SAGUARO SPRINGSSAGUARO BLOOM SPECIFIC PLAN

Submitted to:

TOWN OF MARANA 3696 West Orange Grove Road Tucson, Arizona 85741

Prepared for:

EMPIRE COMPANIES 1016 West University Avenue, Suite 202 Flagstaff, Arizona 86001

Prepared by:

THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701

With assistance from:

STANTEC CONSULTING 201 North Bonita Avenue, Suite 101 Tucson, Arizona 85745

And:

PERLMAN ARCHITECTS 6045 N. Scottsdale Road, Suite 105 Scottsdale, Arizona 85250

December 2005 Amended December 2017 (PCZ1711-002)

For clarification of material contained in this Specific Plan, please contact:

THE PLANNING CENTER 110 South Church Avenue, Suite 63202 E. Congress, Suite 600 Tucson, Arizona 85701 Telephone (520) 623-6146 Fax (520) 622-1950

Table of Contents

I. INTRODUCTION

A. SPECIFIC PLAN SUMMARY ...... 1 B. SAGUARO BLOOM SPECIFIC PLAN AMENDMENT ...... 5 C. PURPOSE ...... 6 D. LOCATION ...... 9 E. AUTHORITY & SCOPE ...... 9 II. DEVELOPMENT CAPABILITY REPORT

A. INTRODUCTION ...... 1 B. TOPOGRAPHY & SLOPE ...... 3 C. HYDROLOGY ...... 6 D. VEGETATION & WILDLIFE HABITAT ...... 9 E. SOILS & GEOLOGY ...... 18 F. CULTURAL RESOURCES ...... 21 G. VIEWSHEDS ...... 25 H. MCHARG COMPOSITE MAP ...... 34 I. EXISTING LAND USES ...... 36 J. TRAFFIC CIRCULATION AND ROAD SYSTEM ...... 46 K. EXISTING INFRASTRUCTURE AND PUBLIC SERVICES ...... 55 III. DEVELOPMENT PLAN

A. PURPOSE & INTENT...... 1 B. OBJECTIVES OF THE SPECIFIC PLAN ...... 3 C. RELATIONSHIP TO ADOPTED PLANS ...... 4 D. COMPATIBILITY WITH ADJOINING DEVELOPMENT ...... 4 E. LAND USE CONCEPT PLAN ...... 5 F. CIRCULATION CONCEPT PLAN ...... 8 G. GRADING CONCEPT ...... 11 H. POST-DEVELOPMENT HYDROLOGY ...... 11 I. ENVIRONMENTAL RESOURCES ...... 14 J. LANDSCAPE CONCEPT ...... 14 K. OPEN SPACE, RECREATION, PARKS & TRAILS CONCEPT ...... 17 L. VIEWSHEDS ...... 21 M. SCHOOLS ...... 21 IV. DEVELOPMENT REGULATIONS

A. PURPOSE & INTENT...... 1 B. APPLICABILITY OF TOWN OF MARANA LAND DEVELOPMENT CODE ...... 2 C. GENERAL PROVISIONS ...... 2 D. SUBDIVISION STANDARDS...... 3 E. ASSURANCES ...... 8 F. DEVELOPMENT STANDARDS ...... 9 V. IMPLEMENTATION & ADMINISTRATION

A. PURPOSE ...... 1 B. GENERAL IMPLEMENTATION RESPONSIBILITIES ...... 1 C. PROPOSED CHANGES TO ZONING ORDINANCES ...... 3 D. DEVELOPMENT REVIEW PROCEDURE ...... 3 E. DESIGN REVIEW PROCESS ...... 4 F. PHASING ...... 5 G. SPECIFIC PLAN ADMINISTRATION ...... 8 VI. APPENDICES A. Legal Description ...... A-1 B. Definitions ...... B-1

Saguaro SpringsBloom i Specific Plan Table of Contents

C. Saguaro SpringsSaguaro Bloom Design Guidelines ...... C-1 D. Citizen Participation Plan ...... D-1 E. Bibliography ...... E-1 F. Request for Conditional Letter of Map Revision ...... F-1 G. Illustrative Lotting Exhibit ...... G-1

List of Exhibits

Exhibit I.A: Regional Map ...... I-4 Exhibit I.C: Aerial Photograph ...... I-8 Exhibit I.D: Location & Vicinity Map ...... I-10 Exhibit II.A: Development Context Map ...... II-2 Exhibit II.B: Topography ...... II-5 Exhibit II.C.1: Off-Site Hydrology ...... II-8 Exhibit II.D.1: Vegetation Communities ...... II-10 Exhibit II.D.2: Vegetation Densities ...... II-12 Exhibit II.D.3.a: Arizona Game and Fish Department Letter ...... II-15 Exhibit II.E: Soil Associations ...... II-20 Exhibit II.F: Arizona State Museum Letter ...... II-23 Exhibit II.G.1.a: Views Key Map ...... II-26 Exhibit II.G.1.b: Site Photos ...... II-27 Exhibit II.G.3: Areas of High Visibility ...... II-33 Exhibit II.H: Composite Map ...... II-35 Exhibit II.I.1: Existing On-Site Zoning ...... II-37 Exhibit II.I.2.a: Existing Off-Site Zoning ...... II-39 Exhibit II.I.2.b: Existing Off-Site Land Uses ...... II-40 Exhibit II.I.3: Structures & Uses Within 150 Feet Key Map ...... II-45 Exhibit II.J: Traffic Circulation & Existing Rights-of-Way ...... II-51 Exhibit II.K.1: Open Space, Recreational Facilities, Parks & Trails ...... II-56 Exhibit II.K.2: Schools ...... II-58 Exhibit II.K.3: Sewer ...... II-60 Exhibit II.K.5: Water ...... II-63 Exhibit II.K.6: Fire Service ...... II-65 Exhibit III.A: Specific Plan Boundaries ...... III-2 Exhibit III.E: Land Use Concept Plan ...... III-7 Exhibit III.F: Circulation Concept Plan ...... III-10 Exhibit III.I: Post-Development Hydrology ...... III-13 Exhibit III.K: Landscape Concept Plan ...... III-16 Exhibit III.L: Recreation, Parks and Trails Concept Plan ...... III-19 Exhibit V.F: Phasing Schedule ...... V-7

List of Tables

Table 1: Evaluation of Special Status Vegetative Species ...... II-9 Table 2: Evaluation of Special Status Wildlife Species ...... II-13 Table 3: Existing Structures & Uses Within 150 Ft. of Project Site ...... II-44 Table 4: Roadway Inventory ...... II-52 Table 5: Inventory of Candidate Trails ...... II-57 Table 6: Land Use Plan Summary...... III-6 Table 7: Development Standards ...... IV-13 Table 8.A: Land Use Comparison to Marana Land Development Code ...... IV-14 Table 8.B: Development Standard Comparison to Marana Land Development Code ...... IV-16

Saguaro SpringsBloom ii Specific Plan

I. Introduction

Introduction

A. Specific Plan Summary

The Saguaro SpringsSaguaro Bloom Specific Plan establishes comprehensive guidance and regulations for the development of an approximately 217-acre site located in Marana, Arizona. (See Exhibit I.A: Regional Map.) The Specific Plan area is comprised of a 198-acre portion of the approved Saguaro SpringsSaguaro Bloom Block Plat, in addition to a 19-acre parcel recently annexed into the Town of Marana, which is not a part of the approved block plat. The Specific Plan establishes the development regulations, programs, development standards and design guidelines required for the implementation of the approved land use plan. The Specific Plan also provides the parameters to implement the land use plan by establishing policies and regulations that will replace and supersede the current property zoning. The Plan is regulatory and adopted by ordinance.

The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.08. The law allows the preparation of specific plans based on the General Plan, as may be required for the systematic execution of the General Plan, and further allows for specific plan review and adoption. The Saguaro SpringsSaguaro Bloom Specific Plan is consistent with the Marana General Plan, approved and adopted on March 11, 2003, as authorized by public vote in accordance with the Growing Smarter Plus Act of 2000.

The Specific Plan is a tool used to implement the Town of Marana General Plan at a more detailed site-specific level for a focused area. The Specific Plan articulates the planning considerations for such parcels and imposes regulations or controls on the use of such parcels.

In the Development Capability Report section of this document, the site is analyzed to determine development capabilities, considering the physical constraints of the site, existing and proposed infrastructure and the unique opportunities the site presents for development and open space.

Based on the Development Capability Report, the Development Plan section establishes the location and intensity of land uses, the circulation pattern and the character of development within the Saguaro SpringsSaguaro Bloom Specific Plan. The Development Plan makes every effort to respond to site opportunities and constraints provided within the Development Capability Report.

The Development Plan concept focuses on coordinating a mix of residential densities and housing types with a proposed school site, open space and recreational uses. The design concept articulates the connectivity of the Specific Plan area to the larger Saguaro SpringsSaguaro Bloom project by providing a continuum of design features and shared recreation and circulation systems. The neighborhood park, which is the focal point of the Specific Plan area, will be accessible by the trail system that has been integrated into the Saguaro SpringsSaguaro Bloom community.

Saguaro SpringsBloom I-1 Specific Plan Introduction

The Development Plan is the result of thorough site analysis and research. The plan addresses development-related issues in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The Development Plan contains the standards and guidance to ensure that development will occur in a controlled and phased manner with infrastructure as planned. This section contains a description of the goals, objectives and policies of the plan combined with various plan components. These components allow for the development of a cohesive master planned community and provide the rationale for the Development Regulations section of the document.

The Development Regulations section serves as the primary mechanism for implementation of the Saguaro SpringsSaguaro Bloom Specific Plan. The Saguaro SpringsSaguaro Bloom Specific Plan Development Regulations establish the intensity and character of the development by prescribing site- specific development standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses.

These development regulations expressly apply to the 217 acres of land that make up the Saguaro SpringsSaguaro Bloom Specific Plan. Primary land uses for the Specific Plan include:

▪ Medium Density Residential (MDR) ▪ Medium High Density Residential (MHDR) ▪ High Density Residential (HDR) ▪ Recreation (REC) ▪ School (SCH)

The Design Guidelines, found in the appendix of this document, encourage and ensure, to the maximum extent possible, the establishment of a quality urban landscape within the Saguaro SpringsSaguaro Bloom Specific Plan that is in conformance with the Town of Marana General Plan. The various elements of the urban landscape include layout, landscape design, architectural styles, roads and buildings. These Design Guidelines intend to provide specific development standards and design criteria that will shape development within the Specific Plan area and integrate it with the greater Saguaro SpringsSaguaro Bloom community.

These Design Guidelines provide guidance to the Saguaro SpringsSaguaro Bloom Design Review Committee (DRC) for future development. They also provide for creative flexibility while ensuring a high-quality appearance for the community and Development Plan compatibility. These guidelines are designed as an information source for site development, landscape architecture, and architectural and signage features that create the Saguaro SpringsSaguaro Bloom community image. The guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the Master Developer. They also provide a basis for evaluating

Saguaro SpringsBloom I-2 Specific Plan Introduction

and directing the planning and design within the project area in the context of the surrounding area.

The integration of these guidelines into the Covenants, Conditions and Restrictions (CC&R’s), which will be recorded along with the individual subdivision plats, will guarantee design consistency throughout the development of Saguaro SpringsSaguaro Bloom.

A Saguaro SpringsSaguaro Bloom Design Review Committee (DRC) will be formed by the Master Developer to review development proposals in Saguaro SpringsSaguaro Bloom. This review procedure will ensure that the high standards defined in this document are maintained.

The Implementation and Administration section of this document includes information regarding general administration and amendment procedures and identifies those responsible for implementation of the improvements in the Saguaro SpringsSaguaro Bloom Specific Plan area. These are the Master Developer, the Builder, the Town of Marana and the Saguaro SpringsSaguaro Bloom Master Association. In addition, the Implementation and Administration section establishes the Saguaro SpringsSaguaro Bloom Design Review Committee (DRC); outlines the development review process; assigns implementation responsibilities and defines Specific Plan administration procedures, such as: enforcement, administrative changes; substantial changes; interpretation; fees, amendments and violations.

Saguaro SpringsBloom I-3 Specific Plan Exhibit I.A: Regional Map

Saguaro SpringsBloom I-4 Specific Plan Introduction

B. Saguaro Bloom Specific Plan Amendment

Background The Saguaro Springs Specific Plan was adopted in 2005. This was during the housing boom when high, home prices were driving a movement toward smaller homes and higher density housing types, such as duplexes and triplexes. Construction began in 2006, then unfortunately quickly became a victim of the economic downturn. Construction was halted, model homes were demolished, and the project lay fallow until 2012 when Greyhawk Development purchased the land and began the process of reviving the project. After a great deal of investment in reconstructing infrastructure, Greyhawk then sold the project to DR Horton. By all accounts, Saguaro Bloom has been a success story, with DR Horton leading the Town of Marana (and the entire region) in building permits and starts as well.

Amendment Request: 1) Parcels 1A and 1B were originally contemplated for an age-restricted community which would include duplex and triplex homes at a target density of 7 units per acre. Based on the overwhelming success of the Saguaro Bloom community to date, the current sluggishness of the age-restricted housing market, and the continued demand for single- family, all-ages homes, we are requesting the removal of the age- restriction on Parcels 1A and 1B. 2) The original Specific Plan included a Community Center that would serve the proposed 700 units in 1A and 1B. Given that the proposal is to build an all-ages community nearly half as dense at 389 proposed units, we are proposing to substitute the Community Center with a large park, which would include many of the same amenities originally envisioned for the Community Center: a swimming pool with restrooms, ramadas, turf areas, a shaded playground and swing set, a half-basketball court and parking areas. This is in addition to two other smaller parks distributed throughout the neighborhood that include shaded play structures, ramadas, swing set and turf areas. The plan connects these three parks via a neighborhood trail that combines sidewalks and drainageway paths to provide a safe, aesthetically pleasing pedestrian experience through the community. We believe these parks and the neighborhood trail provide amenities that better suit the proposed all-ages neighborhood, and are sized more than adequately to serve the proposed reduced number of homes.

Minor cleanup, such as changing the project name from Saguaro Springs to Saguaro Bloom and updating the aerial photos in the Development Capability Report section have been completed as well.

Saguaro SpringsBloom I-5 Specific Plan Introduction

This request is being made per the requirements of the Saguaro Springs (now Saguaro Bloom) Specific Plan, Section V: Implementation and Administration, Section V.G.4: Substantial Change.

Additional Information: In today’s market of greater affordability, the current trend is toward larger, single-family lots. As a result, the actual buildout of Saguaro Bloom is trending much lower at 559 actual platted lots than what was anticipated in the original Specific Plan.

Saguaro Bloom Planned vs. Actual Dwelling Units

Approx. Target Actual Difference Parcel Land Use Acres Dwelling Units Platted Units to Date to Date

Lot A 1.5 Well & Storage Tank N/A N/A N/A Lot B 1 Sewer Lift Station N/A N/A N/A

1A 68 MHDR 525 296 -229

1B 22 MHDR 175 93 -82

2A 17 MHDR 105 33 -72

2B 38 MDR 205 137 -68

5 12 HDR 95 TBD TBD

6 18.5 HDR 145 TBD TBD

School 10 SCH N/A N/A N/A

N/A Park 29 REC N/A N/A

Total 217 Acres 1250 Units 559 -451

B.C. Purpose

The Saguaro SpringsSaguaro Bloom Specific Plan establishes comprehensive guidance and regulations for the development of a 217-acre master planned community located in the southeast area of the Town of Marana, Pima County. (See Exhibit I.CB: Aerial Photograph).

The Specific Plan serves as a regulatory tool governing planning and zoning. The Saguaro SpringsSaguaro Bloom Specific Plan is adopted by ordinance, conforms to the Town of Marana General Plan and replaces the Town of Marana Land Development Code.

Saguaro SpringsBloom I-6 Specific Plan Introduction

The Specific Plan establishes the type, location, density and character of development within the Plan area. It functions as a guide for future development and provides a site-specific document focusing on existing site characteristics and development standards designed to control development within the plan area.

The primary objective of the Specific Plan is to provide a means by which development may occur at Saguaro SpringsSaguaro Bloom in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that specifically addresses the goals of both the Town of Marana and the Developer.

The Saguaro SpringsSaguaro Bloom Specific Plan allows for a mix of residential densities and housing types, as well as school, open space and recreation uses. The proposed district park will provide numerous recreational amenities, and an integrated system of nature trails will extend throughout the entire master planned community along enhanced drainageways.

Saguaro SpringsBloom I-7 Specific Plan Exhibit I.CB: Aerial Photograph

Saguaro SpringsBloom I-8 Specific Plan Introduction

C.D. Location

The Saguaro SpringsSaguaro Bloom Specific Plan site is located in the southeast area of the Town of Marana within the South Central Growth Area. The site is bordered on the east by the Tucson Mountains. To the west, the property is bounded by State Land and land owned by Arizona Portland Cement Co. Quarry Road and its buffers (totaling approximately 312 feet in width), bisect the plan area from the northeast to the southwest. The southern boundary is created by Twin Peaks Road. Saguaro SpringsSaguaro Bloom is located adjacent to unincorporated land within Pima Co. on its northern, southern and southwestern borders.

The property is located approximately ½ mile southwest of the Santa Cruz River.

The Specific Plan area is located approximately 4½ miles southeast of the new Marana Town Center. The property lies within portions of Township 12S, Range 12E, Section 18 and Township 12S, Range 11E, Section 13.

See Exhibit I.DC: Location & Vicinity Map.

D.E. Authority & Scope

The authority for the preparation of specific plans is found in Arizona Revised Statutes, Section 9-461.08. State law allows the preparation of specific plans based on the general plan, as may be required for the systematic execution of the general plan.

Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of specific plans in Marana. Pursuant to these state statutes and Town of Marana 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the specific plan ordinance shall be adopted by the Town Council and become effective.

Once adopted, the Saguaro SpringsSaguaro Bloom Specific Plan is a regulatory plan, which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan.

Saguaro SpringsBloom I-9 Specific Plan Exhibit I.DC: Location & Vicinity Map

Saguaro SpringsBloom I-10 Specific Plan

II. Development Capability Report

Development Capability Report

A. Introduction

The primary purpose of the Development Capability Report section of the Saguaro SpringsSaguaro Bloom Specific Plan is to identify the site’s opportunities and constraints or various physical components existing on the property. The synthesis and analysis of the existing characteristics can then provide a means whereby development occurs in a sensitive and responsive manner to the physical conditions of the site. Information for this section was compiled from site visits, correspondence with Town, County and State agencies and officials, as well as topographic and hydrological analyses. In addition, a traffic impact analysis was completed to assess existing roadway conditions and make recommendations for a schedule of improvements for this project. The Development Capability Report follows the Town of Marana requirements provided in 05.06.02 (D) of the Town of Marana Land Development Code.

Pursuant to such requirements, information on the following physical components of the site was compiled to assess the suitability of the property for development: ▪ Topography and slope analysis; ▪ Hydrology and water resources; ▪ Vegetation and wildlife habitat; ▪ Geology and soils; ▪ Cultural resources; ▪ Viewsheds; ▪ Existing structures, roads and other development; and ▪ Existing infrastructure and public services.

A number of developments exist within close proximity to the Saguaro SpringsSaguaro Bloom Specific Plan. These include: Happy Acres and Milligan’s Acres to the north within unincorporated Pima County, and Los Morteros and Continental Ranch, each located approximately 1 mile to the southeast of the Specific Plan area. Neighboring development is shown in Exhibit II.A: Development Context Map.

The site’s topography is relatively flat, gently sloping to the northwest. The site is undeveloped; however, the property was historically used for agricultural purposes beginning in the early 1950s through the late 1990s. (See Exhibit I.B: Aerial Photograph.) The physical characteristics of the site are provided within the various sections of this chapter.

Saguaro SpringsBloom II-1 Specific Plan Exhibit II.A: Development Context Map

Saguaro SpringsBloom II-2 Specific Plan Exhibit II.B: Topography

B. Topography & Slope

The Specific Plan area has historically been used for agricultural purposes and is characteristically flat with slopes under five percent. The site in question contains approximately 217 acres, which is bisected by Quarry Rd. The overall topography of the site gently slopes from the south to the northwest portion of the property. Elevations range from 2085 ft. to 2068 ft. Existing topography is shown in 1-foot contour intervals on Exhibit II.B: Topography.

1. Hillside Conservation Areas There are no hillside conservation areas located within the project area. Furthermore, there are no protected peaks or ridges as described within the Town of Marana Land Development Code, section 17.01.02.

2. Rock Outcrops There are no rock outcrops located on the subject site.

3. Slopes of 15% or Greater There are no slopes 15% or greater located on the subject property; therefore, the project site is not subject to Hillside Development Zone requirements as set forth in the Pima County Code, section 18.61 and Town of Marana Land Use Code Title 19.

4. Other Significant Topographic Features The project site contains several significant topographic features of varying height. There are several berms at various locations throughout the site. The first runs parallel to and approximately 1200 feet north of the south property line. The privately owned and operated Quarry Road sits atop a berm, causing it to be elevated above the surrounding property. The height of the berm varies from 1-foot in the middle of the site, to 6 feet at the west edge of the site, to as much as 8 feet toward the north portion of the site. Another berm runs parallel to the west property line and varies in height from 1 foot to 3 feet. Finally, there is an existing earthen channel located on the northwest portion of the site. This channel drains from the mid- point of Quarry Road to the mid-point of the west property line.

Saguaro SpringsBloom II-3 Specific Plan Exhibit II.B: Topography

5. Pre-development Cross-Slope The average cross slope (ACS) of the property was calculated in accordance with section 18.61.051 of the Pima County Zoning Code. The area owned by Arizona Portland Cement Co. was not considered when determining the ACS of the project site. The ACS of the site is 1.40%, and was calculated as follows:

Average Cross Slope = I x L x 0.0023 A

Where: I= Contour Interval In Feet L= Total Combined Length of all Contours in Feet 0.0023 = Conversion Factor for Feet to Acres Times 100 A = Total Area of Site in Acres

Average Cross Slope = 1 x 132,566 x 0.0023 = 1.40% 217.36

Saguaro SpringsBloom II-4 Specific Plan Exhibit II.B: Topography

Saguaro SpringsBloom II-5 Specific Plan Development Capability Report

C. Hydrology

This portion of the Saguaro SpringsSaguaro Bloom Specific Plan includes a description of on-site and off-site pre-development hydrologic characteristics and water resources.

1. Off-site Watersheds The existing watersheds that impact the project site are delineated on Exhibit II.C.1: Off-Site Hydrology with their associated drainage area and 100-year peak discharges.

2. Off-Site Watershed Features The offsite watershed areas are characterized by high relief mountains in their headwater areas that generally drain to the north. Drainage in areas downstream of the mountain peaks is characterized by ill-defined channels flowing across gently sloping terrain. There are no significant manmade features in areas upslope of the project site other than Twin Peaks Road and diversion berms, presumably agricultural in nature. The Arizona Portland Cement Company conveyor belt system (located on Quarry Rd.) runs southwest to northeast within the site and collects and diverts runoff from the southeast to culverts near the western property margin that convey flow underneath the conveyor belt system. Several manmade drainage features are evident in areas downstream of the project site.

3. Off-Site Watershed Drainage Areas The project site is impacted by three existing offsite watersheds, labeled A, B, and G on Exhibit II.C.1: Off-Site Hydrology. As stated in the Master Drainage Report prepared by Urban Engineering and dated June 17, 2003, Watershed G includes the drainage areas of offsite watersheds A and B, and collects at the Arizona Portland Cement Company conveyor belt system that traverses the project site from the southwest to northeast. The drainage areas and 100-year peak discharges are listed on Exhibit II.C.1: Off-Site Hydrology.

4. On-Site Hydrology The site is impacted by shallow sheetflow associated with runoff generated from the offsite watershed areas shown in the hydrology exhibit. Stormwater from these areas generally will flow north- northwest from Twin Peaks Road and will collect along the Arizona Portland Cement Company conveyor belt alignment. Runoff collected at the conveyor belt will be conveyed underneath the private roadway at this location by two small culverts or will spill overtop the roadway and continue to flow northwest as sheetflow. The majority of the project site is mapped by FEMA (Map Number 04019C0995 K) as a Special Flood Hazard Zone AO, experiencing average flood depths of 1 foot during the 100-year flood event.

Saguaro SpringsBloom II-6 Specific Plan Development Capability Report

5. Existing Downstream Conditions Runoff conveyed underneath the conveyor belt system is conveyed to the northwest property boundary by a small channel. This channel lacks capacity for large storm events, and runoff will leave the site onto downstream areas as ill-defined sheetflow, typically flowing to the west-northwest.

6. Section 404 Permit During the processing of the Saguaro SpringsSaguaro Bloom Block Plat, an inquiry regarding Section 404 permits was made to the U.S. Army Corps of Engineers. In its response letter, the Army Corps indicated the project is not subject to its jurisdiction under Section 404 of the Clean Water Act, as there are no waters of the United States within the project area.

In April 2004, WestLand Resources, Inc. completed an Environmental Due Diligence Support study in which it was concluded that no jurisdictional waters of the United States are located on the Saguaro SpringsSaguaro Bloom project site.

Saguaro SpringsBloom II-7 Specific Plan Exhibit II.C.1: Off-Site Hydrology

Saguaro SpringsBloom II-8 Specific Plan Development Capability Report

D. Vegetation & Wildlife Habitat

This portion of the Saguaro SpringsSaguaro Bloom Specific Plan includes vegetative communities and associations and wildlife habitats identified within the site. WestLand Resources, Inc. completed an environmental overview of the property in April 2004 with the purpose of identifying any biological resources that may be present on-site.

1. Vegetation The project site is a part of the Arizona Upland Subdivision of the Sonoran Desert. The majority of the plan area is listed by Pima County Land Information Systems as Agriculture/Developed/ Water/Bare Ground with “Active Agriculture” as its existing use.

The 19-acre parcel at the southwest corner of the site is a combination of Paloverde-Mixed Cacti and Shrub-Scrub Disclimax Communities. (See Exhibit II.D.1: Vegetation Communities.) Species identified by WestLand Resources during a field inspection include: Russian thistle (Salsola iberica), Bermuda grass (Cynodon dactylon), desert globe mallow (Sphaeralcea ambigua), desert broom (Baccaris sarothroides), stunted mesquite trees (Prosopis velutina), and large mesquite and foothill palo verde trees (Cercidium microphyllum).

a. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species The vegetation on site is typical of the Arizona Upland Desert; it is neither unique nor highly scenic. The larger trees have potential aesthetic and screening value. Arizona Game and Fish Department has provided a list of special status vegetative species that are known to occur in the vicinity of the site. These species are displayed in Table 1: Evaluation of Special Status Vegetative Species.

Table 1: Evaluation of Special Status Vegetative Species Identified in 2004 AGFD Letter

Common Name Scientific Name Status

Federal Species of Concern; Pima Indian Mallow Abutilon Parishii Sensitive; Salvage Restricted

Thornber Fishhook Mammillaria Thornberi Salvage Restricted Cactus Source: Arizona State Game and Fish Department Letter, 2004

Saguaro SpringsBloom II-9 Specific Plan Exhibit II.D.1: Vegetation Communities

Saguaro SpringsBloom II-10 Specific Plan Development Capability Report

2. Vegetative Densities On-site vegetation densities are measured using aerial photographs and verified during field inventories. Very little vegetation is present on the site, as it was previously used for agricultural purposes. Most of the plant species identified on the property by WestLand Resources are typically associated with disturbed areas. See Exhibit II.D.2: Vegetation Densities.

WestLand Resources has completed a Native Plant Preservation survey, which was reviewed and approved by the Town of Marana.

Saguaro SpringsBloom II-11 Specific Plan Exhibit II.D.2: Vegetation Densities

Saguaro SpringsBloom II-12 Specific Plan Development Capability Report

3. Wildlife In the site visit performed in April 2004 by WestLand Resources, wildlife observed on the site was limited. Identified on-site at that time were the greater roadrunner (Geococcyx californianus), gambel’s quail (Callipepla gambelii), mourning dove (Zenaida macroura), loggerhead shrike (Lanius ludovicianus), and whiptail lizard (Cnemidophorus sp.).

a. Arizona State Game and Fish Department Letter A letter from the Phoenix Regional Office of the Arizona State Game and Fish Department (AGFD) is provided as Exhibit II.D.3.a: Arizona Game and Fish Department Letter. AGFD’s review of the Heritage Data Management System (HDMS) identified two special status wildlife species as occurring within two miles of the subject property. Table 2, below, lists these species and their status.

Table 2: Evaluation of Special Status Wildlife Species Identified in 2004 AGFD Letter

Common Name Scientific Name Status

Federal Listed Endangered, Cactus Ferruginous Glaucidium Brasilianum AGFD Wildlife of Special Pygmy Owl Cactorum Concern

Pocketed Free-Tailed Nyctinomops BLM Sensitive Bat Femorosaccus Source: Arizona State Game and Fish Department Letter, 2004

b. High Densities of a Given Species AGDF did not identify high densities of any species of concern on the site. There are no known federally listed species on the site or other known occurrences of wildlife species of special concern.

c. Aquatic or Riparian Ecosystems There are no perennial or intermittent surface water resources within the project area and aquatic and riparian ecosystems typically associated with intermittent or perennial surface water resources are likewise absent from the parcel.

Saguaro SpringsBloom II-13 Specific Plan Development Capability Report

d. Wildlife Species Anticipated to be Found within the Project Area The following common species, although not observed, may reasonably be found on-site: coyote (Canis latrans), black-tailed jackrabbit (Lepus californicus), Arizona cotton rat (Sigmodon arizonae), Sonoran gopher snake (Pituophis catenifer affinis), desert coachwhip (Masticophis flagellum), and various whiptail lizards (Cnemidophorus sp.).

e. Special Status Species Of the 24 endangered, threatened, proposed or candidate species listed for Pima County by the federal government under the Endangered Species Act (ESA), only two have a reasonable chance for occurrence on this property: the cactus ferruginous pygmy-owl (CFPO; Glaucidium brasilianum cactorum) and the lesser long-nosed bat (Leptonycteris cursoae).

The majority of the Saguaro SpringsSaguaro Bloom project site is within U.S. Fish & Wildlife Service (USFWS) CFPO Survey Zone 1, which is considered by USFWS to be “areas within the current range of the pygmy-owl with a high potential for occupancy.” The Specific Plan area is not located within the proposed Critical Habitat for the CFPO, nor is it within a CFPO Draft Recovery Area, as defined by USFWS.

The lesser long-nosed bat is listed as endangered by the USFWS and as a Wildlife Species of Special Concern by the Arizona Game & Fish Department (AGFD). The bat is migratory, and based on AGFD’s Heritage Data Management System, the nearest recorded roost sites for this species are 30 miles northeast of Saguaro SpringsSaguaro Bloom. Because no suitable roost sites are known on or immediately adjacent to the property, it is extremely unlikely that the species would be found on-site.

Saguaro SpringsBloom II-14 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter

Saguaro SpringsBloom II-15 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued

Saguaro SpringsBloom II-16 Specific Plan Exhibit II.D.3.a: Arizona Game and Fish Department Letter, continued

Saguaro SpringsBloom II-17 Specific Plan Development Capability Report

E. Soils & Geology

This portion of the Saguaro SpringsSaguaro Bloom Specific Plan identifies geologic features and soil associations within the site.

1. Geologic Features The project site lies in the Tucson Basin, within the Basin and Range physiographic province of southern Arizona, which is characterized by elongated mountain ranges separated by broad alluvial valleys. The basin is surrounded by the Tucson Mountains, which are composed primarily of rhyolitic volcanic rocks, and the Santa Catalina, Rincon and Tortolita Mountains, which are composed primarily of granitic volcanic and metamorphic rocks. Sediments may be up to 10,000 feet thick in the central part of the basin. The alluvium is highly variable and ranges from dense sand, gravel and cobble deposits to silts and clays. As provided in the Topography portion of this document, slopes on the project site are gentle, and there are no peaks, nor rock outcrops within the Specific Plan area.

2. Soils The information provided in this section is based on the Saguaro SpringsSaguaro Bloom Geotechnical Engineering Evaluation by Pattison-Evanoff Engineering, LLC (dated June 14, 2004) and generalized soil maps based on Soil Survey data available through Pima County Land Information System (PCLIS).

According to these sources, the site contains soils that are “generally sands and clays with varying amounts of gravel. Zones of light to moderate carbonate cementation were encountered throughout the site.” The soil is fine and loose at the surface. All onsite soils are well-drained, and are compatible with the proposed development, given the proper engineering design.

The main limitations for on-site development are shrink-swell potential. If buildings are constructed on this soil, properly designing foundations and footings and diverting runoff away from buildings help to prevent structural damage because of shrinking and swelling. Specific engineering recommendations for the treatment of on-site soils are discussed in detail in the Saguaro SpringsSaguaro Bloom Geotechnical Engineering Evaluation.

Exhibit II.E: Soils Associations shows soils associations within the project area. The following descriptions from the United States Department of Agriculture Natural Resources Conservation Service (NRCS) Soil Survey for Pima County provide information about the characteristics of each soil series.

Saguaro SpringsBloom II-18 Specific Plan Development Capability Report

a. Mohave Series The Mohave series is considered to be a well-drained, fine- textured soil with a depth to approximately 60 inches. These soils are found on flood plains and alluvial fans by rivers and streams. Elevation is 2,200 to 3,300 feet, and slopes of 0 to 1 percent are common.

The general soil characteristics of the Mohave clay loam soil include moderately slow permeability with a moderately alkaline soil reaction. The vegetation present is mainly triangle bursage, bush muhly, burroweed and creosotebush.

Runoff is slow to medium, and the hazard of water erosion is slight to moderate. The hazard of wind erosion is moderate.

b. Tubac Series The Tubac soil series is considered to be a very deep, well- drained, fine-textured soil with a depth to more than 60 inches. These soils are found on nearly level basin floors and fan terraces. Elevation is 2,200 to 3,400 feet, and slopes of 0 to 1 percent are common.

The general soil characteristics of the Tubac clay, eroded and Tubac sandy clay loam soils include slow permeability with a neutral to moderately alkaline soil reaction. The vegetation present is mainly chainfruit cholla, burroweed, fourwing saltbush, mesquite and creosotebush.

Runoff is medium, and the hazard of water erosion is moderate. The hazard of wind erosion is moderately high.

Saguaro SpringsBloom II-19 Specific Plan Exhibit II.E: Soil Associations

Saguaro SpringsBloom II-20 Specific Plan Development Capability Report

F. Cultural Resources

This portion of the Saguaro SpringsSaguaro Bloom Specific Plan identifies paleontological and cultural resources within the site. Such resources include both cultural artifacts and non-cultural remains (paleontological evidence) and can be from the prehistoric or historical periods.

1. Location of Resources on Site A total of four archaeological sites were investigated during the survey of the property. One of these sites was determined to be outside of the development area, and no further work is recommended. The other three sites are possible habitation sites with one or more buried pit houses and/or other features. These three sites are potentially eligible to the National Register of Historic Places (NRHP) because they are likely to contain significant sub-surface deposits that can contribute important data concerning prehistoric use of the area.

At one site, AZ AA:12:77, buried deposits had already been unearthed in the construction of the El Paso gas line. Testing at these sites was undertaken to both determine each sites’ NRHP eligibility and to assess the type and extent of their subsurface remains.

2. Letter from the Arizona State Museum Because there is a portion of the property that has never been surveyed, the Arizona State Museum recommends a surface inspection be performed by a professional archaeologist for that portion of the property. In addition, a comprehensive data recovery plan for site AZ AA:12:77 will be implemented, and a treatment plan will be submitted to ASM for approval. The ASM also recommends sites AZ AA:12:327 and 328 be reassessed for treatment. (See Exhibit II.F: Arizona State Museum Letter.)

A survey of the property has been completed, and a testing plan has been approved by ASM since the letter from ASM was received. Tierra Right-of-Way will begin testing on 9/23/2004. Once the current round of testing is completed, a single comprehensive data recovery plan will be developed for all the sites within Saguaro SpringsSaguaro Bloom that are National Register eligible. This data recovery plan will include a scope of work designed to mitigate the impact of the development on the sites. ASM will review the data recovery plan. Tierra Right-of-Way has already acquired the necessary permits from ASM to conduct the archaeological investigations.

Saguaro SpringsBloom II-21 Specific Plan Development Capability Report

All recommendations by ASM will be carried out prior to any ground disturbing activities. Arizona Revised Statutes §41-844 and §41-865 require that the Arizona State Museum be notified in the event human remains or funerary objects are discovered during construction.

Saguaro SpringsBloom II-22 Specific Plan Exhibit II.F: Arizona State Museum Letter

Saguaro SpringsBloom II-23 Specific Plan Exhibit II.F: Arizona State Museum Letter, continued

Saguaro SpringsBloom II-24 Specific Plan Development Capability Report

G. Viewsheds

This portion of the Saguaro SpringsSaguaro Bloom Specific Plan identifies viewsheds onto and across the site and areas of high visibility from adjacent off-site locations.

1. Viewsheds Onto and Across the Site Views onto the site from adjacent areas primarily consist of flat vacant land and agricultural fields with views of surrounding mountain ranges, including the Tucson Mountains nearest to the site and the Picacho Mountains in the distance.

Various photographs were taken of views from and across the project site (shown in Exhibit II.G.1.b: Site Photos). Exhibit II.G.1.a: Views Key Map indicates the locations from which the photos were taken.

2. Off-Site Viewsheds

In nearly all directions, views of adjacent properties primarily consist of vacant land and rural single-family residences with some agricultural uses.

The Tucson Mountains wrap around the project area from the northeast to the south, with Twin Peaks visible to the southwest. The Picacho Mountains can be seen in the distance to the northwest. Due to the lack of on-site topographic features, views across the majority of the Specific Plan area are currently available.

Photographs of off-site views were taken from various points on the project site and are shown on the following pages.

3. Visibility from Adjacent Off-Site Locations Because there is little or no slope on the subject property, the only areas that are highly visible from adjacent properties are along the project boundaries, including the areas adjacent to Arizona Portland Cement’s Quarry Road. The greatest impacts will be along Lambert Lane and Twin Peaks Road, as well as along the proposed interior roadways of the greater Saguaro SpringsSaguaro Bloom project. Distant viewsheds of surrounding mountain ranges will be retained.

See Exhibit II.G.3: Areas of High Visibility.

Saguaro SpringsBloom II-25 Specific Plan Exhibit II.G.1.a: Views Key Map

Saguaro SpringsBloom II-26 Specific Plan Exhibit II.G.1.b: Site Photos

Photo 1: From Lambert Ln., looking south across property at the Tucson Mountains.

Photo 2: From northwest corner of property, looking east at the Tucson Mountains.

Photo 3: From southwest corner of the property (on Twin Peaks Rd.), looking northeast across site at the Tucson Mountains.

Saguaro SpringsBloom II-27 Specific Plan Exhibit II.G.1.b: Site Photos, continued

Photo 4: From northeast corner of property (on Lambert Ln.) looking south at the Tucson Mountains.

Photo 5: From northeast corner of property (on Lambert Ln.) looking southwest across site at remaining peak of “Twin Peaks”.

Photo 6: From near southeast corner of property (on Twin Peaks Rd.), looking northeast at Tucson Mountains.

Saguaro SpringsBloom II-28 Specific Plan Exhibit II.G.1.b: Site Photos, continued

Photo 7: From northwest corner of site, looking south along property line.

Photo 8: From northwest corner of property, looking southeast across site.

Photo 9: Near southeast corner of property (on Twin Peaks Rd.), looking north across site.

Saguaro SpringsBloom II-29 Specific Plan Exhibit II.G.1.b: Site Photos, continued

Photo 10: From northwest corner of property looking off-site to the northwest, view of agricultural lands with Picacho Peak in the far background.

Photo 11: From northwest corner of property looking west (off-site), view of the Picacho Mountains.

Photo 12: From northwest corner of property looking southwest (off-site).

Saguaro SpringsBloom II-30 Specific Plan Exhibit II.G.1.b: Site Photos, continued

Photo 13: From northeast corner of property on Lambert Lane, looking north (off-site).

Photo 14: From northeast corner of property looking northeast (off- site), across Lambert Lane at the tail end of the Tucson Mountains.

Photo 15: From southwest corner of property, looking northwest (off-site).

Saguaro SpringsBloom II-31 Specific Plan Exhibit II.G.1.b: Site Photos, continued

Photo 16: From southwest corner of property looking northwest (off-site), at the Arizona Portland Cement Co. conveyor belt.

Photo 17: From southwest corner of property, looking northeast at Arizona Portland Cement Co. conveyor belt and Quarry Rd.

Saguaro SpringsBloom II-32 Specific Plan Exhibit II.G.3: Areas of High Visibility

Saguaro SpringsBloom II-33 Specific Plan Development Capability Report

H. McHarg Composite Map

Information regarding topography, hydrology, vegetation, wildlife and views has been combined to form the McHarg Composite Map, displayed as Exhibit II.H.

Saguaro SpringsBloom II-34 Specific Plan Exhibit II.H: Composite Map

Saguaro SpringsBloom II-35 Specific Plan Development Capability Report

I. Existing Land Uses

This section of the Development Capability Report identifies the following: existing zoning, land use and structures within the site; existing zoning, land uses and structures on surrounding properties and other proposed development in the project vicinity.

1. Existing On-Site Land Use and Zoning The site is currently vacant and undeveloped, with no structures on- site. However, between 1953 and 1997, the property was used for grazing and agricultural crops, including wheat, oats, corn, sorghum, barley and cotton.

Currently, there are four zoning designations within the Saguaro SpringsSaguaro Bloom Specific Plan area: R-6 (primarily located along the eastern boundary of the plan area), R-36 (located adjacent to Lambert Lane), MH (northwest of Quarry Road) and R-144 (at the southwest corner of the project site).

The R-6, R-36 and R-144 zoning designations permit single-family residential uses on minimum lot sizes of 6,000, 36,000 and 144,000 square feet, respectively. The MH (Manufactured Housing) zone allows for the development of manufactured housing parks and subdivisions. (See Exhibit II.I.1: Existing On-Site Zoning.)

Saguaro SpringsBloom II-36 Specific Plan Exhibit II.I.1: Existing On-Site Zoning

Saguaro SpringsBloom II-37 Specific Plan Development Capability Report

2. Existing Conditions on Properties Within ¼ Mile Radius

a. Zoning Zoning of surrounding properties primarily consists of rural residential designations.

Pima County RH (Rural Homestead), Marana C North (Large Lot Zone), Pima County GR-1 (Rural Residential)

Pima County RH (Rural Homestead), Pima County GR-1 South (Rural Residential)

East Marana R-6 (Residential)

Marana C (Large Lot Zone), Pima County RH (Rural West Homestead)

See Exhibit II.I.2.a: Existing Off-Site Zoning.

b. Land Use The site is surrounded by vacant land and low-density single- family detached homes, a few of which are site-built, most are manufactured homes.

Low-Density Single Family Residential (property within North Pima County’s jurisdiction)

Low-Density Single Family Residential and White Stallion South Ranch (property within Pima County’s jurisdiction)

Vacant, formerly agricultural land (to become part of the East larger Saguaro SpringsSaguaro Bloom community)

Vacant, agricultural land (portion is owned by the State West Land Department) See Exhibit II.I.2.b: Existing Off-Site Land Uses.

Saguaro SpringsBloom II-38 Specific Plan Exhibit II.I.2.a: Existing Off-Site Zoning

Saguaro SpringsBloom II-39 Specific Plan Exhibit II.I.2.b: Existing Off-Site Land Uses

Saguaro SpringsBloom II-40 Specific Plan Development Capability Report

c. Building Heights There are single-family residential one-story and a few single- family residential two-story buildings within ¼ mile of the project site located to the north and south of the project site.

d. Pending & Conditional Rezonings There are no pending or conditional rezonings within ¼ mile of the subject property.

e. Subdivision/Development Plans Approved Except for the 19-acre parcel at the southwest corner of the site, the Specific Plan area is a part of the Saguaro SpringsSaguaro Bloom Block Plat, which was approved by the Town of Marana in April 2004.

f. Character of Adjacent Development Homes in the immediate area contain a mixture of architectural styles. Most are manufactured homes; however a few site-built homes are also located along Lambert Lane.

The White Stallion Ranch, owned by the True Family, is located south of Twin Peaks Road. This guest ranch is also a working cattle ranch and has been in operation since 1965. Because of a vegetative buffer along Twin Peaks Road, the ranch facilities are, for the most part, not visible from the project site.

The following photographs were taken of residences located along Twin Peaks Road and Lambert Lane, adjacent to Saguaro SpringsSaguaro Bloom. As demonstrated, there is no consistent architectural theme incorporated into the existing development.

Saguaro SpringsBloom II-41 Specific Plan Development Capability Report

Saguaro SpringsBloom II-42 Specific Plan Development Capability Report

3. Inventory of Adjacent Structures This section identifies existing structures within 150 feet of the specific plan boundary and provides the approximate location and existing use for structures identified during a field inventory. Table 3 below describes existing structures and uses identified within 150 feet of the Plan boundary. Based on the inventory, there are 10 parcels within 150 feet of the project site that are currently being used for residential purposes.

Saguaro SpringsBloom II-43 Specific Plan Development Capability Report

Table 3 Existing Structures & Uses Within 150 Ft. of Project Site (See Exhibit II.I.3: Structures & Uses Within 150 Feet Key Map.) Map Parcel Area Owner Primary Category Key Number (Ac.)

Mining, Quarrying, 1 216-14-0070 Arizona Portland Cement Company 71.1 Industrial Processing

2 215-12-004B State of Arizona 313.9 State Property Vacant Land

3 216-15-064B Lawyers Title of AZ TR 6788-T 2.0 Limited Use Limited Use Mobile Home Mobile Home Use 4 216-15-061B Norman B. & Barbara J. Chadburn 1.0 Land (Unsubdivided) Mobile Home Mobile Home Use 5 216-15-0560 Brian K. & Starr Lynn Ryder 2.0 Land (Subdivided) Mobile Home Affixed Mobile 6 216-15-0570 Travis Edwin Bott 2.0 Land Home Mobile Home Mobile Home Use 7 216-15-0580 Dena R. Hoyt/Gary & Christina Gorto 2.0 Land (Subdivided) SFR (5 Ac. or Urban 8 216-15-0590 Daniel & Joann Contorno/Anna Nirison 2.0 less) Unsubdivided SFR (5 Ac. or 9 216-15-0620 Mark E. & Joyce Bott 2.0 less) Rural Subdivided Mobile Home Affixed Mobile 10 216-15-0630 Raul R. & Barbara E. Padilla 1.9 Land Home Mobile Home Mobile Home Use 11 216-15-061A Eric W. & Lorraine A. Carter 0.6 Land (Subdivided) Mobile Home Mobile Home Use 12 216-15-064C Viola E. & Kevin T. Casey 0.9 Land (Subdivided)

13 216-40-001A Fidelity National Title TR 10851 447.5 Vacant Land Undetermined

14 216-40-0020 Arizona Portland Cement Company 10.7 Limited Use Limited Use

15 215-13-005E State of Arizona 476.2 State Property Vacant Land Ranch Agricultural & Non- 16 215-13-005H Arizona Portland Cement Company 87.9 Property Agricultural Uses Residential Improvement 17 221-01-015A Marlene H. Pajunas 29.0 (5+ Ac.) Mobile Home Site

18 215-24-005D State of Arizona 218.6 State Property Vacant Land Ranch Agricultural & Non- 19 215-26-013B Arizona Portland Cement Company 1299.9 Property Agricultural Uses Source: Pima County Assessor’s Office, July 27, 2004

Saguaro SpringsBloom II-44 Specific Plan Exhibit II.I.3: Structures & Uses Within 150 Feet Key Map

Saguaro SpringsBloom II-45 Specific Plan Development Capability Report

J. Traffic Circulation and Road System

This section identifies traffic circulation and the existing road system currently servicing the site.

1. Existing and Proposed Streets Access to the site is currently provided by Twin Peaks Road to the south and Lambert Lane to the north. Access to Interstate 10 is currently available via Airline Road to Avra Valley Road, which intersects with Interstate 10 at the Avra Valley traffic interchange.

The following are descriptions of existing and proposed roadways that are adjacent to the Saguaro SpringsSaguaro Bloom Specific Plan area:

a. Lambert Lane Lambert Lane is an east-west oriented 2-lane paved road that terminates at Airline Road to the west and transitions into Silverbell Road to the east. Lambert Lane has an existing and future right-of-way of 150 feet, half of which was dedicated by the Saguaro SpringsSaguaro Bloom Block Plat in April 2004. This roadway will be subject to the improvements recommended in the traffic impact analysis, upon its acceptance by the Town of Marana.

From northeast corner of property, looking west along Lambert Lane.

Saguaro SpringsBloom II-46 Specific Plan Development Capability Report

From northwest corner of property (at intersection of Lambert Lane and Airline Road), looking east along Lambert Lane.

From northeast corner of property, looking east along Lambert Lane.

b. Twin Peaks Road Twin Peaks Road is an east-west oriented roadway that serves as the southern project boundary. Currently, Twin Peaks Road is a 2-lane paved arterial roadway with an existing right-of-way of 105 feet, 45 feet of which were dedicated to the Town by the Saguaro SpringsSaguaro Bloom Block Plat in April 2004. The future right-of-way for this road is 150 feet, per The Town of Marana Major Routes Rights-of-Way Plan (March 2004).

Twin Peaks Road extends beyond Marana Town Limits to the west and through Continental Ranch to the east where it will eventually connect with Interstate 10 at the new traffic interchange, which is currently in design. Twin Peaks Road presently serves as a major access to the rural communities and farms located west of Marana.

Currently, there are open, unlined drainage channels alongside Twin Peaks Road. Improvements will be required to address drainage issues along the roadway.

Saguaro SpringsBloom II-47 Specific Plan Development Capability Report

From southeast corner of property, looking east along Twin Peaks Road.

From southeast corner of property, looking east along Twin Peaks Road.

Looking southwest at Quarry Road from its intersection with Twin Peaks Road.

Saguaro SpringsBloom II-48 Specific Plan Development Capability Report

c. Airline Road Airline Road is a paved 2-lane roadway, extending from Lambert Lane north to Avra Valley Road. The Town of Marana Major Routes Rights-of-Way Plan (March 2004) calls for a future right-of-way of 150 feet for Airline Road; the existing right- of-way measures 75 feet.

As part of the Saguaro SpringsSaguaro Bloom development, improvements will be made to Airline Road and the intersection of Lambert Lane and Airline Road will be reconstructed.

Looking north along Airline Road, from Airline Road and Lambert Lane intersection.

d. Silverbell Road Silverbell Road is a 2-lane paved roadway that turns into Lambert Lane along the project’s northern border. The existing right-of-way for Silverbell Road, where it loops to the northwest around the foot of the Tucson Mountains, is 60 feet.

Saguaro SpringsBloom II-49 Specific Plan Development Capability Report

e. Saguaro Peaks Boulevard Saguaro Peaks Boulevard is a proposed north-south oriented collector roadway that will be constructed as part of the greater Saguaro SpringsSaguaro Bloom project. The 110-foot right-of- way was dedicated to the Town of Marana with the Saguaro SpringsSaguaro Bloom Block Plat, approved in April 2004. Intersecting with Lambert Lane to the north and Twin Peaks Road to the south, this road will serve as the primary access into the Saguaro SpringsSaguaro Bloom community, excluding Block 1, which is located west of Quarry Road and physically separated from the remainder of the project area.

f. Saguaro Highlands Drive Saguaro Highlands Drive will serve as a secondary access into Saguaro SpringsSaguaro Bloom from Twin Peaks Road. The right-of-way for this collector (78 feet) was also dedicated to the Town by block plat in 2004. From its intersection with Twin Peaks Road, Saguaro Highlands Drive extends northward then curves to the east where it intersects with Saguaro Peaks Boulevard.

Existing and proposed roadways within the project area are shown on Exhibit II.J: Traffic Circulation & Existing Rights-Of- Way. A summary of the roads and their respective rights-of- way can be found in Table 4: Roadway Inventory.

Saguaro SpringsBloom II-50 Specific Plan Exhibit II.J: Traffic Circulation & Existing Rights-of-Way

Saguaro SpringsBloom II-51 Specific Plan Development Capability Report

Table 4: Roadway Inventory I-10 Saguaro Silverbell Avra Valley Airline Twin Peaks Lambert Saguaro Frontage Peaks Road Road Road Road Lane Highlands Drive Road Boulevard

Lambert Lane Airline Road to Lambert Silverbell Silverbell Lambert Lane Twin Peaks Road Roadway to Twin Peaks I-10 Frontage Lane to Avra Road to Road to to Twin Peaks to Saguaro Peaks Segment Road Road Valley Road Quarry Road Airline Road Road Blvd.

Functional Urban Rural Major Rural Major Rural Major Collector Collector Collector Collector Classification Collector Collector Collector Collector Existing 200 60 125 75 105 150 110 78 R.O.W. (ft.)

Travel Lanes 2 2 2-3 2 4 2 2 2

Speed Limit/Design 55 35 55 35 45 35 35 35 Speed (mph)

Median No No No No No No Yes Yes

ADT* 2800 1700 5000 <1000 3500 <1000 N/A N/A

Capacity ADT 13,100 13,100 13,100 13,100 24,400 13,100 13,100 13,100 (LOS C)

Bicycle or No No No No No No Yes Yes Pedestrian Ways Town of Town of Town of Ownership Pima County Marana/ Pima Pima County Pima County Marana/ Pima County Town of Marana Marana County Pima County *Approximate daily volumes based on peak-hour counts.

Saguaro Springs II-52 Specific Plan Development Capability Report

2. Current Traffic Volumes and Level of Service Level of service (LOS) is a qualitative description of how well a roadway operates under prevailing traffic conditions. A grading system of A through F is utilized. LOS A indicates free-flowing traffic, whereas LOS F reflects a forced flow and extreme congestion.

The current average daily traffic volumes (ADT), roadway capacity (based on LOS C) of the surrounding roadways and major access arterials are provided in Table 4: Roadway Inventory.

3. Intersections The primary impact this project will have on an existing intersection is expected to be at Airline Road and Lambert Lane. As part of the Saguaro SpringsSaguaro Bloom development, this intersection will be reconstructed.

Other intersections expected to be impacted by this development include: Saguaro Peaks Boulevard and Lambert Lane; Saguaro Peaks Boulevard and Twin Peaks Road; Saguaro Highlands Drive and Twin Peaks Road; and Twin Peaks Road and Silverbell Road.

It is also expected that use of the Avra Valley/I-10 interchange will increase as a result of this project. However, the new Twin Peaks/I- 10 interchange, slated for completion in 2008, should alleviate some of the traffic congestion at the Avra Valley interchange.

Saguaro SpringsBloom II-53 Specific Plan Development Capability Report

4. Alternate Modes There are no sidewalks or designated bike routes along existing roadways surrounding the project. Paved multi-use lanes will be constructed along with improvements to Twin Peaks Road, Lambert Lane, Airline Road and the proposed Saguaro Peaks Boulevard and Saguaro Highlands Drive. Sidewalks will be constructed throughout Saguaro SpringsSaguaro Bloom along the residential streets.

As shown the map above, Saguaro SpringsSaguaro Bloom is not within the Marana Service area of Pima County’s Rural Transit System. Within the Town of Marana and the surrounding communities, the service operates as a fixed-route community circulator. The current route primarily follows the Interstate 10 Frontage Road, with the nearest transit stop to the project site at the Rillito Recreation Center, 8820 W. Robinson Street, approximately 1½ miles north of the project site. However, route-deviations are available on a next-day reservation basis to serve elderly persons and persons with disabilities. The fare is 75¢ to $1.00 per ride, and the service is provided several times a day in each direction.

Saguaro SpringsBloom II-54 Specific Plan Development Capability Report

K. Existing Infrastructure and Public Services

This section of the Development Capability Report identifies available infrastructure and public services. Due to the project’s proximity to the metropolitan Tucson area and its proximity to Interstate 10, most public services are available at or within reasonable distance of this site.

1. Open Space, Recreation Facilities, Parks and Trails The proposed Santa Cruz River Linear Park is located just over ½ mile north/northeast of the Specific Plan area, adjacent to the Santa Cruz River. The River Park is planned to encompass approximately 215 acres adjacent to the northern bank of the Santa Cruz.

The nearest existing park facility to the project site is Rillito Neighborhood Park, located at 8820 W. Robinson Road in unincorporated Pima County.

The Ora Mae Harn District Park is located approximately 4.5 miles northwest of the project site. The 40-acre public park is located on the northeast corner of Barnett Road and Lon Adams Road and is adjacent to the Marana Town Hall and Marana Police station.

According to Town of Marana Trail System and Pima County Land Information Systems, there are four trails within a one-mile radius of the site. A description of each is shown in Table 5: Inventory of Candidate Trails.

For mapped locations of the parks and trails within a one-mile radius of the project site, see Exhibit II.K.1: Open Space, Recreational Facilities, Parks and Trails.

Per the Saguaro SpringsSaguaro Bloom development agreement, the master developer will construct approximately 42 acres of public park and trailways on the greater Saguaro SpringsSaguaro Bloom site. Included in this acreage is a park site within the Specific Plan area, which encompasses approximately 29 acres. (A complete description of the proposed park and trail amenities to be provided within the Saguaro SpringsSaguaro Bloom Specific Plan area can be found in Section III: Development Plan.)

Saguaro SpringsBloom II-55 Specific Plan Exhibit II.K.1: Open Space, Recreational Facilities, Parks & Trails

Saguaro SpringsBloom II-56 Specific Plan Development Capability Report

Table 5: Inventory of Candidate Trails

Trail Wash/ Trail Utility Road Map Linear Foot Horse Bike Type Easement R.O.W. Code Park

Avra Valley 16 C X X X X Road

CAP 3 P X X X X Canal

Twin Peaks 124 L X X Road

Santa Cruz River (Anza 8 P X X X X Trail) Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail Source: Town of Marana Trail System Master Plan, September 2000.

2. Schools The project site is located within the Marana Unified School District. Sun & Shield Christian Academy, a private school, is located approximately ½ mile north of the project site. (See Exhibit II.K.2: Schools.) There are no public schools located within a one-mile radius of the site; however, the following schools will likely serve the Saguaro SpringsSaguaro Bloom community:

▪ Estes Elementary School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). ▪ Marana Middle School, 11279 W. Grier Rd. (approximately 4.5 miles northwest of the project area). ▪ Marana High School, 12000 W. Emigh Rd. (approximately 3 miles southwest of the project area).

The Saguaro SpringsSaguaro Bloom Block Plat, which was recorded in April 2004, indicates that a 10-acre school site within Block 5 will be dedicated to Marana Unified School District.

Saguaro SpringsBloom II-57 Specific Plan Exhibit II.K.2: Schools

Saguaro SpringsBloom II-58 Specific Plan Development Capability Report

3. Sewer Existing residences adjacent to the project site currently depend upon septic sewer systems. The nearest existing gravity main sewer lines are located near the intersection of Silverbell Road and Coachline Boulevard within Continental Ranch. Improvements will be required in order for Saguaro SpringsSaguaro Bloom development to tie into this existing system.

Sewer improvements will include an on-site collection system with gravity sewer mains ranging in size from 8 inches to 15 inches. These sewer mains, which will be installed within the rights-of-way of Lambert Lane, Saguaro Peaks Boulevard and Saguaro Highlands Drive, will connect to a new lift station within Saguaro SpringsSaguaro Bloom, located adjacent to Lambert Lane west of its intersection with the Arizona Portland Cement property. The lift station will be made up of a wet well, duplex sewer pumps, electrical switches and controls, odor control, paving, fencing and back up power. The lift station site was dedicated to Pima County Wastewater at the time of the Saguaro SpringsSaguaro Bloom Block Plat approval.

A 10-inch off-site force main, connecting to the lift station, will be located along Lambert Lane, then along Silverbell Road where it curves around the tail end of the Tucson Mountains. The force main will discharge into a new 12-inch gravity line and connect to the existing gravity line near the corner of Silverbell Road and Coachline Boulevard.

See Exhibit II.K.3: Sewer.

Saguaro SpringsBloom II-59 Specific Plan Exhibit II.K.3: Sewer

Saguaro SpringsBloom II-60 Specific Plan Development Capability Report

4. Wells According to the Arizona Department of Water Resources, two wells exist on-site. Both wells are located in Block 2 near the southwestern corner of the Specific Plan area. (See Exhibit II.K.5: Water for locations of existing wells.)

Well #55-621850 (registered to Best Associates) is located adjacent to an empty stockwater pond. The well was constructed prior to 1952 and requires modification in order to meet minimum Town standards for operation. The water service agreement between the Town of Marana and Empire Companies (February 12, 2001) provides details regarding the reconditioning of this well. Modifications will include a new 18-inch steel liner, hydrovac and installation of a new grouted surface seal, and perforated casing from about 236 feet to the bottom of the well at approximately 500 feet below land surface. Groundwater was reported at approximately 260 feet.

Well #55-621851 is currently unused. This well was reportedly installed prior to 1952 and has historically been used for irrigation and stockwater. This 12-inch diameter well is extremely crooked and unable to be reconditioned, per the Town of Marana Water Department.. The total depth of the well and depth to groundwater were not reported.

5. Water The Town of Marana Municipal Water System, which has an assured water supply from the Arizona Department of Water Resources, will provide water service to this project site upon connection to the distribution system. A water service agreement with the Town of Marana was executed on February 12, 2001 for the construction of water facilities necessary to provide water utility service to this property. An amendment to the agreement was executed on April 1, 2004, which extends the deadline for completion of the water facilities and water system construction by the developer to February 12, 2007.

Per the agreement, the developer will design and construct the following: ▪ Two wells with a combined production capacity of not less than two thousand (2000) gallons per minute, which equals or exceeds the water production capacity to serve the entire Saguaro SpringsSaguaro Bloom development. The existing Well #55-621850 will be upgraded and a new well will be constructed in order to fulfill this requirement. (The second existing well, #55-621851, will be capped and abandoned.) The new well will be located on the 1.63-acre site located at the southeast corner of Lambert Lane and Airline Road, which was dedicated to the Town of Marana at the time of approval of the Saguaro SpringsSaguaro Bloom Block Plat.

Saguaro SpringsBloom II-61 Specific Plan Development Capability Report

▪ An 8-inch water line and appurtenant facilities necessary to interconnect the water system to the portion of the Marana Water System known as the Happy Acres/Airline-Lambert System. ▪ One storage tank of at least 1,400,000 gallons, along with 2 hours of fire flow at 1500 gallons per minute. A portable self- contained generator of sufficient size to operate the well and fire pump will be installed to meet fire code requirements. The storage tank will be located on the 1.63-acre site dedicated to the Town of Marana.

This water service agreement does not include the 19-acre parcel at the southwest corner of the project site. The existing agreement will be amended or a new water service agreement will be executed to include this property.

Upon completion of construction of water facilities, the developer will dedicate the facilities to the Town of Marana for operation and maintenance. Exhibit II.K.5: Water indicates the location of existing and proposed water lines and facilities.

Saguaro SpringsBloom II-62 Specific Plan Exhibit II.K.5: Water

Saguaro SpringsBloom II-63 Specific Plan Development Capability Report

6. Fire Services The majority of the Specific Plan area (the portion within Township 12 South, Range 12 East, Section 18) is located within the Northwest Fire District. The 19-acre parcel at the southwest corner of the Specific Plan area (within Township 12 South, Range 11 East, Section 13) is not a part of a fire service area. This portion of the project site will be annexed into the Northwest Fire District at the time of development.

Northwest Fire District Station #34, located approximately 3.3 miles southeast of the Specific Plan area at 8165 N. Wade Rd., is the nearest Northwest Fire District station to the project site.

The Picture Rocks Fire District is located adjacent to the project site on its northern and southern boundaries. Picture Rocks Fire Station #2, located at 9050 W. Safford Rd., is approximately ¼ mile north of Saguaro SpringsSaguaro Bloom.

See Exhibit II.K.6: Fire Service.

Saguaro SpringsBloom II-64 Specific Plan Exhibit II.K.6: Fire Service

Saguaro SpringsBloom II-65 Specific Plan Development Capability Report

7. Private Utilities a. Natural Gas Southwest Gas Corporation will provide natural gas service to the project. There is an existing Southwest Gas line within a 10-foot gas easement that runs alongside Quarry Road. This line connects with another existing gas line that runs north/south between Quarry Road and Twin Peaks Road (along the section line) within a gas easement on-site.

An existing 30-foot easement for El Paso Natural Gas Co. crosses Lambert Lane into Block 1 and extends in a northwest to southeast direction across Saguaro SpringsSaguaro Bloom within a dedicated public drainageway.

b. Communications Telephone service and line installation is available in this area through Qwest Communications.

Comcast Cable has cable services in the area and will likely provide service to the property.

c. Power Electric services will be provided by Tucson Electric Power Company (TEP). A 10-foot TEP electric easement crosses the property in a northwest to southeast direction.

A 150-foot electric easement for Western Area Power Administration (WAPA) traverses the far southwest corner of the Specific Plan area. Development within the easement will be avoided, and any landscaping provided within the easement will be in accordance with WAPA planting regulations.

8. Transportation and Transit The primary transportation corridors that are proposed to serve this area include Twin Peaks Road and Lambert Lane. Access to Interstate 10 will be available via Airline Road to Avra Valley Road, which intersects with Interstate 10 to the east at an approximate distance of 2.5 miles northeast of the project site.

For additional information on the transportation network, refer to Section II.J.1: Existing and Proposed Streets. In addition, a detailed traffic study for the project area is submitted under separate cover. The traffic study provides an overview of the traffic operations and the recommended improvements for the Saguaro SpringsSaguaro Bloom Specific Plan.

Saguaro SpringsBloom II-66 Specific Plan

III. Development Plan

Development Plan

A. Purpose & Intent

The Development Plan is the result of thorough site analysis and research, and every effort has been made to respond to the site’s opportunities and constraints. The plan addresses development related issues, in the form of proposed physical improvements, guidelines for future development, technical information and regulations. The Development Plan guides the development within the plan area to ensure it will occur in a controlled and phased manner with infrastructure as planned. The boundaries of the Specific Plan are shown on Exhibit III.A.

This section of the plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Specific Plan area, ensuring its compatibility with the greater Saguaro SpringsSaguaro Bloom development. The plan focuses on coordinating a mix of residential densities while supporting a variety of recreational and open space uses.

The Saguaro SpringsSaguaro Bloom Specific Plan supports an assortment of housing options with a combination of single-family detached and attached homes and varying lot sizes and price ranges. The design concept articulates connectivity between uses by providing an internal pedestrian system along the spine infrastructure. This system of pedestrian walkways connects to an integrated arrangement of trails along the drainageways that are located throughout Saguaro SpringsSaguaro Bloom. Smaller neighborhood trails provide connectivity between the larger drainageway trails and the pocket parks within individual subdivisions. A hierarchy of recreation uses is also articulated within the Development Plan.

This section contains a description of the goals, objectives and policies of the plan combined with descriptions of the various plan components. These components allow for the development of a cohesive master planned community and provide the rationale for the Development Regulations found in Section IV.

Saguaro SpringsBloom III-1 Specific Plan Exhibit III.A: Specific Plan Boundaries

Saguaro SpringsBloom III-2 Specific Plan Development Plan

B. Objectives of the Specific Plan

The intent of the Specific Plan is to implement policies of the Town of Marana General Plan with a unique vision that suits the specific needs of the site. The main objectives of the plan are to guide the development of the site and to provide direction for quality community design and marketability of this property. In recognizing the major development issues, the landowners’ objectives and Town of Marana requirements, the following goals have been established for the Saguaro SpringsSaguaro Bloom Specific Plan:

1. Implement the goals, objectives and policies of the Town of Marana General Plan; 2. Integrate the Specific Plan area with the greater Saguaro SpringsSaguaro Bloom community; 3. Provide a blend of public and private park amenities, some with active recreation areas, that create community common areas for residents of Saguaro SpringsSaguaro Bloom and the overall Marana community; 4. Design a master planned community that offers residents a sense of character, place and identity by providing pocket parks, trails and open space amenities close to residential areas; 5. Provide infrastructure systems and public facilities to support development in an efficient and timely manner; 6. Ensure coordinated, responsible planning through the use of cohesive procedures and guidelines; 7. Provide a balanced range of housing products, lot sizes and price ranges, anticipating current and future demands; 8. Provide a gradual transition between lower density and higher density/intensity land uses; 9. Create a circulation system that links neighborhoods, parks, recreation facilities and open space through the establishment of a hierarchy of walkways, bikeways and trails; 10. Design an integrated signage system with common elements to link the neighborhoods, parks, streets and trails that make up Saguaro SpringsSaguaro Bloom; 11. Integrate into the development an efficient stormwater management system that utilizes multipurpose drainageways to channel storm runoff into retention/recreation facilities; 12. Provide standards and guidelines for the built environment that encourage quality design and are compatible with the heritage of Marana; 13. Provide a phasing plan that includes a logical estimate of how development will occur; 14. Process and adopt the Specific Plan to provide a precise understanding of development and future growth for the property; 15. Provide a framework for the management and administration of this Saguaro SpringsSaguaro Bloom Specific Plan; 16. Form a homeowner’s association with comprehensive CC&R’s and design guidelines; and

Saguaro SpringsBloom III-3 Specific Plan Development Plan

17. Provide an annual monitoring plan report for the Saguaro SpringsSaguaro Bloom Specific Plan to monitor project compliance with the plan.

C. Relationship to Adopted Plans

In accordance to the Town of Marana General Plan, Saguaro SpringsSaguaro Bloom Specific Plan is located in the Town of Marana South Central (Area 2) Growth Area. The Town of Marana General Plan identifies the South Central area as a prime area for the development of master planned communities and residential subdivisions. Additional features of this area include the provision of regional recreation facilities, trails and recreational amenities. The Saguaro SpringsSaguaro Bloom Specific Plan carefully addresses the needs of the South Central growth area by offering a variety of residential densities, a public park with multipurpose recreation facilities, school and open space uses carefully integrated into a comprehensively designed master planned community.

The Saguaro SpringsSaguaro Bloom Specific Plan contains goals and policies that are in agreement with those outlined in the Town of Marana General Plan.

D. Compatibility with Adjoining Development

Saguaro SpringsSaguaro Bloom is located in an area where no consistent architectural theme currently exists. Surrounding the project site is characteristically rural-type development that has been constructed using a variety of materials, colors, building heights and roof forms.

The Saguaro SpringsSaguaro Bloom Specific Plan establishes a residential community that incorporates a variety of lot sizes and housing products. Scheduled road improvements, including landscaped buffers in the public right- of-way, will provide significant separation between Saguaro SpringsSaguaro Bloom and existing residential development. Additional landscaped buffers on Saguaro SpringsSaguaro Bloom property will create a transition between existing low-density land uses and the higher-density development proposed within the Specific Plan area.

Saguaro SpringsBloom III-4 Specific Plan Development Plan

E. Land Use Concept Plan

The land use concept plan seeks to establish a neighborhood scale and unique identity for the Specific Plan area, while at the same time integrating it into the larger Saguaro SpringsSaguaro Bloom community. The 217-acre site will be broken down into 14 parcels, 10 of which have been designated with residential uses. Lots A and B have been dedicated to Marana Water and Pima County Wastewater Management, respectively, for utility-related uses. The remaining designations identified on the land use plan correspond directly to the park and school sites.

Saguaro SpringsSaguaro Bloom is comprised of a wide range of residential densities, including lot sizes that approach ¾ of an acre to higher-density development that supports attached home products. The highest residential densities are presented within the Saguaro SpringsSaguaro Bloom Specific Plan area and are focused within close proximity to the proposed public park. A general transition in residential density/intensity shall occur from the east to the northwest. The lowest densities are near the eastern property boundary at the base of the Tucson Mountains, and the highest densities are located within the Specific Plan area in the age-restricted communityParcel 1A and 1B and surrounding the public park. The Specific Plan area will maintain an average density of seven residences per acre and, under no circumstance will the plan area contain more than 1250 homes, which is in conformance with the Town of Marana General Plan.

The residential development on parcels located west of the Arizona Portland Cement Co. (APC) Quarry Road and conveyor belt will be age- restrictedMedium High Density Residential (MHDR) as shown on Exhibit III.E: Land Use Concept Plan. This community will function somewhat autonomously from the remainder of Saguaro SpringsSaguaro Bloom, as it is physically separated from the rest of the project by APC property, and it will cater to a distinct population. This area, however, will be subject to the development standards outlined in Section IV of this plan, as well as the Saguaro SpringsSaguaro Bloom Design Guidelines (provided in Appendix C), which will tie this area into the remainder of Saguaro SpringsSaguaro Bloom using common architectural and landscape design themes.

Development in Parcels 1A and 1B the age-restricted portion of the project will likely consist of a combination of home products, includingbe single-family detached homes, duplexes and triplexes, which can be generally characterized as medium-high density residential development. A neighborhood park and two pocket parks will also help to enhanceprovide quality the recreational amenities available to those living west of the Quarry Road. Additionally, an enhanced trail adjacent to Lambert Lane will provide pedestrian connectivity to the community center in Block 2A.

A community center with a variety of amenities will be provided for the exclusive use of residents within this area. In addition, a separate community association, a sub-association of the Saguaro SpringsSaguaro Bloom Master Association, will be established for the age-restricted community.

Saguaro SpringsBloom III-5 Specific Plan Development Plan

Open space/recreation provisions within Saguaro SpringsSaguaro Bloom will exceed the Town’s standards. The community’s public open space includes a 29-acre district park, which will consist of a number of playing fields and other public amenities. Private open space areas in the form of pocket parks and local trails will be located throughout the development. Access to the district park, pocket parks and the proposed community center will be available via the Saguaro SpringsSaguaro Bloom trail network.

The land use concept is outlined in Table 6: Land Use Plan Summary and illustrated in Exhibit III.E: Land Use Concept Plan.

Table 6: Land Use Plan Summary % Total Target Target Parcel Acres* Land Use** Acreage Dwelling Units Density/Acre Lot A 1.5 1 Well & Storage Tank N/A N/A

Lot B 1 .5 Sewer Lift Station N/A N/A

1A 68 31 MHDR 525 7

1B 22 10 MHDR 175 7

2A 17 7 MHDR 105 7

2B 38 18 MDR 205 6

5 12 6 HDR 95 8

6 18.5 8.5 HDR 145 8

School 10 5 SCH N/A N/A

Park 29 13 REC N/A N/A

Total 217 Acres 100% 1250 Units 7 RAC

*Approximate calculations.

**Complete names of land use designations are as follows: MDR Medium Density Residential MHDR Medium High Density Residential HDR High Density Residential SCH School REC Recreation

Saguaro SpringsBloom III-6 Specific Plan Exhibit III.E: Land Use Concept Plan

Saguaro SpringsBloom III-7 Specific Plan Development Plan

F. Circulation Concept Plan

As illustrated in Exhibit III.F: Circulation Concept Plan, direct access into the Saguaro SpringsSaguaro Bloom community will be available from several points along both Twin Peaks Road and Lambert Lane. Block 1, which is physically separated from the remainder of Saguaro SpringsSaguaro Bloom by the Arizona Portland Cement property, will have access from a local extension of Airline Road.

As part of the Saguaro SpringsSaguaro Bloom project, improvements will be made to Lambert Lane, Twin Peaks Road and Airline Road. The resulting cross-sections and nature of improvements for all internal and abutting roadways will be consistent with the Town of Marana’s recommendations, which will be based on the Saguaro SpringsSaguaro Bloom Traffic Impact Analysis’s findings.

Currently, there are open, unlined drainage channels alongside Twin Peaks Road. Required improvements for the Saguaro SpringsSaguaro Bloom project will include the installation of pipe culverts under the reconstructed portion of Twin Peaks Road, which will be designed to convey a ten-year storm event.

Saguaro Peaks Boulevard is a proposed north-south oriented roadway that will be constructed as part of the greater Saguaro SpringsSaguaro Bloom project. The 110-foot right-of-way was dedicated to the Town of Marana with the Saguaro SpringsSaguaro Bloom Block Plat, approved in April 2004. Intersecting with Lambert Lane to the north and Twin Peaks Road to the south, this road will provide access throughout the entire Saguaro SpringsSaguaro Bloom community, excluding Block 1, which is located west of Quarry Road and physically separated from the remainder of the project area.

Saguaro Highlands Drive will serve as a secondary access into Saguaro SpringsSaguaro Bloom from Twin Peaks Road. The right-of-way for this collector road (78 feet) was also dedicated to the Town by block plat in 2004. From its intersection with Twin Peaks Road, Saguaro Highlands Drive extends northward then curves to the east where it intersects with Saguaro Peaks Boulevard.

A second collector road with a 78-foot right-of-way is planned for construction east of Saguaro Peaks Boulevard; this unnamed roadway was not dedicated as part of the Saguaro SpringsSaguaro Bloom Block Plat. This loop road, which intersects with Saguaro Peaks Boulevard at two points, will contribute to the efficient circulation of traffic in the eastern portion of Saguaro SpringsSaguaro Bloom.

Internal circulation within the residential areas will be via a series of local residential streets branching from Saguaro Peaks Boulevard and Saguaro Highlands Drive, the primary and secondary entrance roadways into the project. Again, the cross-sections for the Saguaro SpringsSaguaro Bloom roadways will be consistent with the Town of Marana’s recommendations, which will be based on the traffic impact analysis’s findings.

Saguaro SpringsBloom III-8 Specific Plan Development Plan

Lending to Saguaro Springs’Saguaro Bloom’s sense of place are the numerous bridges or other drainage crossings, which connect the areas in the community that are separated by the drainage channels. All bridges and drainage crossings will be designed to Town of Marana specifications.

Regional circulation includes access and connectivity to Interstate 10 via Airline Road to Avra Valley Road and the I-10 interchange. An alternative access to Interstate 10 will be available in the future from Twin Peaks Road. The Twin Peaks/I-10 interchange is expected to be completed in 2008.

All roadway improvements will be the responsibility of the property owner. The minimum roadway cross-sections of the residential collectors and local streets are discussed in the Development Regulations section of this Specific Plan.

Saguaro SpringsBloom III-9 Specific Plan Exhibit III.F: Circulation Concept Plan

Saguaro SpringsBloom III-10 Specific Plan Development Plan

G. Grading Concept

The site will be graded so as to ensure that drainage follows that proposed in the Master Drainage report while maintaining the natural flow of the land as much as possible. The site will also be graded so as to minimize scars and other adverse visual impacts resulting from cut and fill, and thus, blend with the natural contours of the land. Measures will be taken to ensure that slopes or other areas subject to erosion are stabilized. Erosion effects caused by stormwater discharge will be reduced through common engineering practices. The floodway carrying capacity of natural or constructed waterways will be preserved by limiting soil loss and protecting said drainage ways from siltation. Following these guidelines, the site will be graded so that all flow eventually discharges at the west property line.

There will be no slope encroachment issues, as there are no existing slopes in excess of 15 percent. It is anticipated that the new average cross slope of the project site will not increase significantly.

H. Post-Development Hydrology

The Development Plan will employ a system of engineered channels to convey flow through the proposed site, thus eliminating the existing shallow flooding conditions. Collector channels will be employed to pick up flows from offsite areas and convey runoff to the engineered channel system. A Letter of Map Revision will be obtained from FEMA to modify the existing regulatory flood maps and remove these areas from the Special Flood Hazard area. A detention facility will collect offsite and onsite flows just upstream of the Arizona Portland Cement conveyor belt system and will discharge peak flows at rates consistent and/or reduced from existing levels.

All channels are designed with freeboard requirements in excess of design standards, and all structures will be placed a minimum of one-foot above the 100-year design flood elevations in adjacent channels.

A fully-lined concrete channel will convey flows from the proposed detention facility to the site’s discharge point near the northwest corner of the project area. An earthen outflow channel will be constructed from this point to a discharge point approximately 8800 feet downstream and will fully convey peak flows discharged from the site within the channel. Thus, the existing sheetflow from the site that currently impacts areas downstream of the project area will be eliminated. The developer is currently working with the Arizona State Land Department on a planning permit, which will allow for the construction of this outfall channel. The outfall channel will be designed and constructed in a manner that shall be considered a regional solution to the pre- and post- development conditions of the surrounding area.

Offsite improvements associated with the project also include the construction of drainage improvements along Twin Peaks Road designed to convey peak flows from the 10-year storm event underneath the road, while the 100-year flood flows will sheetflow across the road, consistent with existing conditions. Thus, there are no anticipated impacts to upstream properties, other than the

Saguaro SpringsBloom III-11 Specific Plan Development Plan

beneficial impact of minimizing flooding along Twin Peaks Road during smaller storm events.

The drainage scheme associated with the proposed development is depicted on Exhibit III.I: Post-Development Hydrology.

The Development Plan will provide onsite detention to mitigate the impacts of increased peak flows associated with the proposed project, and will convey these flows offsite in an engineered channel, thus minimizing impacts to downstream properties. Onsite retention will also be provided for the 2-year storm event, which meets the design criteria for Pima County and Town of Marana stormwater management requirements.

Saguaro SpringsBloom III-12 Specific Plan Exhibit III.I: Post-Development Hydrology

Saguaro SpringsBloom III-13 Specific Plan Development Plan

I. Environmental Resources

The Saguaro SpringsSaguaro Bloom Specific Plan is designed as a residential community integrated with both public and private recreation and open space areas. Due to its previous use as an agricultural field, the site has been completely graded. There are no significant environmental resources in the Specific Plan area. A Phase I Environmental Report was completed by Liesch Southwest, Inc. in May 2004. No hazardous material was found on-site.

J. Landscape Concept

The primary objective of the Saguaro SpringsSaguaro Bloom Specific Plan landscape concept is to establish a unified community identity, seamlessly blending the plan area into the greater Saguaro SpringsSaguaro Bloom community. Through landscape design, project entries will be clearly defined, and access throughout the development will be facilitated. Landscaping will also enhance the community at a pedestrian scale.

There are two major site features within the community: the drainage channels and the project entries. These features shape the essence of the Saguaro SpringsSaguaro Bloom theme.

The drainage channels within Saguaro SpringsSaguaro Bloom are essentially a man-made river system. Four distinct landscape zones, reminiscent of a natural river system, have been established for the drainageways:

▪ Riparian Zone – areas dominated by large riparian trees, such as sycamore, cottonwood and ash trees. This zone will appear where the channel changes direction or where the viewshed needs to be restricted. ▪ Bosque Zone – areas where the channel flattens out and a grove of mesquite trees grow. ▪ Spring Zone – areas where the channel narrows, creating the illusion of bedrock coming to the surface where springs would naturally occur. Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, dominate this zone. The bridges throughout Saguaro SpringsSaguaro Bloom will always be associated with this zone. ▪ Open Space Zone – areas between zones where the vegetation would be sparser and more open to large mountain views. These areas will be dominated by desert landscape and hydroseeded areas.

There are several entry points into the Saguaro SpringsSaguaro Bloom project. Two of the primary entries, Twin Peaks and Lambert Lane, feature bridge crossings and occur at Spring Zones. The third primary entry, which serves the age-restricted areaParcels 1A and 1B, is located on South Airline Road. This entry, along with three other secondary entry points, will feature similar but scaled-down versions of the Spring Zone.

Desert and drought-tolerant plant materials will dominate the landscape treatment within each neighborhood. The front yards of every home will have

Saguaro SpringsBloom III-14 Specific Plan Development Plan

a minimum required treatment consisting of a specific number of desert trees, shrubs, ground covers, accent plants and ground plane treatments.

The proposed locations for each of the landscape zones discussed above are depicted in Exhibit III.K: Landscape Concept Plan. The Saguaro SpringsSaguaro Bloom Design Guidelines, provided in Appendix C, provides guidance on the following landscape architecture design elements: landscape themes, streetscapes, entry features, project edges and drainageways.

Saguaro SpringsBloom III-15 Specific Plan Exhibit III.K: Landscape Concept Plan

Saguaro SpringsBloom III-16 Specific Plan Development Plan

K. Open Space, Recreation, Parks & Trails Concept

The Saguaro SpringsSaguaro Bloom Specific Plan supports the objectives of the Town of Marana Open Space, Recreation and Trails System Master Plan by increasing linkages to the surrounding area and by providing residents of Saguaro SpringsSaguaro Bloom, as well as the general public, significant recreation opportunities and open spaces. Saguaro SpringsSaguaro Bloom will require the following minimum open space and recreation standards, which meet Town of Marana guidelines:

▪ 185 square feet of private, on-site recreation area per single family detached home; ▪ 140 square feet of private, on-site recreation area per town home or patio home; ▪ 100 square feet of private, on-site recreation area per apartment or condominium; ▪ A total of 42 acres of public recreation area located throughout the greater Saguaro SpringsSaguaro Bloom community. (Credit for trails will be calculated in the amount of 45 square feet for every linear foot of trail within the public drainageways.)

A district park encompassing approximately 29 acres will be constructed within the Specific Plan area adjacent to the proposed school site. An estimated ¾ of the park site also serves as a detention/retention basin; however, the basin will provide more than 20 acres of usable space for active recreation. Park amenities will include lighted playfields for softball, little league baseball, high school and junior high soccer, basketball and sand volleyball. A dog park, ramadas, picnic tables, play equipment, restroom facilities and parking for 300 cars will also be provided.

Vehicular access to the district park will be provided from Saguaro Highlands Drive. No direct access from residential lots will be permitted. Pedestrian and bicycle access will be available via connections to the community’s local trail network. This park will be dedicated to the Town of Marana upon its completion.

A private community center total of three parks will be constructed for the exclusive use of residents within the age-restricted area west of the Arizona Portland Cement property (Parcels 1A and 1B). Amenities will include a swimming pool with restrooms, tennis courtshalf basketball court, horseshoe pits and outdoor patio areaplaygrounds, turf areas, drinking fountain and ramadas, along with a clubhouse that contains meeting rooms, banquet facilities and a fitness centerassociated parking. This private community centerThe approximately 4 acres of parks in Parcels 1A and 1B will be operated and maintained by the Saguaro SpringsSaguaro Bloom Age- RestrictedCommunity Association.

Although not located within the Specific Plan area, a second A community center in Parcel 2A will be available for use by all residents within the greater

Saguaro SpringsBloom III-17 Specific Plan Development Plan

Saguaro SpringsSaguaro Bloom development. In addition to the community recreation building, the center will include a community swimming pool and other amenities. This The community center will be adjacent to the Specific Plan area, nextin Parcel 2A close to the district park, and access will be provided from Saguaro Highlands Drive.

Multiple private “pocket” parks and open space areas will be located within individual subdivisions throughout the Saguaro SpringsSaguaro Bloom community. Those areas greater than ½ acre in size will include a variety of amenities, such as children’s playground equipment, turf play areas, benches, a shade structure, trail linkages and enhanced landscaping with irrigation improvements. Open space areas that are less than ½ acre and best suited for passive recreation will also have enhanced landscaping and may include other amenities. Additional private open space will be provided alongside the major drainageways, which will create visual relief from the long stretches of channels located throughout the project site. These private parks and open space areas will be maintained by the Saguaro SpringsSaguaro Bloom Community Association.

A dual trail system will be implemented throughout the Saguaro SpringsSaguaro Bloom project area. A public trail network will be constructed within the project’s drainageways. Trails within the drainage areas (termed “community trails” within this plan) will be a minimum of 14 feet wide (10 feet asphalt, 4 feet decomposed granite), and although the trails will not be fully improved green spaces, their edges will be enhanced with landscaping. Community trails planned along the roadway network may be a combination of sidewalks and/or landscaped pathways. Ownership of the improved drainageways will be conveyed to the Town of Marana upon completion; however, maintenance will be the responsibility of the Saguaro SpringsSaguaro Bloom Master Association or its designee.

The neighborhood trails make up the second tier of the dual trail system. Connecting to the community trails within Saguaro SpringsSaguaro Bloom will be a system of neighborhood trails that provide access to each of the pocket parks and open space areas within individual subdivisions. The neighborhood trails will have a compacted aggregate surface and will vary in width, depending on site-specific conditions. Sidewalks may be substituted for neighborhood trails where it can be demonstrated a safe, direct path can be established. The Saguaro SpringsSaguaro Bloom Master Association will be responsible for the maintenance of the neighborhood trails.

Four regional and connector public trails are located within a one-mile radius of the site: the Avra Valley Road Trail, the Twin Peaks Road Trail, the Central Arizona Project Canal and the Santa Cruz River Trail. Trail linkages will be provided to the Avra Valley Road and Twin Peaks Road Trails from the community trails within the Saguaro SpringsSaguaro Bloom drainageways, as each is adjacent to the project site. The Santa Cruz River Trail, also known as the Juan Bautista De Anza National Historic Trail, generally follows the west bank of the Santa Cruz River Corridor. This 220+ year-old trail commemorates the Anza Expedition of 1775-76. It is one of eleven National Historic Trails in the U.S. and the only National Historic Trail in Arizona.

Saguaro SpringsBloom III-18 Specific Plan Development Plan

Appendix C (Saguaro SpringsSaguaro Bloom Design Guidelines) provides specific design criteria for the development of the district park, pocket parks, trails, community centers and other open space areas within Saguaro SpringsSaguaro Bloom. Saguaro Springs’Saguaro Bloom’s open space, recreation, parks and trails system is illustrated in Exhibit III.L.

Saguaro SpringsBloom III-19 Specific Plan Exhibit III.L: Recreation, Parks and Trails Concept Plan

Saguaro SpringsBloom III-20 Specific Plan Development Plan

L. Viewsheds

The Specific Plan area is relatively flat with no significant topographical features. This allows neighbors to see directly onto the site and far distances. Immediate adjacent viewsheds currently experienced by surrounding properties may be impacted by the proposed development, especially for the neighbors along Lambert Lane. However, neighbors along Lambert Lane will still be able to enjoy the distant views of surrounding mountain ranges.

The areas of the project with the highest visibility from adjacent off-site locations are located on the perimeter of the site, specifically the areas adjacent to Twin Peaks Road, Lambert Lane, Saguaro Peaks Boulevard and Saguaro Highlands Drive. A landscaped buffer will be established along the property perimeter and along these arterials and collectors within the right-of- way, which will help to mitigate the impact of the project on the neighboring properties.

Homes within Saguaro SpringsSaguaro Bloom will be sited to take advantage of distant mountain views.

M. Schools

It is anticipated that the entire Saguaro SpringsSaguaro Bloom project will generate roughly 2500 dwelling units at build-out. Approximately 600 of these dwelling units will be age-restricted; thus, about 1900 dwelling units will potentially house school-aged children. Based on this number and using formulas from the Marana Unified School District, this project could generate approximately 1900 2500 school-aged children.

K-6: .5 x 1900 2500 units = 950 1,250 school-aged children 7-12: .5 x 1900 2500 units = 950 1,250 school-aged children

The Saguaro SpringsSaguaro Bloom development will have an impact on school capacity. The developer has agreed to dedicate one 10-acre school site within the Saguaro SpringsSaguaro Bloom Specific Plan area to Marana Unified School District, as stated in the first amendment to the Amended and Restated Development Agreement for Saguaro SpringsSaguaro Bloom (see Exhibit III.E: Land Use Concept Plan).

Saguaro SpringsBloom III-21 Specific Plan

IV. Development Regulations

Development Regulations

A. Purpose & Intent

These regulations will serve as the primary mechanism for implementation of the Saguaro SpringsSaguaro Bloom Specific Plan. The Saguaro SpringsSaguaro Bloom Specific Plan Development Regulations establish the intensity and character of the development by prescribing site-specific development standards that are tailored to the unique qualities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with the larger Saguaro SpringsSaguaro Bloom project.

The Saguaro SpringsSaguaro Bloom Development Regulations and Design Guidelines promote flexibility and diversity in the site layout and architectural and landscape design throughout the community. The prescribed setbacks and minimum lot widths and depths accommodate a variety of product types and allow for greater flexibility in home placement on the lots. The massing issues associated with reduced setbacks and multiple-story homes is addressed in the guidelines by requiring two-story homes to display single- story elements where possible at the perimeter of the residence. These regulations, in addition to the required variations in setbacks, also enhance the visual interest of the streetscape.

Permitted building heights, which are greater than those permitted by the Town of Marana Land Development Code, provide opportunities for builders to offer a variety of home elevations, which will result in a mixture of rooflines within a single subdivision. The increased height allowances and the overall density of the project are offset by open space and recreation provisions that exceed the requirements of the Land Use Code. The visual character of Saguaro SpringsSaguaro Bloom will be defined by its common areas and community centers and by its abundance of trails and pocket parks, all of which will have landscaping treatment that goes above and beyond Marana’s Code requirements.

The project proposal will not unreasonably interfere with the use and enjoyment of future residents, the existing neighbors or future developments. Saguaro SpringsSaguaro Bloom is of sufficient size and configuration to accommodate the design and scale of the type of development proposed within the Specific Plan.

The Development Regulations within this section apply to the 217 acres of land in the Saguaro SpringsSaguaro Bloom Specific Plan. Land use designations within the Specific Plan shall be as follows: ▪ Medium Density Residential (MDR) ▪ Medium High Density Residential (MHDR) ▪ High Density Residential (HDR) ▪ School (SCH) ▪ Recreation (REC)

Saguaro SpringsBloom IV-1 Specific Plan Development Regulations

B. Applicability of Town of Marana Land Development Code

If an issue, condition or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions of the Town of Marana Land Development Code that are in place at the time of development shall apply.

All single-family detached homes within the Specific Plan area are subject to the adopted Town of Marana Residential Design Standards within the Land Development Code. The Town’s architectural detail and garage placement design standards also apply to attached home products located within the Specific Plan. Conceptual elevations for all attached products must be submitted to the Town of Marana along with the preliminary subdivision plat for review and approval by the Planning Commission and Town Council. Subsequent model plans must substantially conform to the approved concept plans.

C. General Provisions

1. Building Code All construction within the Specific Plan area shall comply with the versions of the International Building Code, the plumbing code, the International Mechanical Code, the National Electric Code, the Town of Marana Outdoor Lighting Code, the Spa/Pool Code, the International Residential Code and the fire code, as applicable for the specific project at time of permitting.

At the request of Marana Regional Airport, an avigation easement will be recorded on all properties developed within Saguaro SpringsSaguaro Bloom. Noise level reduction shall be incorporated in the design and construction of all structures on this property in order to achieve a maximum interior noise level of forty-five decibels. This noise level reduction should apply to all residential buildings, libraries, schools, churches, office areas and to any structure where normal noise levels are low. In order to comply with this section, all structures should be constructed with a minimum R18 exterior wall assembly, a minimum R30 roof and ceiling assembly, dual-glazed windows, and solid wood, foam-filled fiberglass or metal doors to the exterior of the structure.

2. Setbacks The setback requirements are specified within the development standards for each land use designation. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the property line to the face of wall of the primary building.

3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in a particular land use designation within the Specific Plan, it shall be the duty of the Town Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) compatible

Saguaro SpringsBloom IV-2 Specific Plan Development Regulations

with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Marana Town Council.

D. Subdivision Standards

The following subdivision standards shall apply to development within the Saguaro SpringsSaguaro Bloom Specific Plan area:

1. General a. All driveways, sidewalks, parking areas, storage and loading areas of developed property shall be well-graded and surfaced with asphaltic concrete or other equivalent hard, dust-free material. b. Lots shall primarily be positioned in a north/south direction so as to maximize views and respect solar orientation. c. All electric, telephone and cables shall be installed underground where feasible and shall be designed and constructed in accordance with the various utility company standards and/or Town of Marana standards. d. Utility and gas meters shall be screened from view to the extent possible. All residential air conditioning/heating equipment, soft water tanks, pool and spa equipment, and irrigation timers shall be screened to provide a continuous architectural façade to the street elevation. Vegetation is an acceptable form of screening. All utility boxes should be painted a desert hue selected by the Design Review Committee. e. The following provisions shall apply to accessory uses and structures: ▪ Home occupations are permitted, provided they comply with provisions outlined in the Marana Town Code and the Town of Marana Land Development Code. ▪ Accessory structures shall not be of greater height than the principal structure on the lot.

Saguaro SpringsBloom IV-3 Specific Plan Development Regulations

2. Architectural & Site Design a. Larger blocks shall be broken down into smaller subdivisions to encourage the formation of individual neighborhood identities and to allow better interaction among its residents. A typical neighborhood within Saguaro SpringsSaguaro Bloom will include approximately 150 to 200 homes. b. Variations in architectural style, building setbacks and street layout shall be incorporated into each neighborhood design. c. Residences shall be limited to two (2) stories in height. Homes shall display 4-sided architecture, and single-story elements should be provided where possible. d. Residences adjacent to Lambert Lane, west of Quarry Road, shall be limited to single-story construction. e. Where garages are adjacent to each other at the street elevation, a 3-foot minimum difference in setbacks is required. f. All porches, decks and balconies shall be designed to complement the architectural style of the house. Unenclosed patios may extend 5 feet into the rear yard setback. Uncovered balconies may extend 5 feet into the rear yard setback where adjacent to open space. g. Roofs with slopes of 3:12 minimum and 12:12 maximum shall be of clay or concrete tile or slate and must be either flat or “S” shaped. Roof materials, slope and overhangs shall correspond to the style selected for the house.

3. Circulation a. All streets shall be dedicated to the Town of Marana for public use. b. Every subdivision must be designed with a minimum of two access points. c. Direct access from residential lots to the district park is prohibited. d. The design of subdivision streets, sidewalks and drainage facilities shall conform to guidelines in the Town of Marana Subdivision Street Standards Manual. e. All traffic-related signs (including street-name signs) within the project will conform to the Manual on Uniform Traffic Control Devices and Town of Marana standards. f. The Master Developer shall approve all street names within Saguaro SpringsSaguaro Bloom. Street naming and property addressing shall be coordinated through the Pima County Addressing Coordinator’s office. g. Adequate separation shall be provided between the pedestrian and vehicular circulation systems in order to minimize conflicts. h. The circulation system shall provide pedestrian and bicycle links to all community, recreational and educational facilities within Saguaro SpringsSaguaro Bloom.

Saguaro SpringsBloom IV-4 Specific Plan Development Regulations

i. Overall neighborhood street design shall be curvilinear, as opposed to having long straight stretches of roadway. j. Use of cul-de-sacs shall be limited. Open space relief shall be provided at the end of all cul-de-sacs on project and neighborhood edges to create viewsheds. k. Decorative paving materials shall be used on arterial and collector streets to designate areas of intense pedestrian activity.

4. Trails a. Community Trails ▪ Trails within drainageways shall be constructed with a minimum 14-foot multi-use path (10 feet asphalt and 4 feet decomposed granite) with a minimum 2-foot clear zone on either side. ▪ Community trails must provide access to all public open spaces, schools and community facilities within Saguaro SpringsSaguaro Bloom. ▪ Access points shall be located at all street intersections and at a minimum of every ½ mile. ▪ Security lighting shall be located at all street entrances to the trail and where appropriate along the trail. ▪ Benches, enhanced landscape and water fountains shall be placed at major connections and trail nodes. ▪ Trailways shall be landscaped, but they are not to be fully improved green spaces.

b. Neighborhood Trails ▪ Neighborhood trails shall be constructed with a minimum 5- foot multi-use path with compacted aggregate surfacing, such as decomposed granite. ▪ Neighborhood trails shall be linked to the community trails and shall be located throughout all subdivisions within Saguaro SpringsSaguaro Bloom. ▪ Security lighting shall be placed at trail access points and where appropriate along the trail. ▪ Trailways shall be landscaped. ▪ Landscaping, at minimum, shall consist of 2 shade trees per 100 feet with ground cover in between.

5. Open Space & Landscape Design a. All planted and landscaped areas shall be maintained in a neat, orderly, healthy and properly trimmed manner. b. Pathways, pocket parks and other open space shall be integrated into the neighborhood design. c. A coordinated street tree program shall be implemented along all arterial and collector roadways within Saguaro SpringsSaguaro Bloom. d. Areas of meandering open space shall be incorporated along arterial and collector streets, as well as along the project perimeter.

Saguaro SpringsBloom IV-5 Specific Plan Development Regulations

e. Where feasible, private open space shall be provided alongside the major drainageways to create visual relief from the long stretches of channels located throughout the project site. f. The builder shall offer the homebuyer a selection of front yard landscape packages that reflect the character and theme of the neighborhood. (A minimum number of 3 selections shall be offered.) g. An automated irrigation system shall be provided by the builder for all front yard landscaping. h. Water harvesting on individual lots is encouraged. i. The number of plant materials required per individual lot should be in direct proportion to the size of the lot. For every 20 feet of linear street frontage (excluding driveways), the following planting materials shall be provided: ▪ One tree, minimum 15 gallons ▪ Two 5-gallon shrubs or accents ▪ Five 1-gallon shrubs or accents ▪ Five 1-gallon groundcovers j. There must be 100 percent coverage with plant materials or inert groundcovers (i.e. crushed rock). No decomposed granite will be allowed. k. The screening and buffering elements of the project are a combination of perimeter walls and landscaping. For every 600 square feet of landscape buffer, the builder/developer must provide two desert trees (minimum 15 gallons, 6 desert shrubs (minimum 5-gallons) and six groundcover plants (minimum 1- gallon). l. A minimum tree size of 15 gallons shall be required for street and parking lot trees. Shrubs must be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size, planted 30 inches on center. m. Site walls and fences shall be consistent in color and material to the architectural style selected for the community. Long expanses of site walls must be interrupted by the use of freeform curves, offsets, piers or material changes. Walls should also be visually softened by planted landscape appropriate to the landscape guidelines provided. n. Perimeter walls shall not exceed a height of 6 feet above finished grade. o. View fencing shall be provided at the rear yard of all residential lots adjacent to the major drainageways, except for the first three lots adjacent to the drainageway where it intersects with a street right-of-way. All view fencing shall be Pool Code compliant and constructed using wrought iron with block columns. p. Chain-link fencing is prohibited. q. Medians shall be designed with low-maintenance landscaping, employing native materials rather than more formal plantings that

Saguaro SpringsBloom IV-6 Specific Plan Development Regulations

require higher maintenance. Landscaping within the right-of-way will be licensed by the Town of Marana and maintained by the Saguaro SpringsSaguaro Bloom Master Association or sub- association.

Upon completion of construction, all developed property shall be landscaped, improved and maintained in full conformity with all applicable requirements of this Specific Plan.

6. Drainage and Grading a. All flows shall be confined to the drainage channels so as to eliminate the reliance on pocket parks and other open space within individual subdivisions to dually serve as detention areas. b. A detention facility will be designed as part of the district park, conveying flows from the park to a discharge point near the northwest corner of the project site. c. The drainageways shall be fully integrated into the design of the project site serving as site amenities that include community trails and landscaping. d. Drainage patterns on individual lots shall be maintained so as not to interfere with drainage on adjacent lots. e. The grading of the site terrain should conform to the natural topography as much as possible, resulting in a smooth transition from the natural grade to the developed pad. f. Grading of individual parcels should not result in abrupt transitions to adjacent landforms or streets. Instead, grading should result in rounded forms to blend into the natural environment.

Saguaro SpringsBloom IV-7 Specific Plan Development Regulations

E. Assurances

The subdivider shall post a performance bond or other assurance with the Town, as assurance for completion of the required subdivision improvements to be dedicated to the Town of Marana in accordance with the State of Arizona, Department of Real Estate requirements. These assurances may be in the form of a performance bond, cash escrow account, letter of credit, third party trust agreement or other form of assurances, as may be approved by the Town of Marana.

With the exception of the third party agreement, the subdivider shall post assurances with the Town in the amount equal to the cost of construction for all required Town of Marana public improvements plus 15 percent as estimated by a registered civil engineer.

Subdivision assurances shall be released upon completion and inspection of the required subdivision improvements. Partial releases for up to 80 percent of the lots covered by the assurances may be granted where the required improvements for a group of lots have been satisfactorily completed, and such improvements can be used and maintained separately from the improvements required for the balance of the subdivision.

Saguaro SpringsBloom IV-8 Specific Plan Development Regulations

F. Development Standards

Land use designations have been assigned to each area identified within the Saguaro SpringsSaguaro Bloom Specific Plan. Under each designation is a list of permitted, accessory, conditional and prohibited uses, followed by Table 7, which outlines the corresponding residential development standards according to designation. Pages IV-14 through IV-17 contain a series of tables (Tables 8A & 8B) that illustrate the differences between Saguaro SpringsSaguaro Bloom Specific Plan Development Standards and those required by the Town of Marana Land Development Code.

1. Medium Density Residential (Parcel 2b) a. Permitted Uses ▪ Single-Family Residential (Site-Built Detached Homes) ▪ Model Homes ▪ Parks and Open Space ▪ Community and Recreation Facilities ▪ Public Utility Facilities ▪ Religious Institutions

b. Accessory Uses ▪ Detached accessory structures, such as storage sheds, workshops and covered patios ▪ Swimming pools, spas and related structures ▪ Home occupations

c. Conditional Uses ▪ Childcare Facilities ▪ Educational Facilities ▪ Group Homes

d. Temporary Uses ▪ Temporary Sales Trailer (in approved subdivisions)

e. Prohibited Uses ▪ Commercial Uses ▪ Industrial Uses

f. Parking Standards ▪ At minimum, two off-street parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.)

Saguaro SpringsBloom IV-9 Specific Plan Development Regulations

2. Medium High Density Residential (Parcels 1a, 1b and 2a) a. Permitted Uses ▪ Single-Family Residential Site-Built Detached Homes ▪ Residential Site-Built Attached Homes, including Duplex, Triplex and Four-Plex Products ▪ Model Homes ▪ Parks and Open Space ▪ Community and Recreation Facilities* ▪ Public Utility Facilities ▪ Religious Institutions

b. Accessory Uses ▪ Accessory uses listed under Medium Density Residential shall apply

c. Conditional Uses ▪ Conditional uses listed under Medium Density Residential shall apply

d. Temporary Uses ▪ Temporary uses listed under Medium Density Residential shall apply

e. Prohibited Uses ▪ Prohibited uses listed under Medium Density Residential shall apply

f. Minimum Private Open Space ▪ Minimum private open space to be provided per home is 50 square feet, in the form of one or more of the following:  Patios  Balconies  Porches  Decks  Others deemed similar by the Planning Director

* Community Center sites identified in Parcels 1a and 2a shall conform to the following standards: ▪ Minimum perimeter & street setback: 20 feet ▪ Maximum building height: 35 feet (Chimneys, skylights or ornamental elements, such as towers, domes or cupolas, may extend above the building to a maximum height of 40 feet.) ▪ Maximum site coverage: 75 percent ▪ Minimum building separation: per building code current at time of building permit application

Saguaro SpringsBloom IV-10 Specific Plan Development Regulations

g. Parking Standards ▪ Two parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. This requirement may be reduced to one parking space within an enclosed garage, plus one space for every four units, upon approval by the Planning Director during subdivision plat review. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.) ▪ Parking for the community pool in Parcel 1A shall be one space per 100 sf of swimming pool.

3. High Density Residential (Parcels 5 and 6) a. Permitted Uses ▪ Residential Site-Built Attached Homes, including Duplex, Triplex and Four-Plex Products ▪ Single-Family Residential Site-Built Detached Homes (per MHDR Standards) ▪ Model Homes ▪ Parks and Open Space ▪ Community and Recreation Facilities ▪ Public Utility Facilities ▪ Religious Institutions

b. Accessory Uses ▪ Accessory uses listed under Medium Density Residential shall apply

c. Conditional Uses ▪ Conditional uses listed under Medium Density Residential shall apply

d. Temporary Uses ▪ Temporary uses listed under Medium Density Residential shall apply

e. Prohibited Uses ▪ Prohibited uses listed under Medium Density Residential shall apply

f. Minimum Private Open Space ▪ Minimum private open space to be provided per home is 50 square feet, in the form of one or more of the following:  Patios  Balconies  Porches  Decks  Others deemed similar by the Planning Director

Saguaro SpringsBloom IV-11 Specific Plan Development Regulations

g. Parking Standards ▪ Two parking spaces within an enclosed garage shall be provided per unit, plus one additional space for every four units. This requirement may be reduced to one parking space within an enclosed garage, plus one space for every four units, upon approval by the Planning Director during subdivision plat review. (Parking spaces provided within the pocket parks may be used to satisfy the parking requirement for additional spaces.)

4. Recreation a. Permitted Uses ▪ Parks ▪ Community and Recreation Buildings ▪ Play Fields ▪ Playground Equipment ▪ Drainage Facilities ▪ Trails ▪ Shade Structures

b. Prohibited Uses ▪ Residential Uses ▪ Commercial Uses ▪ Industrial Uses

c. Parking Standards ▪ The District Park will require a minimum of 300 parking spaces. ▪ All pocket parks over ½ acre in size will require a minimum of 3 spaces per ½ acre. Parking spaces within the pocket parks may be used to satisfy residential off-street parking requirements.

d. General Development Standards Per Town of Marana Standards

Saguaro SpringsBloom IV-12 Specific Plan Development Regulations

Table 7: Residential Development Standards

Detached Single-Family Residential Min. Max. Min. Lot Min. Lot Min. Front Min. Side Min. Street Min. Bldg. Max. Lot Land Use Min. Lot Rear Bldg. Width Area Setback Setback Side Setback Separation Coverage Designation Depth (Ft.) Setback Height (Ft.) (Sq. Ft.)1 (Ft.)2 (Ft.)3 (Ft.) (Ft.)5 (%) (Ft.)4 (Ft.) MDR 55 90 6000 15 5 10 15 10 30 55 MHDR 40 80 4000 10 0 or 5 10 10 10 30 70

Attached Residential Min. Max. Min. Street Min. Bldg. Max. Site Max. Land Use Perimeter Bldg. Setback Separation Coverage Density Designation Setback Height (Ft.)6 (Ft.)5 (%) (RAC) (Ft.) (Ft.)

MHDR 20 10 10 30 70 8

HDR 10 10 6 30 75 10

1Exception: The minimum lot area under the MHDR designation may be reduced to 3500 square feet for Garden (or Green) Court products. 2 Setback is to living area. Where front entry garages are recessed 10 feet or more from the livable portion of the dwelling, front setbacks may be reduced to 10 feet. Where garages open or face directly onto an abutting street, garage must be set back a minimum of 20 feet. Where garages are adjacent to each other at the street elevation, a 3-foot minimum difference in setbacks is required. 3 A zero lot-line or z-lot configuration is permitted for development of MHDR and HDR detached products; however, a 3-foot access easement on the adjacent property must also be provided. 4 A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to the structure. 5 Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures on any single lot within all land designations is 6 feet. 6 Setback is to living area. Where garages open or face directly onto an abutting street, garage must be set back a minimum of 20 feet. Garages on attached units have the option to be set back 8 feet or less to discourage parking in the driveway; in such instances, community parking must be provided at a ratio of 1:1 for lost driveway parking.

Saguaro SpringsBloom IV-13 Specific Plan Development Regulations

Table 8.A: Land Use Comparison to Marana Land Development Code

Land Use Permitted Uses Accessory Uses Conditional Uses Temporary Uses Prohibited Uses Designation

SFR (Detached); Model Homes; Parks & OS; Detached accessory structures Childcare Facilities; Temporary Sales Trailer Community & Rec. Commercial Uses; MDR (sheds, workshops, etc.); Swimming Educational Facilities; (in approved Facilities; Public Utility Industrial Uses pools & spas; Home Occupations Group Homes subdivisions) Facilities; Religious Institutions

Detached accessory structures SFR (Detached); (sheds, workshops, etc.); Swimming Commercial uses, R-6 Day care center; Temporary Sales Trailer Churches; Public parks & pools & spas; Garage; Sports courts except those (Town of Private schools; (in approved playgrounds; Public (unlighted); Home occupations; specifically permitted; Marana) Group homes subdivisions) Schools Community recreation & identification; Industrial uses Model homes

Same except for sports courts, which will be provided within Saguaro Same except for model SpringsSaguaro Bloom parks and/or Justification homes, which are principal community centers (garages/carports are same same same for Difference uses on individual lots until detached accessory structures or part of the homes are sold principal structures; a model home is a principal use until the home sells

Land Use Permitted Uses Accessory Uses Conditional Uses Temporary Uses Prohibited Uses Designation

SFR (Attached or Detached); Model Homes; Detached accessory structures Childcare Facilities; Temporary Sales Trailer Parks & OS; Community & Commercial Uses; MHDR (sheds, workshops, etc.); Swimming Educational Facilities; (in approved Rec. Facilities; Public Industrial Uses pools & spas; Home Occupations Group Homes subdivisions) Utility Facilities; Religious Institutions (No comparable ------designation)

Saguaro SpringsBloom IV-14 Specific Plan Development Regulations

Table 8.A, Continued:

Land Use Permitted Uses Accessory Uses Conditional Uses Temporary Uses Prohibited Uses Designation

SFR (Attached or Detached accessory Detached); Multi-Family structures (sheds, Residential, Parks & Childcare Facilities; Temporary Sales Trailer workshops, etc.); Commercial Uses; HDR OS; Community & Rec. Educational Facilities; (in approved Swimming pools & Industrial Uses Facilities; Public Utility Group Homes subdivisions) spas; Home Facilities; Religious Occupations Institutions

Fences & walls; Public & private MR-2 Carports & garages; schools; Parks; Public (Town of Multi-Family Residential Swimming pools & rec. utility facilities; Day care (Reserved) (Reserved) Marana) buildings; Tennis courts facilities; Churches; (unlighted) SFR (R-6)

Home occupations are accessory in all homes in HDR permits more uses; Saguaro SpringsSaguaro Recognizes commercial Marana has no zoning Religious institutions are Recognizes the need for Justification for Bloom; tennis courts will and industrial uses are not designation that allows for permitted in Saguaro temporary sales trailers in Difference be provided in Saguaro appropriate within the HDR the development of SFR SpringsSaguaro Bloom HDR designation SpringsSaguaro Bloom designation attached products parks and/or community recreation centers

Saguaro SpringsBloom IV-15 Specific Plan Development Regulations

Table 8.B: Development Standard Comparison to Marana Land Development Code Min. Min. Min. Min. Lot Min. Lot Min. Lot Min. Side Street Min. Rear Min. Bldg. Max. Lot Private Land Use Front Max. Bldg. Width Depth Area Setback Side Setback Separation Coverage Open Designation Setback Height (Ft.) (Ft.) (Ft.) (Sq. Ft.) (Ft.) Setback (Ft.) (Ft.) (%) Space (Ft.) (Ft.) (Sq. Ft.)

MDR 55 90 6000 15* 5 10 15** 10*** 30 55 N/A

20 (+/- 1’ for 25 (can R-6 20 (up to each 1’ +/- 10 (main) increase 20% (Town of 55 80 6000 35% may 5 10 front, max. 5’ 5 (main to 50 N/A up to 30’ w/ Marana) be 16) increase/ accessory) M&C approval) decrease) Encourages Allows for front Allows for greater variation porches & Provides an greater in rooflines; Building code covered incentive to variation in added height is requires 6 feet patio areas; Justification MDR more do products front setbacks offset by other same same same same between main offset by same for Difference restrictive with rear- or and flexibility design & accessory increase in side-loaded in site layout standards, such structures recreation garages and home as those relating areas & placement to setbacks and landscaping massing provisions

Min. Min. Min. Lot Min. Lot Min. Lot Min. Front Min. Side Street Min. Rear Min. Bldg. Max. Lot Private Land Use Max. Bldg. Width Depth Area Setback Setback Side Setback Separation Coverage Open Designation Height (Ft.) (Ft.) (Ft.) (Sq. Ft.) (Ft.) (Ft.) Setback (Ft.) (Ft.) (%) Space (Ft.) (Sq. Ft.)

MHDR 40 80 4000 10* 0 or 5 10 10** 10*** 30 70 50

(No comparable ------designation) * Setback is to living area. Where garages open or face directly onto an abutting street, garage must be setback a minimum of 20 feet. Where garages are adjacent to each other at the street elevation, a 3-foot minimum difference in setbacks is required. ** A minimum setback of 5 feet shall be maintained from the rear property line for a patio structure that is open and unenclosed on 3 sides, as measured to the structure. *** Indicates separation between primary structures (i.e. homes on adjacent lots). Minimum building separation between primary and accessory structures on any single lot within all land designations is 6 feet.

Saguaro SpringsBloom IV-16 Specific Plan Development Regulations

Table 8.B, Continued:

Min. Max. Min. Lot Min. Lot Min. Street Min. Bldg. Max. Lot Max. Min. Common Min. Private Land Use Min. Lot Perimeter Bldg. Width Area Setback Separation Coverage Density Open Space Open Space Designation Depth (Ft.) Setback Height (Ft.) (Sq. Ft.) (Ft.) (Ft.) (%) (RAC) (%) (Sq. Ft.) (Ft.) (Ft.)

HDR (Attached N/A N/A N/A 20 10 6 30 75 10 N/A 50 Products) 6000 min. lot area 2-4 units: 20 (min. perimeter setback) 20 (on MR-2 30 (excludes 4000/unit Except shall increase one parcels 5 (Town of 60 90 N/A 30 50 parking & drive 100 foot for each foot of height acres or Marana) 5-8 units: areas) 3500/unit in excess of 20 feet larger 9+ units: 2175/unit

Encourages Ample open Ample open front porches space will be space will be & covered provided provided patio areas; throughout throughout offset by Saguaro Saguaro Allows for a Allows for a Allows for greater flexibility in increase in Allows for a SpringsSaguaro SpringsSaguaro Justification variety of variety of home placement; reasonably HDR per recreation HDR more variety of same Bloom in various Bloom in various for Difference product product accommodates variety of building code areas & restrictive product types forms: public forms: public types types products landscaping and private and private provisions parks; parks; throughout community community Saguaro recreation recreation SpringsSagua centers centers ro Bloom

Saguaro SpringsBloom IV-17 Specific Plan

V. Implementation & Administration

Implementation & Administration

A. Purpose

The regulations and procedures contained within this section prescribe the implementation of development within the Saguaro SpringsSaguaro Bloom Specific Plan area. It identifies the parties responsible for ensuring: 1) the project is built in coordination with the necessary infrastructure improvements, and 2) there is a continuity of design between the Specific Plan and the greater Saguaro SpringsSaguaro Bloom community, in accordance with the Saguaro SpringsSaguaro Bloom Design Guidelines. This section also provides guidance regarding the general administration of the Specific Plan and the procedures for amending the Plan.

B. General Implementation Responsibilities

For the purpose of identifying those responsible for implementation of the improvements within the Saguaro SpringsSaguaro Bloom Specific Plan area, four entities must be identified: the Master Developer, the Builder, the Saguaro SpringsSaguaro Bloom Design Review Committee and the Saguaro SpringsSaguaro Bloom Master Association.

1. Master Developer The Master Developer is the entity responsible for ensuring the basic infrastructure facilities (i.e. spine roads and associated streetscapes, trunk sewers, irrigation in common areas, water mains, electric lines, gas, fiber optics, telephone and cable television lines) are planned and constructed to serve the development in a timely and coordinated manner. The Master Developer will also develop the public recreation and open space areas that will be dedicated to the Town of Marana and the private recreation and open space areas, which will be turned over to the Saguaro SpringsSaguaro Bloom Master Association for operation and maintenance. Empire Companies, or their successors and assigns, will be the Master Developer of Saguaro SpringsSaguaro Bloom.

2. Builder The Builder is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all home construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements.

At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time.

Saguaro SpringsBloom V-1 Specific Plan Implementation & Administration

3. Saguaro SpringsSaguaro Bloom Design Review Committee The Master Developer will establish the Saguaro SpringsSaguaro Bloom Design Review Committee (DRC), which will review all development proposed within Saguaro SpringsSaguaro Bloom, including the Specific Plan area. The goal of the DRC review process is to enhance the aesthetic and economic value of Saguaro SpringsSaguaro Bloom and to maintain consistency in the application of the Saguaro SpringsSaguaro Bloom Design Guidelines throughout the entire project area.

As long as the Master Developer owns property within Saguaro SpringsSaguaro Bloom, or any property annexed into Saguaro SpringsSaguaro Bloom, or until all lots have been conveyed to a non- builder owner, whichever is later, the Master Developer shall have the right to appoint and remove all regular and alternate members of the Saguaro SpringsSaguaro Bloom DRC.

The Saguaro SpringsSaguaro Bloom DRC shall consist of an odd number of members (at least three). At minimum, membership shall be composed of the following: one architect, one landscape architect and one Saguaro SpringsSaguaro Bloom Master Association representative. Additional membership may be comprised of homeowners or design/development professionals.

The Saguaro SpringsSaguaro Bloom DRC will review all design proposals for compliance with the Saguaro SpringsSaguaro Bloom Design Guidelines. The DRC will evaluate the proposals for issues relating to site design, architectural elevations, entry statements, screen wall design, landscape plans, utility design and construction and design and placement of signage within the project. They will also review subdivision plats prior to submission to the Town of Marana to ensure that the intent of the Design Guidelines is carried out.

4. Saguaro SpringsSaguaro Bloom Master Association The Saguaro SpringsSaguaro Bloom Master Association is the entity responsible for the establishment and coordination between the two sub-associations within Saguaro SpringsSaguaro Bloom. In addition, the Master Association will be responsible for monitoring development activity within the Specific Plan area and preparing an annual report for the Town of Marana describing that activity. (Refer to the section entitled Specific Plan Monitoring Program and Report for additional information.) The Master Association is also responsible for enforcing the Master CC&R’s placed on the properties.

The Saguaro SpringsSaguaro Bloom Age-Restricted Association and the Saguaro SpringsSaguaro Bloom Community Association will be the sub-associations established by the Master Association. The Age-Restricted Association is the entity responsible for the management and maintenance of the community center within the

Saguaro SpringsBloom V-2 Specific Plan Implementation & Administration

age-restricted portion of the Specific Plan area. The Community Association is the entity responsible for the management and maintenance of the community center and pocket parks outside the age-restricted area.

The Saguaro SpringsSaguaro Bloom Master Association may delegate responsibilities, such as maintenance of drainageways and trails, to either of the a sub-associations, as needed.

Each of the sub-associations will be responsible for the enforcement of individual CC&R’s recorded with the residential subdivision plats located within their respective boundaries.

5. Town of Marana The Town of Marana shall be responsible for the maintenance and management of all public roadways and recreation/open space areas dedicated to the Town of Marana, except for the dedicated drainageways, which shall be maintained by the Saguaro SpringsSaguaro Bloom Master Association.

C. Proposed Changes to Zoning Ordinances

The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation.

D. Development Review Procedure

The Saguaro SpringsSaguaro Bloom Specific Plan shall be implemented through the review and approval process of preliminary and final plats, development plans and building permits by the Saguaro SpringsSaguaro Bloom DRC and the Town of Marana. Final decisions on grading, drainage, final road alignment, revegetation and other matters will be made at the final plat stage.

All proposed subdivision plats, development plans and building permits within the Saguaro SpringsSaguaro Bloom Specific Plan shall be submitted to the Saguaro SpringsSaguaro Bloom DRC for approval prior to submitting to the Town for approval and permitting. Plats, plans and permit applications shall be approved by the Town of Marana in accordance with Town of Marana procedures.

No structures, including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land be commenced unless it has been approved in writing by the Saguaro SpringsSaguaro Bloom DRC.

Saguaro SpringsBloom V-3 Specific Plan Implementation & Administration

Approval of a subdivision plat, development plan or building permit is subject to the following requirements: ▪ Conformance with the Saguaro SpringsSaguaro Bloom Specific Plan, as adopted; ▪ Conformance with the development agreement between the Master Developer and the Town of Marana; ▪ Dedication of appropriate rights-of-way and easements for roads, utilities and drainage areas by plat, or by separate instrument if the property is not to be subdivided; ▪ Provision of individually recorded CC&R’s with all residential subdivisions; ▪ Preliminary plat, final plat and development plan submittals shall follow Town of Marana procedures current at the time of application; ▪ Architectural design guidelines shall accompany each preliminary plat submittal for review and approval by the Town of Marana; ▪ All development within Saguaro SpringsSaguaro Bloom, including that within the Specific Plan area, will be subject to the Town of Marana Land Development Code, Section 17.02, Native Plant Protection.

E. Design Review Process

The intent of the design review process is to ensure the design theme and character is implemented in accordance with the vision of Saguaro SpringsSaguaro Bloom. The Saguaro SpringsSaguaro Bloom DRC will review all development proposals for compliance with the established Saguaro SpringsSaguaro Bloom Design Guidelines.

The design review process is described in the Saguaro SpringsSaguaro Bloom Design Guidelines, provided as Appendix C of this Specific Plan.

Saguaro SpringsBloom V-4 Specific Plan Implementation & Administration

F. Phasing

It is envisioned that Saguaro SpringsSaguaro Bloom will be developed as a single cohesive development. The Specific Plan area is but one part of the larger Saguaro SpringsSaguaro Bloom master planned community; thus, phasing is addressed for Saguaro SpringsSaguaro Bloom in its entirety. The phasing of development outlined in this section is consistent with the April 2004 development agreement between the developer and the Town of Marana.

Development will be achieved in four phases, with an estimated build out period of 8 years from initial construction. Infrastructure development will begin immediately. The actual number of residential homes to be built in each phase will be determined at platting stage; however, the total number of homes will not in any case exceed the maximum number of units permitted in the development agreement between the Master Developer and the Town of Marana. In general, development will progress from the south to the north, except for the age-restricted community and the area at the foot of the Tucson Mountains (outside the Specific Plan area), which will likely be developed in the final phase.

The district park will be constructed prior to or by the time 40 percent of the building permits are issued for the overall Saguaro SpringsSaguaro Bloom project. Upon completion and acceptance by the Town of Marana Parks & Recreation Department, the district park will be dedicated to the Town of Marana. The community centers and private pocket park/open space areas will also be installed prior to or by the time 40 percent of the building permits are issued for the subdivision in which they are located. The Master Developer will work in cooperation with the Marana Unified School District to determine the timing for development and dedication of the school site located within the Specific Plan area.

Phase I consists of the construction of drainage improvements and spine infrastructure. In addition, scheduled improvements to Airline Road, Twin Peaks Road and Lambert Lane will begin in Phase 1. The new water system, including the new well and booster site, will be established, as well as the sewer lift station and associated sewer mains located along the interior spine roads. Saguaro Peaks Boulevard, which will provide access to the entire site, will be constructed from Twin Peaks Road to Lambert Lane. Residential development will begin with parcels 4a and 4b and parcels 8a through 8e.

In Phase II, residential development will include parcels 2a and 2b and the district park, all located in the Specific Plan area, as well as parcels 3a and 3b adjacent to the Specific Plan’s southeast boundary. Saguaro Highlands Drive, which provides access to the district park, will be constructed from Twin Peaks Road to Saguaro Peaks Boulevard.

Phase III development includes parcels 5 and 6 from the Specific Plan and parcels 7a through 7d located east of Saguaro Peaks Boulevard.

In the fourth and final phase, parcels 9 and 10, located along the easternmost boundary of Saguaro SpringsSaguaro Bloom and adjacent to the Tucson

Saguaro SpringsBloom V-5 Specific Plan Implementation & Administration

Mountains, will be constructed. Parcels 1a and 1b within the Specific Plan are also scheduled for construction in this phase.

The purpose of the phasing plan is to relate infrastructure requirements to proposed development. Although the sequence is implied, development of phases may occur in a different order or concurrently, at the discretion of the Master Developer, as long as the related infrastructure is adequately in place. Changes in the phasing order can occur due to unforeseen factors affecting development. Flexibility is needed within the Specific Plan to address these changing needs while still maintaining a timely development. Infrastructure such as roads, sewer, water and grading will be constructed and extended in accordance to the build out of the project.

Saguaro SpringsBloom V-6 Specific Plan Exhibit V.F: Phasing Schedule

Saguaro SpringsBloom V-7 Specific Plan Implementation & Administration

G. Specific Plan Administration

1. Enforcement The Saguaro SpringsSaguaro Bloom Specific Plan shall be administered and enforced by the Town of Marana Development Services Department in accordance with the provisions of the Saguaro SpringsSaguaro Bloom Development Regulations. Where the Specific Plan does not identify a regulated action, the Town of Marana will apply those provisions of the Town of Marana Land Development Code in effect at the time a requested action by the developer receives approval.

2. Sunset Provision If development has not commenced at the end of 5 years from the date of plan adoption by the Marana Town Council, zoning approvals and other agreements may be subject to review and renegotiation. The property rights of the Master Developer shall be considered vested upon issuance of a building permit or upon the physical construction of site improvements.

3. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively by the Town of Marana Planning Director, provided said changes are not in conflict with the overall intent of the Saguaro SpringsSaguaro Bloom Specific Plan. Any changes must conform to the goals and objectives of the Plan.

The Planning Director’s decision regarding administrative changes and determination of substantial change, as outlined below, shall be subject to appeal to the Town Council. Categories of administrative change include, but are not limited to, the following: ▪ The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; ▪ Changes to the community infrastructure planning and alignment, such as roads, drainage, water and sewer systems, provided the changes do not increase the development capacity in the Specific Plan area and do not conflict with current Town code standards; ▪ Changes to the Development Plan, including minor adjustments to land use boundaries and acreages, and other similar modifications, due to technical refinements at the platting stage; and ▪ Changes to development regulations that are in the interest of the community and do not affect the health or safety of the community.

Saguaro SpringsBloom V-8 Specific Plan Implementation & Administration

4. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Section 05.06.07, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. The request shall include all sections or portions of the Saguaro SpringsSaguaro Bloom Specific Plan that are affected by the change(s). The Planning Director shall refer the request with his recommendations to the Planning Commission for public hearing. The Planning Commission shall make its recommendation to the Town Council, which, after public hearing, shall approve, reject or modify the proposed amendment.

5. Interpretation If an issue, condition or situation arises that is not sufficiently covered in the Specific Plan, the Planning Director may use the applicable regulations within the Town of Marana Land Development Code as a guideline for resolution. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code.

The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director’s interpretation may be made to the Town Council within 15 days from the date of the interpretation.

6. Fees Fees will be assessed as indicated by the Town’s adopted fee schedule that is in place at the time of development. The Master Developer will also be obligated to pay the current construction sales tax and transportation impact fees assessed by the Town when and as due under the Town’s current regulations, as specified in the April 2004 development agreement between the Town of Marana and the Master Developer.

Saguaro SpringsBloom V-9 Specific Plan Implementation & Administration

7. Specific Plan Monitoring Program and Report The Saguaro SpringsSaguaro Bloom Master Association will be the responsible entity for monitoring development activity within the Specific Plan through project build-out. A report summarizing development progress shall be completed by the Master Association and submitted to the Town of Marana on an annual basis, due within 30 days of the anniversary of the Specific Plan approval.

As described in Section 05.06.08 of the Town of Marana Land Development Code, the Specific Plan annual report shall include, at minimum, the following information: ▪ Detailed summaries of the past year’s development activities; ▪ Detailed summaries of utility, drainage and street improvement activities; ▪ Changes in the Saguaro SpringsSaguaro Bloom ownership structure; ▪ Status of sales or leases to others; ▪ Summary description of all instances of any non-conforming issues that have taken place within the past year; and ▪ Estimates of development and infrastructure improvement activities for the upcoming year.

Saguaro SpringsBloom V-10 Specific Plan

VI. Appendices

Appendix A: Legal Description & Map

Saguaro SpringsBloom A-1 Specific Plan Appendix B: Definitions

The following definitions provide interpretations and explanations for many of the words or phrases used within the Saguaro SpringsSaguaro Bloom Specific Plan. Except for the terms provided below, the definitions within the Town of Marana Land Development Code shall apply.

Access – The place, means or way by which pedestrians and vehicles can have safe, adequate and usable entry to and exit from a property or land use.

Adjacent – The condition of being near or next to, but not necessarily having a common lot line.

Builder – The purchaser of a development area, or portions of a development area, which will build or provide for building within their areas of ownership. The builder is responsible for implementation of those facilities not provided by the Master Developer within each of the development areas and the ancillary facilities within the spine infrastructure system.

Building Height – The vertical distance between the finished floor elevation and the highest point of the building, excluding chimneys, vents and antennae, provided the finished floor elevation is no higher than 2’ above any adjacent grade within 4’ of the building.

Building Setback – The minimum required perpendicular distance between the property line and the location of a building or structure.

Common Areas – The areas for which the primary maintenance responsibility and/or ownership is intended to be by the Saguaro SpringsSaguaro Bloom Master Association or sub-association.

Connectivity – The measure describing the level to which streets, streetscapes, pedestrian/bicycle paths, community open space and other land uses link with one another.

Density – The number of residences per gross acre of a development area.

Garden (or Green) Court – Detached single-family housing built on small lots with rear- entry garages.

Grading – Any stripping, cutting, filling or stockpiling of earth or land to create new grades.

Lot Coverage – The percentage of the lot area covered or occupied by buildings, including covered porches and accessory structures, and driveways. Swimming pools are not included in calculating lot coverage.

Master Developer – The entity responsible for (1) establishing the Saguaro SpringsSaguaro Bloom Design Review Committee; (2) developing the spine infrastructure in accordance with the phasing plan; (3) assuring that development conforms with the Saguaro SpringsSaguaro Bloom Design Guidelines; and (4) forming the Saguaro SpringsSaguaro Bloom Master Association and sub-associations.

Open Space – Public or private areas either landscaped and developed for recreation or left in a natural state.

Saguaro SpringsBloom B-1 Specific Plan Appendix B: Definitions

Phase – A portion of the Saguaro SpringsSaguaro Bloom development scheduled for construction and occupancy.

Saguaro SpringsSaguaro Bloom Design Review Committee – Committee of at least 5 members appointed by the Master Developer to review all development proposals within the Saguaro SpringsSaguaro Bloom development for compliance with the Saguaro SpringsSaguaro Bloom Design Guidelines.

Single Family Residential, Attached – Dwelling units attached to one or more dwelling units by structural elements common to the attached units. The structural elements include common wall construction, roof or other similar improvement.

Single Family Residential, Detached – Dwelling units not attached to any other dwelling unit by any structural elements, surrounded by open space and located on its own separate lot.

Spine Infrastructure – Infrastructure system that includes retention/detention basins, the primary and secondary streets and their associated streetscapes, the trunk sewers, water mains, electric lines and gas lines.

Streetscape – The general appearance of a block or group of blocks with respect to the structures, setbacks from pubic rights-of-way, open space, landscaping, public art, lighting, signage, paving materials, street furnishings and other elements that contribute to the street scene’s overall character and image.

Target Density – The specified density within the various development areas used to calculate the dwelling-unit cap of the development area based on gross acreage.

Saguaro SpringsBloom B-2 Specific Plan Appendix C: Saguaro Springs Design Guidelines

A. Introduction & Purpose

These design guidelines provide guidance to the Saguaro Springs Design Review Committee (DRC) in its review of future development within Saguaro SpringsSaguaro Bloom. These design guidelines will provide for creative flexibility while meeting basic objectives of the Town’s policies, goals and regulations.

These guidelines are designed as an information source for site development, landscape architecture, architecture and signage features that create the community image of Saguaro SpringsSaguaro Bloom. Adherence to these design guidelines will result in a development with a high-quality appearance and compatibility among land uses throughout the community. These guidelines provide criteria for builders, planners, architects, landscape architects and civil engineers under the direction of the developer. They also provide a foundation for development of more formalized Covenants, Conditions and Restrictions (CC&R’s). The integration of these guidelines into CC&R’s will guarantee quality design consistency throughout all development phases of this project.

The following are the design goals for the Saguaro SpringsSaguaro Bloom Specific Plan: ▪ Create a community with integrated residential neighborhoods that encourages sensitive site design and provides recreation/open space amenities in conjunction with new development. ▪ Promote the “neighborhood concept” where the plan is laid out to encourage neighbor interaction, connectivity to gathering places, school, recreation and open space amenities. ▪ Set an example for future growth in the Town of Marana. ▪ Utilize state-of-the-art building techniques and design. ▪ Fully integrate drainageways with the developed portions of the site. ▪ Develop land uses to achieve continuity of design and establish a sense of place through the establishment of design guidelines. ▪ Encourage innovative design that helps build a unique community character, encourages interaction among neighbors and minimizes the impact of automobiles. ▪ Ensure compatibility of new development with the environment. ▪ Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, standards and guidelines, and through the establishment of the Saguaro SpringsSaguaro Bloom Design Review Committee. ▪ Provide a spine infrastructure system and public facilities to support development in an efficient and timely manner.

B. Design Review Process

This review procedure will ensure that the high standards defined in this document are maintained. These guidelines are conceptual in nature, providing flexibility to the

Saguaro SpringsBloom C-1 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Design Review Committee to make changes in the overall interest of the Saguaro SpringsSaguaro Bloom community.

1. Master Developer The Master Developer is the entity responsible for ensuring the basic infrastructure facilities that serve this development (i.e. spine roads and associated streetscapes, trunk sewers, irrigation in common areas, water mains, electric lines, gas, fiber optics, telephone and cable television lines) will be planned and constructed in a timely and coordinated manner. The Master Developer will also develop the public recreation and open space areas that will be dedicated to the Town of Marana and the private recreation and open space areas, which will be turned over to the Saguaro SpringsSaguaro Bloom Master Association for operation and maintenance.

At any time, the Master Developer may relinquish its rights and assign any or all rights to one or more Builders. Associated responsibilities of the Master Developer would also be transferred to the Builder at that time.

2. Builder The Builder is the purchaser of a development area, or portions of a development area, which may or may not require additional infrastructure improvements, such as utility extensions or local streets. The Builder is responsible for all home construction and lot improvements not made by the Master Developer within their area(s) of ownership. Should the Builder purchase a development area without the infrastructure improvements generally provided by the Master Developer, the Builder becomes the responsible party for the construction or installation of those improvements.

3. Saguaro SpringsSaguaro Bloom Design Review Committee The Master Developer will establish the Saguaro SpringsSaguaro Bloom Design Review Committee (DRC), which will review all development proposed within Saguaro SpringsSaguaro Bloom, including the Specific Plan area. The goal of the DRC review process is to enhance the aesthetic and economic value of Saguaro SpringsSaguaro Bloom and to maintain consistency in the application of the Saguaro SpringsSaguaro Bloom Design Guidelines throughout the entire project area.

As long as the Master Developer owns property within Saguaro SpringsSaguaro Bloom, or any property annexed into Saguaro SpringsSaguaro Bloom, or until all lots have been conveyed to a non-builder owner, whichever is later, the Master Developer shall have the right to appoint and remove all regular and alternate members of the Saguaro SpringsSaguaro Bloom DRC. The master developer may require as a condition of sale that all subsequent property owners will abide by the covenants, conditions and restrictions established by the DRC.

The Saguaro SpringsSaguaro Bloom DRC will review all design proposals for compliance with the Saguaro SpringsSaguaro Bloom Design Guidelines. They will also review subdivision plats prior to submission to the Town of Marana to ensure that the intent of the Design Guidelines is carried out.

Saguaro SpringsBloom C-2 Specific Plan Appendix C: Saguaro Springs Design Guidelines

The Saguaro SpringsSaguaro Bloom DRC shall consist of an odd number of members (at least three). At minimum, membership shall be composed of the following: one architect, one landscape architect, and one Saguaro SpringsSaguaro Bloom Master Association representative. Additional membership may be comprised of homeowners or design/development professionals.

The DRC has exclusive administrative and interpretive power with respect to the design of projects within Saguaro SpringsSaguaro Bloom. At its sole discretion, the DRC may allow variations from the Saguaro SpringsSaguaro Bloom Design Guidelines as long as they are in conformance with the intent of the Specific Plan as contained in Appendix C and subsequent CC&Rs. However, the DRC does not possess the authority to grant variances from applicable requirements in the Town of Marana Land Development Code.

4. Procedures and Submittals The Saguaro SpringsSaguaro Bloom DRC will refine these design guidelines, establish review procedures and administer the design review process for Saguaro SpringsSaguaro Bloom. The DRC has the authority to interpret the guidelines in the event the guidelines do not explicitly address a particular situation. Review fees, if any, may be established by the DRC.

This design review process is independent of Town of Marana project review procedures. An applicant for any permit must apply to the Town of Marana. No development shall be permitted in Saguaro SpringsSaguaro Bloom without written approval from the Saguaro SpringsSaguaro Bloom Design Review Committee. Approval by the DRC in no way implies compliance with the legal requirements of any governmental agency.

Establishment of detailed review procedures will be based on the following guidelines: ▪ A pre-design meeting shall be arranged between the builder, owner and/or architect to discuss the process and offer direction in preparing preliminary plans. ▪ The DRC shall review the preliminary plan submittal to determine general conformance with these guidelines. ▪ Following preliminary approval, the DRC shall review the final submittal, which must include, at minimum, a site plan, floor plans and all drawings to be submitted to the Town for review. ▪ The DRC reserves the right to inspect all work in progress and completed construction. ▪ The owner shall give written notice to the DRC upon completion of work. The DRC may inspect the work for compliance and, if applicable, give notice of non-compliance.

C. Site Planning

Saguaro SpringsBloom C-3 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Site planning addresses the proper placement of buildings, roads and services within the site, which will have a major impact on the overall character of Saguaro SpringsSaguaro Bloom. This requires an understanding of existing drainage patterns, terrain and site opportunities and constraints that will influence the articulation of building form, orientation, coverage, setbacks, parking, utilities, storage areas and access.

1. Site Design Guidelines a. Size and scale are important ingredients in making each neighborhood its own special place. ▪ Larger blocks shall be broken down into smaller subdivisions to encourage the formation of individual neighborhood identities and to allow better interaction among its residents. A typical neighborhood within Saguaro SpringsSaguaro Bloom will include approximately 150 to 200 homes. ▪ Each neighborhood within Saguaro SpringsSaguaro Bloom shall be designed to include private common areas in the form of pocket parks, landscaped open spaces along roadways or other amenity, in addition to the community-wide recreation amenities provided by the Master Developer.

b. Neighborhoods feel more unique when repetition can be broken up. ▪ Variations in architectural style, building setbacks and street layout shall be incorporated into each neighborhood design. ▪ Additional private open space shall be provided alongside the major drainageways to create visual relief from the long stretches of channels located throughout the project site.

c. Diversity of lot size and shape adds variety. ▪ Saguaro SpringsSaguaro Bloom shall be comprised of a wide range of residential densities, with lot sizes approaching ¾ of an acre to higher-density development and smaller lots that support attached home products. The highest residential densities will be focused within the age-restricted Parcels 1A and 1B community and in close proximity to the public park. The lowest densities are near the eastern property boundary at the base of the Tucson Mountains. A general transition in residential density/intensity shall occur from the east to the northwest.

d. Community-wide path and trail systems encourage increased pedestrian circulation. ▪ Pathways, pocket parks and other open space shall be integrated into the neighborhood design. ▪ The circulation system shall provide pedestrian and bicycle links to all community, recreational and educational facilities within Saguaro SpringsSaguaro Bloom.

Saguaro SpringsBloom C-4 Specific Plan Appendix C: Saguaro Springs Design Guidelines

▪ Adequate separation shall be provided between the pedestrian and vehicular circulation systems in order to minimize conflicts.

e. Development should be planned carefully to protect existing views and maximize the feeling of open space. ▪ Overall neighborhood street design shall be curvilinear, as opposed to having long straight stretches of roadway. ▪ A coordinated street tree program shall be implemented along all arterial and collector roadways within Saguaro SpringsSaguaro Bloom. ▪ Areas of meandering open space shall be incorporated along arterial and collector streets, as well as along the project perimeter. ▪ Use of cul-de-sacs shall be limited. Open space relief shall be provided at the end of all cul-de-sacs on project and neighborhood edges to create viewsheds. ▪ Lots shall primarily be positioned in a north/south direction so as to maximize views and respect solar orientation.

2. Street Design The street cross-sections and nature of improvements for all internal and abutting roadways will be consistent with the Town of Marana’s recommendations, which will be based on the Saguaro SpringsSaguaro Bloom Traffic Impact Analysis’s findings. Collector roadways will be landscaped; local streetscapes will be enhanced with landscaping in the front yards of homes.

3. Drainage and Grading a. Drainageways ▪ All flows shall be confined to the drainage channels so as eliminate the reliance on pocket parks and other open space within individual subdivisions to dually serve as detention areas. ▪ A detention facility will be designed as part of the district park, conveying flows from the park to a discharge point near the northwest corner of the project site. ▪ The drainageways shall be fully integrated into the design of the project site serving as site amenities that include community trails and landscaping.

b. Grading ▪ The grading of the site terrain should conform to the natural topography as much as possible, resulting in a smooth transition from the natural grade to the developed pad.

Saguaro SpringsBloom C-5 Specific Plan Appendix C: Saguaro Springs Design Guidelines

▪ Grading of individual parcels should not result in abrupt transitions to adjacent landforms or streets. Instead, grading should result in rounded forms to blend into the natural environment. ▪ Water harvesting on individual lots is encouraged. ▪ Drainage patterns on individual lots shall be maintained so as not to interfere with drainage on adjacent lots.

D. Architecture

1. General Principles

a. Purpose The purpose of this section is to provide general criteria for the design of the residential community at Saguaro SpringsSaguaro Bloom. These guidelines are provided for the master developer and builders to ensure a quality, consistent visual appearance for all new building development. The following sections will provide illustrations and guidelines regarding style and design elements consistent with the community image desired at Saguaro SpringsSaguaro Bloom. These principles, while essential to achieving a high level of design excellence throughout the development, are not intended to restrict creative architectural solutions.

b. Community Structure Saguaro SpringsSaguaro Bloom includes a variety of residential densities and housing types alongside proposed educational and recreation facilities. Each neighborhood located within the community contributes to a unique sense of place established by the design character of the community centers, park buildings and housing types. The architecture of Saguaro SpringsSaguaro Bloom should provide a distinctive, unified setting for neighborhood development and social interaction. Pedestrian connections between recreational amenities and residential neighborhoods will be enhanced by the quality of designed structures. The vistas created by streets and pathways can serve to blend elements of the surrounding desert landscape with the architectural character of the built environment.

c. Community Centers The community centers at Saguaro SpringsSaguaro Bloom provides a significant opportunity to contribute to the overall design quality and character of the development. The building/amenitiess that comprise these facilitiesthis facility should establish an authentic style that reflects the regional, cultural, and neighborhood influences of the southwest. The design of the community centers should project an image of neighborhood gathering and promote social interaction. Aspects of scale, proportion and detail should be considered along with massing, color and materials.

Saguaro SpringsBloom C-6 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Two examples of clubhouses in Arizona communities.

Outdoor amenities associated with the community centers shall be integrated into the site planning of the development and the architecture of the buildings. These amenities will feature shade terraces, outdoor grills, and pool area. Recreation facilities included in the design will include playground equipment, tennis courts, shuffleboard courts, bocce ball courts, horseshoe pits, and landscaped walkways.

d. Park Buildings Park buildings and accessory structures within Saguaro SpringsSaguaro Bloom shall be consistent in appearance to the community centers and surrounding neighborhood. All buildings must match the style, materials, and detailing of the community centers and residences. These structures must also address all applicable requirements for safety. Consideration should be given to durability that will reduce site maintenance.

2. General Architectural Guidelines The guidelines outlined in this section are intended to promote the overall design quality of the residential development at Saguaro SpringsSaguaro Bloom. Aspects of scale, proportion and detail should be considered from the beginning of the design process. All new designs shall be reviewed by the Design Review Committee to ensure consistency with these guidelines. All detached single- family residences within Saguaro SpringsSaguaro Bloom are subject to both the Saguaro SpringsSaguaro Bloom Design Guidelines and the Residential Design Standards outlined in the Town of Marana Land Development Code. Those Design Standards referring to architectural details and garage placement apply to both attached and detached products. Town of Marana staff shall review all Saguaro SpringsSaguaro Bloom submittals for compliance with the Residential Design Standards, and the Saguaro SpringsSaguaro Bloom DRC shall review for compliance with the Saguaro SpringsSaguaro Bloom Design Guidelines; in situations where there are conflicts between the two sets of regulations, those that are most restrictive shall apply.

a. Massing

Saguaro SpringsBloom C-7 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Residences shall be limited to 2 stories in height. Building heights shall be restricted by the applicable maximum height limits established by the Saguaro SpringsSaguaro Bloom Specific Plan. The massing of each house should create a visually attractive exterior that is appropriate to the selected style. The exterior design of residences located in Saguaro SpringsSaguaro Bloom should include key elements of design, including balance, depth, repetition, and contrast. Homes shall display 4-sided architecture, and single-story elements should be provided where possible on 2-story structures.

b. Garages The impact of garages on the overall streetscape should be minimized by creating varied garage setbacks. Where garages are adjacent to each other at the street elevation, a 3-foot minimum difference in setbacks is required. Porte cocheres, side-loaded garages, tandem, and recessed garages are among the innovative design solutions that should be considered as lot size allows to achieve a more animated streetscape. These features can help mitigate the adverse effect of the automobile on the appearance of neighborhoods.

c. Porches, Decks and Balconies Front porches, rear decks and balconies are prominent elements of architectural composition that also provide a functional outdoor living area protected from extreme sun or rain. All porches, decks and balconies shall be designed to complement the architectural style of the house. Porches that provide variety to the exterior appearance of the house are encouraged. Uncovered balconies may extend 5 feet into the rear yard setback.

d. Roofs Roofs with slopes of 3:12 minimum and 12:12 maximum shall be of clay or concrete tile or slate and must be either flat or “S” shaped. Roof materials, slope and overhangs shall correspond to the style selected for the house. Primary roof forms include gables and hips although flat roofs are permitted if appropriate to the selected architectural style. Variation of rooflines, overhangs and materials between adjacent houses adds visual interest to the street elevation.

e. Color Exterior building colors shall be rich, warm desert hues with accents of complementary tones that enhance the individual architectural style of the residence. In general, colors for roofing should be darker in color and hue than the building’s exterior walls. All paint and color schemes (including roof tile) must be approved by the Design Review Committee.

f. Materials Materials for exterior building walls shall match the architectural style selected for the house. Materials must be consistent with the scale and location of the building. Where more than one building material is proposed for the exterior walls, careful consideration should be given to the successful

Saguaro SpringsBloom C-8 Specific Plan Appendix C: Saguaro Springs Design Guidelines

integration of differing material types and the individual character of the house. Large expanses of wall surfaces shall be animated by varied materials, detail projections or window elements. Changes in wall material shall not occur at outside corners of the house.

g. Doors and Windows Door and window openings within exterior wall surfaces should be treated with special consideration to the visual appearance of the house. The use of architectural pop-outs, trim surrounds on all sides, recessed windows into thickened walls, bay windows, and curved walls of glass block or glass are encouraged to engage the architectural style of the house. Windows may be either divided light, plain glass, or glass block. Frames should be white, bronze or earth-tone colors. Mill finish frames are prohibited. Glazing may be either clear or tinted in a color appropriate to the style. Reflective glass is not permitted. Metal, vinyl or wood clad windows are permitted. Window shapes shall be appropriate to the architectural style.

h. Chimneys The design and material finish of chimneys should complement the design character of the house. Chimneys may exceed the maximum building height subject to review of the Design Review Committee. Flue covers are required.

i. Lighting All exterior lighting shall be in accordance with the Town of Marana “dark sky ordinance”. The lighting of address plaques is required.

j. Site Walls Site walls and fences shall be consistent in color and material to the architectural style selected for the community. Long expanses of site walls must be interrupted by the use of freeform curves, offsets, piers or material changes. Walls should also be visually softened by planted landscape appropriate to the landscape guidelines provided.

k. Accessory Structures Accessory structures include any building or structure which is completely detached from the house. Examples of these include, but are not limited to: ▪ Storage buildings ▪ Equipment enclosures ▪ Shade ramadas ▪ Cabanas ▪ Guest casitas

The architecture of accessory structures must be compatible with and complementary to the architecture of the main house. All detached

Saguaro SpringsBloom C-9 Specific Plan Appendix C: Saguaro Springs Design Guidelines

buildings used as living space shall conform to the design guidelines of the house.

l. Utilities and Equipment Utility and gas meters shall be screened from view to the extent possible. All residential air conditioning/heating equipment, soft water tanks, pool and spa equipment, and irrigation timers shall be screened to provide a continuous architectural façade to the street elevation. Vegetation is an acceptable form of screening. Equipment must meet utility company standards for access. All utility boxes should be painted a desert hue selected by the Design Review Committee.

3. Styles The architectural styles selected for the residential communities at Saguaro SpringsSaguaro Bloom reflect diverse regional influences. Production home designs should be composed of an authentic architectural vocabulary that enhances the character of the streetscape. Styles that provide a visual reference to distinctive regional housing types will help create neighborhoods of consistent quality and design excellence. These styles include, but are not limited to: ▪ Spanish Colonial ▪ Spanish Mission ▪ Ranch Hacienda ▪ Mediterranean ▪ Desert Prairie

The following sections will provide illustrations regarding materials and design elements expressive of the architectural theme. It should be noted, however, that these examples and illustrations are intended to help in understanding the architectural character and its appropriate design responses, but the ideas presented are not intended to establish absolute limits or boundaries.

Saguaro SpringsBloom C-10 Specific Plan Appendix C: Saguaro Springs Design Guidelines

a. Spanish Colonial Spanish Colonial style derives from the missions and haciendas of the American Southwest. A broad range of influences, including Mediterranean and Latin American sources, contribute to the sometimes-eclectic character of this style. Design elements include courtyards, arches, columns, railings, and corbels. Building materials are typically stucco with wood and wrought iron used as accents. Roofs are composed of two-piece clay tile or full “S” concrete tile. The diversity of the sources that comprise the heritage of Spanish Colonial style creates a harmony between the exterior façade, interior space, and detail elements.

Current examples of residential types in the Spanish Colonial style.

Saguaro SpringsBloom C-11 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Spanish Colonial

Porches

Doors

Windows

Vents Eaves

Saguaro SpringsBloom C-12 Specific Plan Appendix C: Saguaro Springs Design Guidelines

b. Spanish Mission The Spanish Mission style originated in the Southwest with the introduction of small communities formed by Spanish missionaries. These missions were initially composed of asymmetrical buildings featuring segmented arches, columns, and a distinctive sculpted parapet. The roof style includes wide, overhanging eaves, exposed rafters, and a red-tiled roof. Characteristic details include wood railings and eave brackets, wrought iron over vents, and ornate entries.

Sculpted walls and ornate entries are featured in these Spanish Mission examples, including multi-family illustrations.

Saguaro SpringsBloom C-13 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Spanish Mission

Parapets

Doors

Windows

Vents

Eaves

Saguaro SpringsBloom C-14 Specific Plan Appendix C: Saguaro Springs Design Guidelines

c. Ranch Hacienda The Ranch Hacienda style is a derivative of Spanish style architecture. Building materials that characterize this style include stucco, stone, or slump block on the exterior walls with heavy timber wood posts and corbels. Typical details include heavy timber headers, stone accent walls, and rustic wood shutters. The contrast of textures and materials in this style helps create a distinctive appearance that still engages traditional Spanish architecture.

Contemporary examples of the Ranch Hacienda style showing prominent stone elements.

Saguaro SpringsBloom C-15 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Ranch Hacienda

Porches

Doors

Windows

Eaves

Saguaro SpringsBloom C-16 Specific Plan Appendix C: Saguaro Springs Design Guidelines

d. Mediterranean The Mediterranean style draws on the authentic Spanish architecture of Europe to project a refined architectural character. Columns, arched openings, and window surrounds create an animated façade that alludes to the austere Classicism of the Renaissance. Low-pitched roofs, wrought iron balconies, and decorative light fixtures are other traditional elements of this style.

A formal, dignified appearance characterizes these Mediterranean style residences.

Saguaro SpringsBloom C-17 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Mediterranean

Porches

Doors

Windows

Saguaro SpringsBloom C-18 Specific Plan Appendix C: Saguaro Springs Design Guidelines

e. Desert Prairie Desert Prairie architecture derives from the Prairie style developed by Frank Lloyd Wright for the Midwest. The style has been adapted to the Southwest with color schemes that related to the desert landscape and horizontal emphasis in massing. Extended eave overhangs and low roof pitches are used to contribute to the linear quality of the façade. Other elements that distinguish the Prairie style include exterior masonry, rectilinear window shapes, stone chimney piers, and flat concrete roof tiles.

Wide overhanging eaves and masonry elements are featured in these Desert Prairie examples.

Saguaro SpringsBloom C-19 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Prairie

Porches

Doors

Windows

Eaves

Saguaro SpringsBloom C-20 Specific Plan Appendix C: Saguaro Springs Design Guidelines

E. Landscape Architecture

The primary objective of the Saguaro SpringsSaguaro Bloom Specific Plan landscape concept is to establish a unified community identity, seamlessly blending the plan area into the greater Saguaro SpringsSaguaro Bloom community. Through landscape design, project entries will be clearly defined, and access throughout the development will be facilitated. Landscaping will also enhance the community at a pedestrian scale.

All lots, parcels, improved open space and natural open space should be incorporated into a unified landscape theme.

1. Edges The project has natural areas, landscaped buffers or drainage channels that buffer all edges of the project. ▪ The screening and buffering elements of the project are a combination of perimeter walls and landscaping. For every 600 square feet of landscape buffer, the builder/developer must provide two desert trees (minimum 15 gallons, 6 desert shrubs (minimum 5-gallons) and six groundcover plants (minimum 1- gallon). ▪ Perimeter walls shall not exceed a height of 6 feet above finished grade. ▪ Chain-link fencing is prohibited.

Saguaro SpringsBloom C-21 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Street wall with pillars and landscape treatment (Conceptual Only) 2. Entries Saguaro SpringsSaguaro Bloom contains a series of entry features with an integrated design of landscape, hardscape, monumentation and signage. Entry features aid in defining the community’s character and present an introduction to the development.

a. Primary Entries The primary entry features with monumentation will serve as a gateway into Saguaro SpringsSaguaro Bloom. The monument, seen from a distance, provides the backdrop for the project name and logo. It signifies arrival and establishes the theme of the development. The primary entry features for Saguaro SpringsSaguaro Bloom, including walls, signs, landscaping and pavement treatments, will be designed and installed by the Master Developer. There are three primary project entries into Saguaro SpringsSaguaro Bloom: ▪ Twin Peaks Road and Saguaro Peaks Boulevard; ▪ Lambert Lane and Saguaro Peaks Boulevard; and ▪ Lambert Lane, west of Quarry Road, into the age-restricted portion of Saguaro SpringsParcels 1A and 1B.

Saguaro SpringsBloom C-22 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Example of primary entry (Conceptual Only)

b. Secondary Entries The secondary entries shall have similar treatments as the primary entries, but they will be smaller in scale. These three entries will also be installed by the Master Developer. The secondary entries will be located at: ▪ Twin Peaks Road and Saguaro Highlands Drive; ▪ Lambert Lane, just west of Quarry Road; and ▪ Airline Road, south of Lambert Lane.

c. Neighborhood Entries Neighborhood entry features identify the entrances into the individual subdivisions within Saguaro SpringsSaguaro Bloom. Each entry into a subdivision shall be uniquely designed with common elements that bind the entire Saguaro SpringsSaguaro Bloom community together. Neighborhood entry features will be constructed by the builders of each subdivision; approval by the Saguaro SpringsSaguaro Bloom Design Review Committee is required.

d. Landscape Treatment

Saguaro SpringsBloom C-23 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Project and neighborhood entries will be defined through special landscape treatment to emphasize and contrast it with the surrounding environment. The landscape and hardscape components create symbolic gateways by framing the roadway with architectural elements and a unique massing of plant materials.

Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, will dominate the project entries. Special design consideration will be taken with any bridges associated with these entries.

3. Streetscape The streetscape is among the most prominent landscape elements within the project. The intent is to provide unity and variety while drawing upon the natural setting. Thematic plantings and treatments set the overall community theme. Individual neighborhoods may feature landscaping or street tree themes to create neighborhood identity. ▪ Medians shall be designed with low-maintenance landscaping, employing native materials rather than more formal plantings that require higher maintenance. Landscaping within the right-of- way will be licensed by the Town of Marana and maintained by the Saguaro SpringsSaguaro Bloom Master Association or sub- association. ▪ Decorative paving materials shall be used on arterial and collector streets to designate areas of intense pedestrian activity. ▪ Open space relief is required at the end of all cul-de-sacs that terminate at the edge of a neighborhood. ▪ A minimum tree size of 15 gallons shall be required for street and parking lot trees. Shrubs must be a minimum 5 gallons in size. Groundcovers shall be a minimum of 1 gallon in size, planted 30” on center. 4. Recreation Areas a. Neighborhood “Pocket” Parks All pocket parks greater than ½ acre in size shall be designed to include the following: ▪ Infrastructure (water, electricity) ▪ Linkages to nearby trails, or other pedestrian pathways ▪ Small play structures ▪ Grassy play areas ▪ Picnic facilities ▪ Landscaping & irrigation ▪ Trash receptacles ▪ Park benches ▪ Signage ▪ Water fountains ▪ Bicycle racks ▪ Security lighting

Saguaro SpringsBloom C-24 Specific Plan Appendix C: Saguaro Springs Design Guidelines

b. Community Center (Age-Restricted Area) The community center within the age-restricted portionParcel 2A of Saguaro SpringsSaguaro Bloom shall, at minimum, contain the following amenities: ▪ Clubhouse  Administrative Facilities  Banquet Facilities, including kitchen area  Media Room  Library  Meeting Rooms  Fitness/Wellness Center  Restrooms  Storage Facilities ▪ Outdoor Shade Areas ▪ Swimming Pool/Spa ▪ Tennis Courts ▪ Horseshoe Courts ▪ Shuffleboard Courts ▪ Park and community center parking area islands shall be provided with trees at the rate of not less than one tree per eight parking stalls. Two-thirds of the trees must be a minimum of 15 gallons in size; one-third shall be a minimum 24-inch box.

5. Trails A dual trail system will be implemented throughout the Saguaro SpringsSaguaro Bloom project area. A public trail network will be constructed within the project’s drainageways. The second tier of the dual trail system are the neighborhood trails, which connect to the community trails and provide access to each of the pocket parks and open space areas within individual subdivisions.

a. Community Trails ▪ Trails within drainageways shall be constructed with a minimum 14-foot multi-use path (10 feet asphalt and 4 feet decomposed granite) with a minimum 2-foot clear zone on either side. ▪ Community trails must provide access to all public open spaces, schools and community facilities within Saguaro SpringsSaguaro Bloom. ▪ Access points shall be located at all street intersections and at a minimum of every ½ mile. ▪ Security lighting shall be located at all street entrances to the trail and where appropriate along the trail. ▪ Benches, enhanced landscape and water fountains shall be placed at major connections and trail nodes. ▪ Trailways shall be landscaped, but they are not to be fully improved green spaces.

b. Neighborhood Trails ▪ Neighborhood trails shall be constructed with either a 5-foot sidewalk with enhanced landscaping, or a minimum 5-foot multi-

Saguaro SpringsBloom C-25 Specific Plan Appendix C: Saguaro Springs Design Guidelines

use path with compacted aggregate surfacing, such as decomposed granite. ▪ Neighborhood trails shall be linked to the community trails and shall be located throughout all subdivisions within Saguaro SpringsSaguaro Bloom. ▪ Security lighting shall be placed at trail access points and where appropriate along the trail. ▪ Trailways shall be landscaped. ▪ Landscaping, at minimum, shall consist of 2 shade trees per 100 feet with ground cover in between.

6. Drainageways The drainage channels within Saguaro SpringsSaguaro Bloom are essentially a manmade river system. Four distinct landscape zones, reminiscent of a natural river system, have been established for the drainageways: ▪ Riparian Zone – areas dominated by large riparian trees, such as sycamore, cottonwood and ash trees. This zone will appear where the channel changes direction or where the viewshed needs to be restricted. ▪ Bosque Zone – areas where the channel flattens out and a grove of mesquite trees grow. ▪ Spring Zone – areas where the channel narrows, creating the illusion of bedrock coming to the surface. Palm trees, coupled with saguaros and desert landscaping typically found surrounding desert springs and washes, dominate this zone. The bridges (and other drainage crossings) throughout Saguaro SpringsSaguaro Bloom will always be associated with this zone. ▪ Open Space Zone – areas between zones where the vegetation would be sparser and more open to large mountain views. These areas will be dominated by desert landscape and hydroseeded areas.

7. Residential Areas Desert and drought-tolerant plant materials will dominate the landscape treatment within each neighborhood. ▪ The builder shall offer the homebuyer a selection of front yard landscape packages that reflect the character and theme of the neighborhood. (A minimum number of 3 selections shall be offered.) ▪ The number of plant materials required per individual lot should be in direct proportion to the size of the lot. For every 20 feet of linear street frontage (excluding driveways), the following planting materials shall be provided:  One tree, minimum 15-gallons

Saguaro SpringsBloom C-26 Specific Plan Appendix C: Saguaro Springs Design Guidelines

 Two 5-gallon shrubs or accents  Five 1-gallon shrubs or accents  Five 1-gallon groundcovers ▪ An automated irrigation system shall be provided by the builder for all front yard landscaping. ▪ There must be 100 percent coverage with plant materials or inert groundcovers. No decomposed granite will be allowed.

8. Signage Prohibited Signs The following signs shall be prohibited in all land use designations within Saguaro SpringsSaguaro Bloom: ▪ Inflatable signs ▪ Rooftop signs ▪ Signs on trailers or painted on the sides of disabled or parked vehicles ▪ Rotating, revolving or flashing signs ▪ Signs advertising or displaying any unlawful act, business or purpose ▪ Any sign, notice or advertisement affixed to any street right-of- way, public sidewalk, crosswalk, curb, lamp post, hydrant, tree, telephone pole, lighting system, or upon any fixture of the fire or police alarm system of the Town of Marana. ▪ Any strings or pennants, banners or streamers, cluster of flags, strings of twirlers or propellers, flares, balloons and similar attention-getting devices, including noise-emitting devices, with the exception of the following:  Pennants, banners, balloons, or flags used in conjunction with subdivision sales offices and tract entry points.  National, state or local governmental flags properly displayed. ▪ Holiday decorations shall be regulated by the Saguaro SpringsSaguaro Bloom Master Association or sub-association through project CC&R’s.

9. Public Art Public artwork shall be incorporated into the district park helping to establish unique sense of place for Saguaro SpringsSaguaro Bloom. All potential public art improvement will be reviewed and approved by the Saguaro SpringsSaguaro Bloom Design Review Committee. Installation will also be supervised by the DRC. Although the DRC will make all final decisions regarding public art within Saguaro SpringsSaguaro Bloom, the DRC will work with the Marana Arts Council on the community’s public art project(s).

Saguaro SpringsBloom C-27 Specific Plan Appendix C: Saguaro Springs Design Guidelines

Plant Palette

The following plant lists are intended as a guideline for the overall landscape design of Saguaro SpringsSaguaro Bloom. This plant list is approved for use in Saguaro SpringsSaguaro Bloom at appropriate designated areas. This list is intended to be used as an extensive guideline and not as a comprehensive list of plant material appropriate for use in Saguaro SpringsSaguaro Bloom.

Trees approved to provide the streetscape theme are designated by (S). Trees approved for revegetation in drainageways are designated by (D). Trees approved for residential landscaping that may be viewed from public rights-of-way (front yards, side yards, common areas, etc.) are designated by (R) and may include all trees identified with a (D). Trees approved for use only within walled private areas are designated by (P) and may include (D) and (R) trees.

Some of the varieties listed may need protection from freezing; check with your local nurseryman and/or landscape architect.

Trees

S Acacia salicina Willow Acacia S Carya illinoensis Pecan S Cercidium praecox praecox Palo Brea S Dalbergia sissoo Sissoo Tree S Eucalyptus microtheca Coolibah S Eucalyptus spathulata Narrow–leafed gimlet S Fraxinus velutina Arizona Ash S Pithecellobium flexicaule Texas Ebony S Prosopis gladuosa gladuosa Texas Honey Mesquite S Quercus buckleyi Red Rock Oak

D Acacia constricta Whitethorn Acacia D Acacia farnesiana Sweet Acacia D Acacia greggii Cat Claw Acacia D Acacia smallii Southwest Sweet Acacia D Canotia holacantha D Celtis pallida Desert Hackberry D Cercidum floridum Blue Palo Verde D Cercidum michophyllum Foothills Palo Verde D Chilopis linearis Desert Willow D Olneya tesota Ironwood D Prosopis ssp Mesquite D Sambucus carnadensis Elderberry

R Acacia abyssinica Abyssinian Acacia R Acacia stenophylla Shoestring Acacia R Celtis reticulata Netleaf Hackberry R Celtis douglasii Western Hackberry R Heteromeles arbutifolia Toyon R Laurus nobilis Sweet Bay

Saguaro SpringsBloom C-28 Specific Plan Appendix C: Saguaro Springs Design Guidelines

R Pithecellobium flexicaule Texas Ebony R Quercus emeryi Emory Oak R Quercus gambelii Gamble Oak R Sophora secundiflora Mescal Bean, Texas Mountain Laurel R Vitex agnus castus Chaste Tree

P Cedar species* P Citrus* P Eriobotrya japonica Loquat P Juniper species* P Oleanders* P Palms* P Pinus species* P Podocarpus macrophyllus Yew Pine P Prunus ssp Purple Plum, Carolina Laurel Cherry

All shrubs and accents listed below are approved for use in the streetscape areas. Shrubs and accents approved for revegetation in drainageways are designated by (D). Shrubs and accents approved for residential landscaping that may be viewed from public rights- of-way (front yards, side yards, common areas, etc.) are designated by (R) and may include all shrubs and accents identified with a (D). Shrubs and accents approved for use only within walled private areas are designated by (P) and may include (D) and (R) shrubs and accents.

Some of the varieties listed may need protection from freezing; check with your local nurseryman and/or landscape architect.

Shrubs and Accent Plants

D Agave americana Century Plant D Agave huachucensis Wide-leaf agave D Agave vilmoriniana Octopus agave D Agave weberi Smooth-edge agave D Aloe barbadensis Aloe vera D Ambrosia deltoidea Bursage D Asclepias subulata D Asclepias linstis D Atriplex ssp Saltbush (many varieties) D Baileya multiradiata Desert Marigold D Carnegiea gigantea Saguaro D Dasyliron wheeleri Desert Spoon D Dodonaea viscosa Hopseed Bush D Echinocereus englemannii D Encelia farnosa Brittle Bush D Encelia trifurca D Ephedra faciculata D Eripgonum faciculatum v. poliofolium D Ferocactus ssp Barrel Cactus D Fouquieria splendens Ocotillo D Gutierrezia sarothrae D Justica siciigera (Calif.) Desert Honeysuckle

Saguaro SpringsBloom C-29 Specific Plan Appendix C: Saguaro Springs Design Guidelines

D Larrea divaricata Creosote Bush D Lotus rigidus D Lycium exsertum D Lycium fremonfii D Lysiloma thornberi Feather Bush D Nolina microcarpa D Opuntia ssp Prickly Pear Cactus D Simmondsia chinensis Jojoba D Trixis californica D Vauquelinia californica Arizona Rosewood D Viguiera deltoidea D Yucca baccata Yucca D Yucca ssp Yucca (many varieties)

R Acacia redolens Ground Cover acacia R Aloe ferox Cape aloe R Arctostaphylos pungena Poinleaf manzanita R Baccharis polularis Coyote bush R Caesalpinia gilliesii Mexican Bird of Paradise R Caesalpinia pulcherrima Red Bird of Paradise R Cassia ssp Cassia and Senna (many varieties) R Convolvulus mauritanicus Ground Morning Glory R Feijoa sellowiana Pineapple Guava R Gazania ssp Gazania (many varieties) R Gelsemium sempervirens Carolina jasmine R Hesperaloe paraviflora Red Aloe R Lantana ssp Lantana R Leucophyllum frutescens Texas Ranger R Mahonia aquifolium Oregon Grape R Malehore crocea Ice Plant R Nandina domestica Heavenly Bamboo R Osteospermum fruticosum Trailing African Daisy R Penstemon ssp Penstemon R Photinia ssp Photinia R Potentilla ssp Cinquefoil R Rhus ovata Sugar Bush R Rose Rose R Rosa banksiae Lady Banks' Rose R Rosmarinus officinalis Rosemary R Santolina ssp Santolina R Senecio cineraria Dusty Miller R Tecoma stans Trumpet Bush R Teucrium chamaedrys Germander

P Acanthus mollis Bear's Breech P Ajuga reptans 'purpurea' Bronze ajuga P Antigonan leptopus Queens Wreath P Asparagus d. sprengeri Asparagus fern P Abelia grandiflora Glossy abelia P Bambusa ssp Bamboo P Bougainvillea ssp Bougainvillea

Saguaro SpringsBloom C-30 Specific Plan Appendix C: Saguaro Springs Design Guidelines

P Callistemon citrinus Lemon Bottlebrush P Callistemon viminalis Weeping Bottlebrush P Camellia japonica Camellia (many varieties) P Carissa grandiflora Natal Plum P Cotoneaster ssp Cotoneaster (many varieties) P Cycas revoluta Sago Palm P Cyperus alternifolius Umbrella Plant P Dietes vegeta Fortnight Lily P Eleaeagnus m. 'Ebingei' Silverberry P Euonymus ssp Euonymus P Fatshedera lizei Fatshedera P Fatsia japonica Aralia P Ficus ssp Fig P Gardenia jasminoides Gardenia (many varieties) P Hedera ssp Ivy P Hibiscus ssp Hibiscus P Ilex ssp Holly P Jasminum ssp Jasmine P Juniperus species* P Lagerstroemia indica Crape Myrtle P Ligustrum ssp Privet P Liriope muscari Liriope P Macfadyena unguis-cati Cat's Claw Vine P Myrtus comminus Myrtle P Nerium oleander "petite" Dwarf * P Oleanders* P Ophiopogon japonicus Mondo Grass P Philodendron selloum Philodendron P Pittosporum ssp Mockorange P Pyracantha ssp Pyracantha P Raphiolepis indica Indian Hawthorn P Spirea ssp Spirea P Tecomaria capensis Cape Honeysuckle P Trachelospermum Star Jasmine P Viburnum ssp Viburnum P Vinca ssp Periwinkle

*NOTE: Dwarf forms of Citrus, Palms, Oleander, Pines, Cedar and Junipers, which will not exceed 10 feet in height at maturity may be used, but only within walled private areas.

Queen Palms (Syagrus romanzoffianum) may be used within walled private areas, but may not exceed 20 feet in height, as measured from grade to the top of the trunk. Should the palm exceed the height restriction, it must be removed at the owner’s expense.

Saguaro SpringsBloom C-31 Specific Plan Appendix D: Citizen Participation Plan

The State of Arizona’s Growing Smarter legislation has established new requirements for towns, cities and counties to better evaluate and subsequently respond to growth issues. A major element of this framework includes enhanced public participation and notification procedures.

According to the Arizona Revised Statutes (A.R.S.) 9-641.06 (B), “the procedures shall provide for: a. The broad dissemination of proposals and alternatives; b. The opportunity for written comments; c. Public hearings after effective notice; d. Open discussions, communications programs and information services; and e. Consideration of public comments.”

The following information outlines the public participation plan for Saguaro SpringsSaguaro BloomSaguaro Bloom:

The Planning Center conducted a neighborhood meeting on September 2, 2004 to inform property owners in the area about the proposed project and to gain their input on the plan. Approximately 15 neighbors were in attendance, along with representatives from the Town of Marana. Section 10.02.C of the Town of Marana Land Development Code requires all property owners within 300 feet be notified of a proposed rezoning. Notification for this neighborhood meeting exceeded the minimum requirement; all property owners within the Happy Acres subdivision to the north were invited.

The Master Developer will continue to work with the neighbors to answer questions and address their concerns. Follow-up neighborhood meetings or contact with individual property owners may take place, as deemed necessary.

Town of Marana Planning staff will be provided with a copy of the list and map used to notify the property owners for these meetings. Additionally, a summary of the neighborhood meeting and attendance sheet will be provided to staff.

Saguaro BloomSprings D-1 Specific Plan Appendix E: Bibliography

Aerial Photographs. Cooper Aerial. 2003.

Arizona Revised Statutes. State of Arizona. Phoenix, Arizona. Revised 2004.

Biotic Communities: Southwestern United States and Northwestern Mexico. Brown, D.E. (Ed). Salt Lake City, UT: University of Utah Press. 1994.

Cascada Specific Plan. The Planning Center. Under review by Town of Marana. July 2004.

Continental Reserve Production Homebuilder Design Guidelines. Continental Reserve Community Association. Marana, Arizona. July 15, 2002.

DC Ranch Design and Construction Manual. The Covenant Commission. Scottsdale, Arizona. September 1997.

Marana General Plan. Town of Marana. Marana, Arizona. March 2003.

Marana Town Code. Town of Marana. Marana, Arizona. Revised 2003.

Marana Transportation Plan Update 2001-2025. Marana, Arizona. June 19, 2001.

Pima County Assessor’s Office. “Public Records Search.” (July 2004).

Pima County Department of Transportation, Technical Services Division. “Pima County Land Information Systems Version 23.0.” (7 July 2003).

Pima County Department of Transportation, Technical Services Division. “Pima County Map Guide Maps.” (July 2004).

Planning and Design Guidelines Manual. City of Surprise. Surprise Arizona. July 2002.

Rancho Marana Specific Plan. The WLB Group. Under review by the Town of Marana. April 2004.

Sanders Grove Specific Plan. The Planning Center. Under review by Town of Marana. August 2004.

Subdivision Street Standards Manual. Town of Marana. Marana, Arizona. March 2004.

Tortolita Vistas Specific Plan. The Planning Center. Marana, Arizona, July 2004.

Town of Marana Land Development Code. Marana, Arizona. Revised January 2004.

Town of Marana Park, Trail, and Open-Space System Master Plan. Town of Marana. Marana, Arizona. June 1999.

Town of Marana Trail System Master Plan. Town of Marana. Marana, Arizona. September 2000.

Saguaro BloomSprings E-1 Specific Plan Appendix E: Bibliography

Town of Marana Transportation Plan Update, 2001-2025. Marana, Arizona. Adopted July 2001.

Traffic Impact Analysis for Saguaro SpringsSaguaro Bloom Master Planned Community. Kimley-Horn & Associates, Inc. December 2004.

Saguaro BloomSprings E-2 Specific Plan Appendix F: Request for Conditional Letter of Map Revision

Saguaro BloomSprings F-1 Specific Plan Appendix G: Illustrative Lotting Exhibit

Saguaro BloomSprings G-1 Specific Plan