responsive manner to the physical conditions of the site. Information for this
section was compiled from a variety of sources, including site visits, referencing topographic,
hydrological, archaeological and traffic analyses, and correspondence with staff from the local
jurisdictions. The Development Capability Report follows the Town of Marana requirements
provided in the Town of Marana Land Development Code.
Pursuant to such requirements, information on the following physical components of the site
was compiled to assess the suitability of the property for development:
• Existing structures, roads and other development
• Topography and slope analyses
• Hydrology and water resources
• Vegetation and wildlife habitat
• Geology and soils
• Viewsheds
• Cultural resources
• Existing infrastructure and public services
B. Existing Land Uses
This section of the Development Capability Report identifies existing zoning, land use and
structures on-site and on surrounding properties, as well as other proposed development in the
project vicinity.
1. Site Location
The project site is situated within the eastern limits of the Town of Marana in Township
11 South, Range 13 East, Sections 17, 19 and 20. The property lies approximately 2.5
miles north of Tangerine Road and is accessed by Thornydale Road. Thornydale
transitions into Old Ranch House Road after travelling through a tunnel which cuts
through a hillside at the southern end of Saguaro Ranch.
The site borders the Dove Mountain Specific Plan on its western edge and on the
western half of the northern property boundary. The Tortolita Mountain Park abuts the
remainder of the northern property boundary. Tortolita Mountain Park was recently
expanded and is now adjacent to the eastern boundary as well. There are several other
vacant Saguaro Ranch parcels surrounding the southern portion of the amended SRSP
in addition to privately held land adjacent to the east side of the south Transfer Parcel
and located outside of Saguaro Ranch in unincorporated Pima County. The site is
Saguaro Ranch Specific Plan
Development Capability Report II-9
comprised of 21 assessor’s parcels including the 19 original specific plan parcels and
the 2 Transfer Parcels from Dove Mountain for a total of approximately 564 acres. See
Exhibit I.A.1: Administrative Change 1 Area, Exhibit I.A.2: Overall Saguaro Ranch
Specific Plan Area and Exhibit II.B.1: Site Location.
Saguaro Ranch Specific Plan
Development Capability Report II-10
Exhibit II.B.1: Site Location
Saguaro Ranch Specific Plan
Development Capability Report II-11
2. Existing On-Site Land Use and Zoning
The existing Town of Marana zoning designation on the property is RD-180, “Rural
Development”, which is intended to protect and preserve the character, and to promote
orderly development of more rural areas. This specific plan will allow for approximately
162 units of one- and two-story single-family residential use on ±564 acres of property,
which will result in a density less than 0.30 RAC (residences per acre).
In addition to the Halle residence, which sits on a 4.2-acre parcel located at 14454 N.
Old Ranch House Road, the site of the former restaurant “McClintock’s” is the only other
finished structure on the property. There is also a cement foundation approximately
300 feet south of the former restaurant that was intended to be the site of additional
development.
3. Conditions on Properties within a One-Quarter Mile Radius
a. Zoning
The zoning designations of surrounding properties, as depicted in Exhibit II.B.3.a
are as follows:
North: Town of Marana F (Dove Mountain Specific Plan) and Pima
County IR (Institutional Reserve)
South: Town of Marana RD-180 (Rural Development) and Pima
County RH (Rural Homestead)
East: Pima County RH (Rural Homestead) and IR (Institutional
Reserve)
West: Town of Marana F (Dove Mountain Specific Plan)
Saguaro Ranch Specific Plan
Development Capability Report II-12
Exhibit II.B.3.a: Existing Zoning
Saguaro Ranch Specific Plan
Development Capability Report II-13
b. General Plan Land Use
The 2010 Town of Marana General Plan indicates the entire site is designated
RD-180, Rural Development Zoning District, which allows for a minimum lot
size of 180,000 square feet. The surrounding general plan designations within
one-quarter mile of the site, as depicted in Exhibit II.B.3.b are as follows:
North: Town of Marana Master Planning Area and Park
South: Town of Marana Rural Density Residential
East: Pima County Resource Transition (RT) and Park
West: Town of Marana Master Planning Area
Saguaro Ranch Specific Plan
Development Capability Report II-14
Exhibit II.B.3.b: General Plan Designations
Saguaro Ranch Specific Plan
Development Capability Report II-15
c. Existing Land Uses
The land uses of surrounding properties within one-quarter mile, as depicted in
Exhibit II.B.3.c: Existing Land Uses are as follows:
North: Tortolita Mountain Park, Dove Mountain Specific Plan
South: Saguaro Ranch Phase II and Phase III
East: Tortolita Mountain Park, Vacant Land
West: Dove Mountain Specific Plan
Saguaro Ranch Specific Plan
Development Capability Report II-16
Exhibit II.B.3.c: Existing Land Use
Saguaro Ranch Specific Plan
Development Capability Report II-17
d. Number of Stories of Existing Structures
There is one existing single-story residence and one vacant single story structure on
the site. The vacant structure is the former site of “McClintock’s” restaurant. There is
also a cement foundation approximately 300 feet south of the former restaurant that
was originally intended for use but was never developed into a structure. There are
no two-story single-family residential homes located within a quarter-mile of the site.
e. Pending and Conditional Rezonings
There are no pending or conditional rezonings of properties within one-quarter mile
of the site.
f. Subdivision/Development Plans Approved
Approved projects related to Saguaro Ranch include the following:
• PRV0307-002 Saguaro Ranch Lots 9-52, Blocks 1-4,
• PRV0502-002 Saguaro Ranch South Amended
• PRV0502-003 Saguaro Ranch T-Bench Bar, Lots 1-8
• PRV0607-003 Saguaro Ranch II, Lots 50, 51, 53-65
• PRV0705-001 Saguaro Ranch IIIA
• PRV0802-001 Saguaro Ranch 1B
• DPR0402-002 Saguaro Ranch Guest Ranch Development Plan
.
Approved projects in the Canyon Pass area are as follows:
• PRV9809-001 Canyon Pass at Dove Mountain, Lots 1-48
• PRV9908-001 Canyon Pass II
• PRV0004-001 Canyon Pass III, Lots 111-181
• PRV0312-002 Canyon Pass IIIB, Lots 172-176
• PRV0010-001 Canyon Pass IVA
• PRV0204-004 Canyon Pass IVB
• PRV0512-003 Canyon Pass V
g. Architectural Styles of Adjacent Development
Existing homes in the area are rural custom-home type single-family residences with
southwest and ranch architectural style.
4. Well Sites within 100 Feet of the property
According to Pima County Geographic Information Systems and the Arizona
Department of Water Resources, well #805925 is located along the site boundary
bordering Tortolita Mountain Park, and approximately 600 feet north of Old Ranch
Saguaro Ranch Specific Plan
Development Capability Report II-18
House Road. There are no other wells located on-site, or within 100 feet of the property.
See Exhibit II.B.3.c: Existing Land Uses.
C. Topography and Slope
Topographic relief ranges from approximately 3,100 feet in the southern section of property
known as “Lot 50” to approximately 4,020 feet in the northern-most portion of the property.
Three unnamed washes cross a portion of the northern section of the property. One wash with
a peak flow of under 500 CFS run concurrently with the property boundary of Lot 50. Prospect
Wash crosses the southeastern corner of the north property with peak flows from 1000-2000
CFS. Existing topography at 40’ contour intervals is shown on Exhibit II.C.1: Topography and
Slope.
1. Hillside Conservation Areas
There are level 1 restricted peaks and ridges located at the northern and central
sections of the future Ranchette portion of the property, and in the eastern part of Lot
50 (see Exhibit II.C.3: Topography and Slope). According to Title 19 of the Town of
Marana Land Development Code, all development is subject to a 300-foot building
setback from each peak or ridge designated as protected.
2. Rock Outcrops
There are rock outcrops throughout the site. See Exhibit II.E.2: Site Resource Inventory.
3. Slopes of 15% or Greater
A significant portion of the property has slopes greater than 15 and 25 percent. The
steeper slopes in the northern portion of the site are mainly located in the western part
of the property. The steeper slopes in the Lot 50 portion of the site are mainly located
along the eastern edge of the property. The surface slope of the property is shown on
Exhibit II.C.3: Topography and Slope.
4. Other Significant Topographic Features
Saguaro Ranch contains protected peaks and ridges as shown on Exhibit II.C.3:
Topography and Slope. The Saguaro Ranch Specific Plan avoids protected peaks and
ridges and seeks to minimize development on steep slopes wherever possible.
5. Pre-Development Cross-Slope
The average cross-slope of the property is approximately 38.9% excluding the two
Transfer Parcels. See Dove Mountain Specific Plan section II.D: Topography and
Slope Analysis for the existing topography of the Transfer Parcels. The calculation
below is based on the original SRSP acreage of 507 total acres prior to Administrative
Change 1.
Saguaro Ranch Specific Plan
Development Capability Report II-19
The pre-development cross slope calculation and values used are as follows:
Cross-slope = (I x L x 0.0023) / A
Where:
I = contour interval (2’)
L = total length of contours (4,294,388’)
0.0023 = conversion of “square feet” into “acres x 100”
A = total site area in acres (507)
Saguaro Ranch Specific Plan
Development Capability Report II-20
Exhibit II.C.3: Topography and Slope
Saguaro Ranch Specific Plan
Development Capability Report II-21
D. Hydrology
The following site hydrology information was analyzed and prepared by Rick Engineering
Company. All hydrology information is for planning purposes only and is subject to
verification/modification via the drainage report with supporting calculations based on then
existing and proposed conditions at the time of subdivision platting.
1. Off-Site Watersheds
North Parcels
a. Off-Site Watersheds
There are four (4) off-site (OS) watersheds that affect the north parcels of the project
(see Exhibit II.D.1: Off-Site Watersheds). OS-1 enters the project near the northeast
corner and is conveyed through the project. Smaller watersheds (associated with
concentration points OS-2 and OS-3) also enter the north parcels near the northeast
corner of the project and are conveyed through the eastern portion of the site. The
Prospect Wash (concentration point OS-4) crosses through the north parcels near
the southeast corner of the north parcels.
The nature and quantity of these off-site flows will be further evaluated in the drainage
report(s) prepared for the development of the site. The necessary improvements to
convey the flows will be determined at that time and will be incorporated into the
drainage improvements for the development.
b. Off-site features that may affect or be affected by the site
The offsite watersheds impacting the north parcels are undeveloped and are
encompassed by the Tortolita Mountain Park. The existence of this natural, publicly
administered park indicates that the offsite watersheds impacting the north parcels
will remain natural for the foreseeable future. The areas downstream and to the south
of the main portion of the north parcels are natural and unsubdivided or platted as a
low-density residential subdivision (Saguaro Ranch III). Flows entering and exiting
the north parcels will do so in a manner similar to existing conditions, in compliance
with Town of Marana floodplain regulations, and will not adversely impact adjacent
properties.
c. Upstream Off-Site Watershed Discharges
OS-1 has a contributing area of 219-acres and a peak discharge of 950 cfs. The off-
site watersheds contributing flows to Wash V have a contributing area of 7.8-acres
and peak discharge of 54 cfs at CP OS-2 and a peak discharge of 95 cfs at CP OS-
3 (with a contributing area of 16.3-acres). The off-site watershed associated with the
Prospect Wash has a contributing area of 427.5-acres and a peak discharge of 1758
cfs at concentration point (CP) OS-4.
Saguaro Ranch Specific Plan
Development Capability Report II-22
The reported peak discharges were taken from approved studies, reports, and plans
or were calculated based on Pima County methodology in accordance with
methodology presented in Drainage Report for Saguaro Ranch by Rick Engineering,
September 30, 2003. See Exhibit II.D.1: Off-Site Watersheds for the watersheds and
concentration points described above.
Lot 50 – Saguaro Ranch II
a. Off-Site Watersheds
There are three (3) off-site watersheds that affect Lot 50 (see Exhibit II.D.1: Off-Site
Watersheds). Wash I enters Lot 50 across the west property line, flows in a southerly
direction, and leaves Lot 50 by flowing across the western property line. Off-site flows
from the north (CP OS-5 and OS-6) are conveyed across Conrad’s Way or are
conveyed below the roadway by a culvert structure. Wash II-C enters Lot 50 near
the northeast corner and is conveyed through the project, leaving the project across
the east boundary. Offsite flows from OS-5 drain to Wash II-C and OS-6 drains to
Wash I.
The nature and quantity of these off-site flows will be further evaluated in the drainage
report(s) prepared for the development of the site. The necessary improvements to
convey the flows will be determined at that time and will be incorporated into the
drainage improvements for the development.
b. Off-site features that may affect or be affected by the site
There are several off-site man-made features that impact the site. These include
Conrad’s Way located along the northern boundary and Old Ranch House Road
located along the eastern boundary. The roadway improvements limit the quantity
and location of flows onto the site through the use of culverts, channels and other
drainage structures. An existing culvert conveys a portion of flows at CP OS-6
adjacent to the Conrad’s Way ROW and discharges to Wash I.
c. Upstream Off-Site Watershed Discharges
The off-site watershed associated with Wash I has a contributing area of 140-acres
and a peak discharge of 728 cfs at concentration point (CP) I. Wash II-C has a
contributing area of 17.2-acres and a peak discharge of 120 cfs at CP OS-5, at its
discharge across the north boundary of Lot 50 and across Conrad’s Way. The other
off-site watershed discharging across the north property line has a peak discharge of
95 cfs at CP OS-6, with associated contributing area of 13.2-acres.
The reported peak discharges were taken from approved studies, reports, and plans
or were calculated based on Pima County methodology in accordance with
methodology presented in Drainage Report for Saguaro Ranch by Rick Engineering,
Saguaro Ranch Specific Plan
Development Capability Report II-23
September 30, 2003. See Exhibit II.D.1: Off-Site Watersheds for the watersheds and
concentration points described above.
2. On-Site Hydrology
North Parcels
The north parcels have eight (8) onsite watersheds as delineated on Exhibit II.D.2:
Existing Hydrology. Watersheds 1 through 7 generally drain from the north to south.
Watershed 8 generally drains to the north and discharges to the existing low-density
residential subdivision (Dove Mountain) to the north.
This project is located in a critical basin (Tortolita Basin) as defined by the map entitled
“Critical Basins within Unincorporated Pima County”, effective March 15, 2007.
a. On-Site Regulatory Floodplains:
The north parcels are impacted by various regulatory floodplains as shown on Exhibit
II.D.2: Existing Hydrology. Many of the on-site regulatory floodplains were studied
and delineated by Rick Engineering with the Drainage Report for Saguaro Ranch,
September 30, 2003, previously approved by Pima County. Additional analysis has
been performed to delineate regulatory floodplains to include those with a 100-year
discharge of 50 cfs or greater, in accordance with Town of Marana requirements.
b. Ar eas of Sheet Flooding and Average Depths:
The north parcels are not impacted by sheet flooding. The relatively steep slopes
and mountainous terrain throughout the project and associated high runoff velocity
has encouraged runoff to form defined drainage paths.
c. Federally Mapped Floodways and Floodplains:
According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1060L
(effective June 16, 2011), there are no Federally Mapped Floodways and Floodplains
on the north parcels. The entire project is located within Zone X, “areas determined
to be outside the 0.2% annual chance floodplain”. Refer to Exhibit II.D.2.c: FEMA
FIRM for the location of mapped floodplains within the vicinity.
d. 100-Year Peak Discharges:
Onsite Watershed 1 generates approximately 165 cfs. Watershed 2 has a cumulative
discharge of 554 cfs at CP 2.1. Watershed 3 has a cumulative discharge of 1320 cfs
at CP II-2 (per Drainage Report for Saguaro Ranch by Rick Engineering, September
30, 2003). Watershed 4 has a cumulative discharge of 181 cfs at CP 4-1 (where it
discharges across the north parcels south boundary) and 216 cfs at CP 4-2 at its
confluence with the Prospect Wash (per Drainage Report for Saguaro Ranch Phase
III by Rick Engineering, May 31, 2006). Watershed 5 has a cumulative discharge of
Saguaro Ranch Specific Plan
Development Capability Report II-24
92 cfs at CP 5-1 (where it discharges across the north parcels south boundary) and
137 cfs at CP 5-2 at its confluence with the Prospect Wash (per Drainage Report for
Saguaro Ranch Phase III by Rick Engineering, May 31, 2006). Watershed 6 has a
cumulative discharge of 240 cfs at CP 6-1. Watershed 7 generates approximately
45 cfs that is conveyed across the south boundary. Watershed 8, having a total area
of 65.1-acres, generates approximately 455 cfs that is conveyed across the north
boundary as unconcentrated flow.
See Exhibit II.D.2: Existing Hydrology.
e. Existing Conditions at Downstream Property Boundary:
Runoff from Watersheds 1-7 and off-site runoff conveyed through those watersheds
discharges across the west, south, and east property lines. To the west is natural,
privately owned land. To the south are other portions of the Saguaro Ranch large lot
development (including Lot 50). To the east is the Tortolita Mountain Park, owned
by Pima County. Generally, flows discharge across these downstream boundaries
in natural washes or as unconcentrated flow on steep slopes that flow to the washes
further downstream.
Runoff from Watershed 8 discharges across the north boundary to the adjacent low-
density residential subdivision, primarily as unconcentrated flows. This watershed is
primarily composed of steep slopes and runoff is conveyed to the wash to the north
of this project. There are no defined flows paths or regulatory floodplains within
Watershed 8.
Lot 50 – Saguaro Ranch II
Lot 50 has been divided into two (2) on-site watersheds as delineated on Exhibit II.D.2:
Existing Hydrology. Watersheds 9 generally drain from the east to west. Watershed 10
generally drains from west to east. There is an existing structure with associated site and
drainage improvements in the northeast corner of Lot 50, near the intersection of Old
Ranch House Road and Conrad’s Way.
This project is located in a critical basin (Tortolita Basin) as defined by the map entitled
“Critical Basins within Unincorporated Pima County”, effective March 15, 2007.
a. On-Site Regulatory Floodplains:
Lot 50 is impacted by various regulatory floodplains as shown on Exhibit II.D.2:
Existing Hydrology. The on-site regulatory floodplains associated with Wash I was
previously studied and delineated by Rick Engineering with the Drainage Report for
Saguaro Ranch, September 30, 2003, previously approved by Pima County. Wash
II-C was channelized as part of the development of the Saguaro Ranch Guest Ranch
and was delineated by Rick Engineering in the Drainage Report for Saguaro Guest
Ranch, April 2, 2004. Additional analysis has been performed to delineate regulatory
Saguaro Ranch Specific Plan
Development Capability Report II-25
floodplains to include those with a 100-year discharge of 50 cfs or greater, in
accordance with Town of Marana requirements.
b. Areas of Sheet Flooding and Average Depths:
Lot 50 is not impacted by sheet flooding. The relatively steep slopes and
mountainous terrain throughout the project and associated high runoff velocity has
encouraged runoff to form defined drainage paths.
c. Federally Mapped Floodways and Floodplains:
According to FEMA Flood Insurance Rate Map (FIRM) number 04019C1060L
(effective June 16, 2011), there are no Federally Mapped Floodways and Floodplains
on the north parcels. The entire project is located with Zone X, “areas determined to
be outside the 0.2% annual chance floodplain”. Refer to Exhibit II.D.2.c: FEMA FIRM
for the location of mapped floodplains within the vicinity.
d. 100-Year Peak Discharges:
Onsite Watershed 9 generates approximately 250 cfs. The cumulative discharge at
CP I per Drainage Report for Saguaro Ranch by Rick Engineering, September 30,
2003 (including significant offsite flows) is 728 cfs. Onsite Watershed 10 generates
approximately 95 cfs, while the cumulative discharge at CP 10-1 is 153 cfs (CP
133+00 per Drainage Report for Saguaro Ranch by Rick Engineering, September
30, 2003).
See Exhibit II.D.2: Existing Hydrology.
e. Existing Conditions at Downstream Property Boundary:
Runoff from Watershed 9 discharges across the west property line of Lot 50 to
natural, privately owned land. Watershed 10 discharges to the east across Old
Ranch House Road by means of existing CMP culverts and as sheet flow across
super-elevated roadway sections. Watershed 10 also discharges to the south. In
each case Watershed 10 is discharging to other portions of the Saguaro Ranch
development in a manner consistent with the Drainage Report for Saguaro Ranch by
Rick Engineering, September 30, 2003.
Administrative Change 1 to the Specific Plan
Existing hydrology for the 57 acres from Dove Mountain (Transfer Parcels) can be found
in section II.H: Hydrology and Water Resources of the Dove Mountain Specific Plan.
Saguaro Ranch Specific Plan
Development Capability Report II-26
Exhibit II.D.1: Off-Site Watersheds
Saguaro Ranch Specific Plan
Development Capability Report II-27
Exhibit II.D.2: Existing Hydrology (Sheet 1 of 2)
Saguaro Ranch Specific Plan
Development Capability Report II-28
Exhibit II.D.2: Existing Hydrology (Sheet 2 of 2)
Saguaro Ranch Specific Plan
Development Capability Report II-29
Exhibit II.D.2.c: FEMA FIRM (Sheet 1 of 2)
Saguaro Ranch Specific Plan
Development Capability Report II-30
Exhibit II.D.2.c: FEMA FIRM (Sheet 2 of 2)
Saguaro Ranch Specific Plan
Development Capability Report II-31
E. Vegetation
Administrative Change 1 to the Specific Plan
See Dove Mountain Specific Plan section II.F: Vegetation for a description of the vegetative
characteristics of the Transfer Parcels.
1. Vegetative Communities and Associations On-Site
The project site is located in the southeastern foothills of the Tortolita Mountains and
contains native vegetation that is typical of that found in the Arizona Sonoran Desert.
The site drains from the northeast to southwest and there are well-defined washes
running through the northeastern portion of the property. The property occurs within
the Arizona Upland subdivision of the Sonoran Desertscrub biotic community (Brown
and Lowe 19801). Existing vegetation is categorized into two distinct communities; Palo
Verde – Mixed Cacti, in the uplands, and Sonoran Riparian Scrub growing along the
washes (Pima County GIS 2014). See Exhibit II.E.1: Vegetation Communities.
a. Arizona Upland Subdivision, Palo Verde-Mixed Cactus series:
A Site Resource Inventory was completed in accordance with Town of Marana
requirements (See Exhibit II.E.2). Existing upland vegetation across the property is
diverse in vegetation species composition and structure. Dominant species on the
property include foothill palo verde (Parkinsonia microphylla), creosotebush (Larrea
tridentata), triangle-leaf bursage (Ambrosia deltoidea), brittle bush (Encilia farinose),
ocotillo (fouquieria splendens), barrel cacti (Ferocactus wislizenii), saguaro
(Carnegiea gigantea), cholla species (Opuntia sp.), prickly pear species (Opuntia sp.)
and a variety of other small cacti. Smaller numbers of blue palo verde (Parkinsonia
florida) and desert ironwood (Olneya tesota) trees are also present. Mature
ironwoods were not noted on the property.
The health of undisturbed upland vegetation on site is generally good to fair. The
saguaro age structure is healthy. Many of the upland trees are exhibiting some signs
of stress due to current drought conditions.
Portions of the site that have been accessed by clearing operations and/or grazing
vary in condition from denude of any significant vegetation to minimal native
understory vegetation. These areas are largely associated with previous ranching
operations and/or grazing limits dictated by fencing.
1 Brown, D.E., and C. Lowe, 1980. Biotic communities – Southwestern United States and Northwestern Mexico. Map. University of Utah
Press. Salt Lake City, Utah.
Saguaro Ranch Specific Plan
Development Capability Report II-32
b. Sonoran Riparian Scrub vegetation:
Sonoran Riparian Scrub vegetation is associated with the wash running through the
northern portion of the property. This community is dominated by mesquite trees
(Prosopis velutina), whitethorn acacia (Vachellia constricta), and foothills paloverde
(Parkinsonia michrophyla).
The exclusive defining factor of the existing riparian vegetation on-site is density. This
vegetation is largely the same species makeup as the upland vegetation but with a
greater density of plant coverage due to the concentrated runoff from rainfall. There
are no species more typically defined as riparian in nature such as Hackberry (Celtis
reticulate) or Cottonwood (Populus sp).
Table II.E.1 presents a list of plants observed during a June 2013 site visit. Also
observed, but not listed, were various bunch grasses and forbs.
Table II.E.1: Species list of plant species observed on site.
SCIENTIFIC NAME COMMON NAME
Ambrosia deltoidea Triangle-leaf bursage
Baccharis sarothroides Desert broom
Carnegiea gigantea Saguaro cactus
Echinocereus sp. Hedgehog cactus
Ferocactus wislizenii Barrel cactus
Fouquieria splendens Ocotillo
Larrea tridentata Creosotebush
Mammillaria microcarpa Pincushion cactus
Olneya tesota Desert ironwood
Opuntia engelmannii Prickly pear cactus
Opuntia fulgida Chain fruit cholla
Opuntia versicolor Staghorn cholla
Parkinsonia microphylla Foothills palo verde
Parkinsonia florida Blue palo verde
Prosopis velutina Velvet mesquite
Saguaro Ranch Specific Plan
Development Capability Report II-33
Senegalia greggii Catclaw acacia
Vachellia constricta White thorn acacia
2. Significant Cacti and Groups of Trees
The saguaro population appears to have a stable age structure, with many young plants
scattered throughout the site, as well as plants well over 30 feet in height, although the
saguaro population on the property is typical for the area. No unusual groups of native
trees or other native vegetation were noted on the property.
3. Special-Status Plant Species
The U.S. Fish and Wildlife Service (USFWS) identifies five plant species in Pima County
that have protection under the Endangered Species Act (ESA) (Table II.E.3)2. None of
these species are expected to occur on the property. In addition, the Arizona Game
and Fish Department’s (AGFD) Heritage Data Management System (HDMS) was
accessed via their On-line Environmental Review Tool, to locate records of occurrence
within 3 miles of the property for these species. The HDMS also includes records for
numerous other species that do not have Endangered Species Act (ESA) protection
(special-status species), and of lands of environmental concern, such as critical habitat
for species with ESA protection and wildlife linkage corridors. The HDMS does not
include records for any plant species with ESA protection. The summary page from the
HDMS review has been included as Exhibit: II.F.2: AGFD Online Environmental
Review.
Marana’s draft Habitat Conservation Plan (HCP) does not include any plant species to
consider.
Table II.E.3: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Plants
Acuña cactus Echinomastus erectocentrus var.
acunensis)
Proposed Endangered
Gooding’s onion Allium gooddingii) Conservation Agreement
Huachuca water umbel Lilaeopsis schaffneriana ssp.
recurva)
Endangered
Kearney’s blue star Amsonia kearneyana) Endangered
2 http://www.fws.gov/southwest/es/arizona/Documents/CountyLists/Pima.pdf
Saguaro Ranch Specific Plan
Development Capability Report II-34
Table II.E.3: USFWS List of Plant Species for Pima County
Common Name Scientific Name ESA Status
Pima pineapple cactus Coryphantha scheeri var.
robustispina)
Endangered
Nichol Turk’s head cactus Echinocactus horizonthalonius
var. nicholii)
Endangered
4. Vegetative Densities by Percentage of Plant Cover
The Pima County GIS (2014) categorizes the upland, Palo Verde – Mixed Cactus
vegetation on the property as medium density, and the Sonoran Riparian Scrub
vegetation along the washes as high density. According to 2014 Pima County GIS
data, the Palo Verde – Mixed Cacti accounts for 496.7 acres and the Sonoran
Riparian Scrub accounts for 6.7 acres. On the site, the high density vegetation
appears to be restricted to the limits of the IRA (Important Riparian Areas). Exhibit
II.E.1 illustrates the vegetative communities found on the property.
Saguaro Ranch Specific Plan
Development Capability Report II-35
Exhibit II.E.1: Vegetation Communities
Saguaro Ranch Specific Plan
Development Capability Report II-36
Exhibit II.E.2: Site Resource Inventory
Saguaro Ranch Specific Plan
Development Capability Report II-37
F. Wildlife
Administrative Change 1 to the Specific Plan
Section II.I: Wildlife of the Dove Mountain Specific Plan contains additional detail about wildlife
on the Transfer Parcels.
1. Letter from Habitat Specialist
a. Presence of any State-listed Threatened or Endangered Species
There are no known occurrences of State-listed threatened or endangered species
within the project area.
b. High Densities of a Given Species
According to the Arizona Game and Fish Department, there is no evidence that high
densities of a given species exist within the project area.
2. Arizona Game and Fish Department Environmental Review
In support of this analysis, the AGFD Heritage Data Management System (HDMS) was
accessed via their On-line Environmental Review Tool, to locate records of occurrence
within 3 miles of the property for these species. The summary page from the HDMS
review has been included as Exhibit: II.F.2: AGFD Online Environmental Review.
The Sonoran Desert Tortoise (Gopherus morafkai) is a candidate for ESA protection.
The HDMS search found that the tortoise occurs within 3 miles of the property. The
tortoise carries a sensitive (S) designation. The species also is listed by the State as
WSC (wildlife of special concern.)
The Golden Eagle (Aquila crysaetos) occurs within 3 miles of the specific plan area and
falls under the federal protection of the Bald and Golden Eagle Protection Act (16 U.S.C.
668(a); 50 CFR 22) which prohibits the taking of any Golden Eagle without a permit.
The eagle also carries a sensitive (S) designation from the BLM.
The Cactus Ferruginous Pygmy-owl (Glaucidium brasilianum cactorum) has been
identified by the HDMS as occurring within three miles of the project site. The owl carries
SC, S and WSC designations.
The property has been identified by the HDMS as a part of the Tucson – Tortolita –
Santa Catalina Mountains Linkage Design wildlife corridor.
Saguaro Ranch Specific Plan
Development Capability Report II-38
Exhibit II.F.2: AGFD Online Environmental Review
Saguaro Ranch Specific Plan
Development Capability Report II-39
G. Soils and Geology
Administrative Change 1 to the Specific Plan
See Dove Mountain Specific Plan sections II.E: Geology and II.G: Soils for a detailed discussion
of the Transfer Parcels soils.
The information provided in this section is based on best data available from the Soil Survey
for Pima County, Arizona, Eastern Part, 1999 and generalized soil maps based on Soil Survey
data available through Pima County Department of Transportation. According to these sources,
the site contains three soil types.
Exhibit II.G: Soil Classifications 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.
Cellar-Lampshire - Rock Outcrop Complex, 15 to 60 percent slopes
This map unit is on moderately steep to steep slopes of hills and mountains. Elevation is 3,400
to 4,000 feet. The mean annual precipitation is 10 to 16 inches, the mean annual air
temperature is 57 to 66 degrees F, and the frost-free period is 180 to 280 days.
This unit is 35 percent Cellar very gravelly sandy loam, 30 percent Lampshire very gravelly
sandy loam, and 25 percent Rock outcrop. The Cellar soils are on the drier south slopes, and
the Lampshire soils are on the wetter north slopes of hills and mountains that have gradients
of 15 to 60 percent.
Included in this unit are areas of Pantak soils that have 18 to 35 percent clay, soils that have
slopes of less than 15 percent, Chiricahua soils that have greater than 35 percent clay, and
soils that have less than 35 percent coarse fragments. Included areas make up about 10
percent of the total acreage.
The Cellar soil is very shallow and shallow and somewhat excessively drained. It formed in
alluvium and colluvium from granite. Typically, the brown to dark brown very gravelly sandy
loam soil is about 10 inches deep over granite. Permeability of the Cellar soil is moderately
rapid. Effective rooting depth is 6 to 20 inches. Depth to unweathered bedrock is 6 to 20 inches.
Available water capacity is very low. Runoff is very rapid. The hazard of water erosion is
moderate to severe, and the hazard of wind erosion is very slight.
The Lampshire soil is very shallow and shallow well drained. It formed in alluvium and colluvium
from igneous and metamorphic rocks. Typically, the surface layer is very dark grayish brown
gravelly sandy loam 2 inches thick. The next layer is very dark gray very gravelly sandy loam 6
inches thick. At 8 inches is unweathered granite. Permeability of the Lampshire soil is
moderate. Effective rooting depth is 4 to 20 inches. Depth to unweathered bedrock is 4 to 20
inches. Available water-holding capacity is very low. Runoff is very rapid. The hazard of water
erosion is moderate to severe, and the hazard of wind erosion is very slight.
Saguaro Ranch Specific Plan
Development Capability Report II-40
Rock outcrop consists of barren rock that occurs as ledges, massive boulder piles, and nearly
vertical cliffs of granite, gneiss, and metamorphic and igneous rock. The higher percentage of
Rock outcrop is in areas near the hilltops and mountaintops.
This unit is used tor rangeland and wildlife habitat. The potential plant community for the Cellar
soil is slender grama, jojoba, paloverde, ocotillo, bush muhly, and janusia. The present
vegetation in most areas is mainly mesquite, slender grama, jojoba, paloverde, ocotillo, bush
muhly, and janusia.
The potential plant community for the Lampshire soil is sideoats, black grama, hairy grama,
slender grama, and sprucetop grama, shrubby buckwheat, and sotol. The present vegetation
in most areas is mainly mesquite, sideoats grama, black grama, hairy grama, slender grama,
and sprucetop grama, shrubby buckwheat, and sotol.
Potential vegetation is dominated by desert shrubs. Important perennial forage potentially
includes bush muhly, slim tridens and big galleta. The majority of perennial forage is provided
by seasonally available browse. Production on this site is limited by shallow soils. Livestock
movement is hindered by steep cobbly slopes. Proper grazing distribution is difficult on these
soils because of steep slopes and the unavailability of water. Overgrazing reduces the plant
cover and increases the rate of erosion.
Encourage uniform grazing on these soils by fencing and developing permanent water. Improve
distribution and utilization by concentrating a high number of livestock on the area for a short
period of time. Stocker-type cattle will utilize forage on steep slopes to a greater degree than
cows with calves. Concentrate management on included soils in drainageways where the
majority of forage is produced. Control erosion and promote forage production with proper
utilization. Provide periodic rest during the growing season to maintain plant vigor and
production. This unit is well suited to desertic herbaceous plants and desertic shrubs and trees
for wildlife. This map unit is in capability subclass VIle, nonirrigated. The Cellar and Lampshire
soils are in the Granitic Hills, 12-16" p.z. range site.
Chiricahua-Lampshire complex, 5 to 15 percent slopes
This map unit is on rolling, low, granitic hills and pediments. Elevation is 3,500 to 5,100 feet.
The mean annual precipitation is 12 to 16 inches, the mean annual air temperature is 59 to 66
degrees F, and the frost-free period is 180 to 230 days.
This unit is 50 percent Chiricahua very gravelly fine sandy loam and 20 percent Lampshire very
gravelly loam. Also in this unit is about 10 percent Rock outcrop. Chiricahua soils are on gently
sloping saddles, and Lampshire soils are on moderately steep shoulders and backslopes. The
Rock outcrop occurs as ledges and boulder piles scattered throughout the unit.
Included in this unit are small areas of Deloro, Oracle, and Romero soils on hills and mountains
and Caralampi soils on fan terraces. Also included are small areas of Keysto and Comoro soils
on stream terraces along drainageways. Included areas make up 20 percent of the total
acreage.
The Chiricahua soil is shallow and well drained. It formed in mixed alluvium and colluvium.
Typically, the surface is covered by 45 percent gravel and cobble. The surface layer is strong
brown very gravelly fine sandy loam 1 inch thick. The subsoil is brown clay and gravelly clay 15
inches thick. Fractured bedrock that has clay in the fractures is at a depth of 16 to 23 inches.
Unweathered granite is at 23 inches. These soils generally are not calcareous. Depth to
Saguaro Ranch Specific Plan
Development Capability Report II-41
bedrock ranges from 10 to 20 inches. In places, bedrock is deeper than typical. In some areas,
the surface layer is very cobbly loam or sandy loam. Permeability of the Chiricahua soil is slow.
Available water capacity is very low. Effective rooting depth is 10 to 20 inches; however, roots
and water may be in fractures to a depth of 60 or more inches. Runoff is medium to rapid, and
the hazard of water erosion is slight. The hazard of wind erosion is very slight.
The Lampshire soil is very shallow and shallow and well drained. It formed in alluvium and
colluvium derived dominantly from granite and gneiss. Typically, the surface is covered by 50
to 65 percent gravel, cobble, and a few stones. The brown very gravelly loam soil is about 10
inches deep over granite. Depth to bedrock ranges from 7 to 12 inches. In some areas, the
surface layer is very cobbly or very stony sandy loam. Permeability of the Lampshire soil is
moderate. Available water capacity is very low. Effective rooting depth is 7 to 12 inches. Runoff
is medium to rapid, and the hazard of water erosion is slight. The hazard of wind erosion is very
slight.
This unit is used mainly for rangeland. The potential plant community on this unit is mainly
sideoats grama, hairy grama, black grama, curlymesquite, and sprucetop grama. The present
vegetation in most areas is mesquite, prickly pear, curlymesquite, and false-mesquite.
This unit is easily traversed by livestock. It produces forage for year-round use. Livestock prefer
this unit to adjacent hills and mountains. Grazing management, including use of fencing and
livestock water developments to control grazing use, can help improve the range condition.
Other suitable range management practices, such as brush management and range seeding,
can help improve range condition. This unit is moderately well suited to desertic herbaceous
plants and desertic shrubs and trees for wildlife. Both of the soils in this map unit are in
capability subclass VIs and the Shallow Upland, 12-16" p.z. range site.
Saguaro Ranch Specific Plan
Development Capability Report II-42
Exhibit II.G: Soil Classifications
Saguaro Ranch Specific Plan
Development Capability Report II-43
H. Viewsheds
1. Viewsheds Onto and Across the Site
The Saguaro Ranch project area is located on the eastern edge of the Town of Marana
limits. Topography within the project area is dominated by slopes that are greater than
15 percent, with a flatter plateau in the east-central portion of the northern property. The
viewsheds to and from the property are of significant topographic features, and the
Tortolita Mountains are north and west of the site. The general landscape is dominated
by natural desert upland vegetation with three washes crossing through the project
area. Viewsheds onto and across the site are primarily dominated by changes in
topography, especially in the more mountainous northern half of the property, in addition
to mature native trees, cacti, and shrubs.
Views of the background from Lot 50 include the Tortolita Mountains surrounding the
site to the north and west with the possibility of a far-off glimpse of the Catalina
Mountains from some vantage points. Views from the North Parcels are likely to
capture spectacular views of the Tortolita, Catalina and Tucson Mountains.
See Exhibit II.H.1.a: Photo Key Map and Exhibit II.H.1.b: Site Photos.
2. Area of High Visibility from Adjacent Off-Site Locations
North: The Tortolita Mountains and Tortolita Mountain Park border the northern portion
of the property, restricting views from the north. Homes exist at the base of the opposite
side of the mountain, bordering the western half of the northern boundary. Otherwise
there is little to no visibility from the trails located in Tortolita Mountain Park, which
borders the eastern half of the northern boundary.
South: A protected ridge that separates the site from vacant Saguaro Ranch property
to the south borders the land adjacent to the south boundary of Lot 50. The steep
ridgeline hinders visibility from the south. Given the higher elevation and the presence
of surrounding hillsides and rocky outcrops, the plateau and 36-acre ranchette areas
will not be visible from the adjacent Saguaro Ranch parcels to the south. Vegetation is
also a limiting factor.
East: A protected ridge also borders the southern portion of the eastern boundary of
Lot 50. The ridge separates the existing Saguaro Ranch Road from Lot 50. Steep
slopes and rocky outcrops also separate the northern half of Lot 50 from Old Saguaro
Ranch Road, obstructing views of the property from the roadway. The area to the east
is mountainous with varying topography and rocky outcrops that limit the views of the
site when looking west. These mountains between Saguaro Ranch and the few existing
homes to the east impede visibility of the site. Vegetation is also a limiting factor.
Saguaro Ranch Specific Plan
Development Capability Report II-44
West: The large mountain range immediately to the west slopes up to a protected
ridgeline that restricts visibility from the golf course residences located on the opposite
side of the mountain.
Essentially, Lot 50 is located in a “bowl-like” area surrounded by mountains and steep
slopes on all sides and is therefore unable to be seen from beyond the boundary limits.
The plateau and 36-acre ranchette areas are also higher in elevation than adjacent
areas and are surrounded by significant topographical features that drastically reduce
and often completely obstruct visibility from adjacent off-site uses. Therefore, there are
no areas of high visibility from adjacent off-site locations.
See Exhibit II.H.2: Visibility.
Saguaro Ranch Specific Plan
Development Capability Report II-45
Exhibit II.H.1.a: Photo Key Map
Saguaro Ranch Specific Plan
Development Capability Report II-46
Exhibit II.H.1.b: Site Photos
Photo 1: View looking west off the site from the
northwestern property boundary of Lot 50.
Photo 2: View near northwestern boundary of Lot 50
looking south.
Photo 3: View near northwestern boundary of Lot
50 portion of the site looking east.
Photo 4: View near northwestern boundary of Lot 50
portion of the site looking north.
Photo 5: View looking west from the western
boundary of the Lot 50 portion of the site.
Photo 6: View looking south from the south-central
portion of Lot 50.
Saguaro Ranch Specific Plan
Development Capability Report II-47
Exhibit II.H.1.b: Site Photos (cont.)
Photo 7: View looking south from the former
McClintock’s site at the northeast corner of Lot 50.
Photo 8: View looking east from the former
McClintock’s site at the northeast corner of Lot 50.
Photo 9: View looking north from the former
McClintock’s site at the northeast corner of Lot 50.
Photo 10: View looking north from the east-central
portion of the Plateau toward the boundary of
Tortolita Mountain Park.
Photo 11: View looking southwest on Tortolita
Estates Drive from east-central portion of the
Plateau.
Photos 12: View looking east from the east-central
portion of the Plateau.
Saguaro Ranch Specific Plan
Development Capability Report II-48
Exhibit II.H.1.b: Site Photos (cont.)
Photo 13: View looking south from the east-central
portion of the Plateau.
Photo 14: View looking east from Tortolita Estates
Drive near the southeast portion of the Plateau.
Photo 15: View looking southeast on Tortolita
Estates Drive in the southeast portion of the
Plateau.
Photo 16: View looking northwest from the southeast
portion of the Plateau on Tortolita Estates Drive.
Photo 17: View looking west across southeast
portion of the Plateau.
Photos 18: View of the Plateau property entrance on
Tortolita Estates Drive at Gecko Canyon Trail.
Saguaro Ranch Specific Plan
Development Capability Report II-49
Exhibit II.H.2: Visibility
Saguaro Ranch Specific Plan
Development Capability Report II-50
I. Traffic Circulation and Road System
Administrative Change 1 to the Specific Plan
Section II.K of the Dove Mountain Specific Plan includes transportation information for the
Transfer Parcels which are served by the existing street network in Saguaro Ranch.
1. Existing and Proposed Off-Site Streets
Entrance to the property is gained by travelling north on Thornydale Road from
Tangerine Road. Approximately one-half mile north of Moore Road, Thornydale
Road turns into Old Ranch House Road before passing through a tunnel
approximately 700 feet in length. An existing guardhouse that is always attended is
located approximately 500 feet north of the tunnel. A portion of Old Ranch House
Road is adjacent to and forms part of the eastern boundary of Lot 50 before crossing
on to the North Parcels north of the former McClintock’s site and the Halle residence.
All roads on the property are unpaved beyond the former McClintock’s site.
No off-site roads are proposed as a part of this project. Existing roadways within the
project area are shown on Exhibit II.I.1: Traffic.
2. Existing Access and Rights-of-Way
According to Pima County MapGuide, Thornydale Road is the closest major local road
to the property. However, the portion of Thornydale Road that is within one-mile of the
project site is not classified as a major local road. Thornydale Road and Moore Road
are the only major local roads in the vicinity, and neither are within one-mile of the
project site. According to the Pima County Major Streets and Scenic Routes Plan
(MSSRP) the right-of-way on Moore Road is planned for expansion from 65’ to 150’.
The right-of-way on Thornydale Road south of Moore Road is 150’ and is not planned
for expansion according to the MSSRP.
3. Roadway Improvements
There are no projects listed in the adopted 2040 Pima Association of Governments
Regional Transportation Plan (PAG RTP) within the project vicinity.
4. Existing and Proposed Intersections
There are no existing or proposed intersections on arterial roadways within one-mile of
the project site.
Saguaro Ranch Specific Plan
Development Capability Report II-51
5. Existing Bicycle and Pedestrian Ways Adjacent to the Site and Their
Connections with Arterial Streets, Parks and Schools
A portion of the Ridgeline Trail is within a one-mile radius of the north boundary of
Saguaro Ranch property. No other bicycle or pedestrian ways are within one-mile of
the project site.
Saguaro Ranch Specific Plan
Development Capability Report II-52
Exhibit II.I.1: Traffic
Saguaro Ranch Specific Plan
Development Capability Report II-53
J. Recreation and Trails
Administrative Change 1 to the Specific Plan
See section II.K of the Dove Mountain Specific Plan regarding recreation and trails for the
Transfer Parcels.
1. Open Space, Recreation Facilities, Parks and Trails
According to the Pima Regional Trail System (PRTS) Master Plan, there are two
boundary access points to allow for trail access within one-mile of the project site. There
is one Pima County proposed trailhead within one-mile of the Saguaro Ranch property.
However, there is no public access to the proposed trailhead location, which is no longer
considered a viable option. There are several singletrack trails within one-mile of the
project site that provide connectivity to Tortolita Mountain Park from the Pima County
Trail System. There are no plans listed in the PRTS Master Plan for trail improvements
within the project area.
According to the Town of Marana’s Comprehensive Parks, Trails and Open Space
Master Plan, there are no existing trails within one-mile of the project site. A section of
the Ridgeline Trail traverses through Tortolita Mountain Park and within one-mile of the
northern boundary of the project site.
Tortolita Mountain Park is adjacent to the Saguaro Ranch property on the north and
east sides of the property. The Pima County and Town of Marana Master Plans list no
other parks within one-mile of the project site.
See Exhibit II.J.1: Parks and Trails
Saguaro Ranch Specific Plan
Development Capability Report II-54
Exhibit II.J.1: Parks and Trails
Saguaro Ranch Specific Plan
Development Capability Report II-55
K. Cultural Resources
Administrative Change 1 to the Specific Plan
See Dove Mountain Specific Plan section II.J: Archaeology for a cultural resources discussion
regarding the Transfer Parcels.
1. General Information
Although portions of the project area have been previously surveyed, the Arizona State
Museum (ASM) recommends that the site should be revisited and surveyed to assess
current conditions or identify any previously unidentified archaeological deposits.
2. Locations of Archaeological Artifacts
As shown in Exhibit II.K.2, the ASM Archaeological Records Search on the site
identified seven prehistoric artifact scatters within what the ASM calls the area of
potential effect (APE).
3. Letter from Archaeologist
The ASM advises that a qualified archaeological contractor should be consulted before
any ground disturbance begins.
Saguaro Ranch Specific Plan
Development Capability Report II-56
Exhibit II.K.2: Archaeological Records Search
Saguaro Ranch Specific Plan
Development Capability Report II-57
L. McHarg Composite Map
Information regarding topography, hydrology, vegetation, wildlife and views has been combined
to form the McHarg Composite Map, displayed as Exhibit II.L. The purpose of the McHarg
Composite Map is to highlight areas that are available for development. Refer to Section III
Development Plan for more information on how the site plan responds to the site’s physical
constraints.
Saguaro Ranch Specific Plan
Development Capability Report II-58
Exhibit II.L: McHarg Composite Map (Sheet 1 of 2)
Saguaro Ranch Specific Plan
Development Capability Report II-59
Exhibit II.L: McHarg Composite Map (Sheet 2 of 2)
Saguaro Ranch Specific Plan
Development Plan III-60
Section III. Development Plan
Saguaro Ranch Specific Plan
Development Plan III-61
A. Purpose and Intent
The Saguaro Ranch Specific Plan establishes the framework for the development of a 564-
acre residential community within the Town of Marana, Pima County, Arizona. The Specific
Plan provides a method for applying standards and guidance to ensure that this development
meets the needs of the community while appropriately responding to and considering adopted
plans, adjacent development, the environment and site-specific conditions.
This Development Plan responds to the site analysis, technical research, and community
values through the use of regulations or controls to resolve any potential development-related
issues. Once approved, the Specific Plan describes the planning considerations for parcels,
imposes controls on the development of such parcels and is detailed accordingly in the final
plat. The boundaries of this Specific Plan are shown on Exhibit II.B.1: Site Location.
B. Design Principles and Vision
The Saguaro Ranch Specific Plan is intended to be developed in keeping with the following
goals and objectives:
• Preserve and feature the natural beauty of the site, including the washes, riparian
areas and rock outcroppings.
• Maximize the spectacular views of the Tortolita Mountains and the surrounding
peaks and ridges in all directions, affording off-site views from all lots throughout the
proposed community.
• Minimize cut and fill and avoid development on slope areas to preserve vistas from
other properties.
• Provide a trail easement to the Tortolita Mountain Park boundary to promote
recreational activity and pedestrian connectivity.
• Provide buffering for existing residents in proximity to the property through the
provision of natural undisturbed open space.
• Focus development on flatter portions of the site.
• Provide meaningful open space that allows for wildlife movement across the site
while preserving a large portion of the remaining native vegetation.
• Provide view openings of the majestic mountain backdrop to foster a sense of place
and allow for visual amenity.
C. Relationship to Adopted Plans
1. Marana General Plan
The proposed Specific Plan will conform to the Town of Marana General Plan and the
recommendations set forth by regulatory agencies involved in permitting.
Saguaro Ranch is located within the Planning Area boundary of the Town’s General
Plan at the eastern border of the Town boundary. Designed to help meet the current
Saguaro Ranch Specific Plan
Development Plan III-62
and future needs of the Town, the Specific Plan establishes goals and polices that are
in line with the Town’s General Plan and Strategic Plan.
The Saguaro Ranch Specific Plan is in agreement with the overall General Plan,
including the following highlighted goals, policies and actions:
General Plan Goal, Land Use and Growth Element: Adopt sustainable
development as a unifying goal to secure Marana’s future
Marana’s quality of life must be sustained for many generations to come. Conserving
open space and protecting undisturbed land promotes an increase in the general
welfare and wellbeing of local residents by providing the means for recreation, sport
and leisure. Open space, including natural vegetation, provides ecosystem services
that reduce negative storm water runoff effects like erosion, protect wildlife habitat, and
improve water quality by allowing debris and pollution to deposit over undisturbed land.
• General Plan Policy: Preserve and protect our natural resources in order to
promote a sustainable community.
o General Plan Action: Preserve the Sonoran Desert character by
evaluating appropriate site disturbance standards and preserving
native plants.
Specific Plan Conformance: The Saguaro Ranch Specific Plan leaves a substantial
amount of the site undisturbed, preserving 80% of the native vegetation on-site and
minimizing the impact on washes. Saguaro Ranch will utilize cluster development to
avoid environmentally sensitive areas and provide open space amenity to residents
while preserving wildlife habitat and views.
General Plan Goal, Land Use and Growth Element: Provide opportunities for
diverse developments that maximize the benefits to the community
The provision of a range of housing types and affordability is necessary to create a
thriving community that can accommodate residents of varying socio-economic
classes. By providing housing for residents of various income levels, land uses such as
industrial, commercial and office space are complemented with a variety of skilled
workers; thus, attracting future development and employment opportunities to the
Town. Additionally, an influx of new residents to an area helps stimulate the local
economy through basic consumer spending.
• General Plan Policy: Promote new development that is compatible with existing
land uses.
o General Plan Action: Establish appropriate land development
designations with densities and intensities that complement existing
natural conditions and residential areas.
Saguaro Ranch Specific Plan
Development Plan III-63
o General Plan Action: Develop guidelines for enhancing new
development and mitigating potential impacts on existing
neighborhoods.
• General Plan Policy: Provide opportunities for a variety of housing types and
economic levels.
o General Plan Action: Designate various range of residential
development densities
Specific Plan Conformance: Saguaro Ranch is located within the Planning Area
Boundary of the Town of Marana’s 2010 General Plan. The land use designation on
the property is Rural Density Residential, 0.1-0.5 residences per acre (RAC). Saguaro
Ranch Specific Plan is proposing to build up to 162 residences on the 564-acre property
yielding a density less than 0.3 residences per acre. The proposed density is within the
Town of Marana’s General Plan guidelines for the current land use.
According to the 2010 Town of Marana General Plan, there is Rural Density
Residential immediately to the south of the site and the land to the west is designated
as Master Plan Area, which encompasses the master planned community of Dove
Mountain. Dove Mountain is developed at higher densities than those proposed by
this specific plan. Several residential subdivisions exist within Dove Mountain. There
are existing single-family residences located south of the North Parcels of the Specific
Plan area that are part of a previously developed portion of Saguaro Ranch. Those
properties have a density of nearly 0.2 residences per acre. There are also existing
residential properties on large lots in unregulated wildcat subdivisions located southeast
of Saguaro Ranch in Pima County that are classified as low intensity rural development
in the County Comprehensive Plan. Saguaro Ranch will feature high-quality design
of custom and semi-custom homes that are compatible with what exists in the area,
as well as a range of lot sizes and housing types to accommodate homebuyers at
varying income levels.
General Plan Goal, Open Space and Trails Element: Protect and preserve natural
open space.
The vast array of wildlife species that persist along the Tortolita Mountains help to create
the unique desert landscape so beloved by those in the Town of Marana. Maintaining
critical wildlife habitat and linkages for species movement is an important part of their
persistence in the future, especially considering that each species has its own unique
habitat requirements, migration patterns and range.
• General Plan Policy: Develop a connected system of natural open space
preserves that protect wildlife habitat, wildlife linkages, and cultural
resources.
o General Plan Action: Preserve, protect, or conserve areas of high-
value habitat and wildlife movement linkages as identified in the
Saguaro Ranch Specific Plan
Development Plan III-64
Marana Draft Habitat Conservation Plan (HCP) and the Marana
Parks, Recreation, Trails, and Open Space Master Plan.
o General Plan Action: Preserve Natural Undisturbed Open Space
(NUOS) to maintain wildlife access and movement within and through
development sites that are subject to discretionary land use actions,
as described in the Draft HCP.
o General Plan Action: Preserve and protect existing natural drainage
systems as identified in the Marana Draft HCP riparian map.
• General Plan Policy: Create protected continuous open space linkages and
viable wildlife corridors throughout the community.
o General Plan Action: Protect the viability of wildlife corridors mapped
in the Draft HCP, using innovative site planning and design.
Specific Plan Conformance: Saguaro Ranch is designed to concentrate grading
activities away from sensitive areas of the site. Focusing development efforts in
flatter areas of the project site helps avoid encroaching onto the streams and steeper
slopes located on the property, protects wildlife corridors identified in the Town of
Marana’s Habitat Conservation Plan, and preserves natural slopes and
drainageways. Not only does the design of Saguaro Ranch concentrate
development away from environmentally sensitive areas, it protects large swaths of
land that connect to larger protected open space north of Saguaro Ranch, helping to
link together the Town’s critical wildlife corridors etched out through the more
developed areas to the south. The total amount of open space in Saguaro Ranch is
80%.
2. Marana Strategic Plan
The Saguaro Ranch Specific Plan supports the following areas of the Marana Strategic
Plan:
Commerce – Construction of proposed community will provide jobs as well as revenue
to the Town through construction sales tax and development services fees.
Community – This new residential development will provide additional housing choices
in the scenic foothills of the Tortolita Mountains, attracting new residents to the Town.
Offering a range of lot sizes and housing types to accommodate homebuyers at
varying income levels will create a diverse community, satisfying goals outlined in the
Town of Marana General Plan as well. Careful development of the site as a gated
enclave will ensure the preservation of the more environmentally sensitive areas
beyond the site, as well as the suburban lifestyle of existing residents.
Progress/Innovation – Dedication to a conscientious approach to responsible
development, high-performing homes and cost saving for potential future homebuyers
reflects the intent of the Saguaro Ranch Specific Plan. The community will strive to
incorporate sustainable building practices such as the use of energy efficient
construction materials and appliances as well as innovative and compact site design to
Saguaro Ranch Specific Plan
Development Plan III-65
decrease energy usage, minimize impact to the environment, conserve water and
promote healthy lifestyles.
Recreation – A trail easement will be provided along the western boundary of Saguaro
Ranch to connect to Tortolita Mountain Park.
3. Adjoining Development Compatibility
The specific plan area is located east of the Dove Mountain master planned area with
residential subdivisions within one-mile of the project site. Dove Mountain and Tortolita
Mountain Park border the property to the north. The homes to the north are located on
the opposite side of a ridge and will not be impacted by the few large-lot ranchettes
proposed for the northern portion of Saguaro Ranch as the proposed homes will also
likely be set back from the steepest slopes of the ridge. Future development is also
unlikely to be seen from Tortolita Mountain Park given the on-site topography
separating the northeastern corner of the property from the remainder of the north
parcels.
Existing homes in closer proximity to the property include those built during previous
phases of the Saguaro Ranch development and are located south of the project site.
Several rock outcrops, peaks and hillslopes also help to provide visual and physical
separation from these homes as well. The gross density of the Saguaro Ranch existing
Phase III development bordering the southern boundary of the north parcels is 0.19
RAC. The Saguaro Ranch Phase II development that borders the southern boundary
of Lot 50 has a gross density of 0.11 RAC and the Saguaro Ranch Blks. 1-4 directly
east of Phase II has a gross density of 0.15 RAC. The proposed density of 0.3 RAC for
the property is within the same land use category (Rural Density Residential) as the
residential developments to the south and east of the property.
There is no impact to Tortolita Mountain Park, which borders the property to the east.
A mountain with a protected ridge separates homes to the west in the Canyons at Dove
Mountain subdivisions. The land to the west of Lot 50 is vacant.
D. Land Use Concept Plan
The Saguaro Ranch land use concept plan responds to site-specific conditions and
environmental constraints as identified in the site analysis. The plan proposes up to 162 single-
family residential units with a density of approximately 0.3 designated units per acre over the
entire site (see Exhibit III.E.1: Conceptual Development Plan). Saguaro Ranch will incorporate
the practice of low impact development by grouping residential properties in order to preserve
open space and the natural features of the surrounding landscape. The Saguaro Ranch
Specific Plan concentrates on the most developable slopes to reduce infrastructure costs while
avoiding costly engineering of steep, rocky and uneven terrain. This approach gives way to
four separate but compatible neighborhoods within the specific plan area with varying lot sizes,
characteristics and target markets for each. The rationale for the design of each of the four
Saguaro Ranch Specific Plan
Development Plan III-66
areas is explained below. The four distinct residential development areas proposed within the
Saguaro Ranch Specific Plan area are:
• ESTATE LOTS: The Estate Lots development area, which includes Lot 50, will generally
represent the development standards of the Dove Mountain Specific Plan Estate Lots
land use designation and will help to expand upper-end home buying options and create
slightly more affordable luxury homes in the scenic beauty of the Tortolita Mountains.
The Estate Lots area is most appropriate for this type of development because it is the
most secluded part of Saguaro Ranch, positioned in a bowl-like area offering a unique
getaway experience for future residents. Estate Lots will comprise approximately 108
total acres. See exhibits III.D.1 and III.D.2 for the location of the Estate Lots as well as
an illustrative site plan depicting a potential residential subdivision design for the northern
portion.
• PLATEAU: This area is depicted on Exhibit III.D.1: Conceptual Development Plan as the
Plateau and consists of 171 total acres. The Plateau will limit disturbance on each one-
acre parcel to 16,000-20,000 square feet. Given the raised elevation of this area in
comparison to the few scattered residences to the south and the separation provided by
the surrounding peaks, the Plateau offers an isolated area to concentrate development
of beautiful second and third move-up buyer homes on 1-acre lots with spectacular views.
The smaller 16,000-20,000 square foot development envelope of each 1-acre lot also
ensures that neighboring views will not be impacted and wildlife habitat will be
safeguarded though natural undisturbed open space on each lot. A 100-foot building
setback will be provided along the portions of the Plateau that border the Tortolita
Mountain Park.
• RD-180: This area is included in the plan to provide continuity between the Estate Lots
and the Plateau and Ranchette development areas. The RD-180 development area is
comprised of one tax parcel approximately 4.2 acres in size. There is an existing
residence that will remain, and no changes are proposed.
• RANCHETTE: The fourth development area proposed within the Saguaro Ranch
Specific Plan will allow for a small number of 36-acre ranchette-style lots that will feature
large areas of open space. Restricting the lot size to a minimum of 36 acres will ensure
that human impacts to the Tortolita Mountains are minimized, and environmentally
sensitive lands are permanently preserved. The Ranchette development area consists
of 280 total acres.
The proposed development of the Saguaro Ranch Specific Plan includes setting aside 80% of
the total project area for open space as required by the existing Saguaro Ranch Development
Agreement. The development is designed to minimize disturbance of the steeply sloped areas,
to protect wildlife habitat and views, and to minimize land development costs.
Exhibit III.D.2 is for illustrative purposes only and should not be relied upon to establish the
relative locations of, or distances between, any depicted homesites or infrastructure. There are
different variations of the plan that could ultimately be utilized in Saguaro Ranch. The plan is
Saguaro Ranch Specific Plan
Development Plan III-67
intended to show the overall concept for the site in order to provide direction for traffic and civil
engineering studies, relationship of possible structures to surrounding neighborhoods and
possible on-site traffic circulation. It is not to be considered an actual proposed development
plan.
Saguaro Ranch Specific Plan
Development Plan III-68
Exhibit III.D.1: Conceptual Development Plan (Sheet 1 of 3)
Saguaro Ranch Specific Plan
Development Plan III-69
Exhibit III.D.1: Conceptual Development Plan (Sheet 2 of 3)
Saguaro Ranch Specific Plan
Development Plan III-70
Exhibit III.D.1: Conceptual Development Plan (Sheet 3 of 3)
Saguaro Ranch Specific Plan
Development Plan III-71
Exhibit III.D.2: Illustrative Site Plan (Sheet 1 of 3)
Saguaro Ranch Specific Plan
Development Plan III-72
Exhibit III.D.2: Illustrative Site Plan (Sheet 2 of 3)
Saguaro Ranch Specific Plan
Development Plan III-73
Exhibit III.D.2: Illustrative Site Plan (Sheet 3 of 3)
Saguaro Ranch Specific Plan
Development Plan III-74
E. Circulation Concept Plan
Ingress/Egress to the property will be available by travelling through an approximately 700-foot
tunnel located at the north end of Thornydale Road approximately one-half mile north of Moore
Road. There is a guardhouse located at the gated access point to the property just north of the
tunnel that is always attended. The guardhouse and gate will continue to serve as the primary
access to Saguaro Ranch and all internal project roadways will be private. A proposed bridge
will provide connectivity between the eastern Plateau and Estate Lots to the west.
Interstate 10 is approximately 8 miles west of the site and can be accessed by travelling south
from the property on Thornydale Road, then west on Tangerine Road to the freeway.
North/south movements can be made by utilizing Thornydale Road, La Canada Drive and Twin
Peaks Road.
There are no off-site rights-of-way proposed for the site because access is already
established through Thornydale and Moore Roads, with more than adequate existing
capacity.
A Traffic Impact Analysis is not required for this project as traffic generation is expected to be
equal to or less than what was projected for the 180 lots contemplated in the previously completed
traffic study that was required with the existing development agreement for Saguaro Ranch.
F. Open Space, Recreation and Trails Concept
Natural undisturbed open space (NUOS) will remain over the majority of the Saguaro Ranch
property, accounting for 80 percent of the overall area. Given the safeguarded natural beauty,
upscale residential offerings, far distance to schools and exclusivity of Saguaro Ranch, it is not
anticipated that many families will purchase homes, but rather that potential homebuyers will
likely be retirees/empty-nesters or purchase homes for seasonal winter living and vacations.
The proposal does not require a park per the Land Development Code. The provision of a
recreational area would also lead to additional disturbance to the natural environment that may
be unnecessary if the park receives infrequent use.
The former McClintock’s restaurant located in the northeast corner of the Estate Lots will be
redeveloped as a community center with accompanying outdoor recreation amenities and a
redesigned parking lot. A conceptual landscape and amenity plan for the community center
area is shown on Exhibit III.F.1: Community Center Concept. Exhibit III.F.1 is meant to be
representative of the type and configuration of planned amenities surrounding the clubhouse
building (former McClintock’s restaurant); however, the final design is subject to change during
platting.
The Tortolita Mountain Park is a regional preserve with vistas, picnic areas and several trails.
It is a valuable amenity that will help meet the recreational needs of Saguaro Ranch residents.
Tortolita Mountain Park will be buffered from residential development through the provision of
Saguaro Ranch Specific Plan
Development Plan III-75
a 100-foot building setback along the portions of the Plateau development area that border the
Mountain Park.
The property owner agrees to coordinate with the Town of Marana in the provision of a public
trail through the west and northern portions of the Saguaro Ranch property to provide public
access to the Tortolita Mountain Park northeast of the Saguaro Ranch boundary. At such time
that appropriate trail easements are secured up to the west boundary of Saguaro Ranch, the
property owner will coordinate with Town staff in determining the appropriate trail alignment
and grant the necessary easement(s) to the Town of Marana enabling the Town to construct
and maintain a sustainable trail. Exhibit III.F.2: Public Trail Easement (Conceptual Only)
delineates a very general and conceptual trail alignment, which is subject to further discussion
and revision prior to acceptance by the Town and the property owner. The ultimate alignment
will be located outside of buildable area within the project boundary to the greatest extent
possible, and every effort will be made to locate the trail within open space, common area,
and/or conservation area. It is anticipated that a more precise trail alignment will be determined
by the Town of Marana and the property owner during the subdivision process.
There was a plan in the original Saguaro Ranch development for a private (Saguaro Ranch-
owners only) hiking and trail riding system throughout the community. The private natural trail
system was intended to be a dirt/rock single-track hiking/equestrian trail. The purchase
contracts that the original developer utilized had a section referring to the developer’s future
"right" to lay-out portions of this trail system through the individual lots. Some short sections of
this trail were built but have long since been overgrown and difficult to identify. It is unknown if
there was an actual easement dedicated to this trail system or if it was ever designed for the
entire project. The current Saguaro Ranch Specific Plan proposal does not include this type of
trail system and there are no plans for equestrian facilities, including a trail system, at this time.
Saguaro Ranch Specific Plan
Development Plan III-76
Exhibit III.F.1: Community Center Concept
Saguaro Ranch Specific Plan
Development Plan III-77
Exhibit III.F.2: Public Trail Easement (Conceptual Only)
Saguaro Ranch Specific Plan
Development Plan III-78
G. Landscape Concept
The overall landscape theme will reflect the best attributes of the Sonoran Desert and the site’s
surrounding environment. Native and desert-adapted plant material, as well as regionally
appropriate hardscape materials will be used within the landscape buffers, and common areas.
80 percent of the site will be preserved. Buffers and common areas will reflect the plant palette
and appearance of the native desert that dominates the site.
A mixture of rustic amenities and materials aesthetically balanced with the appropriate low
water use vegetation will greet residents and visitors to the Saguaro Ranch community.
Landscape amenities may include items such as:
• Custom gated entry (existing)
• Landscaped roadways and medians
• Revegetated landscape areas
To the extent practical, the majestic views of the surrounding rock formations, Tortolita
Mountains, and the city lights will be preserved and given high priority.
The conservation of water will be an important priority with the landscape design. A drip
irrigation system will serve the low water use plants within the revegetated and common areas.
Screening will be accomplished through the use of preserved and planted vegetation as well
as site layout and orientation. Homes backing up to natural areas with sufficient existing
vegetation and screening will have the option of installing view fences along the rear of the lot.
1. Native Plant Preservation
A Native Plant Preservation Plan (NPPP) shall be prepared in accordance with the
provisions set forth in the Town of Marana Land Development Code. The site layout
has been designed with concern for the site’s topography, hydrology, and the riparian
washes running through the site.
H. Grading Concept
The maximum allowable disturbance within the overall Saguaro Ranch Project is 20%. This
Specific Plan is not proposing any change to this overall disturbance restriction.
The project has been designed so that the 36,000 square foot minimum lots are in the areas of
the site with the least slope. In each development area the final lotting layout will comply with
the Code requirements for slope density. The Important Riparian Area (IRA) located in the
Plateau will not be disturbed because the grading envelopes of lots containing IRA will not be
permitted to encroach into any IRA. However, minor encroachments into the IRA may be
necessary for roadway crossing(s) and utility easements.
Saguaro Ranch Specific Plan
Development Plan III-79
Portions of Lot 50 were previously graded to accommodate the existing restaurant and spa
buildings based on the building and improvement plans approved by the Town of Marana.
These existing disturbed areas will be included with the overall grading calculations for this lot.
It is anticipated that the overall disturbance area for Lot 50 will be approximately 30 acres.
The initial grading for the North Parcels will be for the construction of roadway and utility
infrastructure. The Plateau lots and ranchettes will be individually graded when they are
developed. It is anticipated that the grading limits for these lots will include the residence, out
buildings and accessory structures, patios and yards, driveways and parking areas. The
grading limits will be shown on the building plans for the lots. It is anticipated that the allowable
disturbance for the Plateau lots will be approximately 16,000-20,000 SF per lot. The allowable
disturbance area for the ranchettes will be approximately 100,000-130,000 SF per lot.
Thirty days before grading, a 100% area survey must be completed by a qualified wildlife
biologist for the Sonoran Desert Tortoise with a copy of the survey form sent to the Town prior
to issuance of a grading permit. Additionally, a substantial conservation area approximately
161 acres in size will be set aside along the western portion of the Ranchette development area
to allow for future persistence of Sonoran Desert Tortoises in this area. See Exhibit III.H: Desert
Tortoise Conservation.
A qualified Sonoran Desert tortoise biologist will be present to monitor during all ground
disturbing activities, and should watch for tortoises wandering into the area, check under
construction vehicles, check and alleviate any excavation hazards that may trap tortoises, and
conduct all activities to ensure that death and injury of tortoises is minimized.
Areas designated for excavation will be fenced or flagged, and construction workers will be
alerted to stay within the construction boundaries. No disturbance areas along the Important
Riparian Area in the Plateau section will be delineated at least 50 feet on either side of the
wash. Construction vehicles should not exceed 25 mph on unpaved roads. Construction
workers will be informed of equipment movement restrictions and other desert tortoise
protection measures.
A desert tortoise survey and monitoring report will be submitted to the AZGFD, the Town of
Marana, and any State or Federal permitting agency within 90 days of project completion.
The CC&Rs will include a provision to discourage residents and visitors from feed or providing
water for wild mammals, or otherwise allowing wildlife to lose their fear of people.
Signage along trails should encourage people to stay on trails, keep dogs leashed, and
discourage harassment, collection or killing of reptiles.
Exhibit III.H: Desert Tortoise Conservation
Saguaro Ranch Specific Plan
Development Plan III-80
Saguaro Ranch Specific Plan
Development Plan III-81
I. Post Development Hydrology
1. Conceptual Development Plan Response to Hydrologic Characteristics:
The proposed development area limits have been delineated based on the location of
potential drainage improvements and proposed uses are intended to be compatible with
these improvements. This planning will allow the project to accept the existing runoff
and discharge on-site flows in a manner similar to the pre-development conditions.
2. Encroachment and Modification of Drainage Patterns:
On the portion of the north parcels proposed for 36-acre ranchettes, the existing
drainage patterns will remain primarily unchanged. Watershed boundaries will be
mostly unaltered and improvements will be located to avoid the regulatory floodplains
and associated erosion hazard setbacks as much as practicable.
The portion of the north parcels proposed for 1-acre lots will require more infrastructure
but existing drainage patterns will remain primarily unchanged. Watershed boundaries
will be mostly unaltered. Roadway improvements to provide all-weather access to all
lots will require various wash crossings and may require the encroachment and
realignment of some regulatory floodplains with lower discharges.
All regulatory washes will be preserved in a natural state with the exception of three
culvert road crossings to convey regulatory flows under proposed roadways. All
crossings are designed such that minimal disturbance to existing flood patterns occurs.
Drainage infrastructure, including required detention, will be provided to route all on-site
and off-site runoff through the project site in a manner that will not adversely impact
adjacent properties. Exhibit III.I.1: Post-Development Hydrology shows potential
locations of the drainage improvements to convey the regulatory discharges across the
site.
A jurisdictional delineation will be submitted to the U.S. Army Corps of Engineers at a
later date to determine the amount of jurisdictional wash impacted by this development,
which could ultimately result in the need for a Clean Water 404 Permit.
3. Engineering and Design Features to be Used to Address Drainage and
Erosion Problems:
As mentioned in Section II.D – Hydrology, there are off-site flows conveyed through the
project. The nature and quantity of these flows will be further evaluated in the drainage
report(s) prepared for the development of the site. The necessary improvements to
convey the flows will be determined at that time and will be incorporated into the
drainage improvements for the development. The potential location of culverts and
open channels are shown on Exhibit III.I.1: Post-Development Hydrology. In general,
open channels with sandy bottoms, grade control structures, 3:1 dumped rip-rap side
Saguaro Ranch Specific Plan
Development Plan III-82
slopes, and depths varying from 2 feet to 3 feet will be adequate to convey the design
discharges. Where proposed development encroaches within regulatory floodplains
and/or erosion hazard setback areas slope protection including toe-downs will be
required to protect against scour and lateral migration of the associated floodplain.
Subdivision planning and development within the north parcels will account for the
existence of existing regulatory floodplains and associated erosion hazard setbacks.
These regulatory floodplains will be maintained in their existing locations as much as
practicable. Buildable areas will be shown on drainage report exhibits, Preliminary
Plats, and Final Plats. Drainage report(s) prepared for the development of the site will
show regulatory floodplain limits (developed conditions), erosion hazard setbacks, and
buildable areas on the same exhibit and will provide encroachment analysis where
applicable.
Per section 21.05.11 of the Town of Marana Land Development Code (TOM-LDC)
detention and retention will not be required for the north parcels of this project because
they are planned for less than 3 units per acre.
Per the Town of Marana Critical Basin Map, Lot 50 is located within a Critical Basin. As
a result, detention requirements are warranted in order to ensure approximately 15%
flow reduction of the pre-development peak discharges. Detention will occur naturally
as a result of culvert road crossings where the culvert capacity will naturally detain flows
upstream of the crossing.
Based on requirements of the Pima County Stormwater Detention/Retention Manual,
approximately 0.6 acre-feet of detention storage will be required for Lot 50.
A stormwater pollution prevention plan (SWPPP) submitted to the Town of Marana will
be required prior to the issuance of grading permits for the future development of the
site.
4. Potential Drainage Impacts to Off-site Land Uses Upstream and
Downstream:
This project is bounded along its upstream limits by various natural watersheds,
including Tortolita Mountain Park to the northeast and privately-owned property to the
west. Offsite flows will be accepted onto this project and conveyed through the project
within preserved floodplains, thus preventing any backwater effects and not impacting
the land uses of upstream properties.
The low-density residential land use proposed for the north parcels means development
will have little impact on the peak discharge of runoff impacting downstream land uses.
The proposed development of Estate Lots on Lot 50 will include the construction of
detention infrastructure, ensuring peak discharge leaving the site is similar to existing
conditions.
Saguaro Ranch Specific Plan
Development Plan III-83
5. Conceptual Development Plan Conformance with Area Plan, Basin
Management Plans and Town Policies:
The development associated with this Specific Plan will conform with applicable policies
related to drainage and floodplain management. Applicable policies include but are not
limited to those contained within the Town of Marana Land Development Code and the
Pima County Stormwater Detention/Retention Manual.
Saguaro Ranch Specific Plan
Development Plan III-84
Exhibit III.I.1: Post Development Hydrology (Sheet 1 of 2)
Saguaro Ranch Specific Plan
Development Plan III-85
Exhibit III.I.1: Post Development Hydrology (Sheet 2 of 2)
Saguaro Ranch Specific Plan
Development Plan III-86
J. Cultural Resources
The Arizona State Museum archaeological site database was consulted, which includes
records for previously conducted surveys and previously recorded sites in the project area.
The records search showed that portions of the site were surveyed as part of four previous
survey projects between 1981 and 2010; however, the project area has not been surveyed in
its entirety. According to ASM, forty-seven archaeological sites have been identified within a
one-mile radius of the project area, seven of which fall within the boundaries of the project. The
ASM recommends that a qualified archaeologist revisit the previously identified sites to assess
their current condition and survey the remainder of the site to identify any other possible
unknown historic sites.
The presence of cultural resources within the project boundaries requires a 404 Nationwide
Permit (NWP) and notification to the Army Corps of Engineers. Cultural reports for projects
with a federal nexus are reviewed by the State Historic Preservation Office (SHPO) and the
Town shall be copied on all reports and other information. Approval from the SHPO is required
before issuance of a grading permit.
K. Public Services and Utilities
1. Police Service
The project site will utilize the Town of Marana’s police service. The nearest Town of
Marana police station is the Town of Marana Police Headquarters located
approximately 10 miles west of the project site at 11555 West Civic Center Drive.
2. Fire Service
The entire project site is currently within the Northwest Fire District. The Northwest Fire
District also serves immediately adjacent areas to the north, south, east and west of the
site.
As depicted in Exhibit III.K.2: Fire Service and Schools, the nearest fire station
(Northwest Fire District Station #339) is located at 12095 N. Thornydale Road,
approximately 3.25 miles south of the project site.
Saguaro Ranch Specific Plan
Development Plan III-87
Exhibit III.K.2: Fire Service and Schools
Saguaro Ranch Specific Plan
Development Plan III-88
3. Schools
It is anticipated that this project will generate approximately 162 residential units if fully
developed at the target residential densities. Saguaro Ranch is located within the
Marana Unified School District (MUSD).
MUSD provided the following multipliers to use for student enrollment projections.
Elementary: 0.25 students per home (0.25 x 162) = 41 students
Junior High & High School: 0.10 students per home (0.10 x 162) = 17 students
MUSD does not distinguish between different housing community types. Given the
target market for Saguaro Ranch, these estimates are likely high.
Mountain View High School, Tortolita Middle School and Ironwood Elementary will
serve the site.
There are no schools located within one-mile of the project site. Ironwood Elementary
School is located approximately 6.2 miles south at 3300 West Freer Drive and serves
grades K-6. Tortolita Middle School is located approximately 7 miles south of the
Saguaro Ranch property and serves grades 7-8. Mountain View High School is located
approximately 5.5 miles from the site and serves grades 9-12.
See Exhibit III.K.2: Fire Service and Schools.
4. Water
As shown on Exhibit II.B.3.c: Existing Land Uses, there is one well, #805925, located
on the site or within 100-feet of the site. The water supply for Saguaro Ranch will be
provided by Tucson Water, which has been designated by the state of Arizona
Department of Water Resources as having an assured water supply; therefore, water
supply is assured. A water service agreement, Exhibit III.K.4: Water Service Letter, is
required to establish service to the property. Off-site improvements to connect to the
existing system, well sites and storage tanks will need to be considered along with the
infrastructure to serve the proposed development.
Saguaro Ranch Specific Plan
Development Plan III-89
Exhibit III.K.4: Water Service Letter
Saguaro Ranch Specific Plan
Development Plan III-90
5. Wastewater
There are existing sewer lines serving Dove Mountain to the west of Saguaro Ranch,
but those lines do not provide a viable alternative for potential sewer service at this time.
All proposed lots are anticipated to utilize individual septic systems or individual
energy-efficient wastewater treatment systems.
See Exhibit III.K.5: Existing Sewer Facilities.
6. Other Private Utilities
Trico Electric Cooperative provides electricity to this area of Pima County according to
the Trico Service Area Map. It is anticipated that Trico will provide power to the site.
According to the company website, the Century Link service area currently dissects the
Saguaro Ranch property. It is anticipated that Century Link will extend phone service to
the remainder of the site. Alternatively, individuals may use wireless communications
that can be provided by any number of service providers.
According to the distribution service area map, Southwest Gas Corporation will provide
service to the Saguaro Ranch property.
Electricity, natural gas, telecommunications and cable services will be extended to the
project site at the time of development through agreements with individual utility
companies.
7. Sanitation and Recycling Services
A number of private sanitation service providers may be contracted to serve the site
with comprehensive trash and waste removal, recycling and environmentally safe
waste management services.
Saguaro Ranch Specific Plan
Development Plan III-91
Exhibit III.K.5: Existing Sewer Facilities
Saguaro Ranch Specific Plan
Development Regulations IV-92
Section IV. Development Regulations
Saguaro Ranch Specific Plan
Development Regulations IV-93
A. Purpose and Intent
These regulations will serve as the primary mechanism for the implementation of the Saguaro
Ranch Specific Plan. The Saguaro Ranch Specific Plan Development Regulations apply to the
development of buildings, landscape borders and performance criteria for all permitted uses
within the Specific Plan. The regulations contained within this section provide visual mitigation
strategies to ensure appropriate transitioning to surrounding development.
These development regulations apply to the 564 acres of land in the Saguaro Ranch Specific
Plan. Land use designations within the Specific Plan shall be as follows:
▪ Ranchette (R)
▪ Rural Development (RD-180)
▪ Plateau (P)
▪ Estate Lots (EL)
The development regulations will govern and provide regulatory zoning provisions for the land
use intensities and location criteria within the Saguaro Ranch Specific Plan. This section
includes standards related to land use, building setbacks, height restrictions and lot coverage.
The intent of these standards is to establish clear minimum development regulations, allow for
the orderly progression of development, and to provide flexibility over time without
compromising the goals and objectives for this specific plan.
B. General Provisions
1. Applicable Codes
If an issue, situation, or condition arises that is not addressed by this Specific Plan, the
applicable portions of the Town of Marana Land Development Code that are in place at
the time of development shall apply.
All construction and development within the Specific Plan area shall comply with
applicable provisions of various codes and regulations adopted by the Town of Marana
including, but not limited to, mechanical codes, electrical codes, plumbing codes, fire
codes, and grading and excavation codes current at the time of development.
2. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the Town
Planning Director to determine if said use is consistent with the intent of the designation
and compatible with other listed permitted uses.
Saguaro Ranch Specific Plan
Development Regulations IV-94
C. Development Standards
1. Land Use Standards
a. Ranchette (R)
The following regulations shall apply to the Ranchette (R) designation (lands
outside RD-180, P and EL designations).
The lands within the R areas may be developed with the following permitted
uses:
• Site Built Single-Family Detached Residential Dwelling Units
• Parking
• Utilities
• Emergency Access Drive
• Community Buildings
Accessory buildings may be located on the same lot within the permitted
dwelling, provided that any permanent building or structure shall be
harmonious with the architectural style of the main building and further
provided that all residential uses are compatible with the residential character
of the neighborhood.
The lands within the R areas may be developed with the following accessory
uses:
• Children’s playhouse
• Greenhouse
• Non-commercial hobby shops
• Patios and cabanas
• Swimming pools, spas and related structures
• Tool sheds
Project Accessory Uses:
• One temporary nursery
Development Standards — Ranchette
• Minimum Lot Area: 36 acres
• Minimum Building Separation: 20 feet (if the adopted fire code requires a
separation of more than 20 feet, the greater distance will apply)
• Minimum Setbacks:
o Front yard: 40 feet; 20 feet for side entry garages and/or livable and
architectural components
o Side yard: 30 feet
o Street side yard: 20 feet
o Rear yard: 50 feet
• Minimum Lot Width: 175 feet
• Minimum Lot Depth: 225 feet
Saguaro Ranch Specific Plan
Development Regulations IV-95
• Maximum Lot Coverage: 3 acres
• Maximum Building Height: 30 feet
b. Rural Development (RD-180)
The regulations set forth in the Land Development Code per the RD-180
(Rural Development) zone shall apply to the Rural Development (RD-180)
designation (lands outside of the R, P and EL designations).
c. Plateau (P)
The following regulations shall apply to the Plateau (P) designation (lands
outside of the R, RD-180 and EL designations).
The lands within the P areas may be developed with the following permitted
uses:
• Site Built Single-Family Detached Residential Dwelling Units
• Community Recreation Facilities
• Parking
• Utilities
• Emergency Access Drive
• Community Buildings
Accessory buildings may be located on the same lot within the permitted
dwelling, provided that any permanent building or structure shall be
harmonious with the architectural style of the main building and further
provided that all residential uses are compatible with the residential character
of the neighborhood.
The lands within the P areas may be developed with the following accessory
uses:
• Children’s playhouse
• Greenhouse
• Non-commercial hobby shops
• Patios and cabanas
• Swimming pools, spas and related structures
• Tool sheds
• Guest casitas
Project Accessory Uses:
• Community recreation uses, including tennis courts, recreation
building patio shelters and other community facilities common to a
homeowner association
• Neighborhood Park and other recreational uses
• One temporary nursery
Development Standards- Plateau
Saguaro Ranch Specific Plan
Development Regulations IV-96
• Minimum Lot Area: 1 acre
• Minimum Building Separation: 20 feet (If the adopted fire code requires a
separation of more than 20 feet, the greater distance will apply.)
• Minimum Setbacks:
o Front yard: 30 feet; 15 feet for side entry garages and/or livable and
architectural components
o Side yard: 15 feet
o Street side yard: 20 feet
o Rear yard: 40 feet
• Minimum Lot Width: 100 feet
• Minimum Lot Depth: 125 feet
• Maximum Lot Coverage: 20,000 square feet
• Maximum Building Height: 30 feet
• A 100-foot building setback is required along the portions of the Plateau that
border the Tortolita Mountain Park.
• Important Riparian Area (IRA):
o No individual lot grading shall encroach into any areas identified as
IRA. Minor encroachments into the IRA may be necessary for
roadway crossing(s) and utility easements.
d. Estate Lots (EL)
Residential Cluster regulations shall apply to the Estate Lots (EL) designation
(lands located outside of the R, RD-180 and P designations).
The lands within the EL areas may be developed with the following permitted
uses:
• Site Built Single-Family Attached and Detached Residential Dwelling
Units
• Community Recreation Facilities
• Parking
• Utilities
• Emergency Access Drive
• Community Buildings
Accessory buildings may be located on the same lot within the permitted
dwelling, provided that any permanent building or structure shall be
harmonious with the architectural style of the main building and further
provided that all residential uses are compatible with the residential character
of the neighborhood.
The lands within the EL areas may be developed with the following accessory
uses:
• Children’s playhouse
• Greenhouse
• Non-commercial hobby shops
Saguaro Ranch Specific Plan
Development Regulations IV-97
• Patios and cabanas
• Swimming pools, spas and related structures
• Tool sheds
• Guest casitas
• Ball courts
• Related recreational amenities
Development Standards- Estate Lots
• Minimum Lot Area: 36,000 square feet
• Minimum Building Separation: 10 feet (If the adopted fire code requires a
separation of more than 10 feet, the greater distance will apply.)
• Minimum Setbacks:
o Front yard: 30 feet; 15 feet for side entry garages and/or livable and
architectural components
o Side yard: 10 feet
o Street side yard: 20 feet
o Rear yard: 20 feet
• Maximum Lot Coverage: The lesser of 50% of the lot area or 20,000
square feet
• Maximum Building Height: 30 feet
2. Landscaping
Natural open space will cover 80 percent of the site. The majority of the Landscape
Buffers will be comprised of Natural Desert.
Landscape Buffers will be comprised of natural desert and revegetated areas consisting
of regionally appropriate and predominately native species. A mixture of upper story
(trees) and middle and lower story (shrubs and accents) will be used to closely mimic
the natural vegetative patterns of the landscape buffers. Due to the site’s topography
and rocky outcroppings, vegetation density ranges from low to medium.
Any disturbed areas within the buffer areas will be revegetated with native plants or
desert adapted plants. Disturbed areas shall be planted at a minimum rate of (2) plants
per 100 square feet (or equivalent thereof). Plants used for revegetation may be potted,
boxed, plugs, or hydroseed. Creating a natural appearance to any revegetated areas
is an important requirement for the buffer areas. Revegetation shall mimic the
surrounding plant species and plant density of the surrounding buffer area. In some
locations, it may be necessary to increase the plant density and/or plant species variety
for functional purposes such as screening.
The landscape buffer requirement will be met with the large amount of open space on
the site. A minimum of 80% of the site area will be designated as open space. The
width of landscape buffers will vary greatly. However, a buffer distance greater than 20
linear feet will occur between the developable area of a residential lot and any property
boundary. In some cases, a lot line may be located near a project property boundary
Saguaro Ranch Specific Plan
Development Regulations IV-98
(west side of Estate Lots (EL) or east side of the Plateau (P)). However, the
developable area of the lot is limited and will not be nearer than 20 linear feet to the
property boundary.
All walls and fences shall be painted, stained, or contain integral color. Uncolored gray
block walls will not be permitted.
3. Landscape Standards
Minimum plant sizes shall be - trees: 15 gallon, shrubs & accents: 5 gallon, ground
covers: 1 gallon.
Turf is prohibited in private front yards. Turf is permitted within private backyards and
open space associated with community facilities.
The majority of plants shall be low water use. A minimal use of moderate water use
plants may be used in oasis areas associated with community facilities.
Plants requiring irrigation shall be irrigated via an underground drip irrigation system.
Turf within open space associated with community facilities may be irrigated via
underground drip tubing, sprays, or rotors.
4. Parking
The Saguaro Ranch Specific Plan shall comply with the Town of Marana Land
Development Code, Title 22 Off-Street Parking.
5. Lighting
Lighting at the Saguaro Ranch shall comply with the Town of Marana Outdoor Lighting
Code.
6. Signage
All signage will comply with Title 16 of the Town of Marana Land Development Code.
D. Single Family Residential Detached Housing Design Standards
All single-family residential lots are subject to the Residential Design Standards contained in
the Town of Marana Land Development Code if any one lot within Saguaro Ranch is 16,000
square feet or smaller. However, no lots 16,000 square feet or smaller are proposed.
1. Individual Lot Landscaping
Per Town of Marana Land Development Code Requirements.
Saguaro Ranch Specific Plan
Development Regulations IV-99
E. Town of Marana Subdivision Requirements
1. Provision of Recreational Area
The Saguaro Ranch Specific Plan is anticipated to create a residential density of 0.3
residences per acre. The Town of Marana Land Development Code only requires
residential projects with a gross density greater than or equal to 3.0 residences per acre
and containing 50 or more dwelling units to provide an improved on-site recreation area.
Saguaro Ranch intends to maintain an easement to allow access to hiking trails that
border the Saguaro Ranch property at the Tortolita Mountain Park.
Saguaro Ranch does not intend to provide other recreation areas throughout the
property due to the low residential density and the high percentage of the property
dedicated to open space. Tortolita Mountain Park borders the property to the east, and
residents of Saguaro Ranch will have access to the recreational opportunities offered
by the park. Many of the anticipated residents of Saguaro Ranch will be part-time
residents, and justification to provide costly amenities that will not be used by the
majority of residents is not warranted.
2. Open Space Ownership
Preservation of natural open space, as well as maintenance of modified open space
(common area) within Saguaro Ranch, shall be the responsibility of the Master
Association and respective HOA’s and regulated by CC&R’s approved by the Town.
3. Off-Site Trail Access and Maintenance
Saguaro Ranch will grant an easement through the western portion of the SRSP to
allow access to hiking trails in Tortolita Mountain Park, which borders the Saguaro
Ranch property to the east and north.
Saguaro Ranch Specific Plan
Implementation V-
100
Section V. Implementation and Administration
Saguaro Ranch Specific Plan
Implementation V-101
A. Purpose
This section of the Specific Plan is intended to provide regulatory procedures designed to guide
the implementation for the Specific Plan throughout the duration of the project. This section also
provides guidance regarding the general administration of amendment procedures to the
Specific Plan. The Provisions below shall apply to the entire project site as defined in this
Specific Plan.
1. Extent of the Specific Plan to Supplement or Supersede Adopted Town
Zoning Regulations
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition or
situation arises that is not covered or provided for in this Specific Plan, those regulations
of the Town of Marana Land Development Code that are in place at the time of
development shall be used by the Planning Director as the guidelines to resolve the
unclear issue, condition or situation.
Appeals to the Planning Director’s interpretation may be made to the Board of
Adjustment within 15 days of the date of interpretation.
2. General Implementation Responsibilities
The implementation of the Saguaro Ranch Specific Plan is the responsibility of the
Master Developer and the Town of Marana.
The Master Developer is the entity responsible for providing the basic infrastructure
needs, including roads and utilities, buildings, improvements and site development.
At any time, the Master Developer may relinquish its rights and assign any or all rights
to one or more successors. Associated responsibilities of the Master Developer would
also be transferred to the future Homeowner’s Association at that time.
The Town of Marana Development Services Department will be responsible for
ensuring all policies and standards laid out in the Specific Plan are adhered to during
the review of all development in the Specific Plan.
3. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this Specific
Plan. Appeals to the Planning Director’s interpretation may be made to the Town
Council within fifteen (15) days from the date of the interpretation.
Saguaro Ranch Specific Plan
Implementation V-102
4. Development Review Procedures
All development shall be conducted substantially in accordance with the development
regulations outlined in Section IV of this document. All development plans and
subdivision plats for Saguaro Ranch shall be subject to and implemented through the
review and approval process adopted by the Town of Marana Land Development Code.
In addition, all development is subject to the building permit process as outlined by the
Town of Marana.
5. Specific Plan Amendments
Amendments to the Saguaro Ranch Specific Plan may become necessary for various
reasons including but not limited to responding to changes resulting from new
development conditions, financial conditions, and/or to respond to the requirements of
potential users or builders of the property. The Master Developer, the Town of Marana,
other developers, or agents representing any of the foregoing may request
amendments to the approved Specific Plan.
6. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Town of Marana Planning Director, provided such changes are
not in conflict with the overall intent as expressed in the Saguaro Ranch Specific Plan.
The Planning Director’s decision regarding administrative changes and determination
of substantial change, as outlined below, shall be subject to appeal to the Town Council.
Categories of administrative changes include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that
does not change the effect of any regulations or guidelines, as interpreted by
the Planning Director;
• Changes to infrastructure, such as drainage and utilities, which do not
change the overall intent of the Specific Plan.
• Any comparable interpretations of the list of permitted and temporary
uses of the property set forth in the Specific Plan.
• Changes in land use designation boundaries, division of plan areas or
combinations of areas.
• Minor modifications or adjustments to intrusions, encroachments,
easements, rights-of-way, or open spaces, so long as the modifications do not
conflict with the overall intent of the Specific Plan.
• The determination that a use may be allowed which is not specifically
listed as permitted, but which may not be determined as analogous and/or
accessory use explicitly listed as permitted, as made by the Planning Director.
Saguaro Ranch Specific Plan
Implementation V-103
7. Substantial Change
This Specific Plan may be substantially amended by the procedure outlined in the Town
of Marana Land Development Code, Title 17 Section 05.06.07, Specific Plan Changes.
The owner or agent of the property may submit to the Planning Director a written
application to amend one or more of the Specific Plan regulations. Depending on the
type of request, the Planning Director may determine the request to be a substantial
change to the Specific Plan. A substantial change requires the applicant to submit all
sections or portions of the Saguaro Ranch Specific Plan that are affected by the
change(s). After review, the Planning Director shall refer the request to amend with his
recommendations to the Planning Commission for noticed public hearing. The Planning
Commission shall make its recommendation to the Town Council which, after public
hearing, shall approve, reject, or modify the proposed amendment.
Saguaro Ranch Specific Plan
Appendices VI-
104
Section VI. Appendices
Saguaro Ranch Specific Plan
Appendix A: Bibliography VI-105
A. Bibliography
Aerial Photographs, National Agriculture Imagery Program, 2013.
Town of Marana Land Development Code, Title 8 - General Development Regulations,
revised May 2011.
Town of Marana Land Development Code, Title 6 - Subdivision Requirements, revised
March 2011.
Town of Marana Land Development Code, Title 5 - Zoning, revised May 2011.
Town of Marana General Plan, 2010.
Town of Marana Strategic Plan II, March 2012.
Town of Marana Parks, Recreation, Trails, and Open Space Master Plan, 2010.
FEMA Flood Insurance Rate Map, Pima County, Arizona.
Institute of Transportation Engineers, Trip Generation Manuals, 7th Edition, Volumes 1 &
3, 2003.
MapGuide, Pima County Geographic Information Systems, 2014.
Pima Regional Trail System Master Plan, revised May 2012.