Southeast Employment & Logistics Center Specific Plan

PHASE I

PIMA COUNTY
201 North Stone Avenue
Tucson, Arizona 85701

LAZARUS & SILVYN, PC

5983 East Grant Road, Suite 290
Tucson, Arizona 85712

KIMLEY HORN
3300 East Sunrise Drive, Suite 130
Tucson, Arizona 85718

PIMA COUNTY PROJECT NO.: P25SP00002

APRIL 2025
 SELC – PHASE 1 SPECIFIC PLAN

E. Water .................................................................................................................................................... II-19

Table of Contents F. Cultural Resources ................................................................................................................................ II-20
I. Introduc on & Policy .................................................................................................................................. I-1
III. Implementa on & Administra on ........................................................................................................ III-1
A. Introduc on ......................................................................................................................................... I-2
A. Administra on & Interpreta on ........................................................................................................ III-2
1. Background .......................................................................................................................................... I-2
B. Phasing & Procedures for Development Review .................................................................................. III-2
2. Southeast Employment & Logis cs Center ......................................................................................... I-2
C. Specific Plan Amendment Process .................................................................................................... III-2
3. SELC – Phase 1 Specific Plan ............................................................................................................... I-5
1. Major Amendments .......................................................................................................................... III-2
B. Policies ..................................................................................................................................................... I-6
2. Minor Amendments/Insubstan al Changes ..................................................................................... III-3
1. Pima Prospers ...................................................................................................................................... I-6
IV. Site Inventory ........................................................................................................................................ IV-1
2. Pima County Economic Development Strategy 2023-26 .................................................................. I-10
A. Land Use ............................................................................................................................................ IV-2
II. Land Use Proposal ..................................................................................................................................... II-1
1. Loca on/Regional Context ................................................................................................................ IV-2
A. SELC – Phase 1 Project Overview ........................................................................................................... II-2
2. Exis ng Land Uses & Zoning .............................................................................................................. IV-3
B. SELC – Phase 1 Uses ............................................................................................................................... II-3
3. Exis ng Easements and Leases ......................................................................................................... IV-4
1. Primary Uses ....................................................................................................................................... II-3
4. Comprehensive Plan .......................................................................................................................... IV-4
2. Addi onal Uses ................................................................................................................................... II-3
5. Pending Land Use Ac ons ................................................................................................................. IV-5
3. Non-Expressed Primary and Addi onal Uses .................................................................................... II-4
B. Topography & Grading .......................................................................................................................... IV-6
4. Prohibited Uses & Use Restric ons .................................................................................................... II-4
1. Topographic Characteris cs .............................................................................................................. IV-6
C. SELC – Phase 1 Development Standards ............................................................................................ II-5
2. Average Cross Slope .......................................................................................................................... IV-6
1. Site Development ............................................................................................................................... II-5
C. Hydrology and Drainage .................................................................................................................... IV-7
2. Transporta on & Circula on ............................................................................................................ II-10
1. Offsite Hydrology ............................................................................................................................... IV-7
3. Hydrology and Drainage ................................................................................................................... II-11
2. Onsite Hydrology ............................................................................................................................... IV-9
4. Biological Resources ......................................................................................................................... II-13
D. Biological Resources ........................................................................................................................ IV-12
5. Na ve Plant Preserva on ................................................................................................................. II-13
1. Maeveen Marie Behan Conserva on Lands System ....................................................................... IV-12
6. Landscaping, Buffering & Screening ................................................................................................ II-16
2. Priority Conserva on Areas ............................................................................................................. IV-12
7. Off-Street Parking & Loading ............................................................................................................ II-17
3. Saguaros & Ironwoods..................................................................................................................... IV-14
8. Rainwater/Stormwater Harves ng .................................................................................................. II-17
4. Habitat Protec on/Community Open Space .................................................................................. IV-14
9. Signage ............................................................................................................................................. II-18
E. Transporta on & Circula on ............................................................................................................... IV-15
10. Ligh ng ......................................................................................................................................... II-18
1. Exis ng & Planned Offsite Streets ................................................................................................... IV-15
11. Nuisances, Hazardous Materials & Pollutants.............................................................................. II-18
2. Distances to Intersec ons and Nodes ............................................................................................. IV-15
D. Topography & Grading ......................................................................................................................... II-19
3. Public Transit .................................................................................................................................... IV-15

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F. U li es ................................................................................................................................................ IV-18 Exhibit IV.B: Exis ng Topography ...................................................................................................................... IV-6

1. Wastewater ..................................................................................................................................... IV-18 Exhibit IV.C.1.a: SELC Offsite Hydrology ........................................................................................................... IV-7
2. Water ............................................................................................................................................... IV-18 Exhibit IV.C.1.b: Phase 1 Offsite Watersheds .................................................................................................. IV-8
3. Electric Infrastructure...................................................................................................................... IV-18 Exhibit IV.C.2.a: SELC Onsite Hydrology............................................................................................................ IV-9
G. Recrea on........................................................................................................................................ IV-20 Exhibit IV.C.2.b.1: Phase 1 Exis ng Drainage (Aerial) ..................................................................................... IV-10
H. Cultural Resources ........................................................................................................................... IV-22 Exhibit IV.C.2.b.2: Phase 1 Exis ng Drainage (No Aerial) ............................................................................... IV-11
1. Prior Field Surveys ........................................................................................................................... IV-22 Exhibit IV.D.1.a: Conserva on Lands System.................................................................................................. IV-12
2. Previously Recorded Archaeological or Historic Resources ............................................................ IV-22 Exhibit IV.D.1.b: Phase 1 Exis ng Riparian Area ............................................................................................. IV-13
V. Condi ons of Approval .............................................................................................................................. V-1 Exhibit IV.E.1: Traffic Circula on Map............................................................................................................. IV-17
A. Purpose ............................................................................................................................................... V-2 Exhibit IV.E.2: Driveway Distances .................................................................................................................. IV-17
B. Board of Supervisors Condi ons of Approval ........................................................................................ V-2 Exhibit IV.F.1: Exis ng Sewer .......................................................................................................................... IV-19
Exhibit IV.G: Exis ng Recrea onal Facili es ................................................................................................... IV-21

List of Exhibits
Exhibit I.A.1: Regional Context ........................................................................................................................... I-3 Appendices
Exhibit I.A.3: Loca on Map ................................................................................................................................ I-5 Appendix A: Phase 1 ALTA Survey
Exhibit I.B: Comprehensive Plan Land Use Designa ons................................................................................... I-6 Appendix B: Roadway Standard Details
Exhibit II.A: SELC Concept Plan.......................................................................................................................... II-2 Appendix C: Preliminary Traffic Assessment
Exhibit II.C: Phase 1 Regulatory Land Use Concept .......................................................................................... II-6 Appendix D: Phase 1 Biological Resources Memorandum
Exhibit II.C.1.a: Illustra ve Concept 1 ............................................................................................................... II-7 Appendix E: Na ve Plant Preserva on
Exhibit II.C.1.b: Illustra ve Concept 2 ............................................................................................................... II-8 Appendix F: Landscaping, Buffering & Screening
Exhibit II.C.1.c: Illustra ve Concept 3................................................................................................................ II-9
Exhibit II.C.3.a: Proposed Floodplain Limits .................................................................................................... II-12
Exhibit II.C.3.b.1: Proposed Preserved Regulated Riparian Habitat ............................................................... II-14
Exhibit II.C.3.b.2: Proposed Regulated Riparian Habitat Condi ons .............................................................. II-15
Exhibit II.C.6: Landscape Bufferyards .............................................................................................................. II-16
Exhibit II.E: Water Availability Le er ............................................................................................................... II-19
Exhibit IV.A.2: Exis ng Zoning & Land Use ....................................................................................................... IV-4
Exhibit IV.A.4: Flood Control Resource Areas................................................................................................... IV-5

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Section I: Introduction & Policy SELC – PHASE 1 SPECIFIC PLAN

I. Introduction & Policy

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Section I: Introduction & Policy SELC – PHASE 1 SPECIFIC PLAN

A. Introduction one square mile in area, and the SERP is primarily used for recrea on purposes,
including a track and off-road motor sports facili es, and firearm and archery
1. Background ranges, although a large amount of area remains undeveloped desert.

Pima County (the “County”), located in south central Arizona, is 9,189 square miles
(23,800 square km.) in area. It is the sixth largest County in the state of Arizona 2. Southeast Employment & Logistics Center
(the “State”) and the largest in the southern Arizona region. The County is the
second largest jurisdic on in the State by popula on with about 1.043 million Over the years, site selectors have inquired regarding the availability of land, 100
persons, according to the 2020 US Census. Within the County, the City of Tucson to 400 acres and larger, for large employment, industrial or manufacturing centers.
(“COT”) has a popula on of about 543,000 persons. As a major jurisdic on in the The County’s ARC has a number of exis ng and planned aerospace and defense
region, the County has an important role in providing for the health, safety and firms, and land is no longer available for large company reloca ons or expansions
welfare of the popula on and the land base, which includes sustaining and on the campus. The SERP contains surplus County lands that would be
improving the local and regional economy. appropriate for exactly these types of larger manufacturing, logis cs, industrial
and employment centers and may be planned in context with other larger,
The County’s economic development objec ves include reten on of local regional-scale employment centers and planned infrastructure and facili es
exper se and a rac on of new job opportuni es, increasing compe veness development.
through expansion of a skilled workforce and iden fying infrastructure investment
cri cal to expansion of economic growth. As part of these economic development In December 2016, the County Administrator directed staff to ini ate master
efforts, the County has acquired various land assets through the years and is planning the SERP for possible economic development and employment
bringing selected proper es to market for development. This strategy is intended opportuni es on vacant lands in that area. This master planning effort has been
to spur economic development ac vity, create jobs and return these underu lized iden fied as the Southeast Employment and Logis cs Center (“SELC”). Ini al SELC
lands to the tax base. master planning efforts included iden fica on of conceptual development blocks,
u lity and infrastructure capacity needs to make the site a func onal commercial
The County owns, leases and maintains a number of specific proper es across the and industrial center.
County to promote and support economic development in various se ngs,
including urban high-rise development (75 E. Broadway in downtown Tucson),
office park areas with direct access to the Interstate (industrially zoned land on
Sunset Road), and areas intended for aerospace, technology and similar
development (the 500-acre Aerospace Research Campus, “ARC”).
In the 1970s, the County acquired approximately 3000 acres of State Trust land
from the Arizona State Land Department (“ASLD”) located south of the Interstate
10 (“I-10”) and S. Houghton Road interchange. Today, this land is iden fied as the
Pima County Fairgrounds (the “Fairgrounds”) and Southeast Regional Park
(“SERP”), as shown on Exhibit I.A.1: Regional Context. The Fairgrounds is about

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E x h i b i t I . A . 1 : Re g i o n a l C o ntex t

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The SELC possesses a number of characteris cs that make it suitable for larger-scale  The undeveloped acreage within the SELC provides the flexibility to accommodate
economic development and employment opportuni es: larger sites or division into smaller parcels for proposed defense, aerospace,
technology, shipping and logis cs-focused businesses with complementary support
 Close proximity and access to I-10 from S. Houghton Road (about 1 mile) or S. Rita
uses.
Road via S. Harrison Road (about 3 miles).
 The SELC is currently surrounded on all sides by vacant undeveloped State Trust
 Recent expansion and construc on of I-10/S. Houghton Road interchange
Lands. ASLD has begun a conceptual master planning process for the lands
(completed in late 2021); S. Houghton Road improved north to Rita Ranch and
surrounding the SELC and will be able to consider the SELC in their planning
south of SELC.
process.
 Planned Union Pacific Railroad Nogales Line/Sunset Line connector and Southlands
Loop, and the I-10/Interstate 19 (“I-19”) Sonoran Corridor bypass connector will
both roughly follow E. Old Vail Connec on Road and pass within about 2½ miles The purpose of the SELC is to:
northwest of the SELC at S. Rita Road and I-10.
1. Provide large-acreage sites for sale or lease for a variety of industrial, high-tech
 Planned and exis ng access is currently available to other regional business and research, development, manufacturing or logis cs industries and
industrial hubs: Tucson Interna onal Airport (“TIA”), Davis-Monthan Air Force Base complementary support uses, in order to enhance the region’s economic
(“DMAFB”), Port of Tucson, University of Arizona (“UA”) Science and Technology development and employment opportuni es.
Park (“Tech Park”), Raytheon Missile Systems (“Raytheon”), and the County’s 2. Create an innova ve and comprehensively planned business/industrial campus
Aerospace Research Campus (“ARC”). that is compa ble with the surrounding area.

 A por on of the SELC is under the DMAFB Approach-Departure Corridor (“ADC”) 3. Encourage the highest standards of site planning and design, which will foster
Overlay Zone. DMAFB would support compa ble long-term commercial and compact, environmentally sensi ve development.
industrial land uses within and near the ADC.

 The County Regional Wastewater Reclama on Department (“RWRD”) has extended

the sewer system to the northwest corner of the Fairgrounds, and a domes c
water improvement district (“DWID”) has been formed to poten ally serve the
area. SELC is currently outside the COT’s jurisdic on and the Tucson Water service
area.

 SELC is within reasonable commu ng distance from a number of retail centers and
residen al communi es, including Rita Ranch, Rancho del Lago, Vail Valley, Rocking
K, Corona de Tucson, and New Tucson. These centers will house and provide
commercial services to support future SELC employees.

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3. SELC – Phase 1 Specific Plan

This document, the SELC – Phase 1 Specific Plan (“Specific Plan”), while iden fying E x h i b i t I . A . 3 : L o c at i o n M a p
the larger SELC property (the “SELC Property”) as appropriate for large-scale
commercial, employment and industrial development, only en tles the
approximately 290.3 acres (“Phase 1 Property”) at the northeast corner of the
SELC Property. (Refer to Exhibit I.A.3.) Sec on II of the Specific Plan is the Land
Use Proposal for Phase 1, and Sec on III includes the standards and regula ons
applicable to the development of Phase 1. Sec on IV discusses the exis ng
condi ons for the SELC Property, as well as iden fies the specifics of the Phase 1
Property.
In addi on, the Specific Plan simultaneously amends the Pima Prospers land use
designa ons for the Phase 1 Property to Planned Development Community
(“PDC”), consistent with the Specific Plan zoning designa on.
As new users are iden fied for the SELC Property, either this Specific Plan will be
amended, or new specific plan(s) will be submi ed to appropriately zone future
phases of SELC development. It is envisioned that any amendment or new specific
plan would not need to revise certain por ons of Sec ons I (Introduc on & Policy),
III (Implementa on & Administra on) and IV (Site Inventory) since these sec ons
encompass the en re SELC. Sec ons II (Land Use Proposal) and V (Condi ons of
Approval) will be unique to each future phase and tailored to the proposed use(s)
and development area(s).
An ALTA Survey for Phase 1 has been included as Appendix A.

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B. Policies
E x h i b i t I . B : C o m p re h e n s i ve P l a n L a n d U s e D e s i g n at i o n s
1. Pima Prospers
The SELC Property is located within the Southeast Planning Area of Pima Prospers,
and as shown on Exhibit I.B, is currently designated a combina on of land use
intensi es that include:
 Industrial (“I”)
 Resource Sensi ve (“RS”)
 Military Airport (“MA”)
Concurrent with this Specific Plan proposal is a request to amend the Phase 1
Property’s Pima Prospers land use designa ons from MA and RS to Planned
Development Community (“PDC”). The PDC designa on is meant for proper es
planned as a single community with unique features and designed within the
context of its environment. This Specific Plan is consistent with the intent of the
PDC designa on, as well as the goals and policies of Pima Prospers. Specific plan
submi als for future SELC phases will concurrently amend the comprehensive plan
land use intensi es for those areas, as necessary.
The Pima Prospers policies on the following pages support the crea on of this
Specific Plan and provide guidance for the development of the SELC. All policies
relevant to the en re SELC Property are listed below.

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3.1 Land Use Element Policy 2: Reduce outdoor water use by encouraging water-efficient practices
such as:
Goal 1: Integrate land use strategies with physical infrastructure, human
infrastructure, economic development, and resource conservation to a) Low water use, drought-tolerant or native vegetation
ensure the long-range viability of the region. (xeriscapes) with the exception of local food production;
b) Drip irrigation;
Policy 1: Promote land use patterns that support healthy people, a healthy
c) Increase use of reclaimed water and rainwater harvesting; and
environment, and a healthy economy.
d) Low Impact Development (“LID”) principles such as preserving
Policy 2: (b) Provide an appropriate mix of land uses that furthers expansion and recreating natural landscape features and minimizing
of economic development goals. effective imperviousness to create functional and appealing site
Policy 10: Land use planning shall consider air quality and access to incidental drainage that treat stormwater as a resource rather than a
solar energy. waste product where applicable and feasible.

3.4 Environmental Element 3.6 Cultural Resources Element

Goal 1: Conserve and protect natural resources. Goal 1: Conserve and protect cultural resources.

Policy 1: Conservation Lands System (“CLS”) category designations and CLS Policy 1: Encourage the conservation, preservation and protection of the
Conservation Guidelines apply to land uses and activities non-renewable and irreplaceable cultural resources that are
undertaken by or under the jurisdiction of Pima County or Pima significant to our region, our collective identity and our sense of
County Regional Flood Control District (Flood Control District) as place.
follows:
c) When applied to development of land subject to County or 4.1 Transportation Element
Flood Control District authority, CLS designations and guidelines
Goal 4: Promote economic development with strategic transportation
will be applied to new rezoning and specific plan requests.
investments.
Policy 1: Support the growth of aerospace, defense and logistics industries in
3.5 Housing & Community Design Element and around all regional and military airport facilities.
Goal 14: Encourage cost-effective green building and site design methods, Policy 2: Support transportation investments that assist current employers
techniques, and materials. as well as bringing new and permanent jobs to Pima County.
Policy 1: Decrease heat island effect and reduce water run-off through site Policy 3: Support efforts to expand rail infrastructure and intermodal
development strategies. connections throughout the region.

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Policy 4: Support the growth of renewable energy industries and new and e) LID principles such as preserving and recreating natural
permanent jobs to Pima County through the development and landscape features and minimizing effective imperviousness to
implementation of low carbon emission transportation options and create functional and appealing site drainage that treat
incentives. stormwater as a resource rather than a waste product where
applicable and feasible.

4.2 Water Resources Element

Goal 1: Achieve water sustainability through comprehensive integrated Goal 4: Ensure a sufficient water supply for economic development.
planning that coordinates water supply, demand management, Policy 1: Work with water providers and private sector stakeholders to
climate variability, economic growth and respect for the identify areas with economic development potential that are
environment.
lacking public water service and identify options for cost effective
Policy 5: Increase reliance upon renewable water supplies. water service.
Policy 6: Promote the efficient utilization of existing infrastructure and the Policy 2: Emphasize water conservation and water efficiency when recruiting
prudent construction of additional infrastructure needed for a safe, new businesses or expanding existing businesses.
reliable and renewable water supply.

4.3 Energy Element

Goal 3: Support efficient water demand management practices and
Goal 1: Support the increased use of cost-effective clean alternative energy
strategies that protect both local and basin-wide water supplies.
systems.
Policy 3: Encourage new construction to implement efficient water practices
Policy 1: Encourage overall reduction in energy consumption through
and use renewable water resources where feasible and available.
application of technology, installation of low energy fixtures, public
Policy 4: Encourage the use of renewable water sources including reclaimed education, and consumer awareness.
water, Central Arizona Project (“CAP”) water and water harvesting.
Policy 2: Promote the generation, transmission, storage and use of a range
Policy 6: Promote and incentivize, where appropriate, long-term water of renewable energy sources such as solar, biofuels and wind
conservation strategies such as: power to meet current and future energy demands and decrease
a) Low water use fixtures and appliances in building codes; reliance on fossil fuels.
b) Low water use drought tolerant landscapes or xeriscapes; Policy 3: Encourage new development and redevelopment projects to
c) Drip irrigation; generate their energy needs through onsite renewable sources to
d) Increase use of reclaimed water and rainwater harvesting; and support the energy efficient methods and practices provided in the
County Net Zero Energy Program Standard.

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Policy 5: Encourage residential and nonresidential development to maximize

the use of solar energy systems on individual sites and throughout
Goal 3 Integrate watercourses, riparian and upland habitat, land use,
the development and incorporate the consideration of access to recreation and drainage to achieve healthy development patterns.
incident solar energy.
Policy 2: Continue to require development to conform to adopted Pima
Policy 6: Encourage the use of passive solar to reduce overall energy County code provisions that integrate watercourse, riparian and
demand. upland habitat, land use, recreation and drainage.
Policy 7: Mitigate urban heat island effect by reducing paved areas, Policy 4: Consider, where appropriate and cost effective, the use of LID
increasing shade and applying other methods, where practical. principles in neighborhood scale subdivision or commercial
development.

4.4 Wastewater Treatment Element

Goal 1: Efficiently manage and operate the County’s wastewater system.
6.1 Economic Development Element
Policy 5: Continue to support development of regional economic
Business Retention, Expansion & Attraction
opportunities and new development through well planned, infill Goal 2 Align economic development strategies, programs, initiatives, and
sewer system capacity expansions. incentives with land use, transportation, infrastructure, services, and
natural resource conservation decisions to support the long-term
viability of the region.
4.9 Flood Control and Drainage Element Policy 1: Ensure that all land use, transportation, infrastructure, services,
Goal 2 Manage storm water to protect lives and property, to reduce flood and natural resource conservation decisions take into consideration
risk and to assure no adverse impact to adjacent or downstream the short and long-range viability of the region.
properties.
Policy 2: Work with water providers to effectively promulgate sound water
Policy 1: Continue to require new development to comply with all applicable management and stewardship that enhances system reliability and
requirements of the Floodplain Management Ordinance addressing resiliency and encourages new business and industry recruitment
the impact of development on flooding, erosion and riparian and investment.
habitat.
Policy 2: Continue to require all new development to comply with all
applicable provisions establishing minimum standards for site
grading, site drainage and design included in the County Building
and Zoning codes.

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2. Pima County Economic Development Strategy 2023-26

The County’s Economic Development Strategy 2023-26 (“EDS”) is a compilation of
recommendations based on quantitative and qualitative research that builds upon
the County’s previous economic development plans and goals (2012-2019). The
EDS establishes goals for the County as a critical convener, coordinating the efforts
of various stakeholders to enhance the economic prosperity of the region. The
EDS has identified six priority business sectors with growth potential:
 Aerospace & Defense
 Manufacturing
 Clean & Renewable Energy
 Health & Health Innovation
 Transportation, Distribution & Logistics
 Advanced & Emerging Technologies

Also delineated are strategies for business attraction, retention and expansion,
infrastructure and workforce development, as well as recommended actions for
exploiting opportunities to maximize results.

The County’s Economic Development Plan identifies the SELC as a potential new
major employment center, an ideal location for large-scale, export-based regional
manufacturing and logistics development in a campus-like setting on sites 500
acres and larger. Preliminary master planning calculates that the SELC could hold
as much as 21 million square feet of industrial space and 420,000 square feet of
commercial space.

The SELC is about a 3-mile drive from the UA Tech Park, which has about 2 million
square feet of lab and office space and offers opportunities for joint planning and
coordination of development activities in the region.

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II. Land Use Proposal

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As shown on Exhibit II.A: SELC Concept Plan, the en re SELC Property has been divided into
conceptual blocks to illustrate poten al land configura ons for future development
E x h i b i t I I . A : S E LC C o n c e p t P l a n
scenarios. Rather than submit a single specific plan for review and approval, specific plans
for a development area (or one or more blocks) will be brought forward as future users and
developers are iden fied and infrastructure becomes available.

A. SELC – Phase 1 Project Overview

Phase 1 of the SELC (the “Project”) encompasses approximately 290.3 acres at the
northeast corner of the Specific Plan, west of S. Houghton Road, east of S. Harrison
Road, and north of the E. Brekke Road alignment, in Sec on 11, Township 16 South,
Range 15 East.
Unlike the rest of the SELC Property, the Phase 1 Property is uniquely constrained by
DMAFB’s ADC-3, which limits uses to those compa ble with military opera ons and
poten al related hazards (i.e., high noise and accident poten al). Beyond limi ng
development to nonresiden al uses, the ADC and this Phase 1 Specific Plan also
prohibit uses that compromise the safety of special popula ons (e.g., schools,
hospitals), involve significant quan es of hazardous materials (e.g., warehousing and
distribu on of petroleum) and provide cri cal services to the public (e.g., fire
protec on or water treatment facili es).
The Specific Plan is meant to embrace flexibility to adapt to market condi ons,
poten al employers, and mul ple commercial and industrial types of development.
Three illustra ve site plan concepts are provided on the following pages to
demonstrate poten al development scenarios of the Phase 1 Property. Each scenario
is meant to convey how one or more uses may be configured on the Phase 1 Property
based on the site development standards for the Phase 1 Property outlined in
Subsec on II.C of this Specific Plan.

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2) Logistics – warehousing, transfer and distribution

B. SELC – Phase 1 Uses
3) Information technology, computing, cybersecurity and data management
Approximately 95 percent of the Phase 1 Property is located within the ADC-3 Land centers
Use Overlay Zone for DMAFB. Nonresiden al uses that are compa ble with the
4) Motion picture industry
impacts of military opera ons and give special considera on to public health and
safety are appropriate in this Project area.

1. Primary Uses 2. Additional Uses

The Primary Uses for Phase 1 are most closely aligned with Pima County Zoning These Addi onal Uses are those uses that support employees, visitors or clients of
Code (“PCZC”) § 18.49 CPI (Campus Park Industrial) zone and COT Unified a Primary Use in Phase 1. These uses can be Primary Uses on a site and intended
Development Code (“UDC”) § 4.7.28 P-I (Park Industrial) zone. Any of the uses to provide services to the area. These Addi onal Uses for Phase 1 are most closely
within the CPI and P-I zones, as well as the following are permi ed: aligned with PCZC § 18.43 CB-1 (Local Business) zone and UDC § 4.8.6 C-1
(Commercial Zone). Any of the following uses are permi ed:
a. Administrative and professional office, business or corporate center
a. Retail (food, beverage, office supplies, pharmacy)
b. Light industrial/employment uses, including:
b. Convenience store without fuel station
1) Research and development, laboratory testing, assembly, production and
manufacture, wholesale business, and warehousing and storage c. Coffee shop/bakery/café/restaurant
(including outdoor storage of materials, products and finished inventory) d. Banking/financial (excluding non-chartered financial institutions)
for any of the following industries:
e. Mail/shipping service
 Aviation, aerospace and unpiloted aircraft
f. Hotel/motel
 Batteries and energy systems (utility-scale battery storage systems
g. Recreation/gym/fitness studio facilities
are prohibited)
h. Buildings and grounds maintenance (landscaping, facilities or janitorial)
 Biotech, medical and pharmaceuticals
i. Salvaging and recycling (collection only)
 Computer hardware and software
j. Utility distribution stations with battery storage
 Electronics
k. Ancillary water storage, treatment and distribution
 Engineering and precision instruments
l. Ancillary renewable energy systems (including solar, wind or waste-to-
 Heavy equipment and vehicles (autos, trucks and trailers, farm and energy)
construction equipment, utility vehicles)
m. Parks, trails and functional open space areas
 Microchips and semiconductors

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Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

3. Non-Expressed Primary and Additional Uses m. Hospitals, extended care facilities, and assisted living centers

Primary and Addi onal Uses that are similar in type, scale and intensity to other n. Childcare centers
uses within the Specific Plan but are not expressly permi ed, and which are not o. Elementary and secondary schools
otherwise unlawful, injurious to the general health or welfare, or specifically
excluded, shall be approved by the Planning Official or their authorized designee. p. Manufacturing and processing of chemical, petroleum and rubber or
The Planning Official shall analyze all proposed uses for compliance with the other hazardous or highly flammable materials
DMAFB ADC-3 overlay zone. q. Wholesale trade, warehousing, and distribution of chemical, petroleum
and rubber products or other hazardous or highly flammable materials

4. Prohibited Uses & Use Restrictions r. Governmental uses that provide services directly to the public including
facilities which provide services that are critical for public health and
The following uses are expressly prohibited within Phase 1: safety (such as fire protection, police communications, sewage or water
a. Any residential use treatment, and water storage).

b. Auto repair, lubrication, body and fender work, rental or car wash
c. Plant nursery or greenhouses (wholesale or retail)
d. Veterinary hospital, clinic or kennels; animal rescue or sanctuary; wildlife
rehabilitation
e. Airport
f. Raising crops and agricultural processing/trade, including marijuana
g. Raising livestock/small animals; feedlots and auctions; animal products
processing
h. Correctional facilities
i. Funeral services, crematoria, cemeteries
j. Landfill or recycling center; junk, salvage or wrecking yard; impoundment
storage
k. Contractor’s yard, building or landscape material sales yard, equipment
rental
l. Extraction

II-4
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

C. SELC – Phase 1 Development Standards This Specific Plan incorporates DMAFB’s ADC-3 regula ons, including land use
restric ons and site development safety requirements. Therefore, this Specific
1. Site Development Plan supersedes ADC-3 regula ons found within the PCZC, as well as any within
the COT UDC that may be applicable if the Phase 1 Property is annexed.
Table II.C contains site development standards applicable to the Phase 1 Property.
Houghton Road is classified as a Scenic Route on both COT and County maps. In
Table II.C: Site Development Standards addi on to the Site Development Standards provided in Table II.C, the Project will
also conform to the standards listed below. This Specific Plan supersedes both
Minimum Lot Area Five (5) acres
COT and County Scenic Route regula ons. The following standards apply to the
Maximum Floor Area Ra o (“FAR”) Phase 1 Property within 200 feet of the Houghton Road future right-of-way line.1
 A view corridor2 with a combined width of at least twenty (20) percent of the
FAR is defined as the gross floor area of all Forty (40) percent
buildings or structures on the Property Houghton Road street frontage of the Phase 1 Property will be provided. No
divided by the gross area of the Property viewshed analysis is required, although the view corridor calcula on shall be
(PCZC § 18.03.020.F.5). provided on the development plan submi al.
Minimum Perimeter Setbacks Thirty (30) feet  Building and wall surfaces visible from Houghton Road:
Buildings: Sixty-five (65) feet (maximum two stories) o Will not include highly reflec ve finishes, colors or materials; and
with addi onal height permi ed for:
 Parapet (up to 69 feet) o The colors will be compa ble with the surrounding natural landscape
 Elevator Overrun/Penthouse (up to 81 feet (desert/earth tones), such as brown, rust, sepia, sand, tan, buff, olive and
Maximum Height
and account for no more than 10% of the grey.
building roof area)
 The use of existing, natural vegetation is preferred within the landscape bufferyard
Water Tanks: Sixty-eight (68) feet adjacent to Houghton Road. If supplemental vegetation is desired within that
bufferyard, only plants included in the Arizona Department of Water Resource’s Low
Minimum Building Separa on Per Building Code Water Use/Drought Tolerant Plant List may be utilized.
Exhibit II.C: Regulatory Land Use Concept is the regulatory plan that provides
guidance for Phase 1 development. The three exhibits provided following the
Regulatory Land Use Concept (Exhibits II.C.1.a-c) are conceptual only and meant to
provide illustra ve examples of the types of development that the County seeks
for the SELC.

1 2
PCZC § 18.77.040.D View Corridor: the view from the scenic route at four feet above exis ng grade at the future right-of-way line along the parcel is
not obstructed by buildings or structures.

II-5
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

E x h i b i t I I .C : P h a s e 1 Re g u l ato r y L a n d U s e C o n c e p t

II-6
 110
3068.680
NOMATCH AC PC PRD T16 S. R15 E. 1/4 S11/S12 LS13187 1987

102
3048.543
NOMATCH AC COT 20373 PG19 GPS
104
3009.865
NOMATCH BCFL T16S R15E 1/4-10/11 LS19862 2020

3026''
''

GAGAS
S

3026''
''
115
3078.830
NOMATCH BCHH 68764

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S
116 118
3075.680 3078.161
NOMATCH NAIL 60D NOID NOMATCH BCHH 68764

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

106
105
3023.294
3023.450
MAG NAIL -.15'
FLUSH BELOW SURFACE

101
3023.618
NOMATCH BCFL RLS19862 2020

LEGEND

NORTH

Exhibit II.C.1.a: Illustrative Concept 1

 110
3068.680
NOMATCH AC PC PRD T16 S. R15 E. 1/4 S11/S12 LS13187 1987

102
3048.543
NOMATCH AC COT 20373 PG19 GPS
104
3009.865
NOMATCH BCFL T16S R15E 1/4-10/11 LS19862 2020

3026''
''

GAGAS
S

3026''
''
115
3078.830
NOMATCH BCHH 68764

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S
116 118
3075.680 3078.161
NOMATCH NAIL 60D NOID NOMATCH BCHH 68764

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

106
105
3023.294
3023.450
MAG
MAG NAIL
NAIL -.15'
FLUSH BELOW SURFACE

101
3023.618
NOMATCH BCFL RLS19862 2020

LEGEND

NORTH

Exhibit II.C.1.b: Illustrative Concept 2

 110
3068.680
NOMATCH AC PC PRD T16 S. R15 E. 1/4 S11/S12 LS13187 1987

102
3048.543
NOMATCH AC COT 20373 PG19 GPS
104
3009.865
NOMATCH BCFL T16S R15E 1/4-10/11 LS19862 2020

3026''
''

GAGAS
S

3026''
''
115
3078.830
NOMATCH BCHH 68764

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S
116 118
3075.680 3078.161
NOMATCH NAIL 60D NOID NOMATCH BCHH 68764

3026''
''

GAGAS
S

3026''
''

GAGAS
S

3026''
''

GAGAS
S

106
105
3023.294
3023.450
MAG
MAG NAIL
NAIL -.15'
FLUSH BELOW SURFACE

101
3023.618
NOMATCH BCFL RLS19862 2020

LEGEND

NORTH

Exhibit II.C.1.c: Illustrative Concept 3

Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

2. Transportation & Circulation

The Specific Plan recommends adherence to the following transporta on e. Traffic Impacts: developer(s) shall be required to prepare a traffic impact
performance standards. All other traffic and circula on shall be required to meet study at time of development to evaluate the proposal and anticipated
the County Subdivision and Development Street Standards. impacts to determine what type of roadway improvements or other
mitigation measures will be needed to provide safe and efficient access
a. Access: and circulation. Such improvements could include installing turn lanes,
 The number and loca on of access points will be determined by a traffic traffic signals, paved shoulders and/or other improvements to existing or
impact study. new roadways to ensure safe and efficient operations.
 Access to the Phase 1 Property will be available from S. Houghton Road, S. See Preliminary Traffic Assessment, provided as Appendix C.
Harrison Road and E. Brekke Road
 Houghton Road access will align with the exis ng median opening.
 All-weather, paved access shall be directly provided from the nearest COT- or
County-maintained collector or arterial roadway.
b. Internal Streets: Internal streets shall be private and constructed per
County Standard Detail 14 or 15. If a future industrial user proposes a
completely closed and secured campus, modified County Standard Detail
14 is also available to that user as an appropriate design standard.
(Roadway details are included as Appendix B).
c. Right-of-Way: the 75-foot road easement identified on the ALTA Survey
(Appendix A) will be dedicated to the County as right-of-way at time of
development plan/plat.
d. Perimeter Trails: developed primary commercial/industrial use sites shall
design and construct a perimeter trail for walking, bicycling or exercise.
If restricted for security reasons, connection outside of the secure
perimeter to a pedestrian system within the SELC is not required.
Trails shall be 6 feet wide and may be constructed of natural compacted
material. Trails shall be designed to tie into the sidewalk system and also
offer opportunities to connect to secondary uses and perimeter trails on
adjacent sites to create an internal pedestrian system within the SELC.

II-10
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

3. Hydrology and Drainage

Kimley-Horn has mapped local regulatory floodplains using combined Lee Moore 4) A drainage report shall:
Wash Basin Management Study (“Lee Moore Study”) discharges with PC Hydro  Be required with the site construction permit that identifies
discharges. The local regulatory floodplains are overlaid with Regulated Riparian existing floodplains and Erosion Hazard Setbacks (“EHS”);
Habitat (“RRH”) to form the Flood Control Resource Areas (“FCRA”) shown on
 State that detention requirements are the responsibility of the
Exhibit II.C.3.
developer and provide calculations for required volumes;
a. Hydrology/Drainage Standards:
 State that first flush requirements are the responsibility of the
The following shall apply to development of the Phase 1 Property: developer and provide calculations for the required volumes;
1) Regional hydrology and site-scale development will be regulated under
 Discuss whether phasing of construction of drainage
the Lee Moore Study.
infrastructure is proposed; and
2) In order to mitigate future flood risks, the Project shall be designed in
 Be approved by RFCD prior to approval of the site construction
accordance with any one of the three methods described below. The
permit.
method used shall be determined at the time of first submittal of the
development package. The methods are as follows: 5) The developer shall be required to identify water conservation measures
sufficient to obtain 15 points per the Rezoning Site Analysis Water
 Climate Informed Science Approach (CISA), as approved by the
Conservation Measures – Indoor and Outdoor Options for Commercial
County Board of Supervisors in 2025;
and Multi-Family Development in effect at the time of development. Any
 Freeboard Value Approach (FVA): the elevation and flood hazard industrial user that works with Tucson Water to extend a reclaimed water
area that result from adding 2 feet to the base flood elevation line into this region satisfies this water policy requirement in full.
for non-critical facilities and by adding 3 feet to the base flood
elevation for critical facilities; or
 500-year floodplain: the area subject to flooding by the 0.2% -
annual-chance flood.
3) Riparian restoration amenities may be provided within and adjacent to
flow corridors. Each block shall utilize distributed stormwater, including
methods described in the County/COT Low Impact Development Manual
and Green Infrastructure Guidance Manual (“LID/GI Manual”).

II-11
NORTH Exhibit II.C.3.a: Proposed Floodplain Limits
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

b. Treatment of Regulated Riparian Habitat 3) Mitigation of RRH Disturbance

The Project complies with RFCD Technical Policy 24, which provides guidance for The Project will exceed 1/3 of an acre of disturbance, even with the
the treatment of RRH and outlines techniques for mi ga on. The Specific Plan avoidance and minimization techniques outlined above. Priority will be
land use proposal reflects a remapping of the RRH as a result of extensive field given to onsite mitigation, where such mitigation can be done in a
evalua on, correc ng errors in the loca on and delinea on of the RRH shown manner that benefits the RRH resource. Where onsite mitigation is not
on County maps. The Project’s treatment of the newly mapped RRH will include possible, the Project will utilize the In Lieu Fee (“ILF”) option.
the following ac ons, which are reflected in Exhibit II.C.3: Regulated Riparian
Habitat:
4. Biological Resources
1) Avoidance of RRH
The Phase 1 Property is located outside the CLS.
The Project seeks to avoid disturbance to RRH to the extent possible
within the constraints of a project requiring high security and having A Biological Resources Memorandum for Phase 1 has been included as Appendix D
detailed requirements for the interrelationship of buildings and facilities. in this Specific Plan. A field survey was conducted on October 24, 2024, with the
These interrelationships include limits on both horizontal and vertical following results:
separation, required communication and utility connections and security a. Ironwood Trees: No ironwood trees are located on the Phase 1 Property.
concerns.
b. Saguaro Cactus: Two saguaros were identified on the Phase 1 Property
The Project will maximize the width of the central RRH area by tightening during the field survey.
the spacing between buildings to achieve maximum horizontal
c. PPC: No PPC were observed onsite during field reconnaissance. A Section
separation. Encroachment of fill slopes into the RRH will be minimized as
10 Certificate of Coverage for endangered species compliance will be
much as possible through the confines of maximum grade changes
acquired if all certificate requirements are met at time of site
between buildings. The Project will also limit disturbance to required
construction permitting.
vehicular circulation, utility corridor crossings, construction of a headwall
west of the second downstream crossing and work within the non-
regulatory channel between the Houghton Road Culvert and the first
5. Native Plant Preservation
crossing downstream of Houghton Road.
Phase 1 development will comply with the County’s Na ve Plant Preserva on
2) Minimizing Development Impacts to RRH
(“NPP”) requirements (PCZC § 18.72). See Appendix E.
In addition to the avoidance discussed above, construction techniques
will be utilized to avoid accidental disturbance to the RRH during
construction. This will include fencing protected areas, controlling
sediment flows into the RRH and maintaining thru-site flows during
construction of the crossings.

II-13
NORTH Exhibit II.C.3.b.1: Proposed Preserved Regulated Riparian Habitat
 XC
XC

XC
XC

XC
XC XC

XC
XC

XC
XC XC

XC
XC XC

XC XC
XC
XC XC
XC XC XC XC
XC
XC XC

XC
XC XC
XC
XC
XC

XC

XC
XC

XC
XC XC
XC
XC XC
XC XC
XC XC XC XC XC XC XC XC

Exhibit II.C.3.b.2: Proposed Regulated Riparian Habitat Conditions

NORTH
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

6. Landscaping, Buffering & Screening

Phase 1 development will comply with the County’s Landscaping, Buffering & E x h i b i t I I .C . 6 : L a n d s c a p e B u ffe r ya rd s
Screening requirements (PCZC § 18.73, provided as Appendix F) with the following
excep ons:
a. Bufferyards will be provided, as described below and illustrated in Exhibit
II.C.6:
 North (adjacent to future light industrial uses): None
 South (Brekke Road): 10-foot Bufferyard B
 East (Houghton Road): 10-foot Bufferyard C
 West (Harrison Road): 10-foot Bufferyard B
 A minimum 40-foot-wide natural undisturbed desert bufferyard may be
provided as an alterna ve to any of the above.
b. Metal security fencing is acceptable with no height limit. Chain link and
barbed wire may only be utilized interior to the Phase 1 Property where it
cannot be visualized from adjacent rights-of-way.
c. Opaque screening is not required, except for the following:
 Parking areas shall be required to have three-foot headlight screens when
located within 100 feet of the Phase 1 Property line; and
 Exterior storage, as indicated in subsec on II.C.6.d, below.
d. Exterior storage that can be viewed from the perimeter of the Phase 1
Property shall be screened by one of the following methods:
 Opaque wall constructed of the same basic building materials as the
primary building;
 Opaque vegeta ve screen; or
 Set back a minimum of 100 feet from the Phase 1 Property line.

II-16
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

7. Off-Street Parking & Loading 8. Rainwater/Stormwater Harvesting

Off-street parking and loading shall be provided in accordance with regula ons of The intensity of Tucson’s summer (and occasionally winter) precipita on causes a
the applicable jurisdic on where the Project is developed except that: large volume of precipita on received to be lost as run-off. This lost resource
could be used to supplement water use, especially for site irriga on.
 Parking for light industrial/employment uses, as listed under subsec on
II.B.1, shall be provided at a ra o of one space per 1,000 square feet of gross RFCD has dra ed deten on and reten on design standards to require “first-flush”
floor area. reten on for any new residen al or commercial projects in the County. First-flush
is intended to capture and retain the first one inch of stormwater run-off from
 Vehicular parking and loading reduc ons and alterna ves may be considered
newly disturbed and impervious areas in basins distributed throughout a
administra vely through an Individual Parking Reduc on Plan, in which no
development site (versus into a single large deten on structure).
public no fica on or mee ngs are required, provided that:
As described in the following guidelines, landscaped areas can benefit from
a. The plan shall be prepared by a traffic engineer or similar transportation
harvested rainwater and stormwater, and passive harves ng systems can reduce
professional;
the amount of maintenance required for the landscape. Landscaping provides
b. The plan includes a road impact study for the development; shading that helps to reduce urban heat-island effect in general, and to buildings,
structures and parking lots specifically. The LID/GI Manual provides addi onal
c. The plan includes a traffic generation study and land use profile of the
guidance for rainwater/stormwater harves ng.
development;
a. Natural Drainage Areas: RFCD’s Design Standards for Stormwater
d. The plan shows that the reduced parking and/or loading will ensure
Detention and Retention identifies quantifiable benefits of protection and
sufficient parking/loading for the proposed use(s);
maintenance of existing riparian habitat and other areas of high
e. The plan does not impede safe passage of moving traffic and does not permeability and minimize disturbed and impervious surfaces. Systems
increase traffic congestion; maintained in their relatively natural state tend to function better than
f. A covenant runs with the development plan noting adherence to the those that are restored after disturbance and already have mature
range of uses covered by the reduction plan; vegetation that does not require time to grow.

g. A future revision to the covenant restricting uses may require submittal b. Buildings: roofs of structures, especially on large, flat industrial buildings,
of a revised plan or an increase in parking spaces; and can be used to harvest rainwater. Systems of gutters, downspouts and
cisterns or tanks can collect rainwater for later use, or stormwater can be
h. Covered parking shall not be applied toward the total building square immediately directed to groundwork (swales, basins, etc.) designed to
footage allowed. capture and slow water for infiltration.
 Electric vehicle (“EV”) parking or “EV ready” spaces are permi ed but not c. Streets: paved roads and streets are generally engineered to move water
required based on industry-specific standards. off their surface. Structures installed on street edges (sunken landscaped
medians and shoulders, chicanes, bump-outs and basins can collect and

II-17
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

slow stormwater. Landscaping in these structures serves numerous 11. Nuisances, Hazardous Materials & Pollutants
purposes. Curb cuts, curb cores, scuppers or drains can direct
The loca on of the Phase 1 Property, surrounded by the Fairgrounds to the south
stormwater into these structures.
and undeveloped State Trust Land in every other direc on, helps to buffer the area
d. Sidewalks and Trails: similar to streets, sidewalks and trails shall be from poten al incompa ble uses and possible complaints regarding nuisances. To
engineered to drain stormwater to adjacent landscape areas. further ensure mi ga on of poten al nuisances, the following performance
e. Parking Areas: parking lots shall be engineered to drain into sunken standards apply to Phase 1 development:
landscape islands to irrigate the landscape installed to increase shade in a. Noise or Vibration: no noise or vibration shall be permitted which is
these areas. discernible to the human senses of hearing and feeling at one-half mile
f. Pervious Paved Areas: impervious asphalt and concrete surfaces or further from the lot line for three (3) minutes or more duration in any
contribute the most to run-off during precipitation events. Installing one hour of the day.
porous or pervious paving can help to increase infiltration of Emergency operations shall not be subject to the limitations outlined
precipitation, but these methods tend to be expensive. Using pervious above. For the purposes of this section, the term “emergency” shall
paving on smaller surface areas, or similar materials (pavers, gravel) for mean any situation arising from sudden and reasonably unforeseen
trails, sidewalks or courtyards can make small contributions to events beyond the control of the facility, which situation requires the
infiltration. immediate use of the emergency generators to restore normal operation
of the facility.

9. Signage b. Odors: no emission of odorous gases or other odorous matter shall be

permitted.
All Phase 1 signage shall conform to the regula ons of the applicable jurisdic on
where the Project is developed. c. Air Pollution: no emission, including smoke, fly ash, dust, fumes, vapors,
gases and other forms of air pollution, shall be permitted which can
cause any damage to health, damage to animals or vegetation, or damage
10. Lighting to or soiling of other forms of property.

All Phase 1 ligh ng shall be provided in accordance with the City County Outdoor d. Liquid and Solid Waste: no wastes shall be discharged in the streets,
Ligh ng Code (“OLC”). drainages, natural areas, or on any property except in appropriately
designed disposal systems.
e. Flammable, Hazardous, or Radioactive Materials: no warehousing or
distribution of hazardous or highly flammable materials is permitted.

II-18
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

D. Topography & Grading E x h i b i t I I . E : Wat e r Ava i l a b i l i t y L e tte r

The Phase 1 Property has flat to gently rolling topography, which drains to the west,
northwest, and ranges in eleva on from 3,075 feet ASL in the southeast corner, to
3,015 feet ASL in the northwest corner. There are no slopes in excess of 15 percent.
There are no rock outcrops, peaks, or other natural features of geologic interest on the
Phase 1 Property.
The southwestern por on of the Phase 1 Property includes an approximately 20-acre
por on of the currently opera onal County Clay Target Center. This area has been
mostly disturbed. The Phase 1 Property is also bisected by two high-pressure natural
gas lines with an associated graded and cleared maintenance access path.
Grading will be in conformance with regula ons of the applicable jurisdic on where
the Project is developed.

E. Water
SELC Specific Plans shall require the use of LID and green infrastructure (“GI”)
techniques to meet landscape irriga on needs. It is also important to note that
sustainable sources of water are currently provided regionally by Tucson Water and
Metropolitan Water District. While the use of LID/GI, water harves ng and
reten on/deten on could help to reduce overall water consump on, working to
obtain future service from Tucson Water, especially with an extension of renewable
water resource lines, would be the most sustainable op on for SELC.
The Phase 1 Property is located within the Tucson Water service expansion area. As
indicated in Exhibit II.E: Water Availability Le er, Tucson Water will grant water service
to the Phase 1 Property upon comple on of annexa on into the COT.

II-19
Section II: Land Use Proposal SELC – PHASE 1 SPECIFIC PLAN

F. Cultural Resources
Terracon Consultants, Inc. (“Terracon”) conducted a Class I cultural resources records
review to examine prior cultural resource projects and previously recorded cultural
resources. The records review revealed 36 previous cultural projects within 1 mile of
the Phase 1 Property. The cultural projects were conducted in support of
infrastructure and transporta on projects. The en re Phase 1 Property was surveyed
in 2006 in conjunc on with the expansion of the SERP Shoo ng Range Facility. Based
on the available data and due to the age of the previously conducted survey, Terracon
recommends a Class III archaeological survey be completed. In the unlikely event that
human remains or funerary objects are encountered, all work must immediately cease
within the vicinity, the area secured, and the ASM no fied of the discovery in
accordance with the Archaeological Resources Protec on Act and Na ve American
Graves Protec on and Repatria on Act.

II-20
Section III: Implementation & Administration SELC – PHASE 1 SPECIFIC PLAN

III. Implementation & Administration

III-1
Section III: Implementation & Administration SELC – PHASE 1 SPECIFIC PLAN

A. Administration & Interpretation processed for Phase 1 in conformance with this Specific Plan. Development
package(s) for Phase 1 will be reviewed for conformance with this Specific Plan. Traffic
The Phase 1 Property is currently located within unincorporated Pima County, and the and hydrology reports will be submi ed for each phase or development area in
intent is to annex into the COT’s jurisdic on. Ini al plans and permits (e.g., mass coordina on with departments in the applicable jurisdic on.
grading, na ve plant preserva on, development package, building permits, etc.) may Specific plan(s) and/or specific plan amendments for other por ons of the SELC
be reviewed and processed in the County. Property will be submi ed separately for review and approval.
The Specific Plan will be administered by the Planning Official, and all implementa on Development packages for projects located within DMAFB’s ADC-3 overlay zone shall
decisions will be based on the purpose of the Specific Plan. If a conflict arises be routed to DMAFB for review.
between the Specific Plan and the applicable zoning code (i.e., PCZC or UDC), the
Specific Plan will control. If the Specific Plan is silent on any issue and the applicable
zoning code is consulted, the purpose and intent of the Specific Plan will control the
Planning Official’s decision whether and how to apply the provision. Appeals of any C. Specific Plan Amendment Process
Planning Official interpreta on of this Specific Plan may be made to the Board of
Supervisors/Mayor & Council within thirty (30) days of the date of the interpreta on.
1. Major Amendments

The Specific Plan will not result in the modifica on or change of any exis ng adopted Major (or substan al) amendments to the Specific Plan are changes or
building codes. modifica ons that materially alter the guiding goals and objec ves as presented in
the Specific Plan. Major amendments to the Specific Plan will be processed in
accordance with the applicable zoning code provisions.

B. Phasing & Procedures for Development Review

The SELC will be developed over several phases subject to the following factors:
• Market condi ons
• Iden fica on and engagement of specific end users or businesses
• En tlement processing
• U lity service availability
• Infrastructure extensions and development
• Environmental and cultural permi ng
• Site-specific grading, drainage, paving, u lity and landscape
improvements
The loca on of Phase 1 was chosen due to the proximity to exis ng u li es and
infrastructure. Upon approval of the Specific Plan, development plan(s) will be

III-2
Section III: Implementation & Administration SELC – PHASE 1 SPECIFIC PLAN

2. Minor Amendments/Insubstantial Changes

The Planning Official or their authorized designee may administra vely approve
minor amendments or insubstan al changes provided such changes are not in
conflict with the overall intent expressed in the Specific Plan. The Planning
Official’s decision regarding minor amendments and insubstan al changes and
determina on of substan al changes, are subject to appeal to the Board of
Supervisors/Mayor & Council. Categories of administra ve changes include, but
are not limited to:
• Addi on of new informa on to the Specific Plan maps or text that does
not change the effect of any regula ons or guidelines, as interpreted by
the Planning Official.
• Minor changes to development regula ons based on new informa on,
market trends/demand or best prac ces if the intent of the Specific
Plan is not altered.
• Changes to infrastructure, such as drainage and u li es that do not
change the overall intent of the Specific Plan.
• Changes in primary/secondary permi ed use designa on boundaries,
as long as stated minimum and maximum areas for each use type are
met.
• Minor modifica ons, adjustments or encroachments into easements,
riparian areas, rights-of-way, or open space, so long as the
modifica ons do not conflict with the overall intent of the Specific Plan,
and there is no net reduc on in open space areas.
• The determina on by the Planning Official that a use not specifically
listed as permi ed may be allowed if the overall intent of the Specific
Plan is not changed.
• An increase in building height of up to ten (10) percent beyond that
permi ed in this Specific Plan within the ADC-3 area, provided such
increase is reviewed and approved by DMAFB.

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

IV. Site Inventory

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

This Site Inventory sec on covers the SELC Property, including the Phase 1 Property, the Southlands as a long-term growth area of large tracts of undeveloped land, to be
Fairgrounds, the SERP Expansion Area, the PPC Preserve Area and other vacant lands. This planned for orderly phased development for sustainable and innova ve
inventory will be used for each phase of the SELC and only updated as needed. Specific community design by ASLD prior to their release. Business Centers are major
language in this sec on relevant to the Phase 1 Property is noted in bold blue font. commercial or employment districts that drive Tucson’s economy and generally
contain corporate, mul ple-use office, industrial or retail uses (from Plan Tucson,
2013).
A. Land Use The Phase 1 Property is located in the northeast sec on of the SELC Property.

1. Location/Regional Context ASLD has recently undertaken its Southlands Conceptual Master Plan on about 50
con guous square miles of their land located south of I-10, east of I-19, west of S.
The SELC is located in southeast Tucson Metro Area, about ¼ mile south of I-10 Wentworth Road and north of E. Andrada Road. The plan states that, while land is
and the S. Houghton Road interchange, south of Rita Ranch, west of Vail and 16 currently undeveloped and has statutory placeholder en tlements for low density
miles southeast of downtown COT. (Refer to Exhibit I.A.1: Regional Context Map in rural development, the major employers and logis cs users, u lity, shipping and
Sec on I.) The SELC is comprised of the en rety of Sec ons 14, 15 and 22 and transporta on infrastructure in the region make the state lands ideal to a ract
por ons of Sec ons 10, 11 and 23, Township 16 South, Range 15 East, Gila and new industry, create employment and s mulate economic growth. The
Salt River Baseline and Meridian. conceptual master plan es mates a total developable acreage of about 15,800
The SELC Property is located within unincorporated Pima County and surrounded acres under exis ng condi ons, but that could be increased to about 26,500 acres
by the COT jurisdic on except at its southeast corner. The majority of proper es with drainage improvements across the SELC Property. The plan es mates that
adjacent to the SELC are State Trust Lands. There are various long-distance u lity rezoning, land auc on, engineering, and permi ng could occur within five years,
easements that cross the State Trust Lands and other low-intensity rural uses in while other large-scale infrastructure improvements would likely take longer (from
the area, including Andrada Polytechnic High School and Pantano High School on Southlands Conceptual Master Plan, Arizona State Land Department, February
S. Houghton Road, sca ered communica ons towers and ranching opera ons. 2022).

The SELC Property is also located in proximity to a number of exis ng and nascent ASLD is currently proceeding with a Planned Community Development (“PCD”) in
residen al developments with suppor ng retail and commercial services: Rita the COT for approximately 8,300 of the 15,800 acres to bring forward the vision of
Ranch and Rancho del Lago are about 3 miles to the north and northeast; Corona the master plan.
de Tucson, New Tucson, Santa Rita Ranch, and Santa Rita Mountain Ranch
(some mes generally referred to as Vail) are 5 miles to south and southwest; and
Vail Valley and Rocking K are all located to the northeast.
The SELC Property is surrounded on most sides by lands within the jurisdic on of
the COT. Under the COT’s future growth scenario in their general plan, Plan
Tucson, the lands around the SELC are classified as the Southlands, with a Business
Center located along I-10 between Rita and Houghton Roads. The plan defines the

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

2. Existing Land Uses & Zoning the PPC Mi ga on Area. No PPC were transplanted as part of the park project.
No federal nexus mo vated the establishment of the Mi ga on Area. No
The en re SELC Property is zoned Rural Homestead (“RH”). The exis ng land uses
federal permi ng obliga ons exist requiring its perpetual in-place preserva on,
on the SELC Property are iden fied on Exhibit IV.A.2 and are described below.
and there are no federal permit impediments to reloca ng this Mi ga on Area
a. Fairgrounds – ±605 acres to another suitable loca on. The Mi ga on Area was placed under a restric ve
covenant through an agreement with the Arizona Land and Water Trust and the
The Fairgrounds encompass approximately one square mile in area (Sec on 14,
US Fish and Wildlife Service.
T16S, R15E), located west of S. Houghton Road, north of E. Dawn Road, east of
S. Harrison Road and south of E. Brekke Road. The Fairgrounds have both No PPC were found on the Phase 1 Property during a site survey.
indoor pavilions and outdoor event areas, and host the annual County Fair,
d. Motorsports facilities – ±568 acres
concerts, and trade, firearm and livestock shows. The Fairgrounds also contain:
There are a number of motorsport facili es on County lands located west of the
 Tucson Dragway on the east side of the SELC Property,
Fairgrounds and S. Harrison Road, including Musselman Honda (Kart) Circuit
 Tucson Speedway oval track in the southwest por on of the Fairgrounds, track, located on about 30 acres just west of the S. Harrison Road/E. Dawn Road
 Two dirt go-kart oval tracks, and intersec on. The paved asphalt track is used for go-kart rentals, professional
 A radio-controlled model-aircra park facility. driving prac ce and instruc on, general public use for go-karts, sport bikes and
b. Shooting Ranges – ±212 acres race cars, and spectator events (e.g. races, dri ing). Just north of the
Musselman Circuit track, the MC Motorsports Park, Inc. (formerly the
The SERP Rifle & Pistol Range, Archery Range and Clay Target Center
Motorsports Park) is located on about 170 acres and has a number of off-
(collec vely, the “Shoo ng Ranges”) are located on the northwest and
highway vehicle (OHV) racing tracks. The County website states the
northeast sides of the S. Harrison Road/E. Brekke Road intersec on at the north
Motorsports Park is permanently closed. The remainder of the area is
end of the SELC Property. The Shoo ng Range was constructed circa 2003-04,
undeveloped, except for a number of braided OHV trails that cross the western
and the other two ranges were built in 2015. The Shoo ng and Archery Ranges
por on, some of which are named and numbered.
are each about 8 acres in size, and the Clay Target Range is about 15 acres in
area. The SERP Expansion Area provides ample open space around each of the e. Undeveloped – ±1,430 acres
ranges for safety and noise buffering. There are areas in the northeast and southern por ons of the SERP that are
A por on of the Shoo ng Range is located in the southwest corner of the Phase undeveloped. There are buried natural gas pipelines and above-ground power
1 Property. lines that cross both areas.

c. Pima Pineapple Cactus Preserve – ±53 acres

The PPC Preserve was established in 1998. In advance of developing the
Motorsports Park, the County’s Natural Resources, Parks and Recrea on
(“NRPR”) hired a contractor to survey Sec on 15 (T16S, R15E) in its en rety for
PPC. A small popula on was found, and the 53-acre area was fenced to create

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

3. Existing Easements and Leases

E x h i b i t I V. A . 2 : E x i st i n g Zo n i n g & L a n d U s e There are numerous u lity easements over por ons of the Property, most of
which are associated with exis ng u li es. Any impacts to exis ng easements will
be addressed in connec on with development of the SELC.
In addi on, two easements for communica ons equipment (approximately 600
and 875 square feet in area) under lease from the County are located in the
Fairgrounds area (Sec on 14, T16S, R15E).
Exis ng easements on the Phase 1 Property are shown on the ALTA Survey
(Appendix A).

4. Comprehensive Plan
The SELC Property is located in the County Comprehensive Plan Southeast
Planning Area. The SELC Property’s land use intensity designa ons and applicable
land use policies are discussed in Sec on I of this Specific Plan. (See Exhibit I.B:
Comprehensive Plan Land Use Designa ons.)
There are no Comprehensive Plan Rezoning Policies applicable to the SELC
Property. Two Special Area Policies and designated FCRA apply to the SELC
Property, as follows:
a. S-18 E. Lee Moore Wash Basin Special Area Policy
The en re SELC Property is part of the Lee Moore Study, which provides
hydrology and hydraulics to ensure consistency between land uses, iden fies
permanent natural flow corridors, and establishes development criteria in
addi on to those contained within Floodplain and Erosion Hazard Management
Ordinances.
This policy adopts by reference the en re Lee Moore Study, including floodplain
maps, flow corridor maps, flood hazard data, and development criteria as
described in Development Criteria for the Lee Moore Study, as adopted by the
RFCD Board of Directors on June 1, 2010.

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

b. S-23 (ADC-3) – Davis-Monthan Air Force Base Approach-Departure

Corridor-3 Special Area Policy – ±575 acres
E x h i b i t I V. A . 4 : F l o o d C o n t ro l Re s o u rc e A re a s
The ADC-3 is located 30,000 to 50,200 feet to the southeast of DMAFB’s main
runways. The policy states that all nonresiden al uses except schools, day care,
hospitals, and uses involving hazardous or flammable materials would be
considered compa ble; residen al uses, including extended care facili es and
nursing homes, would not be considered compa ble. Performance standards
would apply to the nonresiden al uses, so that a “checkerboard” pa ern of
development is created, with buildings separated by areas devoted to parking
or open space, and a rela vely low overall building coverage, while
accommoda ng development opportuni es in the area. The policy area
corresponds to the MA land use designa on and the DMAFB ADC-3 Overlay
Zone.
Approximately 95 percent of the Phase 1 Property is constrained by the ADC-3.
c. Flood Control Resource Area – ±1,220 acres
FCRA are areas iden fied by RFCD that include FEMA and locally mapped
floodplains and RRH. Avoidance of development in FCRA is preferred, and
development densi es and uses permi ed by the underlying land use
designa on shall be clustered outside of these areas. (See Exhibit IV.A.4: Flood
Control Resource Areas.)
Approximately 22 percent of the Phase 1 Property is mapped as FCRA.

5. Pending Land Use Actions

There are no pending land use ac ons proposed in the immediate area of the SELC
Property. As stated in Subsec on IV.A.1 above, ASLD has begun a conceptual
master planning process for the Southlands, which includes areas surrounding the
SELC.

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

B. Topography & Grading

E x h i b i t I V. B : E x i st i n g To p o g ra p hy
1. Topographic Characteristics
The SELC Property has flat to gently rolling topography, which drains to the west
and ranges in eleva on from 3,110 feet ASL in the southeast corner to 2,970 feet
ASL in the northwest corner. Iden fied slopes in excess of 15 percent are either
associated with man-made landscape features or steep wash sides. There are no
rock outcrops, peaks, or other natural features of geologic interest on the SELC
Property. (See Exhibit IV.B: Exis ng Topography.)
Large por ons of the SELC Property have been graded and disturbed. Most
predominantly, the Fairgrounds have been mostly graded and developed with
structures, racetracks, parking areas and various other types of improvements.
The County Shoo ng Ranges are located north and northwest of the Fairgrounds
on about 50 acres and are surrounded by undeveloped desert. West of the
Fairgrounds, the Musselman Honda (Kart) Circuit track and the MC Motorsports
Park (now closed) are located on about 200 acres of developed land that has been
heavily disturbed by ca le, with evidence of stock ponds, a well casing and ca le
troughs, with corrals and enclosures nearby.
Within the southwest por on of the Phase 1 Property, there is disturbance related
to the Shoo ng Ranges.

2. Average Cross Slope

The PimaMaps Average Cross Slope calcula ng tool was used to determine the
average cross slope (“ACS”) for the SELC Property:
(I x L x 0,0023) / A = ACS)
(2 x 2,981.4 x 0.0023) / 5.0916 = 2.69% ACS (3% rounded)
The Average Cross Slope of the Phase 1 Property is two (2) percent:
(2 x 124,832.7 x 0.0023) / 288.4577 = 1.99% ACS (2% rounded)

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

C. Hydrology and Drainage

E x h i b i t I V.C . 1 . a : S E LC O ffs i te H yd ro l o g y
1. Offsite Hydrology
The majority of the SELC Property is located within the Franco Wash and Flato
Wash systems. These wash systems are within the broad and rela vely flat base of
the extreme northwestern alluvial fan of the Santa Rita Mountains and are
characterized by sediment-laden distributary flows. These offsite distributary
condi ons necessitate the preserva on of flow corridors (i.e., FCRA) within the
SELC Property through designs and maintenance agreements, which
accommodate sediment management and enhance beneficial floodplain
func ons. (See Exhibit IV.C.1.a: SELC Offsite Hydrology.)
The northern half of Phase 1 Property is located within the headwaters of the
South Fork of the Airport Wash watershed. (See Exhibit IV.C.1.b: Phase 1 Offsite
Watersheds.) This part of the Phase 1 Property is characterized as rolling
topography with more defined, concentrated, tributary washes. Offsite discharges
for this Project were extracted from the most recent update to the Lee Moore
Wash modeling that was completed in support of the Fairgrounds channel
improvements, south of Brekke Road. This modeling, provided by RFCD, u lized
rainfall-runoff analysis within FLO-2D to evaluate flow contribu ons from offsite
watersheds. Offsite discharges and associated FCRA are iden fied on Exhibit
IV.C.2.b: Phase 1 Exis ng Drainage in the following subsec on.

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NORTH Exhibit IV.C.1.b: Phase 1 Offsite Watersheds
Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

2. Onsite Hydrology E x h i b i t I V.C . 2 . a : S E LC O n s i te H yd ro l o g y

The en re SELC Property is within FEMA Zone X indica ng that special flood hazard
areas have not been iden fied. The SELC Property is impacted by broad sheet
flooding as indicated by onsite topography and defined in the Lee Moore Study
adopted by the Chief Engineer in 2009. RFCD has completed subsequent
hydrologic/hydraulic model updates using FLOD-2D. 100-year flood depths are
shown on Exhibit IV.C.2.a: SELC Onsite Hydrology.
Kimley-Horn has completed detailed modeling of the Phase 1 Property using
offsite discharges from the Lee Moore Study models combined with onsite PC
Hydro calcula ons. RFCD-mapped flow corridors do not impact the Phase 1
Property. The local regulatory floodplains are overlaid with RRH to form the FCRA,
as shown on Exhibit IV.C.2.b. The FCRA are to be avoided where appropriate by
clustering development outside these areas in order to achieve the yield allowed
by the underlying land use designa on. This policy is consistent with the
development standards iden fied in the Lee Moore Study.

IV-9
 Exhibit IV.C.2.b.1:
NORTH Phase 1 Existing Drainage (Aerial)
 Exhibit IV.C.2.b.2:
NORTH Phase 1 Existing Drainage (No Aerial)
Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

D. Biological Resources
E x h i b i t I V. D. 1 . a : C o n s e r vat i o n L a n d s Syste m
1. Maeveen Marie Behan Conservation Lands System
As shown in Exhibit IV.D.1.a, lands in the southern half of the SELC Property are
covered under the CLS. This includes about 735 acres designated as Mul ple Use
Management Area (“MUMA”) and about 135 acres of Important Riparian Area
(“IRA”). The CLS iden fied and mapped those areas where priority biological
resources occur within The County and established Comprehensive Plan policy
guidelines for the conserva on of these resources. Guidelines are applied to lands
within the CLS where requests to increase land use intensity (e.g. rezoning, specific
plan) require approval by the Board of Supervisors, generally requiring that a
por on of any natural open space on the SELC Property be set aside in perpetuity.
SELC lands within the CLS will be subject to the conserva on policy guidelines.
The Phase 1 Property is located outside the CLS. The exis ng riparian area on the
Phase 1 Property is shown in Exhibit IV.D.1.b.

2. Priority Conservation Areas

The SELC Property lies within the Priority Conserva on Area (“PCA”) for the PPC. A
53-acre PPC Preserve was established on the west side of the SELC Property in
1998 as a mi ga on area. The mi ga on area was placed under a restric ve
covenant through an agreement with the Arizona Land and Water Trust and the US
Fish and Wildlife Service.
No PPC were iden fied on the Phase 1 Property during a site survey.
The SELC Property, including the Phase 1 Property, is outside of the PCAs for the
Cactus ferruginous pygmy owl (“CFPO”), western burrowing owl and needle-
spined cactus.

IV-12
 XC
XC

XC
XC

XC
XC XC

XC
XC

XC
XC XC

XC
XC XC

XC XC
XC
XC XC
XC XC XC XC
XC
XC XC

XC
XC XC
XC
XC
XC

XC

XC
XC

XC
XC XC
XC
XC XC
XC XC
XC XC XC XC XC XC XC XC

Exhibit IV.D.1.b:
NORTH Phase 1 Existing Riparian Area
Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

3. Saguaros & Ironwoods

Saguaro cac are primarily located in the southern por on of the SELC Property
and are of an especially low density. This appears to be a remnant popula on of
only larger, older specimens, with the smallest saguaros well over one meter in
height and no smaller cac seen under protec ve tree or shrub “nurse plants.”
Two saguaros were found on the Phase 1 Property during a site survey.
There are no ironwood trees on the SELC Property, including the Phase 1 Property.

4. Habitat Protection/Community Open Space

The SELC Property does not occur within a CLS Cri cal Landscape Connec on or
any wildlife linkage or movement area iden fied by the Arizona Department of
Transporta on (“ADOT”). Arizona Game and Fish Department (“AGFD”) iden fies
the SELC Property as being within the Lee Moore Wash Flow Corridor Wildlife
Movement Area. The SELC Property is owned by the County and was not
iden fied for acquisi on under the 2004 Conserva on Bond Program or 2015
Conserva on Open Space Bond Program.

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

E. Transportation & Circulation The roadways adjacent to SELC (Houghton, Harrison, Dawn, Brekke) each have
sufficient capacity to accommodate current demand with the excep on of special
1. Existing & Planned Offsite Streets events, such as the County Fair, which creates significant conges on on all four
roadways for several hours at a me. This type of special event conges on is a
Currently, S. Houghton and S. Harrison Roads provide direct access to the SELC reoccurring challenge which could nega vely impact access to SELC proper es
Property. Houghton Road connects directly to I-10; Harrison Road connects less during these mes.
directly to Rita Road which connects directly to I-10. E. Brekke and E. Dawn Roads
both run east to west, connec ng Harrison and Houghton Roads within the SELC Table IV.E: Roadway Inventory includes informa on regarding streets within one
Property. mile of the SELC Property, inclusive of Phase 1.

Houghton Road is a paved two-lane road between I-10 and E. Sahuarita Road. It is
classified as a Rural Principal Arterial with a planned 200-foot right-of-way (ROW) 2. Distances to Intersections and Nodes
and is also designated a Scenic Major Route – the current ROW is 230 feet wide
north of the Fairgrounds and 200 feet wide south of Dawn Road. The northeastern corner of the SELC is only a quarter mile from the I-10/S.
Houghton Rd. interchange. The interchange and Houghton Road have both
Harrison and Dawn Roads are two-lane Rural Minor Collectors with planned 90- recently been improved to handle greater volumes of traffic. Similarly, the north
foot ROW. Harrison Road has a ROW that varies in width from 145 feet at Brekke side of the SELC is one-half mile from the I-10/S. Rita Road interchange; this is also
Road, widening to 175 feet at Dawn Road; about 100 feet of the Harrison Road close to the proposed eastern node for the Sonoran Corridor and UPRR Nogales
ROW west of the road was used for the installa on of the new sewer line. Dawn Line realignment, both of which would align along E. Old Vail Connec on Rd. (See
Road currently has a 140-foot-wide ROW. Brekke Road between Houghton and Exhibit IV.E.2: Driveway Distances.)
Harrison is not designated in the Major Streets and Routes Plan but is paved with
two lanes and a 150-foot-wide ROW. The major roadways surrounding and serving
the SELC are shown on Exhibit IV.E.1: Traffic Circula on Map. 3. Public Transit
In 2023, PCDOT improved approximately three miles of Houghton Road, south of As shown on Exhibit IV.E.1: Traffic Circula on Map, there are no bus routes or
Interstate 10 to the Andrada Polytechnic and Pantano High Schools, from two to stops within one mile of the SELC Property, inclusive of Phase 1.
four lanes. The project widened Houghton Road to a four-lane divided roadway
with a separated mul -use path. The project es into ADOT’s Interstate
10/Houghton Road project, completed in late 2021. The ADOT project involved
the reconstruc on of the interchange in a diverging diamond configura on and
widened Houghton Road to three lanes in each direc on. In addi on to the
increased traffic capacity, the County’s project significantly improves access to
Corona de Tucson during storm events.
Dawn Road between Houghton and Harrison Roads was resurfaced in 2020, and
other adjacent roadways are considered to be in “good” condi on.

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 Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

Ta b l e I V. E : Ro a d way I nv e nto r y

LOS D Difference in Future Public

Roadway Segments Road Functional Posted Speed Number Existing Existing ADT FDOT Area
Bike Routes Transit Sidewalks Source (max volume Threshold & Roadway
(within 1 mile) Classification Limit (mph) of Lanes ROW (ft) ADT Year Classification *
threshold) * Existing ADT Improvements

I-10 Hwy, Rita Rd Principal Arterial - Freeway -

75 4 400 No No No 53,211 2023 ADOT 70,300 17,089 None
to Houghton Rd Interstate Transitioning

I-10 Hwy, Houghton Principal Arterial - Freeway -

75 4 400 No No No 44,409 2023 ADOT 70,300 25,891 None
Rd to Colossal Cave Rd Interstate Transitioning

Houghton Rd, I-10 Bike Route with

Rural Principal Shared-Use
Hwy to Mary Ann 45 6 150-250 Striped Shoulder & No 19,445 2024 PAG 48,000 C2T - Rural Town 28,555 None
Arterial Path
Cleveland Wy Shared-Use Path

Bike Route with

Houghton Rd, I-10 Rural Principal Shared-Use
45 4 140-240 Striped Shoulder & No 11,805 2024 PAG 31,400 C2T - Rural Town 19,595 None
Hwy to Brekke Rd Arterial Path
Shared-Use Path

Bike Route with

Houghton Rd, Brekke Rural Principal Shared-Use
45 4 240 Striped Shoulder & No 11,279 2024 PAG 31,400 C2T - Rural Town 20,121 None
Rd to Dawn Rd Arterial Path
Shared-Use Path

Houghton Rd, Dawn Bike Route with

Rural Principal Shared-Use
Rd to Andrada 45 4 200 Striped Shoulder & No 10,543 2024 PAG 31,400 C2T - Rural Town 20,857 None
Arterial Path
Polytechnic HS Shared-Use Path

Harrison Rd, Rocket Rural Minor

45 2 130-145 No No No 697 2024 PAG N/A N/A N/A None
Stra to Brekke Rd Collector

Brekke Rd, Harrison Rd

Local Road 45 2 150 No No No 756 2024 PAG N/A N/A N/A None
to Houghton Rd

* SOURCED FROM FDOT 2023 MULTIMODAL QUALITY/LEVEL OF SERVICE HANDBOOK

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

E x h i b i t I V. E . 1 : Tra ff i c C i rc u l a t i o n M a p
E x h i b i t I V. E . 2 : D r i ve w ay D i sta n c e s

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

F. Utilities 2. Water
A November 24, 2020 County Public Works memo states that the Fairgrounds and
1. Wastewater SERP are currently served by two func oning wells: one located on the
In February 2020, RWRD completed a nearly six-mile gravity sewer connec ng the Fairgrounds proper (#55-604337) and one in the former motorsports park (#55-
SELC and Fairgrounds to the metropolitan regional system. The 15-inch main is 579711). These wells have transferrable Type 2 non-irriga on water rights
located on the west side of S. Harrison Road and connects to the Fairgrounds near permi ed for a maximum volume of 172 AF per year and 359 AF, for a total of 531
Harrison and E. Brekke Road. (See Exhibit IV.F.1: Exis ng Sewer.) AF. PimaMaps shows a third well (#55-604336) located on the west side of Sec on
22 in the southwestern SELC, in the area where ca le appear to have been
Sewer service is available to the SELC Property, including Phase 1, in the exis ng
corralled and watered in the past. A well head was seen in that area during a May
15-inch sewer interceptor G-2019-050. However, capacity is available in limited
2021 field survey.
quan es downstream in the exis ng 12-inch sewer line in Rita Road and would
require upsizing of the sewer line to provide addi onal capacity for Phase 1 and The SELC Property is almost completely surrounded by Tucson Water Obligated
other poten al development within the specific area. Once informa on on actual Service Area, overlapping with the abu ng COT limits. Tucson Water provides
capacity demand becomes available, RWRD will reevaluate the system condi ons water service to areas to the north (Rita Ranch, S. Houghton Corridor) and extends
and make recommenda ons on the required capacity augmenta on. south about 5 miles to communi es within unincorporated County (Corona de
Tucson and the Santa Rita Ranch and Santa Rita Mountain Ranch Specific Planned
communi es). Tucson Water policy only permits service to the SELC and Phase 1
Proper es through an agreement to annex into the COT.

3. Electric Infrastructure
The SELC Property is located within the TEP service area. The u lity has conducted
a long term satura on study and iden fied the need for a new subdivision in the
region around the SELC that would be connected to the exis ng Vail-Cienega
138kV transmission line. The ming of construc on of the new subdivision would
depend on development and load growth in the region. The SELC would
contribute to this regional growth.

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

E x h i b i t I V. F. 1 : E x i st i n g S e w e r

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Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

G. Recreation • Colossal Cave Mountain Park, best known as the third-largest cave in the
world and one of the five percent of the world’s ‘dry/dormant’ caves, also
Exis ng recrea onal uses on the SELC Property include the SERP Shoo ng Ranges, has the La Posta Quemada Ranch, which hosts horseback riding, and above-
Musselman Honda Circuit and the now-closed MC Motorsports Park. ground hiking trails and campground.
The Pima Trail System Master Plan (2010, 2012) and revised map (2015) show a • Arizona Na onal Scenic Trail is a non-motorized, 800-mile statewide trail
number of greenways, trails and paths proposed in the vicinity of the SELC Property. runs the length of the state from Mexico to Utah with sec ons in Saguaro
There are greenway trails associated with Houghton and Harrison Roads, and the Na onal Park East and Colossal Cave, through Davidson Canyon along
Franco Wash Greenway passes just south of the Fairgrounds (and parallels or shares a Cienega Creek, to the Santa Rita Mountains in the Coronado Na onal Forest.
power line u lity corridor). The Power Line Greenway and Trail follows the The trail passes about 7½ miles to the east of the SELC.
underground gas pipeline to the north of the Fairgrounds and shoo ng ranges. A Exis ng parks, trails and recrea on areas are depicted in Exhibit IV.G.
number of greenways, trails and paths are located north of I-10, mostly associated
with u lity corridors.
Of note, the Chuck Huckelberry Loop Trail (the “Loop”) follows the Julian Wash
Greenway extension and currently terminates about 2 miles north of the Fairgrounds
at S. Houghton Road. The Loop is a hard-surface, shared-use regional trail that
includes a complete 54-mile loop that encircles the COT by following the City’s major
wash corridors, with proposed extensions to Catalina, Tanque Verde, Canoa Ranch,
and the Fairgrounds. Once the mul -use path that is included in the extension of
Houghton Road is completed, it could theore cally provide separate bicycle access to
the SELC from virtually any loca on around Tucson.
There are also a number of regional parks and recrea on facili es near the SELC:
• Esmond Sta on Regional Park, about 16 acres developed with recrea onal
facili es, is located northeast of the intersec on of S. Houghton Road and E.
Mary Ann Cleveland Way, about 3 miles north of the SELC and serves the
Rita Ranch community.
• Pima County Cienega Creek Natural Preserve follows a 15-mile stretch of
Cienega Creek in eastern COT. The preserve, located about 5 miles to the
east of the SELC, was established in 1986 to protect perennial stream flows,
preserve the associated biological and cultural resources associated with the
stream, and to provide a public resource for recrea on and educa on.

IV-20
Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

E x h i b i t I V.G : E x i s t i n g Re c re at i o n a l Fa c i l i t i e s

IV-21
Section IV: Site Inventory SELC – PHASE 1 SPECIFIC PLAN

H. Cultural Resources
The SELC Property is categorized as an area of low archaeological sensi vity per the
County’s SDCP. Adjacent archaeological surveys have iden fied a low density sca er
of prehistoric sites on adjacent State Trust Lands.

1. Prior Field Surveys

Parcels 305-01-0120; -004P; -004S; -0070; and -009B (in Sec ons 10, 11, 14 and 15,
T16S, R15E,) have been previously surveyed for cultural resources. Por ons of
these parcels were previously surveyed in 1995 (SRI) and 2006 (HEG). An updated
systema c survey of 1,420 acres was more recently conducted by SWCA
Environmental Consultants in January 2021 for the S. Houghton Road

2. Previously Recorded Archaeological or Historic Resources

Previously recorded resources include archaeological sites AZ BB:13:736 (ASM), AZ
BB:13:138 (ASM), and AZ BB:13:1000 (ASM), and four historic-age in-use
structures: El Paso Natural Gas (EPNG) Line Nos. 1100 and 1103, the Western Area
Power Administra on (“WAPA”) Tucson-Apache 115kV transmission line, South
Houghton Road, and Dawn Road were iden fied within the survey area.

IV-22
Section V: Conditions of Approval SELC – PHASE 1 SPECIFIC PLAN

V. Conditions of Approval

V-1
Section V: Conditions of Approval SELC – PHASE 1 SPECIFIC PLAN

A. Purpose
On ______________________, the County Board of Supervisors approved the SELC –
Phase 1 Specific Plan. The approval was subject to condi ons that have been
incorporated into this final document and are provided in Sec on V.B, below. If the
Specific Plan is amended in the future, this sec on, “Condi ons of Approval,” will be
updated to document all changes and any addi onal condi ons of approval that may
be associated with each amendment. This will provide an ongoing record of the
overall Specific Plan, including all associated amendments and revisions throughout
the life of the Project in a single loca on.

B. Board of Supervisors Conditions of Approval

Reference: _________________

V-2
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix A: Phase 1 ALTA Survey

Appendix A
 ALTA/NSPS LAND TITLE SURVEY
A PORTION OF SECTION 11, TOWNSHIP 16 SOUTH, RANGE 15 EAST
OF THE GILA AND SALT RIVER MERIDIAN, PIMA COUNTY, ARIZONA

GENERAL NOTES

1. TITLE INFORMATION AND EASEMENTS OF RECORD ARE BASED ON THE FOLLOWING FIRST AMERICAN TITLE INSURANCE COMPANY
COMMITMENT FOR TITLE INSURANCE FILE NO. 16134-6332181 WITH A COMMITMENT DATE OF SEPTEMBER 30, 2024 AT 8:00 A.M.

HOUGHTON ROAD
2. THE BASIS OF BEARINGS IS GRID NORTH, NAD83 STATE PLANE, ARIZONA CENTRAL ZONE AS ESTABLISHED BY GPS. IN

WILMOT ROAD
TE
RST
3. THE VERTICAL RELIEF AND SUBSTANTIAL FEATURES SHOWN ON THE SURVEY ARE BASED ON AN AERIAL SURVEY AND GROUND AT
SURVEY PERFORMED BY LANDCOR CONSULTING DURING THE MONTH OF OCTOBER 2024. E
10
4. THE PROPERTY ADDRESS IS 11295 S HARRISON ROAD, TUCSON, AZ, 85747.

5. NO MARKERS FOR WETLANDS WERE OBSERVED DURING THE SURVEY.

6. THERE WAS NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS OBSERVED
DURING THE PROCESS OF CONDUCTING THE FIELD WORK. PROJECT SITE

7. NO ZONING SETBACK REQUIREMENTS WERE PROVIDED BY THE CLIENT.

8. THERE WERE NO PROPOSED R.O.W. CHANGES PROVIDED TO SURVEYOR. DAWN ROAD

9. THERE IS NO EVIDENCE TO SUGGEST THERE IS A CEMETERY OR BURIAL GROUND ON THE SUBJECT PARCELS.

10. THE GROSS LAND AREA OF SUBJECT PARCEL IS 301.11 ACRES MORE OR LESS.

11. THE WORDS CERTIFY, CERTIFICATION AND CERTIFICATE SHOWN AND USED HEREON, ARE DEFINED BY ARS 32-151 IN THAT A LEGEND
PERSON OR FIRM REGISTERED BY THE BOARD IS EXPRESSING A PROFESSIONAL OPINION REGARDING THE FACTS OR FINDING
THAT ARE SUBJECT OF THE CERTIFICATION AND DOES NOT CONSTITUTE OR EXPRESS IMPLIED WARRANTY OR GUARANTEE. LEASE AREA LINE
EASEMENT LINE
12. UTILITIES SHOWN ARE FROM VISIBLE ABOVE GROUND EVIDENCE, PLANS OR AS-BUILTS WERE NOT PROVIDED, HOWEVER LACKING
BUILDING LINE
EXCAVATION, THE EXACT LOCATION OF THE UNDERGROUND FEATURES CANNOT BE ACCURATELY, COMPLETELY, AND RELIABLY
DEPICTED. WHERE ADDITIONAL OR MORE DETAILED INFORMATION IS REQUIRED, THE OWNER IS ADVISED THAT EXCAVATION MAY W WATER LINE
BE NECESSARY. THE FOLLOWING UTILITIES HAVE BEEN CONTACTED AND PLANS REQUESTED. SS SANITARY SEWER LINE
STORM SEWER LINE
A. CENTURY LINK CONTROL DATUM
GAS UNDERGROUND GAS LINE
B. COX COMMUNICATIONS
C. EL PASO NATURAL GAS THE HORIZONTAL DATUM FOR THIS PROJECT IS NAD 83 STATE PLANE, ARIZONA CENTRAL ZONE, OHE OVERHEAD UTILITY LINE
D. TUCSON ELECTRIC POWER BASED ON THE FOLLOWING PARAMETERS: UGE UNDERGROUND ELECTRIC LINE
E. PIMA WASTEWATER DEPARTMENT UGT UNDERGROUND TELEPHONE LINE
COORDINATE SYSTEM: NAD 83 (2011 EPOCH) FENCE
X X X X

ZONE: ARIZONA CENTRAL CONCRETE PAVEMENT

ELLIPSOID: WGS 84 ASPHALT PAVEMENT
FLOOD ZONE GEOID MODEL: GEOID 12B

HUBER, CHAD 10/29/2024 3:08 PM LAST SAVED 10/29/2024 2:54 PM

UNITS: INTERNATIONAL FEET
THE PROJECT PARCEL LIES WITHIN ZONE "X" AREAS WITH 0.2% CHANCE FLOOD HAZARD, VERTICAL DATUM: NAVD 88
AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTH LESS THAN 1 FOOT OR WITH
DRAINAGE AREAS OF LESS THAN 1 SQUARE MILE ON FIRM PANEL 04019C2925L WITH AN
EFFECTIVE DATE OF 06/16/2011. FINAL COORDINATES FOR THE PROJECT ARE GROUND COORDINATES. TO GET GRID
COORDINATES DIVIDE EACH GROUND VALUE BY 1.00016.

PROJECT BENCHMARK

REFERENCE DOCUMENTS AN ALUMINUM CAP MARKING THE EAST QUARTER CORNER OF SECTION 11, TOWNSHIP 16
SOUTH, RANGE 15 EAST NAMED G21.
1. RECORD OF SURVEY AND RIGHT OF WAY PLAN FOR HOUGHTON ROAD RECORDED IN
SEQUENCE NO. 20150300776, PIMA COUNTY RECORDS, ARIZONA. NAVD88 ELEVATION = 3068.68'
2. RECORD OF SURVEY RECORDED IN SEQUENCE NO. 20203090205 PIMA COUNTY RECORDS,

DWG NAME: K:\PHX_ROADWAY\MARKETING\A - OTHER\SURVEY\2024\2024-108_IPI_PIMA_NORTH\BOBCAT_ALTA.DWG PLOTTED BY

ARIZONA. SURVEY CERTIFICATION

TO: CHARLES MOUND PROPERTIES, LLC

LEGEND FIRST AMERICAN TITLE INSURANCE COMPANY:

INDICATES MONUMENT AS NOTED

XXX.XX' INDICATES MEASURED DATA THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE
FD. FOUND MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR
S.F.N.F. SEARCHED FOR NOT FOUND ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS,
HH HAND HOLE AND INCLUDES ITEMS 1 - 5, 8, 11A, 13, 16 AND 17 OF TABLE A THEREOF. THE FIELD WORK WAS
BC BRASS CAP COMPLETED IN OCTOBER 2024.
BCHH BRASS CAP IN HAND HOLE
ACHH ALUMINUM CAP IN HAND HOLE
ESMT. EASEMENT
E-UGC EXISTING UNDERGROUND CABLE CHAD W. HUBER RLS 35316
E-UGG EXISTING UNDERGROUND GAS
E-UT EXISTING UNDERGROUND TELEPHONE
E-OHE EXISTING OVERHEAD ELECTRIC
11/05/2024

1661 E. Camelback Rd., Suite 400 Tel. No. (602) 837-5511

Phoenix, Arizona 85016
Scale Drawn by Checked by Date Project No. Sheet No.
N.T.S. CWH CWH 10/29/2024 060007906 1 OF 3
 NORTH
ALTA/NSPS LAND TITLE SURVEY
SOUTH HALF OF SECTION 11, TOWNSHIP 16 SOUTH, RANGE 15 EAST
GRAPHIC SCALE IN FEET
200 0 100 200 400

1" = 200' @ 24X36

STATE OF ARIZONA
STATE OF ARIZONA
APN: 305010100
APN: 305010100
C 1/4 CORNER
W 1/4 CORNER
SEC. 11, T16S, R15E E 1/4 CORNER
SEC. 11, T16S, R15E
NOT FD. SEC. 11, T16S, R15E
FD. BC "LS 19862"
N89°33'01"E 1865.84' 10000
FD. AC "LS 13187"
N89°33'01"E 2644.61' 3068.68

X
10016
789.15'
X X X X X X
X X X

10014
X X X X X X
X

G21 T16S R15E

X X X X X X
X X X X X X
X X X X X X
X X X X X X X

0.00
X X X X X X X
X X X X X X X X
X X X X X X X

3010.07
X X X X X X X
X X X X X X X
X X X X X X X X X X X X

G19 T16S R15E

X

X
G17 T16S R15E
X

X
X

X
X

X
C B L = 7 0 3 4. 82 8 "
STATE OF ARIZONA
X

X
C = 2 5 ° 0 .5 6 ' '
=S 8 4
APN: 305010110
LEGEND

R = 2 2°0
∆=

X
X

77 9'0
2

9.7 5 "
X
X

ROOF DRAIN MAIL BOX

1' E
X
X

5'
TV CABLE TV BOX SANITARY SEWER CLEAN OUT

X
6
X

TV CABLE TV HANDHOLE S SANITARY SEWER MANHOLE

X
FD. BCHH TV CABLE TV MANHOLE S SANITARY SEWER MARKER FLAG
X

X
TV CABLE TV MARKER FLAG S SANITARY SEWER MARKER SIGN
X

X
TV CABLE TV MARKER SIGN ST SANITARY SEWER SEPTIC TANK
X

X
TV CABLE TV VAULT S SANITARY SEWER VAULT
C COMMUNICATIONS BOX D STORM SEWER BOX

X
X

C COMMUNICATIONS HANDHOLE STORM SEWER DRAIN

X
X

C COMMUNICATIONS MANHOLE D STORM SEWER MANHOLE

X
X

C COMMUNICATIONS MARKER FLAG D STORM SEWER VAULT

X
COMMUNICATIONS MARKER SIGN TRAFFIC BARRIER
X

X
C COMMUNICATIONS VAULT TRAFFIC BOLLARD
X

X
125' R.O.W. ELEVATION BENCHMARK TR TRAFFIC BOX
X

X
DOC. 2021-1270196 F FIBER OPTIC BOX TR CROSS WALK SIGNAL
PAVED ROAD

X
X

F FIBER OPTIC HANDHOLE TR TRAFFIC HANDHOLE

F FIBER OPTIC MANHOLE TRAFFIC MANHOLE

X
TR
X

C B L =11 4 . 8 6
F FIBER OPTIC MARKER FLAG TRAFFIC MARKER SIGN

X
TR
X

C = 18 °17 6 7 '
FIBER OPTIC MARKER SIGN TRAFFIC SIGNAL

= N 15 .
F

HOUGHTON ROAD
R = 5°48
∆=
X
X

FIBER OPTIC VAULT TRAFFIC VAULT

10 9 ' 2 3
F TR

S0°22'58"E 2637.01'
60' EPNG ESMT
12
HARRISON ROAD

17 8 ' 5 1"
3
DKT. 370, PG. 46 MONITORING WELL U UNIDENTIFIED BOX
X
N0°42'37"W 2628.64'

7.6 " W
X G GAS HANDHOLE U UNIDENTIFIED HANDHOLE
X

0'
G GAS METER U UNIDENTIFIED METER

X
X

G GAS MANHOLE U UNIDENTIFIED MANHOLE

'

X
G GAS MARKER FLAG U UNIDENTIFIED MARKER FLAG
X

G GAS SIGN U UNIDENTIFIED MARKER SIGN

PIMA COUNTY

X
X

G GAS TANK U UNIDENTIFIED POLE

X
APN: 30501009B
X

G GAS VAULT U UNIDENTIFIED TANK

PIMA COUNTY

PAVED ROAD
G GAS VALVE U UNIDENTIFIED VAULT
X

T TELEPHONE BOX U UNIDENTIFIED VALVE

APN: 30501009B

X
X

T TELEPHONE HANDHOLE TREE

X
X
OHE

T TELEPHONE MANHOLE W WATER BOX

75' ROAD ESMT

X
T TELEPHONE MARKER FLAG FIRE DEPT. CONNECTION
X

DKT. 9992, PG. 2387 15

60' EPNG ESMT TELEPHONE MARKER SIGN WATER HAND HOLE

X
T W
X

UGE 11 DKT. 141, PG. 266 T TELEPHONE VAULT FIRE HYDRANT

X
X

P PIPELINE MARKER SIGN W WATER METER

X
X

UG
E ELECTRIC BOX W WATER MANHOLE
APN: 305010070

E
FD. BCHH
OHE
PIMA COUNTY

X
X

FLOOD LIGHT WATER MARKER FLAG

X

W
X X

OHE
X

GUY ANCHOR WATER MARKER SIGN

X
W

HUBER, CHAD 10/29/2024 3:08 PM LAST SAVED 10/29/2024 2:54 PM

X

GUY ANCHOR POLE W WATER VAULT

X
ELECTRIC HANDHOLE WATER VALVE
X

E
X
X

UG
E

X
18 10' ELEC ESMT LIGHT STANDARD AIR RELEASE VALVE
X

A
X

N0°22'58"W 883.62'
E ELECTRIC METER W WATER WELL

X
OHE X

E ELECTRIC MANHOLE C.M. CONTROLLING MONUMENT

OHE
X
E ELECTRIC MARKER FLAG IRSC 5/8" IRON ROD W/ "KHA" CAP SET
X

X
E ELECTRIC MARKER SIGN IRFC IRON ROD WITH CAP FOUND
X

UTILITY POLE MNS MAG NAIL SET

X
X

T ELECTRIC TRANSFORMER PKF PK NAIL FOUND

X
X

E ELECTRIC VAULT IRF IRON ROD FOUND

OHE

OHE
HANDICAPPED PARKING IPF IRON PIPE FOUND
X

SIGN ADF ALUMINUM DISK FOUND

X
X

MARQUEE/BILLBOARD XS "X" CUT IN CONCRETE SET

X
X

125' R.O.W. BORE LOCATION XF "X" CUT IN CONCRETE FOUND

X
DOC. 2021-1270196 FLAG POLE P.O.B. POINT OF BEGINNING
X

X
75' ROAD ESMT
OHE

GT GREASE TRAP P.O.C. POINT OF COMMENCING

15
X

OHE
X

DKT. 9992, PG. 2387

DWG NAME: K:\PHX_ROADWAY\MARKETING\A - OTHER\SURVEY\2024\2024-108_IPI_PIMA_NORTH\BOBCAT_ALTA.DWG PLOTTED BY

X

X X X X X X X X X
X X
X
X X X
X
X X X X X X X X
X
X X X X X X X X X X
X X X X

10010
X X X X X X X X
X X X X X X X
X X X X X X X X X X
X X

2
X X

3
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

5 4 3072.80
6 3051.81 3062.22 10008
3034.45 3040.99 J20 T16S R15E
3023.59 10011 AT AT 3071.71
AT
108

AT
3076.808

101
10015
BACK OF CURB

AT 3049.24
X X X X

S89°38'28"W 2517.29'
X X X X X X X
X

J21 T16S R15E

X X X X X X X
X

X X X X X X
X X X X X X

3023.43
3023.62
X X X X X X X X
X X

S89°38'28"W 2642.29'
X X X X X X X X X X

J19 T16S R15E

X X X X X X X X X X

1
X X X X X X X X

X
X

X
BCFL
J17 T16S
RLS19862
R15E 2020

S 1/4 CORNER BREKKE ROAD 75' ROAD ESMT SE CORNER

SW CORNER SEC. 11, T16S, R15E DKT. 9992, PG. 2387 15 SEC. 11, T16S, R15E
SEC. 11, T16S, R15E NOT FD. FD. BC
FD. BC "LS19862" PIMA COUNTY
APN: 30501004P
LEGEND PIMA COUNTY
APN: 30501004P
LEASE AREA LINE
EASEMENT LINE
BUILDING LINE
W WATER LINE
SS SANITARY SEWER LINE
STORM SEWER LINE
GAS UNDERGROUND GAS LINE
OHE OVERHEAD UTILITY LINE
UGE UNDERGROUND ELECTRIC LINE
UGT UNDERGROUND TELEPHONE LINE
FENCE
X X X X

CONCRETE PAVEMENT 1661 E. Camelback Rd., Suite 400 Tel. No. (602) 837-5511
Phoenix, Arizona 85016
ASPHALT PAVEMENT
Scale Drawn by Checked by Date Project No. Sheet No.
1" = 200' CWH CWH 10/29/2024 060007906 2 OF 3
 EXHIBIT A SCHEDULE B, PART II—Exceptions

THE LAND REFERRED TO HEREIN BELOW IN SITUATED IN THE COUNTY OF PIMA, STATE OF ARIZONA, AND IS 1. ANY DEFECT, LIEN, ENCUMBRANCE, ADVERSE CLAIM, OR OTHER MATTER THAT APPEARS FOR THE FIRST
DESCRIBED AS TIME IN THE PUBLIC RECORDS OR IS CREATED, ATTACHES, OR IS DISCLOSED BETWEEN THE
COMMITMENT DATE AND THE DATE ON WHICH ALL OF THE SCHEDULE B, PART I—REQUIREMENTS ARE
FOLLOWS: MET. (NOT PLOTTABLE)
THE SOUTH HALF (S2) OF SECTION 11, TOWNSHIP 16 SOUTH, RANGE 15 EAST, OF THE GILA AND 2. (A) TAXES OR ASSESSMENTS THAT ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY
TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC
SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA;
RECORDS; (B) PROCEEDINGS BY A PUBLIC AGENCY THAT MAY RESULT IN TAXES OR ASSESSMENTS, OR
NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THE RECORDS OF SUCH AGENCY OR BY
THE PUBLIC RECORDS. (NOT PLOTTABLE)
EXCEPT THAT PART LYING EASTERLY OF THE EAST LINE OF HOUGHTON ROAD AS ESTABLISHED UNDER
PROCEEDINGS NO. 1233 AND OF RECORD AT THE PIMA COUNTY RECORDER'S OFFICE IN BOOK 9 OF ROAD 3. ANY FACTS, RIGHTS, INTERESTS, OR CLAIMS THAT ARE NOT SHOWN BY THE PUBLIC RECORDS BUT THAT
MAPS AT PAGE 92 THEREOF; COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR THAT MAY BE ASSERTED BY PERSONS IN
POSSESSION OF THE LAND. (NOT PLOTTABLE)
ALSO EXCEPT THAT PORTION OF THE LAND CONVEYED IN QUIT CLAIM DEED RECORDED MAY 07, 2021 AS
2021-1270196 OF OFFICIAL RECORDS; 4. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, NOT SHOWN BY THE PUBLIC RECORDS.
(NOT PLOTTABLE)

5. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY

EXCEPT ALL OIL, GAS, OTHER HYDROCARBON SUBSTANCES, HELIUM OR OTHER SUBSTANCES OF A OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE, AND WHICH ARE NOT SHOWN BY THE
GASEOUS NATURE, COAL, METALS, MINERALS, FOSSILS, FERTILIZER OF EVERY NAME AND DESCRIPTION, PUBLIC RECORDS. (NOT PLOTTABLE)
TOGETHER WITH ALL URANIUM, THORIUM, OR ANY OTHER MATERIAL WHICH IS OR MAY BE DETERMINED BY
THE LAWS OF THE UNITED STATES, OR OF THIS STATE, OR DECISIONS OF COURT, TO BE PECULIARLY 6. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS
ESSENTIAL TO THE PRODUCTION OF FISSIONABLE MATERIALS, WHETHER OR NOT OF COMMERCIAL VALUE, AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR
AND THE EXCLUSIVE RIGHT THERETO, ON, IN, OR UNDER THE ABOVE DESCRIBED LANDS, SHALL BE AND NOT THE MATTERS EXCEPTED UNDER (B), OR (C) ARE SHOWN BY THE PUBLIC RECORDS. (NOT
REMAIN AND ARE HEREBY RESERVED IN AND RETAINED BY THE STATE OF ARIZONA, RECORDED IN DOCKET PLOTTABLE)
6561, PAGE 1012.
7. ANY LIEN OR RIGHT TO A LIEN FOR SERVICES, LABOR, MATERIAL OR EQUIPMENT, UNLESS SUCH LIEN IS
SHOWN BY THE PUBLIC RECORDS AT DATE OF POLICY AND NOT OTHERWISE EXCEPTED FROM COVERAGE
HEREIN. (NOT PLOTTABLE)

8. ANY ADDITIONAL TAXES WHICH MAY BECOME A LIEN BY REASON OF THE COUNTY ASSESSOR
REASSESSING THE WITHIN DESCRIBED PREMISES FOR THE YEAR(S) 2024. (NOT PLOTTABLE)

9. ANY CHARGE UPON SAID LAND BY REASON OF ITS INCLUSION IN CENTRAL ARIZONA WATER
CONSERVATION DISTRICT. (ALL ASSESSMENTS DUE AND PAYABLE ARE PAID.) (NOT PLOTTABLE)

10. RESERVATIONS OR EXCEPTIONS IN PATENTS, OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF. (NOT
PLOTTABLE)

11. A CONVEYANCE OF RIGHT OF WAY RECORDED IN DOCKET 141, PAGE 266 AND ENVIRONMENTAL LIABILITY
ASSUMPTION AND RELEASE RECORDED AS 2013-0510074 OF OFFICIAL RECORDS.

12. A RIGHT OF WAY FOR GAS PIPE LINE AND APPURTENANCES, RECORDED IN DOCKET 370, PAGE 46 AND
ENVIRONMENTAL LIABILITY ASSUMPTION AND RELEASE RECORDED AS 2013-0510074 OF OFFICIAL
RECORDS.

13. A PLAT RECORDED IN BOOK 15, PAGE 55 OF ROAD MAPS, PURPORTING TO SHOW A COUNTY ROADWAY.
(DOES NOT AFFECT SUBJECT SURVEY)

14. THE RIGHT TO ENTER UPON SAID LAND, PROSPECT FOR, MINE AND REMOVE ALL OIL, GAS AND MINERALS,
AS RESERVED IN INSTRUMENT SET FORTH IN DOCKET 6561, PAGE 1012. (NOT PLOTTABLE)

15. THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "RIGHT OF WAY"
RECORDED MARCH 03, 1995 IN DOCKET 9992, PAGE 2387.

16. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "ORDINANCE NO. 8562"
RECORDED AUGUST 21, 1995 IN DOCKET 10111, PAGE 1718 AND ADDITIONAL GRANTEE RECORDED
OCTOBER 30, 1997 IN DOCKET 10662, PAGE 2421. (NOT PLOTTABLE)

17. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTION NO. 2011-31"
RECORDED FEBRUARY 18, 2011 AS 2011-0490644 OF OFFICIAL RECORDS. (NOT PLOTTABLE)

HUBER, CHAD 10/29/2024 3:08 PM LAST SAVED 10/29/2024 2:54 PM

18. AN EASEMENT FOR ELECTRIC LINES AND APPURTENANT FACILITIES AND INCIDENTAL PURPOSES IN THE
DOCUMENT RECORDED AS 2011-2990001 OF OFFICIAL RECORDS.

19. THE RIGHT OF THE STATE OF ARIZONA TO PROHIBIT, LIMIT AND CONTROL ACCESS TO THE LIMITED
ACCESS HIGHWAY AS SET FORTH IN INSTRUMENT RECORDED AS 2020-0020019 OF OFFICIAL RECORDS.
(NOT PLOTTABLE)

20. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTION NO. 2020-74"
RECORDED DECEMBER 04, 2020 AS 2020-3390400 OF OFFICIAL RECORDS. (NOT PLOTTABLE)

21. ANY FACTS, RIGHTS, INTERESTS OR CLAIMS THAT MAY EXIST OR ARISE BY REASON OF THE FOLLOWING
MATTERS DISCLOSED BY AN ALTA/NSPS SURVEY MADE BY _______ ON _______, DESIGNATED JOB
NUMBER _______:_______________

22. THE RIGHTS OF PARTIES IN POSSESSION BY REASON OF ANY UNRECORDED LEASE OR LEASES OR

DWG NAME: K:\PHX_ROADWAY\MARKETING\A - OTHER\SURVEY\2024\2024-108_IPI_PIMA_NORTH\BOBCAT_ALTA.DWG PLOTTED BY

MONTH TO MONTH TENANCIES AFFECTING ANY PORTION OF THE WITHIN DESCRIBED PROPERTY. NOTE:
THIS MATTER WILL BE MORE FULLY SET FORTH OR DELETED UPON COMPLIANCE WITH THE APPLICABLE
REQUIREMENT(S) SET FORTH HEREIN. (NOT PLOTTABLE)

23. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. (NOT
PLOTTABLE)

1661 E. Camelback Rd., Suite 400 Tel. No. (602) 837-5511

Phoenix, Arizona 85016
Scale Drawn by Checked by Date Project No. Sheet No.
N.T.S. CWH CWH 10/29/2024 060007906 3 OF 3
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix B: Roadway Standard Details

Appendix B
 STANDARD DETAIL DTL NO.
LOCAL STREET
INDUSTRIAL SUBDIVISION (MODIFIED
DETAIL 14 OF PIMA COUNTY SUBDIVISION
14
& DEVELOPMENT STREET STANDARDS)
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix C: Preliminary Traffic Assessment

Appendix C
 SELC Phase 1 Specific Plan
Preliminary Traffic Assessment

To: PIMA COUNTY

From: DANIEL IWICKI ([email protected]) Southeast Employment &
CC: ERIN HARRIS ([email protected]) Logistics Center Specific Plan
Date: March 19, 2025

This traffic memorandum is in support of the proposed rezoning of parcel number 30501009B,
located between Houghton Road and Harrison Road, north of Brekke Road, in Pima County, AZ.
The proposed site is requesting to be rezoned as Southeast Employment & Logistics Center
(SELC) Specific Plan. The property proposed for rezoning is shown in Figure 1.

EXIST ING COND IT ION S

Traffic from this site will primarily come from I-10 and use two roads, Houghton Road and Harrison
Road, with Brekke Road being a secondary access to the south part of the site.

I-10 is a northeast-southwest roadway within the vicinity of the proposed development and is
classified by ADOT’s Federal Functional Classification System as a Principal Arterial – Interstate.
It is a four-lane roadway (two in each direction) with a depressed median and has no pedestrian
facilities. The posted speed is 75 miles per hour (mph). The nearest interchange to the proposed
development is Houghton Road.

Houghton Road is a north-south roadway and is classified by ADOT’s Federal Functional

Classification System as a Rural Principal Arterial - Other. It is a four-lane roadway (two in each
direction) with a raised median and a posted speed limit is 45 mph. There is a six-foot paved
shoulder on both sides of the roadway. On the west side of Houghton Road there is a 12-foot
shared use path. Houghton Road is maintained by Pima County adjacent to the proposed
development and along the Pima County Fair Grounds, to the north and south of the development
is maintained by the City of Tucson.

Harrison Road is a north-south roadway and is classified by ADOT’s Federal Functional

Classification System as a Rural Minor Collector. Harrison Road is a two-lane roadway (one in
each direction) with a posted speed limit is 45 mph. There are no pedestrian or bicycle facilities on
either side of the roadway. Harison Road is maintained by Pima County adjacent to the proposed
development and through the Pima County Fair Grounds, to the north of the development is
maintained by the City of Tucson.

Brekke Road is an east-west local road that spans approximately one mile between Houghton
Road and Harrison Road. Brekke Road is a two-lane roadway (one in each direction) with a posted
speed limit is 45 mph. There are no pedestrian or bicycle facilities on either side of the roadway.
Brekke Road is maintained by Pima County.

kimley-horn.com 3300 E Sunrise Drive, Suite 130, Tucson, AZ 85718 520-615-9191

 SELC Phase 1 Specific Plan
Preliminary Traffic Assessment
Page 2

Traffic volumes on the roadways within the vicinity of the proposed development have been
obtained from the Pima Association of Governments (PAG) Transportation Count Database
System (TCDS). The following roadways have daily traffic volumes:

• I-10 – 53,211 vehicles per day

• Houghton Road – 11,805 vehicles per day

• Harrison Road – 697 vehicles per day

• Brekke Road – 756 vehicles per day

Proposed
SELC
Specific Plan

Figure 1 – Location Map

kimley-horn.com 3300 E Sunrise Drive, Suite 130, Tucson, AZ 85718 520-615-9191

 SELC Phase 1 Specific Plan
Preliminary Traffic Assessment
Page 3

SIT E ACCESSIB IL ITY

The SELC site is expected to have access locations on all three roadways surrounding the parcel
to serve the Specific Plan developments. Turn lane warrants will be evaluated as part of a full Traffic
Impact Analysis.

ALT ERNAT IVE T R IP G EN ERAT ION S

The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition was used to
obtain daily and peak hour trip generation average rates and inbound-outbound percentages for
the proposed land uses for each alternative. Three alternatives that were described previously are
detailed in the section below with their trip generation calculations, all of which have daily trip counts
under 10,000 vehicles per day. When a developer is ready to develop the site, alternative trip
generation rates from them or similar sites may be used in lieu of the ITE rates.

• Alternative 1 assumes data center land use, and a proposes 2,200,000 sqft of data center
building area. This alternative would generate 2,138 daily trips
• Alternative 2 assumes manufacturing, corporate headquarters building, and research and
development center land uses, and a proposes 400,000, 350,000, and 450,000 sqft of
building area, respectively. This alternative would generate 9,670 daily trips
• Alternative 3 assumes industrial park, warehousing, and office park lane uses, and
proposes 500,000, 1,000,000, and 550,000 sqft of building area, respectively. This
alternative would generate 9,486 daily trips.

All ITE trip generation worksheets are included as Attachment 1.

Table 1: Alternative Daily Trip Generation

ITE Building Daily

Alt Lane Use Rate
Code Area (sqft) Trips
Data Center 160 2,200,000 0.99 trips * 1,000 sqft 2,138
1
Alternative 1 Total 2,138

Manufacturing 140 400,000 4.75 trips * 1,000 sqft 1,900

Corporate Headquarters
714 350,000 2.92 trips * 1,000 sqft 2,784
Building
2
Research and
760 450,000 11.08 trips * 1,000 sqft 4,986
Development Center
Alternative 2 Total 9,670

Industrial Park 130 500,000 3.37 trips * 1,000 sqft 1,686

Warehousing 150 1,000,000 1.71 trips * 1,000 sqft 1,710

3
Office Park 750 550,000 11.07 trips * 1,000 sqft 6,090

Alternative 3 Total 9,486

T RAFF IC EVALUAT ION

The proposed rezoning of the property and eventual development will lead to the need for further
traffic evaluation. Based on the Pima County Subdivision and Development Street Standards, a

kimley-horn.com 3300 E Sunrise Drive, Suite 130, Tucson, AZ 85718 520-615-9191

 SELC Phase 1 Specific Plan
Preliminary Traffic Assessment
Page 4

Traffic Impact Study (TIS) will be required to further evaluate the future impacts to the surrounding
roadway network by the development(s).

A preliminary analysis of the surrounding roadway network was completed using the Florida
Department of Transportation (FDOT) 2023 Multimodal Quality/Level of Service Handbook.
Analysis criteria from the Pima County Subdivision and Development Street Standards states that
minimum design requirements for all roadway segments shall be level of service (LOS) D.

Based on the existing average daily traffic (ADT) and the maximum volume to operate at LOS D or
better from the FDOT guidelines, all arterial roadways within the vicinity of the SELC operate at a
LOS D or better. There is adequate capacity available to take up to 9,670 additional vehicles per
day, the highest trip generation from Alternative 2. The results are shown in Table 2.

Table 2: FDOT Planning Level of Service Analysis

ROAD DIFFERENCE IN
ROADWAY #OF EXIST. MAX VOL. FDOT AREA
FUNCTIONAL THRESHOLD AND
SEGMENTS LANES ADT LOS D* CLASS.*
CLASS. EXISTING ADT

Principal
I-10 North of 53,21 Freeway -
Arterial - 4 70,300 17,089
Houghton Rd 1 Transitioning
Interstate

Principal
I-10 South of 44,40 Freeway -
Arterial - 4 70,300 25,891
Houghton Rd 9 Transitioning
Interstate

Rural
Houghton Rd 19,44 C2T - Rural
Principal 6 48,000 28,555
North of I-10 5 Town
Arterial

Rural
Houghton Rd 11,80 C2T - Rural
Principal 4 31,400 19,595
South of I-10 5 Town
Arterial

Houghton Rd., Rural

11,27 C2T - Rural
Brekke Rd. to Principal 4 31,400 20,121
9 Town
Dawn Rd. Arterial
Harrison Rd.,
Rural Minor
Rocket Stra. to 2 697 N/A N/A N/A
Collector
Brekke Rd.
Brekke Rd.,
Harrison Rd. to Local Road 2 756 N/A N/A N/A
Houghton Rd.
*Sourced from FDOT 2023 Multimodal Quality/Level of Service Handbook

kimley-horn.com 3300 E Sunrise Drive, Suite 130, Tucson, AZ 85718 520-615-9191

 SELC Phase 1 Specific Plan
Preliminary Traffic Assessment
Page 5

Attachment 1: ITE Trip Generation Worksheets

kimley-horn.com 3300 E Sunrise Drive, Suite 130, Tucson, AZ 85718 520-615-9191

Alternative 1
1/20/25, 11:27 AM itetripgen.org/query/PrintGraph2?code=160&ivlabel=QFQAF&timeperiod=AWDVTE&x=2160&edition=685&locationCode=General …

Data Center
(160)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 2
Avg. 1000 Sq. Ft. GFA: 169
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
0.99 0.65 - 1.32 *

Data Plot and Equation Caution – Small Sample Size

300
T = Trip Ends

200

100

0
0 50 100 150 200
X = 1000 Sq. Ft. GFA

Study Site Average Rate

Fitted Curve Equation: Not Given R²= ****

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
Alternative 2
1/20/25, 12:34 PM itetripgen.org/query/PrintGraph2?code=140&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Manufacturing
(140)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 53
Avg. 1000 Sq. Ft. GFA: 208
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
4.75 0.83 - 49.50 3.20

Data Plot and Equation

8,000

6,000
T = Trip Ends

4,000

2,000

0
0 500 1,000 1,500 2,000
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: T = 3.77(X) + 201.98 R²= 0.68

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
1/20/25, 12:34 PM itetripgen.org/query/PrintGraph2?code=760&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Research and Development Center

(760)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 22
Avg. 1000 Sq. Ft. GFA: 179
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
11.08 3.48 - 24.95 4.45

Data Plot and Equation

10,000

8,000
T = Trip Ends

6,000

4,000

2,000

0
0 200 400 600 800
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: T = 9.70(X) + 247.71 R²= 0.89

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
1/20/25, 12:34 PM itetripgen.org/query/PrintGraph2?code=714&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Corporate Headquarters Building

(714)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 7
Avg. 1000 Sq. Ft. GFA: 258
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
7.95 5.87 - 12.39 2.92

Data Plot and Equation

5,000

4,000
T = Trip Ends

3,000

2,000

1,000

0
0 200 400 600 800 1,000
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: T = 6.16(X) + 462.50 R²= 0.81

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
Alternative 3
1/20/25, 12:36 PM itetripgen.org/query/PrintGraph2?code=750&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Office Park
(750)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 10
Avg. 1000 Sq. Ft. GFA: 479
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
11.07 7.56 - 14.50 2.14

Data Plot and Equation

12,000

10,000

8,000
T = Trip Ends

6,000

4,000

2,000

0
0 200 400 600 800 1,000
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: Ln(T) = 0.89 Ln(X) + 3.10 R²= 0.93

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
1/20/25, 12:35 PM itetripgen.org/query/PrintGraph2?code=150&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Warehousing
(150)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 31
Avg. 1000 Sq. Ft. GFA: 292
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
1.71 0.15 - 16.93 1.48

Data Plot and Equation

6,000

5,000

4,000
T = Trip Ends

3,000

2,000

1,000

0
0 1,000 2,000 3,000
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: T = 1.58(X) + 38.29 R²= 0.92

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
1/20/25, 12:35 PM itetripgen.org/query/PrintGraph2?code=130&ivlabel=QFQAF&timeperiod=AWDVTE&x=&edition=685&locationCode=General Urb…

Industrial Park
(130)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday

Setting/Location: General Urban/Suburban

Number of Studies: 27
Avg. 1000 Sq. Ft. GFA: 762
Directional Distribution: 50% entering, 50% exiting

Vehicle Trip Generation per 1000 Sq. Ft. GFA

Average Rate Range of Rates Standard Deviation
3.37 1.41 - 14.98 2.60

Data Plot and Equation

6,000

5,000
T = Trip Ends

4,000

3,000

2,000

1,000

0
0 500 1,000 1,500 2,000 2,500
X = 1000 Sq. Ft. GFA

Study Site Fitted Curve Average Rate

Fitted Curve Equation: Ln(T) = 0.52 Ln(X) + 4.45 R²= 0.58

Trip Gen Manual, 11th Edition Institute of Transportation Engineers

https://www.itetripgen.org/printGraph 1/1
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix D: Phase 1 Biological Resources Memorandum

Appendix E
November 7, 2024

Nitin Sathe
Vice President
IPI Partners
300 N. LaSalle Street, Suite 1500
Chicago, IL 60654

Re: Biological Resources Memorandum

Bobcat Due Diligence (288.5 acres)
Pima County, Arizona

Dear Mr. Sathe:

IPI Partners, LLC is proposing a campus style industrial project (Bobcat) located along Houghton Road,
north of Brekke Road, and east of Harrison Road in Pima County, Arizona. The 288.5-acre site consists of
Pima County owned land. Land use within the site consists of recreational development (Pima County Clay
Target Center), native desert, and disturbed desert. The surrounding land consists of recreational
development, Houghton Road, Harrison Road, and Brekke Road, native desert, and disturbed desert.

Kimley-Horn biologists conducted a site visit on October 24, 2024 to document onsite conditions. According
to Biotic Communities, the project area is within the Arizona Upland Subdivision of the Sonoran Desertscrub
biotic community.1 Vegetation observed within the project limits consists of jumping cholla (Cylindropuntia
fulgida), creosote (Larrea tridentata), saltbush (Atriplex canescens), and buffelgrass (Pennisetum ciliare).

Wildlife observed included broad-tailed hummingbird (Selasphorus platycercus), a coyote (Canis latrans)
den, and fossorial burrows.

ENDANGERED SPECIES ACT (ESA) LISTED SPECIES

SPECIES IDENTIFICATION
Kimley-Horn obtained an official species list from the U.S. Fish and Wildlife Service (USFWS) Information
for Planning and Consultation (IPaC) system on October 15, 2024. The list included twelve threatened,
endangered, or candidate species that should be evaluated. A qualified biologist reviewed the list to
determine species that may occur in the project vicinity. Species included in the USFWS list but excluded
from further evaluation are addressed in Table 1. This project will have no effect on the species listed in
Table 1. Additionally, there is no federally designated Critical Habitat within the project vicinity. One species
has the potential to occur in the project area and is analyzed in the Species Evaluation section.

Table 1 – ESA Species Exclusion Table

Species Status Habitat Requirements Exclusion Justification
Mammals
Jaguar (Panthera ESA LE Found in thornscrub, Suitable habitat for this species
onca) desertscrub, chaparral, is not present in the project
semidesert grassland, limits. There are no
Madrean evergreen documented occurrences
woodland, deciduous within three miles of the

1
Conservation Biology Institute (CBI). Data Basin. Accessed October 15, 2024.
https://databasin.org/datasets/e8e241e869054d7e810894e5e993625e/

1
 Species Status Habitat Requirements Exclusion Justification
forest, and conifer forest project limits.
between 1,600 and 9,000
feet and associated with
water in southeastern
Arizona.2
Ocelot (Leopardus ESA LE Variable, including thorn Suitable habitat for this species
pardalis) scrub, semi-arid is not present in the project
woodland, tropical limits. There are no
deciduous and semi- documented occurrences
deciduous forest, within three miles of the
subtropical forest, project limits.
lowland rainforest, palm
savanna, and seasonally
flooded savanna
woodland. In Arizona,
most recent (since 2009)
detections have occurred
in Madrean evergreen
woodland, semidesert
grassland, and Great
Plains grassland in
habitats greater than
9,850 feet.2
Birds
Cactus Ferruginous ESA LT Found in mesquite Suitable habitat for this species
Pygmy-owl thickets, desert riverine is not present in the project
(Glaucidium woods and saguaros in limits. There are no
brasilianum cactorum) desertscrub and semi- documented occurrences
desert grasslands in within three miles of the
southern Arizona; historic project limits.
range continued into
central Arizona. Found
below 4,000 feet in
elevation.2
California Least Tern ESA LE Sparsely vegetated and Suitable habitat for this species
(Sterna antillarum exposed flats, typically is not present in the project
browni) along the shorelines of limits. There are no
inland rivers, lakes, documented occurrences
reservoirs, or drainage within three miles of the
systems below 2,000 project limits.
feet.2
Yellow-billed Cuckoo ESA LT Large blocks of riparian Suitable habitat for this species
(Coccyzus woodlands including is not present in the project
americanus) cottonwood, willow, and limits. There are no
tamarisk bosques below documented occurrences
6,500 feet.2 within three miles of the
project limits.
Reptiles
Sonoyta Mud Turtle ESA LE Ponds and streams at Suitable habitat for this species
(Kinosternon elevations of is not present in the project
limits. There are no

2
USFWS. 2016. Quick Reference Guide to All Arizona Species.
2
 Species Status Habitat Requirements Exclusion Justification
sonoriense approximately 1,100 documented occurrences
longifemorale) feet.2 within three miles of the
project limits.
Fishes
Gila Chub (Gila ESA LE Pools, springs, cienegas, Suitable habitat for this species
intermedia) and streams between is not present in the project
2,000 and 5,500 feet. 2 limits. There are no
documented occurrences
within three miles of the
project limits.
Gila Topminnow ESA LE Small, perennial streams, Suitable habitat for this species
(Poeciliopsis springs and cienegas in is not present in the project
occidentalis) upland desertscrub, limits. There are no
semidesert grasslands documented occurrences
and interior chaparral within three miles of the
communities below 5,000 project limits.
feet. 2
Insects
Monarch Butterfly ESA C Throughout Arizona Individuals were documented
(Danaus plexippus) where blooming nectar within three miles of the project
plants are available limits; however, no milkweed
during the monarch was observed within the project
migration timeframe from limits. No impacts are
October to April. May anticipated due to the mobile
overwinter in low desert
nature of the species and lack
washes.3
of suitable habitat.

Plants
Arizona Eryngo ESA LE Cienega obligate that Suitable habitat for this species
(Eryngium occurs at elevations is not present in the project
sparganophyllum) between 2,700 and 4,000 limits. There are no
feet. 2 documented occurrences
within three miles of the project
limits.

Huachuca Water- ESA LE Found in the San Pedro, Suitable habitat for this species
umbel (Lilaeopsis Santa Cruz, Rio Sonora is not present in the project
schaffneriana var. and Rio Yaqui watershed limits. There are no
recurva) in Arizona in areas with documented occurrences
perennial water and within three miles of the project
gentle stream gradients, limits.
in saturated soils or
standing water from 2-10
inches deep. Elevation of
3,500 to 5,600 feet. 2
Pima Pineapple ESA LE In Arizona, occurs in See Species Evaluation
Cactus (Cactus Pima and Santa Cruz section.
Coryphantha scheeri counties in well-drained
var. robustispina) silty to gravelly alluvial
soils with low clay

3
USFWS Environmental Conservation Online System (ECOS). Monarch Butterfly (Danaus plexippus).
https://ecos.fws.gov/ecp/species/9743
3
 Species Status Habitat Requirements Exclusion Justification
content. Found between
2,300 and 4,500 feet
elevation. 2
Status Definitions: ESA = Endangered Species Act; LE = Listed Endangered, LT = Listed Threatened, C =
Candidate

SPECIES EVALUATION
Pima Pineapple Cactus

The Pima pineapple cactus (PPC) (Coryphantha scheeri var. robustispina) is listed as endangered by the
USFWS. USFWS initiated the 5-Year Status Review for PPC on January 25, 2024. PPC can be found in
lower Sonoran desertscrub, desert-grassland, and the ecotone between the two communities. It occurs at
elevations between 2,300–4,200 feet on gently sloping alluvial fans, valley floors, foothills, and ridges.4
Most commonly, PPC occur in open areas on flat ridgetops or other areas with less than 10–15 percent
slope. Soils range from shallow to deep and silty to rocky, with a preference for silty to gravelly deep alluvial
soils.5
Multiple occurrences have been documented within 0.5 miles northeast of the project limits (Tiffany,
Sprague, AGFD, pers. comm. 2024). During field reconnaissance, no PPC were observed; however, there
is suitable habitat within the project limits. Therefore, mitigation measures should be implemented.
Pima County holds a Section 10 Permit from USFWS that streamlines ESA compliance. Pima County has
implemented a Certificate of Coverage Program for private development. This project appears to be
qualified for coverage by site construction permit if certificate requirements are met.6 We recommend
coordination with Pima County to ensure coverage under the Section 10 Permit and mitigation measures
are required including a protocol survey. Depending on the result of this survey, additional mitigation
measures may be required.
Developer Responsibility:

• The developer will employ a biologist to complete a pre-construction survey for Pima
pineapple cactus prior to construction in all suitable habitats that will be disturbed. The
qualified biologist(s) shall have sufficient Pima pineapple cactus experience to carry out
these duties.

STATE SENSITIVE SPECIES

Kimley-Horn accessed the Arizona Game and Fish Department (AGFD) Online Environmental Review Tool
(OERT) report on September 11, 2024. The AGFD OERT listed Sonoran desert tortoise (Gopherus
morafkai), Gila topminnow, monarch butterfly, and PPC within three miles of the project limits. Gila
topminnow and monarch butterfly were evaluated above in Table 1. PPC was evaluated above.
Sonoran Desert Tortoise

The Sonoran Desert tortoise is listed under the Candidate Conservation Agreement (CCA) by the USFWS
and a Tier 1 Species of Greatest Conservation Need (SGCN) by the AGFD. The Sonoran Desert Tortoise

4
AGFD. 2020. Coryphantha scheeri var. robustispina. Unpublished abstract compiled and edited by the Heritage Data Management
System, Arizona Game and Fish Department, Phoenix, AZ. 4 pp.
5
U.S. Fish and Wildlife Service (USFWS). 1993. Endangered and Threatened Wildlife and Plants; Determination of Endangered
Status for the Plant Pima Pineapple Cactus (Coryphantha scheeri var. robustispina); Final Rule. Federal Register 58(183):49875-
49880.
6
Pima County Conservation Lands and Resources https://www.pima.gov/712/Coverage-by-Site-Construction-Permit, accessed
11/6/24.
4
occupies rocky, steep slopes and bajadas (lower mountain slopes), and in paloverde-mixed cacti
associations. Incised washes are important for sheltering in lower elevation habitat. Inter-mountain valleys
and basins are used for dispersal.7

According to AGFD’s habitat suitability model, 100% of the habitat within the project limits is potentially
suitable for the Sonoran Desert tortoise. The project limits have been disturbed by recreational development
and approximately 30% remains native/potentially suitable. Additionally, occurrences have been
documented within the project limits (Tiffany, Sprague, AGFD, pers. comm. 2024). During field
reconnaissance, no Sonoran Desert tortoises or suitable shelter habitat was observed; however, there is
suitable dispersal habitat within the project limits. Therefore, the following mitigation measure should be
implemented:
Contractor Responsibility:
• If any Sonoran Desert tortoises are encountered during construction, the contractor shall
adhere to the Arizona Game and Fish Department “Guidelines for Handling Sonoran Desert
Tortoises Encountered on Development Projects” revised September 22, 2014.

MIGRATORY BIRD TREATY ACT

Migratory birds may nest on the ground, on structures, or in trees, shrubs, or other vegetation within the
project limits. No nests were observed during field reconnaissance; however, and trees, shrubs, and
groundcover suitable for nesting will be removed during construction. The following mitigation measures
should be implemented:

Contractor Responsibility:

• If vegetation clearing will occur during the migratory bird breeding season (March 1 ‐
August 31), the contractor shall avoid any active bird nests. If the active nests cannot be
avoided, the contractor shall notify the Engineer to evaluate the situation. During the non‐
breeding season (September 1 ‐ February 28) vegetation removal is not subject to this
restriction.

Western Burrowing Owl (Athene cunicularia hypugaea)

The western burrowing owl is listed as a species of concern by the USFWS and a Tier 2 SGCN by the
AGFD. They are also protected federally by the Migratory Bird Treaty Act (MBTA) and Arizona State Law
(ARS Title 17). The western burrowing owl utilizes well drained grasslands, steppes, deserts, prairies, and
agricultural lands, often associated with burrowing mammals. Western burrowing owls are known to occupy
vacant lots near human habitation, golf courses, and/or airports.8

According to AGFD’s habitat suitability model, on average 50% of the habitat within the project limits is
potentially suitable for the western burrowing owl. The project limits have been disturbed by recreational
development and 40% remains native/potentially suitable. Additionally, multiple occurrences have been
documented within 3.5 miles northeast of the project limits (Tiffany, Sprague, AGFD, pers. comm. 2024).
During field reconnaissance, no western burrowing owls were observed; however, suitable habitat (vacant
land and suitable burrows) is present within the project limits. Therefore, the following mitigation measures
should be implemented:

7
Arizona Game and Fish Department (AGFD). 2020. Gopherus morafkai. Unpublished abstracts compiled and edited by the
Heritage Data Management System, AGFD, Phoenix, AZ. 10 pp.
8
AGFD. 2022. Athene cunicularia. Unpublished abstract compiled and edited by the Heritage Data Management System, Arizona
Game and Fish Department, Phoenix, AZ. 7 pp.
5
Contractor Responsibilities:

• Prior to construction, all personnel who will be on-site, including, but not limited to,
contractors, Contractors’ employees, supervisors, inspectors, and subcontractors shall
review the attached “Western Burrowing Owl Awareness” flyer.

• If any burrowing owls or active burrows are identified the contractor shall notify the Owner
immediately. No construction activities shall take place within 100 feet of any active burrow.

• If the Owner in cooperation with the Biologist determines that burrowing owls cannot be
avoided, the contractor shall employ a qualified biologist holding a permit from the U.S. Fish
and Wildlife Service to relocate burrowing owls from the project area, as appropriate.

PROTECTED NATIVE PLANTS

Protected plants located within the project limits include mesquite (Prosopis velutina), blue paloverde
(Parkinsonia florida), jumping cholla, ocotillo (Fouquieria splendens), prickly pear (Opuntia phaeacantha),
buckhorn cholla (Cylindropuntia acanthocarpa), fishhook barrel cactus (Ferocactus wislizeni), and
pincushion cactus (Mammillaria grahamii). Native plants will be removed as part of the project; therefore,
the following mitigation measure should be implemented.

Developer Responsibility:

• Protected native plants within the project limits may be impacted by this project; therefore,
the Developer will determine if Arizona Department of Agriculture notification is needed. If
notification is needed, the Developer will send the notification at least 60 (sixty) calendar
days prior to the start of construction.

Attachments
• Figure 1. Photo Locations Map
• Ground Photographs
• USFWS IPaC
• AGFD OERT
• Western Burrowing Owl Awareness Flyer
• Guidelines for Handling Sonoran Desert Tortoises Encountered on Development Projects

6
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix E: Native Plant Preservation

Appendix F
 Chapter 18.72

NATIVE PLANT PRESERVATION

18.72.010 Purpose and scope.

18.72.020 Findings.
18.72.030 Definitions.
18.72.040 Protected native plants and safeguarded species.
18.72.050 Applicability and exceptions.
18.72.060 General requirements.
18.72.070 Professional qualifications.
18.72.080 Preservation plan submittal, review, and appeal.
18.72.090 Native plant preservation plan methods.
18.72.100 Components of native plant preservation plan methods.
18.72.110 Tagging, color-coding, plant protection and planting operations.
18.72.120 On-site monitoring and replacement of dead, damaged, or dying plants.
18.72.130 Harvesting process.
18.72.140 Compliance, conflict, violations, penalties, assurances.
18.72.150 Amendments.
18.72.010 Purpose and scope.

A. Purpose. The purpose of this chapter is to promote the preservation of individual plants and plant communities of protected
and primarily upland plant species native to Pima County, Arizona, by adopting comprehensive requirements for the
preservation-in-place, transplanting on-site, and mitigation of protected native plants and native plant communities.
B. Scope. This chapter provides requirements and regulations for the preparation and implementation of native plant
preservation plans. These requirements promote protection of the public health, safety, and general welfare by reinforcing the
findings in Section 18.72.020 of this chapter. Standards and procedures for implementing the requirements of this chapter are
located in the native plant preservation manual adopted by resolution of the board of supervisors. Reference materials,
guidelines, and administrative procedures for this chapter are available at the planning division.
(Ord. 1998-39 § 1 (part), 1998)
18.72.020 Findings.

A. The preservation of protected native plants and native plant communities:

1. Promotes a sense of place and enhances community appearance;
2. Helps maintain a region's identity, which contributes to economic development by attracting tourism, new businesses,
and business expansions;
3. Promotes and sustains property values, improves and helps maintain the quality of life, and supports life-styles which the
community values and enjoys;
4. Contributes to the stabilization of desert soils, decreases erosion, and maintains original features of habitats that are
important to native wildlife species;
5. Promotes water conservation by retaining established, existing drought-tolerant vegetation that requires no supplemental
irrigation and minimal maintenance after establishment, and assists in climate modification to reduce energy costs;
6. Contributes to the reduction of nonnative plant allergens and the improvement of air quality by not requiring the
preservation of nonnative allergen producing plants.
B. Native plants and native plant communities can be preserved by the following methods:
1. The preservation-in-place and set-aside of existing native plants and native plant communities;
 2. The transplanting of native plants existing on-site to a new location on-site or the transplanting of existing native plants
from an adjacent lot to a location on-site.
3. The mitigation of plants destroyed or removed from the site.
C. The most effective methods for preserving protected native plants are the set-aside of native plant communities and the
preservation-in-place of individual protected native plants. Both methods minimize the disturbance of existing native plants, their
understory plantings and animal habitats; and maximizes the preservation and beneficial effects of existing native plants and
native plant communities. Transplanting and mitigation methods are progressively less effective but have merit. Transplanting
and mitigation methods may be used in combination with the preservation in-place and set-aside methods.
(Ord. 1998-39 § 1 (part), 1998)
18.72.030 Definitions.

A. The following definitions in addition to the definitions in Chapter 18.03 will apply to this chapter:
1. Caliper: A measurement of diameter taken on a circular tree trunk at twenty-four (24) inches above the highest natural
grade at the tree trunk base; for a noncircular specimen, use the average of the shortest and longest measurements of diameter
twenty-four (24) inches above the highest natural grade at the tree trunk base and for a multi-trunked specimen, use the sum of
the measurements of diameter of the two (2) largest trunks twenty-four (24) inches above the highest natural grade at the tree's
multi-trunk base.
2. Damaged: The condition of a viable inventoried plant previously identified on the approved native plant preservation plan
as a preserved-in-place, salvage and transplant, replacement, or supplemental plant, which has little chance of survival in a
healthy and attractive manner due to injury, infestation, or disease as confirmed by the monitor or the county.
3. Destroyed or destruction: The condition of an existing plant after it has been demolished or eliminated as shown on the
approved native plant preservation plan.
4. Development: Any permitted or nonpermitted human alteration to land and its vegetation, soil, geology, drainage,
hydrology and surface features; changing the appearance and character of land; and including but not limited to the acts of
grubbing, clearing, and grading of land, and placing improvements on the land such as buildings, structures, signs, paving,
vegetation, and outdoor use areas.
5. Drip line: For cacti, an area around the plant that overlays the mature root system: For trees and shrubs, an area under
the undisturbed canopy of the tree or shrub.
6. Endangered Species Act Of 1973: A federal law enacted for the protection of endangered and threatened species in the
continental United States, also referred to in this chapter as "Endangered Species Act."
7. Mitigation: The replacement of a specimen(s), an inventoried plant(s) rated medium to high viability, that is destroyed or
removed from the site as shown on the approved plant preservation plan with a plant(s) of the same genus and species from off
site in good physical condition with a high rating for health, age, and form.
8. Native plant preservation plan: A plan for the preservation of protected native plants prepared and submitted in
conformance with this chapter, also referred to as "preservation plan."
9. Native plant preservation manual: The standards and procedures for implementing the requirements of Chapter 18.72,
Native Plant Preservation, also referred to as "preservation manual" or "manual."
10. Plant community: A biologic grouping of vegetation frequently found under natural conditions due to their common soils,
moisture, climate and orientation requirements; also means a plant association.
11. Preservation-in-place: No disturbance of one or more plants and the associated understory plants, or no disturbance of
a plant community as in the set-aside method: Preservation-in-place is promoted by site planning and design that retains
existing plant genus and species in their current location, grade, and configuration and promotes their future health and growth.
12. Property owner, developer, applicant: The person(s) or legal entity that has fee title to the site or a legal right to control
development of the site, or a designated representative on the property owner's behalf.
13. Protected native plant: Any living plant on the protected native plants list found in Table 18.72.040-1 Protected Native
Plants: For the purpose of this chapter, also referred to as "native plant(s)."
14. Regulated riparian habitat areas: Also referred to as "riparian habitat" shall mean riparian habitat areas identified on the
county's riparian habitat maps as established by Article X of the "Pima County Floodplain and Erosion Hazard Management
Ordinance."
15. Riparian regulations: When used will mean Article X of the "Pima County Floodplain and Erosion Hazard Management
Ordinance," entitled "Watercourse and Riparian Habitat Protection and Mitigation Requirements" which includes approved
hydroriparian, mesoriparian, and xeroriparian plant and seed lists.
16. Safeguarded plants: All species listed in the "highly safeguarded" category of the Arizona native plant law, A.R.S: § 3-
901 et seq.; also referred to as "safeguarded species."
 17. Set-aside: A method of plant preservation identified in this chapter; shall also mean the permanent protection of land
and all vegetation in an undisturbed state within an area designated as a set-aside area.
18. Site: Refers to a single lot or a combination of contiguous lots (or parcels), or a leased area on a lot that meets the
minimum zoning standards of the applicable zone.
19. Specimen or specimen plant: A single inventoried plant (native plant or safeguarded plant) rated medium to high
viability.
20. Transplantability: The relative ability of a native plant to be successfully transplanted.
21. Viable plant, also a viable inventoried plant: An inventoried native plant in good physical condition with a medium or
high rating for health, age and form, but which may or may not meet the "transplantability" standards of this chapter.
(Ord. 1998-39 § 1 (part), 1998)
18.72.040 Protected native plants and safeguarded species.

A. For the purpose of this chapter, the plants in the following Table 18.72.040-1 Protected Native Plants are categorized as
protected native plants and may be referred to as "native plant(s)."
B. For the purpose of this chapter, the plants in the following Table 18.72.040-1B Arizona Safeguarded Species have been
categorized as Arizona safeguarded species in conformance with the requirements of the Arizona native plant law. For the
purpose of this chapter, Arizona safeguarded species may be referred to as "safeguarded species." The board of supervisors
may, from time to time, revise this table as required to comply with changes to the list of safeguarded species in compliance with
the Arizona native plant law after first giving notice of the required change.
TABLE 18.72.040-1

PROTECTED NATIVE PLANTS

NO. GENUS SPECIES VARIATION COMMON NAME

NO. GENUS SPECIES VARIATION COMMON NAME

1 Acacia constricta whitehorn acacia

2 Acacia greggii cat's claw acacia
3 Agave species list 1 century plant
4 Carnegiea gigantea saguaro/crested saguaro
5 Celtis pallida desert hackberry
6 Celtis reticulata canyon hackberry
7 Cercidium floridum blue palo verde
8 Cercidium microphyllum foothills palo verde
9 Chilopsis linearis arcuata western desert-willow
10 Corypantha scheeri valida needle-spined cory cactus
11 Corypantha screeri robustipina pima pineapple cactus
12 Echinocactus horizonthalonius Nicholii blue barrel cactus
13 Echinomastus erectrocentrus acunensis
needle-spined pineapple
14 Echinomastus erectrocentrus erectrocentrus
cactus
15 Ferocactus species list 2 compas barrel cactus
16 Fouqueria splendens coachwhip ocotillo
thornber clustered
17 Mammillaria thornberi
pincushion
18 Olneya tesota ironwood
19 Peniocereus greggi transmontanus desert thread cereus
20 Peniocereus striatus dahlia-rooted thread cereus
21 Prosopis velutina velvet mesquite
22 Prosopis pubescens screwbean mesquite
23 Stenocereus thurberi thurber organ pine cactus
24 Yucca species list 3 soaptree yucca
1 Agave species list
Agave chrysantha century plant
Agave deserti simplex simple-rosetted desert agave
Agave murpheyi hohokam agave
Agave palmeri palmer agave
 Agave parryi parryi parry agave
Agave parviflora santa cruz striped agave
Agave schottii treleasei trelease agave
2 Ferocactus species list
Ferocactus cylindraceus eastwoodiae cliff barrel cactus
Ferocactus cylindraceus lecontei leconte barrel cactus
Ferocactus emoryi red-spined barrel cactus
Ferocactus wislinzenii fishhook barrel cactus
3 Yucca species list
Yucca arizonica Arizona yucca
Yucca elata elata soaptree yucca
Yucca schottii mountain yucca
Yucca thornberi thornber yucca

TABLE 18.72.040-1B

ARIZONA SAFEGUARDED SPECIES*

NO. GENUS SPECIES VARIATION COMMON NAME

NO. GENUS SPECIES VARIATION COMMON NAME

E Agave arizonica Arizona agave

E Amsonia kearneyana Kearney's blue-star
T Asclepias welshii Welsh's milkweed
E Astragalus cremnophylax cremnophylax Sentry milk-vetch
T Carex specuicola Navajo sedge
E Coryphantha scheeri robustispina Pima pineapple cactus
T Coryphantha robbinsorum Cochise pincushion cactus
T Cycladenia humilis jonesii Jones cycladenia
Nichol's Turk's head
E Echinocactus horizonthalonius nicholii
cactus
E Echinocereus triglochidiatus arizonicus Arizona hedgehog cactus
E Lilaeopsis schaffneriana recurva Huachuca water-umbel
E Pediocactus bradyi Brady pincushion cactus
T Pediocactus sileri Siler pincushion cactus
E Pediocactus peeblesianus peeblesianus Peebles Navajo cactus
E Purshia subintegra Arizona cliffrose
San Francisco Peaks
T Senecio franciscanus
groundsel
Canelo Hills ladies'
E Spiranthes delitescens
tresses

* As approved by the Department of the Interior in compliance with the Endangered Species Act of 1973
(Ord. 1998-39 § 1 (part), 1998)
18.72.050 Applicability and exceptions.

A. Applicability. Except as provided in paragraph B below, the requirements of this chapter apply to all development for which
any of the following conditions apply:
1. On sites for which a grading plan is required or the total area covered by all grading permits is fourteen thousand
(14,000) square feet or more;
2. On sites for which approval of a development plan or subdivision plat is required and for which a tentative plat or
development plan is first submitted:
a. After the effective date of this chapter; or
b. Prior to the effective date of this chapter and for which a final plat or development plan is not approved within one (1)
year of the effective date of this chapter.
3. On sites with a subdivision plat or development plan that was approved more than one (1) year prior to the effective date
of this chapter and for which permitted on-site infrastructure construction for at least one (1) of the following major site
improvement categories has not commenced prior to the effective date of this chapter and has not been completed within one
(1) year of the effective date of this chapter:
a. Mass grading and drainage improvements;
b. Water or sewer mains or treatment facilities; or
c. Major streets.
4. On sites for which a preservation plan has been approved prior to the effective date of this chapter, except that only the
requirements of Sections 18.72.120 and 18.72.140 apply to such sites.
B. Exceptions. The requirements of this chapter do not apply to the following:
1. Utility construction within a public utility easement or public right-of-way associated with a development plan, subdivision
plat, or lot development.
2. Development on a lot recorded prior to the effective date of this chapter which meets the following conditions:
a. A development plan or subdivision plat is not required and the total area covered by all grading, grading permits, and
ground disturbance is less than fourteen thousand (14,000) square feet; or
b. A development plan or subdivision plat is required and for which an analysis submitted by the property owner and
approved by the planning official confirms that the net area of the lot is thirty-six thousand (36,000) square feet or less excluding
the following:
1) Pima County requirements for setbacks, open space, bufferyards. The required bufferyards may be increased up to
fifty percent (50 percent) at the applicant's discretion subject to approval by the planning official. Plants added for the bufferyard
increase will be from on-site native plants and/or selected from Table 18.72.040-1 Protected Native Plants List;
2) Public rights-of-way, dedications, and easements;
3) Set-asides to meet the requirements of other county, state, and federal regulations, ordinances and statutes.
3. Development on a recorded lot which is thirty-six thousand (36,000) square feet or less in size, approved prior to the
effective date of this chapter, and not requiring a development plan or subdivision plat.
C. Administrative exception. The requirements of this chapter may be waived by the planning official under the following
conditions as demonstrated by the applicant's submittal of confirming documents in conformance with the requirements of
Section 18.72.S07 of the native plant preservation manual:
1. The applicant demonstrates that development on his site will not disturb, damage, destroy, alter, or result in the removal
or relocation of any specimens in Section 18.72.040 that existed on the site prior to the effective date of this chapter plus those
specimens that have been introduced to the site since that date; or
2. The applicant demonstrates that the site on which his development is proposed did not contain any specimens before the
effective date of this chapter and does not currently contain any specimens.
(Ord. 1998-39 § 1 (part), 1998)
18.72.060 General requirements.

A. The following general requirements apply to all development as required in Section 18.72.050:
1. No person shall destroy, mutilate, remove from a site, or relocate on a site any native plant, except in conformance with
the requirements of this chapter.
2. Grubbing, grading, or clearing permits shall not be issued, and no person may grub, grade, or clear a site or any portion
of a site having one or more native plants existing prior to the effective date of this chapter, except in conformance with an
approved grading plan and after the preservation plan approval requirements in this chapter have been met, and the required
permits have been issued.
3. No plans for a site with one or more native plants shall be approved and no permits shall be issued by Pima County for
any development prior to submittal and approval of a preservation plan except as provided in Subsections 18.72.050 B and C.
4. A preservation plan and its implementation shall comply with this chapter, the preservation manual, and the Arizona
Native Plants Statute (A.R.S. § 3-901 et seq.)
(Ord. 1998-39 § 1 (part), 1998)
18.72.070 Professional qualifications.

A. Preservation plans shall be produced and stamped, sealed or certified by a qualified practitioner with one or more of the
following qualifications:
1. An arborist with International Society of Arboriculture certification;
 2. A landscape architect with Arizona state technical registration as a landscape architect;
3. A biologist, horticulturist, or botanist with a minimum B.A. or B.S. in a plant oriented natural resource field.
(Ord. 1998-39 § 1 (part), 1998)
18.72.080 Preservation plan submittal, review, and appeal.

A. Consultation. Prior to the submittal of a preservation plan, the property owner is encouraged to consult with the planning
division regarding specific submittal requirements.
B. Submittal. For projects requiring a preservation plan, submittals shall be made in conformance with the following
requirements:
1. A preservation plan application shall be filed with the office of the subdivision coordinator for processing concurrently with
the filing of grading plans and tentative plats or development plans for the same project.
2. All preservation plan applications shall include at a minimum all of the following:
a. Two (2) hard paper copies of all preservation plan documents;
b. One (1) integrated electronic copy of all reports, text, charts, graphs, tables, analyses, and calculations in an electronic
format and media acceptable to the planning division;
c. Number of copies as determined during preliminary consultation with the planning division for all other plan submittals;
and
d. The required preservation plan fee payable to the Pima County treasurer.
3. Incomplete submittals that do not comply with the submittal and preparation requirements of this chapter will not be
reviewed. Incomplete submittals will be returned to the property owner with comments from the planning division explaining the
area(s) of incompleteness.
C. Preservation plan review.
1. The planning division shall review the preservation plan for compliance with the requirements of this chapter and other
applicable codes, regulations and special requirements.
2. Within ten (10) working days of a complete submittal, the planning division shall complete its review of the preservation
plan and then notify the applicant in writing regarding any required revisions, corrections, or resubmittals, except that the ten-
(10) day review period will not begin until the property owner has first submitted a grading plan and tentative plat or development
plan for the project for county review. Preservation plans are reviewed by the planning division in the same manner and
concurrent with other reviews for project grading plans, tentative and final plats and development plans. Comments regarding
requirements for preservation plan corrections, revisions or resubmittals are coordinated with the preparation of comments for
project grading plan, development plan, and tentative and final plat submittals to include the incorporation of plat and
development notes and covenants, conditions, and restrictions (CC&Rs) to assure the continued preserved status of set-aside
areas and preserved-in-place and transplanted specimens in a healthy and vigorous condition.
3. The applicant shall resubmit revised plans required by the planning division for final compliance review. The planning
division shall complete its review of revised plans within five (5) working days of resubmittal and then provide the applicant with a
written decision.
4. Any change to the underlying grading plan, development plan, tentative plat, or subdivision plat may require resubmittal
of a new or revised preservation plan as determined by the planning official.
D. Variances and appeals.
1. A request for a variance of the requirements of this chapter or an appeal of an interpretation of this chapter by the
development services department may be filed by a petitioner to the board of adjustment and processed as required by Section
18.93 of the Pima County zoning code.
a. The design review committee or a subcommittee established by the design review committee shall review variance
requests and appeals of the requirements of this chapter and prepare an analysis and recommendation to the board of
adjustment. The analysis and recommendation shall be submitted along with a staff report to the board of adjustment and
presented by county staff at the board of adjustment's public hearing for the appeal.
b. The design review committee's analysis and recommendation to the board of adjustment shall consider the basis of the
appeal and any extenuating circumstances due to no fault on the part of the applicant and the design review committee's
recommendation will promote the purpose and findings of this chapter.
(Ord. 1998-39 § 1 (part), 1998)
18.72.090 Native plant preservation plan methods.
 A. Any of the following three methods, or any combination of the following three methods may be used to prepare a
preservation plan, except as required in paragraph C. below:
1. Selective Plant Preservation Method.
a. Description. The selective plant preservation method is based on the preservation-in place and salvage and
transplanting-on-site of specimens and the mitigation of specimens destroyed or removed from site.
b. Components. The preservation plan for the selective plant preservation method shall be prepared as an integrated,
single document and shall include the following components. The requirements of each component are described in the
following Section 18.72.100:
i. An inventory of the native plants and safeguarded species on the site;
ii. A site and plant evaluation of the viability and transplantability of the inventoried native plants;
iii. A calculation of preservation and mitigation requirements;
iv. A native plant location/preliminary site plan which shows the location of preserved-in-place specimens, salvaged and
transplanted specimens, replacement and supplemental plants, and specimen plants to be destroyed or removed from site on a
preliminary site plan for the subject site.
2. Plant Appraisal Method.
a. Description. The plant appraisal method is based on the (1) preservation-in- place, (2) salvage and transplanting-on-
site of specimens, and (3) the mitigation of specimens destroyed or removed from the site with specimens of the same size or
appraised value.
b. Components. The native plant preservation plan for the plant appraisal method shall be prepared as an integrated,
single document and shall include the following components. The requirements of each component are described in the
following Section 18.72.100:
i. An inventory of the native plants and safeguarded plants on the site;
ii. A site and plant evaluation of the viability and transplantability of the inventoried native plants;
iii. A calculation of preservation and mitigation requirements;
iv. An appraisal of specimens proposed to be destroyed or removed from on-site;
v. A native plant location/preliminary site plan which shows the location of preserved-in-place specimens, salvaged and
transplanted specimens, replacement and supplemental plants, and specimen plants to be destroyed or removed from site on a
preliminary site plan for the subject site.
3. Set-aside Method.
a. Description. The set-aside method is based on an evaluation of the resource value of the specimens on-site, the
designation of a minimum of thirty percent of the site with the highest resource value as a set-aside area as permanently
protected natural open space, wherein development shall not occur, and the preservation in place or salvaging and transplanting
on-site of safeguarded plants and specimen saguaros and ironwoods.
b. Components. The native plant preservation plan for the set-aside method shall be prepared as an integrated, single
document and shall include the following components. The requirements of each component are described in the following
Section 18.72.100:
i. An inventory of all plants protected as safeguarded plants, all saguaros and all ironwood with a caliper of four inches
or greater;
ii. A site and plant evaluation of the viability and transplantability of the inventoried safeguarded species, saguaro and
ironwood;
iii. A calculation of preservation and mitigation requirements;
iv. A resource value report;
v. A native plant location/preliminary site plan which shows the location of the thirty percent set-aside areas, and the
preserved-in-place or transplanted location of safeguarded plants and specimen saguaros and ironwoods outside of the
boundaries of the set-aside areas.
B. Off-site mitigation option.
1. An applicant can request to provide off-site mitigation to satisfy a portion of the mitigation required by this chapter
provided the applicant submits:
a. A concept plan for the off-site mitigation;
 b. A narrative that demonstrates that the off-site mitigation provides more consistency with the purposes and findings of
this ordinance than the allowable on-site alternatives, and that full compliance with on-site mitigation creates unsustainable and
non-viable plant communities;
c. Description of the mechanism(s) that will provide perpetual management of the off-site mitigation; and
d. Authorizations, as necessary.
2. In the case where off-site mitigation is to be accomplished by participation in a conservation bank, submittal
requirements shall also include:
a. The location(s) of the conservation bank;
b. The number of bank credits that will be provided for mitigation of each species; and
c. Demonstration that the number of bank credits is proportional to the number of individuals requiring mitigation.
3. The planning director or designee is authorized to allow off-site mitigation when it has been found that the request is in
keeping with the purpose and findings of this chapter. Off-site mitigation may be used only in combination with one or more of
the three mitigation methods listed above.
C. Regulated Habitat. All regulated riparian habitat areas as identified on the county's riparian habitat maps shall be
established as set-aside areas in compliance with the set-aside requirements in this chapter with the following exception. When
it can be demonstrated that there is no "reasonable practical alternative" to disturbing the riparian habitat, that part of the riparian
habitat so disturbed shall be excluded from the set-aside requirement. Riparian habitat so disturbed shall be mitigated in
conformance with riparian regulations.
Table 18.72.090-1

Preservation Requirements & Preservation Credits

(ft = feet, C = caliper, D = diameter, H = height, PIP = preserved-in-place, TOS = transplanted-on-site)

Other
Safeguarded Other Ironwood Other
Protected Native Plants Saguaros Ocotillos Succulents
Species Cacti Trees Trees
& Shrubs

Other
Protected Native Safeguarded Other Ironwood Other
Saguaros Ocotillos Succulents
Plants Species Cacti Trees Trees
& Shrubs

Inventory of Viables All All 2+ ft H or D 2+ ft H or D 2+ ft H 4+ in. C 4+ in. C

Minimum PIP or TOS 1 100% 2 80% 50% 50% 50% 80% 50%
3 Saguaro 3 ironwood
credits/ each credits/ each 3 tree credits/
2 cacti 2 succulent
> 10 ft H 2 ocotillo 12-in. C each > 12-in.
credits/ each credits/ each >
Preservation-in-place saguaro PIP credits/ each ironwood PIP C tree PIP 2
n/a > 4 ft H 4 ft H
(PIP) credits 2 saguaro > 6 ft H 2 ironwood tree credits/
same succulent PIP
credits/ each ocotillo PIP credits/ each each 6-12-in.
species same species
6-10 ft H 6-12-in. C C tree PIP
saguaro PIP ironwood PIP
Plant Replacement Ratios & Plant Additions
Each plant
damaged, n/a (plants are 1, 2, 4
destroyed, or replace 2:1 replace 2:1 replace 2:1 replace 3:1 replace 3:1
removed PIP or TOS 1 ) replaces 3:1
Selective from site
Plant 2 additional
Preservation plants/ each
Each plant 3
1 additional = 6 ft H 1 1 additional 1 additional 1 additional 2 additional 2 additional
transplanted
plant additional plant plant plant plants plants
on site
plant/ each <
6 ft H
Plant Each plant 4 replace 1:1 replace 1:1 replace 1:1 replace 1:1 replace 1:1 replace 1:1
Appraisal destroyed or n/a
(same size) (same size (same size) (same size) (same size) (same size)
Method removed
Each plant 3 1 additional 2 additional 1 additional 1 additional 1 additional 2 additional 2 additional
transplanted plant plants/ each plant plant plant plants plants
on site = 6 ft H // 1
additional
 plant/ each <
6 ft H
Outside Set Aside Area
Each plant
damaged, 4
destroyed, or n/a replacement n/a n/a n/a replace 3:1 n/a
removed 3:1
from site
Set Aside 12
Method additional
Each plant plants/ each
1 additional 2 additional
transplanted = 6 ft H 1 n/a n/a n/a n/a
plant plants
on site additional
plant/ each <
6 ft H
Replacement Sizes
15-gallon can 15-gallon can
size 6 for size 6 for
5 2 ft H (from supplemental supplemental
2 ft H (from
Selective Plant site) 4 ft H trees (2) 15- trees (2) 15-
site) 4 ft H
Preservation Method & n/a (from off-site 5 2 ft H or D (from 5 gallon gallon cans gallon cans
Set Aside Method or from plus (1) 24-in. plus (1) 24-in.
nursery)
nursery) box for 3:1 box for 3:1
replacement replacement
trees trees
Plant Appraisal Method Same size or 2+ plants with total appraised value equal to plant being replaced

1 All crested saguaros 18 feet in height or greater or with arms six feet or greater in height will remain in place.

2 All saguaros 18 feet in height or greater or with arms six feet or greater in height will remain in place.

3 See Arizona native plant law.

4 Except that all crested saguaros shall be preserved in place or salvaged and transplanted on site.

5 Except blue barrel cactus, pineapple cactus, needle-spined pineapple cactus, desert night-blooming cereus, and thornber
pincushion which have a minimum replacement size of four inches in height or diameter.
6 Commercial nursery sizing.

(Ord. 2009-59 § 7, 2009; Ord. 1998-39 § 1 (part), 1998)

18.72.100 Components of native plant preservation plan methods.

The plant preservation plan methods described in 18.72.090 shall include the following components:
A. Plant inventory: All methods require a plant inventory map and a plant inventory list prepared in conformance with the
requirements of Section 18.72.S03 of the preservation plan manual and showing the following plants:
1. All existing native plants in Table 18.72.040-1 that meet the following standards:
a. All saguaros;
b. All trees with a caliper of four (4) inches or greater;
c. All succulents and shrubs two (2) feet or greater in height or diameter;
d. Other cacti equal to two (2) feet in height or diameter or greater except that blue barrel cactus, fish hook cactus,
compass barrel cactus, needle-spined pineapple cactus, desert night-blooming cereus, and thornber pincushion equal to four (4)
inches or greater in height or diameter shall be inventoried; and
2. All existing plants listed as safeguarded plants.
3. Exceptions: Where the set-aside method is used, the following are not required to be listed in the inventory:
a. Any trees other than specimen ironwood;
b. All cacti, succulents and shrubs listed in 1.c. and 1.d. of this section.
 B. Site and plant evaluation: All native plant preservation plan methods require a comprehensive analysis and evaluation of
the undisturbed site and its native plants and safeguarded plants which shows the following:
1. The condition of each inventoried native plant, plant community, and safeguarded species listed in the plant inventory
based on the viability and transplantability rating criteria and standards specified in Section 18.72.S04 of the preservation
manual.
2. The criteria and standards used to determine which plants and plant communities will be set-aside, preserved-in-place,
salvaged and transplanted-on-site, or destroyed or removed from the site.
C. Calculations: Preservation and mitigation requirements. Protected native plants and safeguarded plants shall be
preserved-in-place, transplanted on-site, or mitigated as required by this paragraph and the following paragraphs D through and
including G and as demonstrated by Table 18.72.090-1.
1. Safeguarded plants and "crested" saguaros: One-hundred percent (100%) of safeguarded plants and "crested" saguaros
shall be preserved-in-place or salvaged and transplanted on-site, except that all "crested" saguaros eighteen (18) feet in height
or greater and "crested" saguaros with arms six (6) feet or greater in height shall remain in place, and
2. For the selective plant preservation and plant appraisal methods, the minimum requirements for the preservation-in-
place, salvage and transplanting-on-site, and mitigation of inventoried native plants and safeguarded plants are:
a. All other saguaros and ironwoods: A minimum of eighty percent (80%) of the inventoried saguaros and specimen
ironwood trees shall be preserved-in-place or salvaged and transplanted-on-site, except that all saguaros eighteen (18) feet in
height or greater and saguaros with arms six (6) feet or greater in height shall be preserved-in-place or remain on-site.
b. Other native plants: a minimum of fifty percent (50%) of all specimens, except safeguarded plants, shall be preserved-
in-place or salvaged and transplanted on-site.
c. Mitigation requirements for the remaining specimens rated medium to high viability that are destroyed or removed off-
site as shown on the preservation plan shall be mitigated by replacement with plants of the same genus and species in
conformance with the replacement and size requirements of the following subparagraphs E and G.
3. For the set aside method: Thirty percent (30%) of the site shall be set-aside and the minimum requirements for
preservation in place, salvage and transplanting on-site of safeguarded plants, "crested" saguaros, other saguaros, and
ironwood trees outside set-aside areas shall be in conformance with the requirements of subparagraphs 1 and 2.a above.
D. Calculations: Bonus credits. For the selective plant preservation and the plant appraisal methods, a bonus credit shall be
allowed as follows for specimens, except safeguarded plants, that are preserved-in-place:
1. Each specimen saguaro greater than ten (10) feet in height and fenced in conformance with 18.72.S05 E.8 in the
preservation manual may be credited as three saguaros.
2. Each specimen saguaro six (6) to ten (10) feet in height may be credited as two (2) saguaros.
3. Each specimen ocotillo greater than six (6) feet in height may be credited as two (2) ocotillos.
4. Other specimen cacti, succulents and shrubs greater than four (4) feet in height may be credited as two (2) of the same
species.
5. Each specimen tree, measuring greater than twelve (12) inches in caliper and fenced in conformance with 18.72.S05 E.8
in the preservation manual, may be credited as three (3) of the same species.
6. Each specimen tree, measuring six (6) to twelve (12) inches in caliper, may be credited as two (2) of the same species.
E. Calculations: Minimum replacement requirements. Specimens destroyed or removed from the site shall be mitigated by
replacement plants of the same genus and species according to the following replacement requirements and the size
requirements in the following paragraph G:
1. For the selective plant preservation method, the following minimum replacement requirements apply:
a. Each specimen saguaro destroyed or removed from the site shall be replaced on-site with three saguaros, three to one
(3:1).
b. Other specimen cacti, yucca, ocotillo, succulents and shrubs destroyed or removed from the site shall be replaced on-
site with two plants (2:1) of the same genus and species.
c. Each specimen tree destroyed or removed from the site shall be replaced with three plants (3:1) with trees of the same
genus and species.
2. For the plant appraisal method, each specimen plant destroyed or removed from the site shall be replaced one for one
(1:1) with plants of the same genus and species.
3. For the set-aside method, all specimen saguaros and ironwoods outside the set-aside area(s) that are destroyed, or
removed from the site shall be replaced in conformance with the plant replacement requirements for the selective plant
preservation method in subparagraph 1.a and 1.c above.
 F. Calculations: Minimum supplemental requirements. Specimens salvaged and transplanted on-site shall be supplemented
with an additional plant or plants of the same genus and species according to the following supplemental requirements and the
size requirements in the following paragraph G:
1. For the selective plant preservation method and the appraisal method, the following minimum supplement requirements
apply:
a. Each specimen saguaro, six (6) feet or greater in height salvaged and transplanted on-site, shall be supplemented with
two (2) additional saguaro planted on-site; each specimen saguaro less than six (6) feet in height salvaged and transplanted on-
site shall be supplemented with one (1) additional saguaro planted on-site.
b. Other specimen cactus, yucca and ocotillo and any safeguarded plants of any size, salvaged and transplanted on-site
shall be supplemented with the planting on-site of one (1) additional plant of the same genus and species. NOTE: See the
Arizona native plant law for any provisions which supersede or supplement these regulations as they apply to safeguarded
plants.
c. Each specimen tree, except for safeguarded plants, transplanted on-site shall be supplemented with two (2) additional
trees of the same genus and species.
2. For the set-aside method, all specimen saguaros outside set-aside areas, except crested saguaros, and all specimen
Ironwoods and all safeguarded plants outside set-aside areas that are transplanted on-site shall be supplemented in
conformance with the plant supplement requirements for the selective plant preservation method in paragraph 1 above.
G. Minimum replacement and supplemental sizes.
1. For the selective plant preservation method, the following minimum standards apply for all specimens:
a. Saguaros: Two (2) feet in height from on-site or four (4) feet in height from off-site or from a plant nursery.
b. Tree: Commercial nursery sizing for supplemental trees shall be fifteen- (15) gallon can size. The size of three to one
(3:1) replacement trees shall be two (2) fifteen- (15) gallon cans and one (1) twenty-four- (24) inch box.
c. Other native cacti and succulents. Two (2) feet in height or diameter, except that blue barrel cactus, fish hook cactus,
compass barrel cactus, needle-spined pineapple cactus, desert night-blooming cereus, and thornber pincushion shall have a
minimum replacement size of four (4) inches in height or diameter.
d. Ocotillo: Two (2) feet in height (from on-site) or four (4) feet in height (from nursery).
e. Yucca and other native shrubs. Five- (5) gallon.
2. For the plant appraisal method, supplemental plant sizes shall be the same as in paragraph 1 above. The size of a
replacement plant shall be equal to or greater than the caliper and no less that three quarters (¾) of the height and spread of the
specimen being replaced, or a destroyed or removed specimen may be replaced with two (2) or more native plants with a
minimum fifteen- (15) gallon can size and which have a total appraised replacement value no less than the appraised value of
the plant being replaced.
3. For the set-aside method, replacement and supplemental size requirements for specimen saguaros, except crested
saguaros, and specimen ironwood, outside set-aside areas shall be in conformance with the plant replacement and supplement
requirements for the selective plant preservation method in subparagraph 1.a and 1.b above.
H. Native plant location/preliminary site plan. A native plant location/preliminary site plan, prepared in conformance with the
requirements of 18.72.S05 in the plant preservation manual shall promote the preservation and enhancement of the site's native
vegetation and undisturbed natural environment. The plan shall minimize disturbance of native vegetation and promote the
preservation-in-place of significant specimens, plant communities, animal habitats and set-aside areas. Compliance with the
minimum requirements of Sections 18.72.090 and 18.72.100 is required.
1. Site design and plant preservation shall support the following objectives:
a. The preservation-in-place of tall saguaros and large trees, in particular saguaros six (6) feet and greater in height and
trees eight (8) inches and greater in caliper.
b. The protection from removal, relocation, or destruction of the understory vegetation of specimen plants and plant
community(ies) to be preserved-in-place.
c. The continuity and linkage of on-site resources that extend beyond the site (i.e., natural open spaces, vegetative and
animal habitat, hiking, riding, and equestrian trails).
d. To minimize the fragmentation and destruction of plant communities for the purpose of preserving wildlife and riparian
habitat.
e. To limit the size of site development areas and building envelopes in order to preserve the site's natural features and
amenities.
f. To locate salvaged and transplanted specimens on the site within common areas or landscape bufferyard areas as
required by Chapter 18.73 and within the front yards of residential lots for the purpose of improving public and private
streetscapes and to limit the net loss of native plant diversity and volume, and wildlife habitat on the site.
g. To encourage the preservation of specimens in excess of the specimens required to meet the minimum requirements
of this chapter.
h. To encourage the harvesting of salvageable native plants in excess of the specimens required by this chapter, an
approved preservation plan, other applicable regulations, and specimens not otherwise used by the property owner, for projects
and programs which benefit the public, such as parks, schools, public streetscapes, community native plant banks, public works
projects, and the surrounding neighborhood consistent with the requirements of Section 18.72.130.
2. The native plant location/preliminary site plan shall comply with the following requirements for riparian habitat areas,
washes and floodplains:
a. Riparian habitat established as set-aside areas shall not be removed, altered, enhanced, or disturbed;
b. Riparian habitat outside set-aside areas and natural open space that is disturbed shall be mitigated in conformance
with riparian regulations;
c. Native plants that occur on plant lists in riparian regulations may be salvaged and transplanted to disturbed riparian
habitat in compliance with riparian mitigation requirements;
d. Disturbed washes and disturbed floodplain areas (areas outside set-aside and riparian habitat areas) may be
enhanced by the salvage and transplanting, or mitigation of native plants. Those portions of washes and floodplain areas so
disturbed and/or enhanced are categorized as functional open space;
e. Those portions of washes and floodplains which are either disturbed or enhanced or both by drainage improvements or
those portions of washes and floodplains with a significant increase or decrease in historic hydrological characteristics of velocity
or volume as a result of development, disturbance, or enhancement either inside or outside of a wash or floodplain, may be
categorized as functional open space. Development, disturbance, enhancement, or a significant increase in the historical
hydrological characteristics of a wash or floodplain shall prevent that portion of a wash so affected from being categorized as
natural open space or set-aside area.
I. Plant appraisal. For the plant appraisal method only, a plant appraisal will be prepared in conformance with the following
requirements:
1. Each specimen plant identified in the native plant preservation plan to be removed from the site or destroyed must be
appraised for its market value by a certified plant arborist and replaced with native plants of the same species and variety with a
total market value equal to or greater than the market value of the plant removed or destroyed. The appraisal shall be prepared
using market values and techniques published by the Council of Tree and Landscape Appraisers. The appraisal shall be current
within six (6) months prior to submittal of a preservation plan and will be valid for a period of two years from the date of
preservation plan approval. The subsequent submittal of a new or revised preservation plan may require the submittal of an
updated plant appraisal as determined by the planning official.
2. A revised appraisal value is required after the two- (2) year time limit has expired, and each two- (2) year period
thereafter until such time as the approved preservation plan is implemented. Compliance with the plant appraisal method
requires the establishment of monetary assurances such as a bond or letter of credit. The assurances shall have a monetary
value equal to the market values of all specimen plants to be removed from the site or destroyed.
J. Resource value report. For the set-aside method only, a resource value report shall be submitted together with the native
plant location/preliminary site plan. The boundaries of natural open space area(s) set-aside in the resource value report shall be
delineated as natural open spaces area(s) on all site plans, development plans, tentative plats, subdivision plats and grading
plans for the subject site and will be described as undisturbed natural open space area(s) in all covenants, conditions, and
restrictions (CC & As) for the development. The resource value report shall include all of the following:
1. An analysis prepared for the entire site to determine the general viability of native plants and plant communities on the
site. The analysis shall include an assessment and prioritization, on a graduated scale from most significant to least significant,
of the undisturbed natural desert areas based on the resource value of the existing native plants. The resource value shall be
determined by factors such as health, size, density, and variety of native plant species, the visual resource value of the
undisturbed natural desert areas, and the potential to maximize the preservation of contiguous areas of undisturbed natural
desert with native plants both on and off site. The highest resource value shall be given to riparian habitat areas.
2. A minimum of thirty percent (30%) of the site or that portion of the site for which the set-aside method is utilized, shall be
shown on the attached native plant location/preliminary site plan as an area set-aside as undisturbed natural open space. The
set-aside areas shall consist of the site areas with the highest resource value as determined by the report.
3. An inventory and analysis of the viability and transplantability of all plants protected as safeguarded plants, all saguaros,
and all inventoried ironwoods which are outside of the boundaries of the set-aside areas. Calculations for preservation
requirements and credits shall conform to the requirements of this chapter.
4. Boundaries of all set-aside areas clearly delineated on an aerial photograph of the site.
K. Supplementary information. The planning official may require additional information to reasonably insure that the purpose
of this chapter is fulfilled.
(Ord. 1998-39 § 1 (part), 1998)
18.72.110 Tagging, color-coding, plant protection and planting operations.

A. Identification numbering. All specimens shall be tagged with identification numbers and color coding in conformance with
18.72.S06 color-coding and tagging standards in the manual, except that specimens within a designated and fenced natural
open space or set-aside area need not be tagged.
B. Protection and identification of specimens. Specifications included in the preservation plan and all transplanting and
construction contracts for the project shall include language requiring the protection of preserved-in-place and transplanted
specimens; and the identification, accounting and replacement of damaged, dead, or dying preserved-in-place and transplanted
specimens, all in conformance with the requirements of this chapter and the preservation manual.
C. Planting and transplanting. The planting of replacement and supplemental plants and the salvage and transplanting of
specimens shall be done by bonded professionals qualified in the identification, planting, salvage, transplanting, and
maintenance of native plants.
D. Irrigation and maintenance. Preserved-in-place and transplanted specimens and replacement and supplemental plants
shall be irrigated and maintained as required by Section 18.72.S05 and in conformance with established irrigation and
maintenance practices as required to promote the survival of plants in a healthy condition.
E. Salvage permits. Permitted plants shall be salvaged and transplanted in compliance with the requirements of this chapter,
the preservation manual and the Arizona Native Plants Statute (A.R.S. § 3-901 et seq.).
(Ord. 1998-39 § 1 (part), 1998)
18.72.120 On-site monitoring and replacement of dead, damaged, or dying plants.

A. On-site monitoring of all aspects of preservation, salvaging and transplanting, planting, and associated mitigation
operations, including harvesting, permit compliance, site clearing, grading, plant marking, color-coding, and plant protection shall
be provided by the property owner during project construction.
B. On-site monitoring shall be performed by an independent monitor, not an employee of the property owner, who is a
qualified professional and practitioner in native plant identification and protection with qualifications equal to or exceeding those
in 18.72.070. The monitor will be under contract with and at the expense of the property owner.
C. The monitor shall be authorized by the property owner to require contractors and developers to demonstrate and verify
that all aspects of preservation, salvage, mitigation, and plant protection activities are performed in conformance with the
approved preservation plan and this chapter and the preservation manual.
D. Immediately after the monitor's initial site visit, the monitor shall prepare a report on the status of specimens identified on
the approved preservation plan and specimens tagged as preserved-in-place or to be salvaged and transplanted-on-site. The
report shall include the general condition of specimens, the identification of specimens under stress, damaged, dying, or dead,
and the appropriate techniques to relieve the stress and damage, and recommendations for the replacement of specimens that
are dead or dying.
E. The monitor shall conduct periodic on-site inspections and provide periodic progress reports to the property owner and the
planning division no later than forty-eight (48) hours after the on-site inspection. The progress report will outline the status of
plant preservation plan work accomplished to date, any problems encountered, and any noncompliance with the requirements of
the approved preservation plan and this chapter.
F. A preserved-in-place, transplanted, replacement, or supplemental plant identified in the monitor's status report or the
county's field inspection report as dying or as having died during project development will be replaced by the property owner
within three (3) months of the report's completion. The plant(s) will be replaced with a viable plant(s) of the same genus and
species in good condition, of uniform shape, and representative of the species and equal or greater caliper as the replaced plant;
or, replaced with two (2) or more plants of the same species with a minimum fifteen- (15) gallon can size and total appraised
replacement value equal to or greater than the appraised value of the replaced plant. The owner will take action within a shorter
period of time if required to improve the health of stressed plants and to prevent plant loss. These requirements will apply to all
supplemental and replacement plants and to no less than ninety percent (90%) of all plants salvaged and transplanted on-site.
G. The monitor shall conduct an assessment of the condition of the site's specimens and replacement and supplemental
plants one year after final inspection has been performed on the site, and the monitor shall thereafter certify as to whether or not
the requirements of the approved preservation plan and this chapter have been complied with.
(Ord. 1998-39 § 1 (part), 1998)
18.72.130 Harvesting process.

The harvesting process in whole as described in this section is strongly encouraged, but not required. If a property owner
allows harvesting of plants not identified for preservation in place or salvaging and transplanting on-site, the following
procedures shall apply:
 A. The property owner shall, at the time of his first submittal to the county of a preservation plan for the subject site, mail a
notice regarding a forty-eight- (48) hour harvesting process to the planning division, all abutting property owners and those
agencies identified in Section 18.72.100.H.1.h who have previously notified the planning division of their interest in the
harvesting process. The planning division shall provide the property owner with a harvesting list of agencies and individuals who
have previously notified the planning division of their interest in the harvesting process.
B. After preservation plan approval and at least five (5) calendar days prior to the commencement of grubbing, site clearing,
and grading operations, the property owner shall mail a notice to the planning division and to individuals and organizations on
the harvesting list who have notified the property owner of their interest in harvesting plants on the subject site. The notice shall
establish a forty-eight- (48) hour harvesting period during which existing plants not shown on the approved preservation plan as
preserved-in-place, salvaged and transplanted-on-site, located in a set-aside area, or otherwise reserved at the discretion of the
developer may be harvested by harvesters.
C. The harvesting of native plants shall be done by bonded professionals qualified in the identification, salvage and
transplanting of native plants and whose harvesting services shall be provided for and paid by the harvesting individual(s) or
organization(s). The harvesting process shall be monitored by the property owner's monitor to assure that harvesting of native
plants is limited to plants without an identification tag and located outside all set-aside areas.
D. Permits required by the Arizona Native Plants Statute (A.R.S. § 3-901 et seq.) shall be secured by the harvesting
individual or organization.
(Ord. 1998-39 § 1 (part), 1998)
18.72.140 Compliance, conflict, violations, penalties, assurances.

A. Compliance and conflict with county, state, and federal regulations.

1. This chapter does not replace, supersede, or in any way affect or change requirements for compliance with the Federal
Endangered Species Act and the Arizona Native Plants Statute (A.R.S. § 3-901 et seq.). In the event of a conflict between the
requirements of this chapter and the requirements of the Federal Endangered Species Act or the Arizona Native Plants Statute,
the requirement which provides the most protection for native plants will prevail.
2. Requirements for compliance with this chapter and other Pima County regulations will be calculated and applied
separately. Compliance with this chapter may be considered for the purposes of compliance with other chapters, if the primary
purpose to preserve native plants and plant communities is not jeopardized. In the event of a conflict between two (2) or more
requirements in this chapter, or conflicts between the requirements of this chapter and the requirements of another chapter, the
more restrictive requirement will prevail, except the highest resource value for the establishment of set-aside areas shall be
given to previously designated riparian habitat areas.
3. Planning division staff, qualified in preservation plan review and the identification of native plants and safeguarded
species, may periodically provide spot-inspections to confirm compliance with this chapter and approved preservation plans.
B. Violations and penalties. In addition to the provisions of Chapter 18.95 Compliance and Enforcement, violations of this
chapter are subject to the following enforcement, penalties, fines, and other remedies:
1. No person shall, individually or through acts of another person, intentionally or negligently damage, destroy, or remove
from the site any native plant except as authorized by an approved native plant preservation plan.
2. A fine for the damage, destruction, or removal from the site of each native plant will be based on the following schedule:
a. For each viable saguaro. two hundred dollars ($200) per foot of main trunk and two hundred dollars ($200) per foot of
each arm with a maximum not to exceed two thousand five hundred ($2,500) per saguaro;
b. For each specimen tree or shrub. three hundred dollars ($300) per caliper inch measured twenty-four (24) inches
above grade level for trees and six (6) inches above grade for shrubs with a maximum not to exceed two thousand five hundred
dollars ($2,500) per tree or shrub.
3. A fine of not less than five hundred dollars ($500) nor more than two thousand five hundred dollars ($2,500) if native
plants are damaged, destroyed, or removed from the site prior to approval of a preservation plan.
C. Additional penalties. Any person who individually or through acts of another person, intentionally or negligently damages,
destroys, or removes from the site any native plant, except as authorized by an approved preservation plan, may be subject to
one or more of the following in addition to any fines imposed by paragraph B above as determined by the hearing officer
pursuant to Chapter 18.95 of this code:
1. Mitigation of specimens damaged, destroyed, or removed from the site which may include:
a. One hundred percent (100%) replacement with plants of the same genus and species and of equal or greater size as
the specimens being replaced and the replacement will be completed within ninety (90) days of the violation, and
b. Any supplemental mitigation and site improvements determined to be necessary to restore the natural habitat and plant
communities which have been damaged, destroyed, or removed from the site,
 c. In the event replacements are not made as required by the preceding subparagraph C.1.a and b, then payment to the
county by the property owner of an amount equal to the certified appraised replacement value of the specimens damaged,
destroyed or removed from the site and not subsequently replaced as required by this paragraph. The certified appraised
replacement value will be based on the type, size, and original condition of the specimens prior to the violation as shown in the
plant inventory. The certified appraisal will be provided by and at the property owner's expense.
2. Supplemental mitigation, maintenance and monitoring requirements for native plants following the final inspection. This
requirement shall be performed for a period of time as determined by the hearing officer, but not to exceed eight (8) years.
3. Suspension by the director of the development services department of any permits issued by the county for development
of the site. Any such suspension shall remain in effect unless and until the violation is mitigated in conformance with this chapter
as approved by the planning official.
D. Suspension lifted. Where any permit issued by the county is suspended until its expiration pursuant to paragraph C.3
above, no new permit shall be issued for the site until all fines issued pursuant to paragraphs B.2 and B.3 above have been fully
paid and all mitigation required by paragraph C.1 and C.2 above has been fully performed.
E. Maintenance agreement. Prior to the subsequent issuance of permits for development of the site on which a violation
occurs, the property owner shall provide the county with proof, such as an agreement with a landscape installation and
maintenance service, that procedures are in place to ensure replacement of damaged or destroyed plants and follow-up
maintenance of those plants replaced for a period determined by Pima County, but not to exceed eight (8) years.
F. Other violations and penalties. Violations of the Arizona native plant law are subject to the penalties and sanctions in the
law.
G. Assurances. Implementation and completion of an approved preservation plan and all associated mitigation standards and
maintenance requirements, all in conformance with this chapter and the requirements of the preservation manual, shall be
guaranteed by assurances acceptable to Pima County, as specified by Pima County policy and regulations and consistent with
Section 18.69.070. Assurances shall include the following provisions:
1. Assurances will be submitted prior to preservation plan approval and will be released when final inspection by the
professional on-site monitor certifies compliance with and completion of the preservation plan as confirmed by Pima County
except as provided in the following subparagraph 2.
2. Maintenance and preservation assurances. The final approval of any subdivision plat or development plan that includes
an approved preservation plan will require covenants or assurances which ensure the continued preservation of set-aside areas
and the continued maintenance and preservation of specimens preserved-in-place or transplanted on-site.
(Ord. 1998-39 § 1 (part), 1998)
18.72.150 Amendments.

A. This chapter may be amended by the board of supervisors in conformance with the provisions in Section 18.01.070.
(Ord. 1998-39 § 1 (part), 1998)
Appendices SELC – PHASE 1 SPECIFIC PLAN

Appendix F: Landscaping, Buffering & Screening

Appendix G
 Chapter 18.73

LANDSCAPING, BUFFERING AND SCREENING STANDARDS*

18.73.010 Purpose and scope.

18.73.020 Definitions.
18.73.030 Performance standards.
18.73.040 Screening and bufferyard requirements.
18.73.050 Amenity landscaping requirements.
18.73.060 Landscape plan requirements.
18.73.070 Landscape plan review and appeal.
18.73.080 Maintenance provisions.
18.73.010 Purpose and scope.

A. The purpose of this chapter is to provide landscaping requirements and performance standards which:
1. Enhance and promote the image of the community's desert environment;
2. Conserve groundwater resources in conformance with the Arizona Groundwater Code, Title 45, Chapter 2, by:
a. Specifying the use of arid landscape design principles and standards,
b. Helping utilize stormwater, and control and reduce runoff,
c. Specifying the use of plant materials from approved lists,
d. Encouraging the use of effluent;
3. Protect the public health, safety and general welfare by:
a. Minimizing noise, air, water, dust and visual pollution,
b. Screening and buffering incompatible land uses,
c. Preserving property values and the character of neighborhoods,
d. Reducing the heat and glare absorbed and radiated by development,
e. Conserving energy resources,
f. Helping to control soil erosion,
g. Controlling the spread of invasive and noxious plants,
h. Increasing traffic safety, and
i. Protecting air quality by reducing dust emissions.
B. The intent of this chapter is to ameliorate adverse impacts between potentially incompatible uses and zones by requiring a
minimum level of buffering and screening. This chapter does not determine the compatibility of two different uses or zones,
which is determined by the board of supervisors.
C. Scope.
1. The provisions of this chapter shall apply to all development, unless excepted elsewhere in the Code, except
development within the ML zone and RVC zone adjacent to the ML zone, and conversions of apartment complexes to
condominiums with landscape plans that were approved with the apartment development plan.
2. New development. The provisions of this chapter apply to all new tentative plans and development plans submitted after
October 1, 1985;
3. Expansion of existing uses. Approved plans and development existing prior to October 1, 1985 shall comply with the
regulations under which approval was given, and shall be subject to the provisions of this chapter if proposed expansion will
exceed twenty-five percent of the gross floor or lot area of the existing development.
 4. Landscape plan submittal. A landscape plan shall be submitted to the planning division of the development services
department for the following:
a. Any development plan or subdivision plat that requires ten or more parking spaces, except for development within the
ML zone and RVC zone adjacent to the ML zone, development of single-family dwellings where all parking is contained within
structures and carports on individual, subdivided lots, and development plans for apartment conversions to condominiums that
have landscape plan that were approved by the planning division and development services department.
b. When screening, buffering or landscaping is required by the chapter,
c. When screening, buffering or landscaping is required by the board of supervisors as a condition of rezoning or other
reason,
d. Reserved.
e. Any landscaping requiring review by the planning division required to fulfill requirements of the General Commercial
Standards (Chapter 18.39), Golf Course Zone (Chapter 18.59), Hillside Development Overlay Zone (Chapter 18.61), Historic
Overlay (Chapter 18.63), Major Resort Zone (Chapter 18.40), Sign Standards (Chapter 18.79) or Grading Standards (Chapter
18.81).
(Ord. 2015-7 § 5 (part), 2015; Ord. 2006-97 § 1 (part), 2006; Ord. 2003-72 § 4 (part), 2003; Ord. 1986-187 § 1 (part), 1986; Ord.
1985-171 § 1 (part), 1985)
18.73.020 Definitions.

A. Certain terms used in this chapter shall be defined as follows:

1. Amenity landscaping. Any landscaping that is required to mitigate for the negative environmental affects to a site caused
by paving and impervious structures;
2. Bufferyard. Landscaping elements, screening devices, and landforms used for reduction of the potentially adverse
impacts of adjoining, dissimilar land uses as depicted in the Landscape Design Manual;
3. Effluent. Reclaimed wastewater;
4. Environmental zone design principle. The landscape management and design principle of identifying planting areas
throughout the site that have, or will be designed to have, similar maintenance, irrigation and exposure requirements. Zones may
range from arid to wet. The plant palette for each zone should clearly reflect the function and design objective of the zone.
Application of this principle promotes rational site planning and efficient, attractive, cost-effective landscaping;
5. Gross parking area. The total square footage of the development site minus the first floor square footage of all buildings
and storage yards, bufferyards and drainage structures;
6. Landscaping. The combination of landscape elements in a designed, specific application that meets the purposes of this
chapter. Landscape elements may include vegetation, such as trees, cacti, shrubs and groundcovers and other elements such
as walls, earth berms, planters, and other architectural or structural elements;
7. Mini-oasis design concept. The landscape design technique of allocating a generous portion of a site's landscape water
where it will return maximum benefit in terms of cooling, aesthetic pleasure and exposure to people;
8. Plant size.
a. Gallons, in regard to plant size is the container size generally accepted by trade professionals to denote or specify
plant materials size;
b. Caliper shall refer to tree trunk size measured as follows:
i. For 15 gallon and 24 inch box containers, measure the trunk at the widest point within the first four to six inches above
ground.
ii. For 36 inch box and larger containers, measure the trunk at the widest point six to twelve inches above ground.
iii. For multiple stem trees, measure the second largest stem within the first six inches above the origination point, or six
inches above ground if all stems originate from the soil. The caliper for multiple stem trees shall be determined by averaging no
more than the diameter of three of the largest stems.
iv. Trees with all branches above twelve inches from the ground are classified as single stem trees.
9. Screening element. Any landscaping or structure used to conceal or reduce the negative visual and audio impacts of
certain land uses or activities from streets or adjacent development. The height of a screening device is measured from the
highest finished grade abutting the element to be screened;
10. Walls or fences. Any structure intended for confinement, prevention of intrusion, boundary identification or screening of
an activity or land use.
 11. Decorative masonry wall. Masonry wall that is stuccoed and painted, has a textured, colored surface, or contains other
elements that improve the aesthetic appearance of gray slump block walls, as approved by the planning director.
12. Natural Desert Bufferyard. A bufferyard that is composed of undisturbed areas in which disturbance is prohibited except
to enhance small areas by planting the same plant material and density as undisturbed areas endemic to the site area.
(Ord. 2006-97 § 1 (part), 2006; Ord. 1985-171 § 1 (part), 1985)
18.73.030 Performance standards.

A. Scope. This section provides general standards for bufferyards, landscape designs and landscape plans. Specific design
references, standards and plant lists in the form of a landscape design manual are hereby adopted to ensure compliance with
this chapter. The landscape design manual may be amended by resolution of the board after a noticed public hearing. The
planning director may approve minor changes to the landscape design manual. Landscape reference materials and plant lists
are available at the planning and development services department.
B. General Standards.
1. Landscape designs shall be in harmony with the environmental context of the development site. Preservation of native,
on-site vegetation shall be a primary objective of site planning for development. Specimen plants shall be given particular
consideration for retention on site. Property owners shall comply with the provisions of Arizona Revised Statutes, Section 3-904;
2. Wherever the undisturbed natural desert landscape cannot be preserved, or has been disturbed through past land use
and is no longer representative of the native habitat, landscape design and construction shall promote the use of transplanted,
on-site desert plants, container plants, seeded desert plants and inorganic groundcovers. This standard shall be particularly
emphasized on all landscaped areas abutting public rights-of-way, scenic routes and landscaping having high public visibility;
3. The environmental zone design principle of appropriate plant selection and placement, based on the function, water
requirement and most suitable environmental exposure of the plant materials, shall be used in all proposals. The mini-oasis
design provision may be permitted when proposed water-intensive planting designs are found by the planning director to
substantially meet criteria found in the landscape design manual;
4. Turf applications over ten acres, except as required by the Pima County department of natural resources, parks and
Recreation, including parks and recreational facilities, cemeteries and school grounds shall be irrigated with reclaimed water,
effluent, or CAP water. Golf course design and its use of turf within Pima County is regulated by the Golf Course zone (Chapter
18.59);
5. Plants shall be selected from the approved plant lists within the Landscape Design Manual. Requests for changes in the
plant lists may be made to the planning director, who shall review the request and enter all approved changes to the plant list
addendum which shall be available from the planning department;
6. Trees and shrubs.
a. Trees shall be at least five gallons in size, or of comparable height if bare-rooted, at planting time,
b. Shrubs shall be at least one gallon in size at planting time,
c. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic sight lines and the
property rights of adjacent property owners, and
d. Trees planted near public sidewalks or curbs shall be provided with suitable root diverters to minimize heaving of those
improvements;
7. Groundcovers.
a. When inorganic groundcovers are used, they shall be in combination with live plants and not exceed two-thirds of the
total area of applied groundcovers,
b. Turf use, except as required by Pima County Department of Natural Resources, Parks and Recreation, shall be for
functional use only, not to exceed an area that is equal to fifteen percent of the required landscaped area, and shall be located,
when used, on the development site:
1) To mitigate glare and reduce heat near buildings and their openings, windows and patios,
2) To enhance a mini-oasis,
3) To enhance a pedestrian entryway,
4) In an environmental zone compatible with the context of the landscape and architectural design,
5) To conserve water and demonstrate this ethic to the public;
c. Unpaved areas in any plant bed, median or tree understory within a planter shall be planted with shrubs, accents or
vines, or covered with appropriate organic and inorganic groundcovers;
8. Irrigation and water accent features:
 a. All water use for landscape irrigation and enhancement shall conform to the Arizona Groundwater Code (Title 45,
Chapter 2) and the adopted groundwater management plan for the Tucson active management area, except areas located
outside of the Tucson active management area, which must adhere to the requirements of this chapter,
b. Each introduced planting shall be served by a water-conserving, underground irrigation system that incorporates rain
sensors and is capable of seasonal adjustments, unless otherwise approved by the planning director. Stormwater harvesting and
drip irrigation are the preferred irrigation methods,
c. Required landscape areas shall use a separate reclaimed ready irrigation system to promote the use of effluent to
irrigate landscaped and turf areas. A note describing effluent use feasibility shall be included on landscape plans indicating
briefly: cost-effectiveness, potential sources and availability,
d. Landscape designs shall be integrated with improvement plans for the site and shall make maximum use of site
stormwater runoff for irrigation purposes, and
e. Water design features that use groundwater or CAP water, such as ponds and fountains, shall not exceed more than
fifty square feet in size unless approved by the design review committee with a suitable justification to demonstrate why the
water design feature requirements cannot be met within fifty square feet.
9. Natural features:
a. Earth berms shall be designed to transition to existing grades, shall not exceed a slope of 2:1, and shall be adequately
covered with plant material, groundcovers or rip-rap to control erosion,
b. Natural drainageways and existing, natural vegetation may be used for screening and amenity landscape credit if
approved by the planning director, provided such uses are consistent with the county floodplain management ordinance;
10. Streetscape sculpture and furniture: Streetscape bufferyards wider than ten feet may be reduced by ten percent of their
required width, for each one hundred linear foot section that includes an, approved public sculpture or furniture piece installed
and maintained within the bufferyard. Public sculpture and furniture shall be approved by the design review committee
(reference Chapter 18.99), subject to standards contained in the landscape design manual;
11. Safety design standards:
a. Walls, fences, signs, landscaping and other potential obstructions to view in excess of two feet in height shall be placed
in accordance with the requirements of Section 18.77.020;
12. Public right-of-way standards:
a. Landscaping in publicly owned or controlled areas shall be consistent with the purpose and requirements of this
chapter, design requirements as specified in the county development standards code, the department of transporation's
subdivision street standards, the scenic routes ordinance and the Pima County landscape design manual;
b. A right-of-way use permit and maintenance agreement must be obtained from the Pima County Real Property Division
prior to installation of any landscaping within the public right-of-way.
13. Plant materials spacing: Plants may be grouped, clustered or unevenly spaced to prevent the creation of an unnatural
appearance in the landscape, provided that screening and mitigation of site development from streets and adjoining lots is
provided and the design complies with the Landscape Manual.
C. Stormwater Harvesting Option.
1. Stormwater harvesting in bufferyards. When stormwater harvesting systems meet requirements in Section 18.07.030(S)
(2) and cover at least three-quarters of the required bufferyard area:
a. The height of walls required in the Landscape Design Manual for Bufferyards A through D only may be reduced to three
and one-half feet; and
b. The density of canopy trees required in the Landscape Design Manual for all bufferyards may be reduced by fifty
percent.
(Ord. 2015-7 § 5 (part), 2015; Ord. 2006-97 § 1 (part), 2006; Ord. 1985-171 § 1 (part), 1985)
18.73.040 Screening and bufferyard requirements.

A. Scope:
1. Land use zones permitted by this code are ranked according to their land use intensity and restrictiveness (reference
Section 18.05.010B). Ranking is based on the type and degree of nuisance or negative impact the more intensive use is likely to
impose on less intensive, adjacent land uses. Bufferyards shall be provided between uses to minimize the negative effects of
their dissimilarity.
B. Bufferyards:
 1. Purpose: Both the amount of land and the type and amount of planting specified for each bufferyard requirement are
designed to ameliorate nuisances between adjacent land uses or between a land use and public street or road, yet to be
designed to promote appropriate linkages to compatible land uses and public streets or roads. Appropriate linkages include, but
are not limited to design that promotes pedestrian and bicycle path connectivity including safe routes.
C. Location of bufferyards:
1. Bufferyards shall be located on the outer perimeter of a lot or parcel, extending to the lot or parcel boundary line.
2. Portions of required bufferyards shall not be located on an existing or dedicated public or private street right-of-way.
However, portions of bufferyards in excess of the bufferyard requirement as determined by Table 18.73-1 and the bufferyard
standards illustrated in the Landscape Design Manual may be located on an existing or dedicated public or private street or
right-of-way in accordance with the department of transportation's adopted subdivision street standards, board of supervisors
Policy F 54.1 Planting in Pima County Right-of-Way, as amended, which includes review and approval of a right-of-way use
permit or licensing through the Pima County Department of Transportation Real Property Division.
D. Determination of bufferyard requirements:
1. To determine the type of bufferyard required between the project site and adjacent parcels, or between the project site
and an adjacent street, the following procedure shall be followed:
a. Identify the land use zone category of the proposed use on Table 18.73-1, "Bufferyard Requirements," codified in this
chapter, and located in the landscape design manual,
b. Identify the land use zone category of the existing land use zones adjacent to the proposed use on Table 18.73-1,
c. Identify any adjacent street as private, public, major route, and/or scenic route.
d. Determine the bufferyard required on each boundary (or segment thereof) of the subject parcel by referring the
indicated letter designation from Table 18.73-1 to the bufferyard standards illustrated in the landscape design manual.
2. Bufferyard specifications detailed and illustrated in the manual constitute the bufferyard required between the two
adjacent land uses. Any of the options contained in the letter designated bufferyard shall satisfy the requirement of buffering
between the adjacent land uses. The width of the bufferyard can vary, or meander, provided that the average bufferyard width is
not less than the required bufferyard width when measured along any single lineal bufferyard. If a developer is providing
pedestrian or bicycle connectivity through a bufferyard to an adjacent site, street or right-of-way, the required wall height within
the bufferyard can be lowered to forty-two inches.
3. Responsibility for bufferyard:
a. When a use is the first to develop on two adjacent vacant parcels, this first use shall provide the required buffer,
b. The second use to develop shall, at the time it develops, provide any additional plant material and land necessary to
provide any additional bufferyard required between those two uses.
4. Existing plant material, structures and land located on the preexisting (first developed) land use which meets the
requirements of this chapter may be counted as contributing to the total bufferyard between it and the second (adjacent) land
use to develop.
E. Use of bufferyards:
1. A bufferyard may be used for passive recreation; it may contain sculpture, furniture and pedestrian, bike or equestrian
trails, provided that:
a. No plant material is eliminated,
b. The total width of the bufferyard is maintained, and
c. All other regulations of this chapter are met.
2. In no event shall the following uses be permitted in bufferyards:
a. Playfields,
b. Stables,
c. Swimming pools,
d. Racquetball and tennis courts.
F. Bufferyard options:
1. Where the bufferyard originally required between a land use and vacant land turns out to be greater than that bufferyard
subsequently required between the first use and the subsequently developed use, the following applies:
a. The subsequent establishment of compatible adjacent land uses, as indicated in Table 18.73-1, may eliminate the
requirement for a bufferyard. If the requirement is reduced, but not eliminated, the existing use may expand into the excess
buffer area, provided that the resulting total bufferyard between the two uses meets the revised bufferyard requirements;
2. Property owners may enter into agreements, subject to the approval of the county, with abutting landowners to use
adjoining land to provide some or all of a required bufferyard. The total buffer shall equal the requirements of this chapter.
Nonconforming uses and plats shall not be created, expanded or allowed by this option, nor shall designated, platted open
space be compromised. Agreements must run with the land, be approved by the planning department, and be recorded with the
county recorder.
3. Contractual reduction of a bufferyard abutting vacant land. When development requiring a development plan or
subdivision plat is proposed adjacent to vacant land and the owner of that vacant land enters into a contractual relationship with
the owner of the land that is to be developed first, a reduced buffer may be provided by the first use, provided that: the contract
contains a recorded agreement whereby that vacant landowner shall assume all responsibility for any additional buffer, if needed
by the subsequent development of a more or less intense use on the vacant property.
4. A bufferyard is not required in either of the following cases, provided, however, a six-foot-high decorative masonry wall is
constructed in lieu of the bufferyard, and the wall requirement is noted on the approved subdivision plat and landscape plan:
a. Where a proposed residential development has the same or less density or where the individual lot size along the
abutting lots is equal to, or less than the adjacent residential property;
b. Where a bufferyard is required along the side or rear yard of an individual residential lot abutting an internal street.
(Ord. 2009-98 § 2 (part), 2009; Ord. 2006-97 § 1 (part), 2006; Ord. 2005-35 § 4, 2005; Ord. 1996-59 § 4, 1996; Ord. 1994-147 §
8, 1994; Ord. 1994-133 § 1, 1994; Ord. 1990-1 § 1 (part), 1990; Ord. 1987-92 § 1 (part), 1987; Ord. 1985-171 § 1 (part), 1985)
18.73.050 Amenity landscaping requirements.

A. Scope. Amenity landscaping shall be provided for certain specific plans, development plans and land uses in addition to
the screening requirements of Section 18.73.040 of this chapter. For example, amenity landscaping can be required as a
condition of rezoning, as a requirement of cluster option approval or other action of the design review committee (historic,
campus park industrial, rural village center, major resort, scenic routes, etc.), or for Hillside Development zone revegetation
compliance. Buffer areas provided to satisfy screening requirements may be used to reduce site gross area in calculating the
amenity landscaping for these land uses. Where amenity landscaping is required or used, but is not determined by parking area
calculations, the area, type, density and height of the amenity landscaping shall be approved by the specific review body
assigned the review function (e.g. design review committee; subdivision and development review committee).
B. Parking Area Amenity Landscape Requirements.
1. Scope. Any development that requires ten or more parking spaces (except for development within the ML zone and RVC
zone adjacent to the ML zone and development of single-family dwellings where all parking is contained within structures or
carports on individual, subdivided lots);
2. Standard. An area equal to at least ten percent of the gross parking area shall be devoted to amenity landscaping.
Required buffer areas may be subtracted from the gross parcel area in order to determine the gross parking area for purposes of
landscaping calculations only;
3. Amenity options. The ten percent requirement may be satisfied with the use of combinations of the following elements:
a. Pedestrian median walkways within parking lots,
b. Twenty-five percent of the area of standard nondecorative concrete sidewalks on site,
c. One hundred percent of the area of decorative sidewalks (embossed concrete, exposed aggregate, tile, brick, etc.) on
site,
d. Landscaped traffic islands, planters or medians within parking areas not required by Chapter 18.75,
e. Interior project landscaping; such as building foundation planting, planters, mini-oases, landscaped entryways and
assembly areas, sculpture gardens, fountains, demonstration gardens,
f. Courts, ramadas and covered walkways,
g. Vegetated roofs, limited to plants selected from the approved plant lists within the Landscape Design Manual available
at the development services department, pursuant to Section 18.73.030(A).
4. For additional requirements, refer to Chapter 18.75, Off-Street Parking and Loading Standards.
C. Stormwater Harvesting Option.
1. Amenity landscaping reduction for stormwater harvesting. The ten percent amenity landscaping requirement may be
reduced by half when the following stormwater harvesting elements are installed:
a. All pedestrian walkways and sidewalks shall use accepted porous/pervious pavement, pavers or bricks, or similar
water-permeable surface; and
 b. All landscaped traffic islands shall meet stormwater harvesting requirements for landscape planters in Section
18.75.040(F).
(Ord. 2015-7 § 5 (part), 2015; Ord. 2013-42, § 5, 2013; Ord. 2006-97 § 1 (part), 2006; Ord. 2003-72 § 4 (part), 2003; Ord. 1985-
171 § 1 (part), 1985)
18.73.060 Landscape plan requirements.

A. Submittal and approval of a landscape plan shall be required prior to approval of a development plan and final plats except
for development within the ML zone and RVC zone adjacent to the ML zone.
B. Landscape plans shall comply with all requirements listed in the Subdivision and Development Review Committee
approved checklist.
(Ord. 2006-97 § 1 (part), 2006; Ord. 2003-72 § 4 (part), 2003; Ord. 1985-171 § 1 (part), 1985)
18.73.070 Landscape plan review and appeal.

A. Submittal.
1. Prior to the submittal of a landscape plan, the petitioner should consult with the department of planning and development
services concerning specific submittal requirements.
2. Landscape plans for subdivision plats and development plans shall be submitted to the office of the subdivision
coordinator for further processing. All other landscape plans shall be submitted to the planning division. A minimum of two copies
are required.
3. Within thirty working days of plan submittal, the planning division shall notify the petitioner in writing as to any further
requirements or amendments necessary for final approval.
4. The petitioner shall resubmit any revised plans for final compliance review.
5. Review fees shall be as determined by the Board of Supervisors.
B. Landscape Plan Review.
1. The planning division of the development services department shall review the landscape plan for compliance with all
code and special requirements.
2. The petitioner shall resubmit any revised plans for final compliance review. A written decision will be provided the
petitioner within thirty working days of resubmittal.
3. Any change to the underlying development plan or subdivision plat may require resubmittal of a new or revised
landscape plan as determined by the planning director.
C. All landscaping shall be completed before the certificate of occupancy can be released, if the landscaping is required for a
development plan, or before subdivision assurances can be released, if the landscaping is for a subdivision plat. If a project is
developed in phases, landscaping and screening requirements shall be completed in sequence with phased development. The
planning director may authorize or require the use of assurances in accordance with Section 18.69.070 for phased development,
delayed construction projects or to accommodate petitioners requesting to postpone installation of bufferyards along property
lines that abut vacant, undeveloped property.
D. Appeals. Appeals to the decisions or requirements of the planning division of the development services department may
be directed, in writing by the petitioner or other affected individuals, to the design review committee. The appeal must be made
within fifteen working days of the date of the departmental decision.
(Ord. 2006-97 § 1 (part), 2006; Ord. 1985-171 § 1 (part), 1985)
18.73.080 Maintenance provisions.

A. Maintenance of approved landscaping shall consist of regular watering, pruning, fertilizing, clearing of debris and weeds,
the removal and replacement of dead plants and the repair and replacement of irrigation systems and architectural features.
B. Maintenance Assurances. The final approval of any subdivision plat or development plan that includes an approved final
landscaping plan shall require covenants or assurances which:
1. Ensure the continued maintenance of required landscaping, buffering and associated irrigation systems; and
2. Assign the responsibility of maintenance to the property owner or agent, a homeowners' association or other liable entity
as approved by the planning director.
C. Compliance. Planning division personnel, qualified in landscape architectural review will periodically spot-inspect
landscape installations for compliance with this chapter and approved landscape plans.
(Ord. 2006-97 § 1 (part), 2006; Ord. 1985-171 § 1 (part), 1985)
Table 18.73-1: BUFFERYARD REQUIREMENTS (Minimum Bufferyard Required)

1 - Proposed Mobile Home Park or Subdivision

2 - Proposed Nonresidential Use
a - Adjacent Residential Use/Zone
Notes:
- The letter designations in this table refer to the bufferyard requirements and standards found within the Landscape Design
Manual.
- See Section 18.73.040F for bufferyard options.
(Ord. 1996-59 § 5, 1996)