MADERA HIGHLANDS Specific Plan Prepared for: Town of Sahuarita Post Office Box 879 Sahuarita, Arizona 85629 Project applicant: Harvard Investments 7600 East Doubletree Ranch Road Suite 220 Scottsdale, Arizona 85258 Ph. (480) 348-1118 Prepared by: The Planning Center 2 E Congress Suite 600 Tucson, Arizona 85701 Ph. (520) 623-6146 Fax (520) 622-1950 With assistance from: Stantec Consulting 201 North Bonita Avenue Tucson, Arizona 85745 Ph. (520) 750-7474 Fax (520) 750-7470 Adopted November 1999 Revised July 2003 Administrative Revision #1, Case No. SA12-03-05 Revised February 2018 Administrative Revision #2, Case No. SA9-18-00001 For clarification of this material contained in this report Contact: The Planning Center 2 E Congress, Suite 600 Tucson, Arizona 85701 Ph. (520) 623-6146 Fax (520) 622-1950 Table of Contents TABLE OF CONTENTS I. STATEMENT OF FINDINGS ............................................................................... 1 A. Introduction .......................................................................................................... 1 B. Plan Objectives .................................................................................................... 2 C. Alternate Planning Tools ...................................................................................... 2 D. Plan Consistency………………………………………………………………………..2 E. Community Benefits…………………………………………………………………….2 F. Context Compatibility…………………………………………………………………...3 G. Environmental Suitability……………………………………………………………….4 H. Public Service Suitability ...................................................................................... 4 II. SITE ANALYSIS AND INVENTORY .................................................................... 8 A. Existing Land Uses .............................................................................................. 8 B. Topography ........................................................................................................ 11 C. Hydrology……………………………………………………………………………….13 D. Vegetation .......................................................................................................... 20 E. Wildlife ............................................................................................................... 25 F. Soils ................................................................................................................... 26 G. Visual Resources ............................................................................................... 28 H. Traffic ................................................................................................................. 34 I. Sewers ............................................................................................................... 36 J. Schools .............................................................................................................. 38 K. Open Space, Recreation and Trails: .................................................................. 39 L. Cultural/Archaeology/Historic Resources ........................................................... 42 M. Air Quality .......................................................................................................... 45 N. Composite Map .................................................................................................. 46 III. DEVELOPMENT PLAN ..................................................................................... 48 A. Purpose and Intent ............................................................................................. 48 B. Goals ................................................................................................................. 48 C. Land Use Plan ................................................................................................... 49 D. Circulation Concept Plan .................................................................................... 53 E. Public Facilities .................................................................................................. 61 F. Water Resources Concept Plan ......................................................................... 69 G. Grading Concept ................................................................................................ 77 H. Environmental Resources Concept Plan ............................................................ 79 I. Landscape Concept ........................................................................................... 82 J. Recreation and Trails Concept ........................................................................... 85 K. Air Quality (Vehicular Traffic) ............................................................................. 88 L. Railroad and Noise Mitigation………………………………………………………...88 M. Lighting Standards……………………………………………………………………..88 IV. DEVELOPMENT REGULATIONS ..................................................................... 89 A. Purpose and Intent ............................................................................................. 89 B. Definitions .......................................................................................................... 89 C. General Provisions ............................................................................................. 92 D. Land Use Plan Designations .............................................................................. 93 E. Development Area Categories ........................................................................... 94 F. Public Facilities Regulation ................................................................................ 98 Madera Highlands Specific Plan January 2018 iv Table of Contents G. Hydrology/Drainage Regulations ........................................................................ 99 H. Archaeological Regulations ................................................................................ 99 I. Lighting Regulations…………………………………………………………………………..99 V. DESIGN GUIDELINES .................................................................................... 101 A. Introduction ...................................................................................................... 101 B. Design Review………………………………………………………………………..102 C. Site Planning .................................................................................................... 103 D. Architectural Guidelines ................................................................................... 107 E. Landscape ....................................................................................................... 114 F. Signage............................................................................................................ 118 VI. SPECIFIC PLAN IMPLEMENTATION ............................................................. 120 A. Purpose ........................................................................................................... 120 B. Definitions ........................................................................................................ 120 C. Phasing Plan .................................................................................................... 120 D. General Implementation Responsibilities ......................................................... 121 E. Roadway (Arterial Streets) Phasing Plan ......................................................... 124 F. Public Facilities Phasing .................................................................................. 124 G. Transfer of Density ........................................................................................... 125 H. Monitoring Program ......................................................................................... 126 I. Site Plan Review Procedures ........................................................................... 126 J. Specific Plan Administration ............................................................................. 127 VII. APPENDICES ...................................................................................................... 130 Appendix A: Ownership and Tax Code ................................................................. 131 Appendix B: Legal Description .............................................................................. 132 Appendix C: Arizona Game & Fish Letter .............................................................. 140 Appendix D: Pima County Department of Wastewater Management Letter .......... 145 Appendix H: Recommended Plant Palette List ...................................................... 146 Appendix J: Bibliography ...................................................................................... 153 Madera Highlands Specific Plan January 2018 v Table of Contents LIST OF EXHIBITS Exhibit I-A.1: Regional and Vicinity Map .......................................................................... 6 Exhibit I-D.1: Town of Sahuarita General Plan ................................................................. 7 Exhibit II-A.2: Existing Land Uses .................................................................................... 9 Exhibit II-A.3: Existing Zoning ........................................................................................ 10 Exhibit II-B.1: Topography ............................................................................................. 12 Table II-C.3: Summary of Off-Site Watersheds .............................................................. 14 Exhibit II-C.1: Off-Site Watersheds