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 ..............................................................................