A. Developer - An individual or entity who acquires or leases development areas as defined herein, in the La Reserve Project, for the purpose of development in accordance with the Plan.

B. Development Areas - Areas A through E, as described on the Concept Plan are designated subareas of the La Reserve Project having specified permitted uses and regulations covering the development of those uses.

C. Owner - The Estes Co., P.O. Box 17360, Tucson, Arizona 87531, and/or such other person(s) as The Estes Co. may designate in writing as being an "Owner" hereunder.

D. Plan - This plan for the La Reserve Planned Area Development District and the Development Standards of the CC ac R's recorded in Book 7414 Page 1370, et seq.

E. Oro Valley Zoning Code Revised (OVZCR) - Shall mean the Oro Valley Zoning Code Revised as adopted by the Mayor and Town Council on March 13, 1981 by Ordinance No. 48 as it may be amended.

F. Building Height - Building height shall be measured from the respective finish floor to the highest point of the coping of a flat roof or the highest point of a parapet, or to the highest point of a mansard roof, or to the highest gable of a pitch or hip roof for each building segment, pursuant to the examples shown on Figures 1, 2 and 3 of Exhibit B (Building Heights).

G. Floor Area - Floor areas as used to determine floor area ratios and parking ratios shall include the gross horizontal areas of the floors within any exterior walls of the building on, above or below grade excluding areas used for elevator shafts, stairwells or mechanical equipment rooms.

H. Concept Plan - document which shows the distribution of land uses within the Plan Area and is included in the Plan as Exhibit N. All Development Site Plans shall be prepared and submitted for approval in accordance with the uses shown on the Concept Plan.

I. Development Site Plan - document which will provide the information necessary for the Town of Oro Valley to review and approve proposed developments. The Development Site Plan shall include plans for the location of buildings, parking areas, traffic circulation, recreation, landscaping, areas and treatment of refuse collection, fire hydrant locations and utility easements. A Development Site Plan shall conform in all basic aspects to the La Reserve Plan and the Concept Plan.

J. Restaurant - hall mean a public eating place, in or outdoors, with or without service of alcoholic beverages and with or without entertainment facilities.

K. Residential Densities - shall mean the number of residences allowed per acre. Residential densities may not be transferred from one development area to another.

L. Professional Office - A place where professional or semi­professional services are provided, or a particular kind of business is transacted, excluding retail and wholesale trade as a principal use. Support retail functions such as athletic clubs, pharmacies, restaurants and other limited uses, not to exceed 25% of the gross floor area, are permitted as secondary accessory uses to offices. Banks and savings and loan institutions shall be deemed to be office uses.

M. Wilderness - Perhaps the most significant planned use of land on La Reserve is the area to be left undisturbed and maintained as permanent wilderness. These areas are used as a natural buffer between the La Reserve development and the Coronado National Forest. The intention is to minimize the adverse effect of development to the national forest.

N. Covenants, Conditions and Restrictions - Declaration of covenants, conditions, restrictions and assessments, charges, servitudes, liens, reservations, and easements for La Reserve, as recorded in Docket 7414, Page 1370-1422, as the same maybe amended or restated from time to time.

O. Design Guidelines - The "La Reserve Design Guidelines", as defined in the Covenants, Conditions, and Restrictions, and as amended from time to time.

A. Existing Area Development. The surrounding land uses include residential development, a resort hotel, La Canada Hills Country Club and vacant land, see Exhibit C. West of La Reserve, the dominant land use is the El Conquistador Resort Hotel. Facilities include restaurants, nine hole golf course, tennis courts, riding stable and other associates uses. Integrated within the El Conquistador Resort is a 193 townhome development known as El Conquistador Resort Patio Homes. South of El Conquistador Resort is Pusch Ridge Estates, a single family residential subdivision. This area was incorporated into the Town of Oro Valley in July, 1980. Further west of Oracle Highway, land uses include single family residences, townhomes, apartments and mobile homes.

North, adjacent to La Reserve, is the site for the new Garrett AiResearch Facility. Rough grading is complete and the construction of the initial facility has begun. Garrett AiResearch is an electronics research and assembly corporation.

North of Oracle Highway, uses include a ranch house, cultivated fields and vacant land. Adjacent to La Reserve's most northern boundary is Catalina State Park. It encompasses 5,500 acres to be used for camping, picnicking, an equestrian center and hiking trails.

Existing onsite land use includes the Foothills Business Park adjacent to Oracle Highway and La Reserve Subdivision, Lots 1 through 24 on the southern portion of La Reserve.

B. Planned Land Use. Four land use plans adopted by Pima County will influence the future growth and development of the northwest area. These plans are: Tortolita Area Plan, Tortolita Community Plan, Rancho Vistoso Community Plan and the Thermal Belt Area Plan. Two proposed plans, the Pusch Ridge Wilderness Plan and a Recreational Plan for Catalina State Park will also influence the development of La Reserve property. The location of these plans are shown on the Area Plan Map, Exhibit D.

A. Location. La Reserve is located immediately east of the Town of Oro Valley, between the Canada del Oro Wash and the western slope of the Santa Catalina Mountains (Exhibit A). The Location Map shows La Reserve relative to Oro Valley, Tucson and the surrounding area. The property is bounded on the north by the Catalina State Park, on the east by the Coronado National Forest and on the west by Oracle Road, U.S. 89 and the Town of Oro Valley. La Reserve covers 1114.22 acres divided between Sections 5, 7, 8 &18 of Township 12 South, Range 14 East, Pima County, Arizona. The development of La Reserve is in progress and is contained within the Plan Area.

B. Legal Description

Legal description is attached in the Appendix.

C. Natural Features.

2. Slope. The slope section is divided into two parts: slope occurrence, and slope stability. Information was obtained from the article "Slope Form and Stability in the Northwest Portion of the Mount Lemmon Quadrangle, Pima County", reprinted from Arizona Bureau of Mines Fieldnotes, Vol. 6, No. 2.

a. Slope Occurrence. Slopes range from less than 5 percent to over 50 percent on the La Reserve Property. These are identified on the Slope Map (Exhibit E). The flattest portion of the site is located along the floodplain of the Canada del Oro Wash. Here the average slope is between 0 and 5 percent. The convex fan terraces which rise above the Canada del Oro floodplain have slopes ranging from 5 to 50 percent. However, many of the tops of these fan terraces are broad, with slopes ranging from 0 to 15 percent, which would make ideal building sites. Very steep areas over 50 percent slope are found on a small portion of the property along the drainageways which bisect the fan terraces.

b. Slope Stability. Slope stability indicates the ability of an unmodified area to resist slump, landslide and surface erosion. Analysis of slope stability is based on assessment of slope angle, underlying site materials, and water table levels. Exhibit F, Slope Stability, locates four of the five major classifications of slope stability found on La Reserve property. The fifth classification, Lowest Stability, is not found on the property.

In general, the slopes found on La Reserve are stable, largely because rainfall is low, clay is lacking, and slopes have not been modified by man. Most of the property has a moderate stability classification and is subject to minor debris slides under saturated conditions. A small percentage of the area bordering the Canada del Oro Wash has low slope stability, due to the fairly high percentage of clay in the alluvium. The stability classifications are described below.

c. Highest Stability. 0-25% slopes with bare to thin cover of surface material underlain by hard rock. No significant possibility of downslope movement.

d. High Stability. Up to 45% slopes of poorly consolidated, fine grained alluvium, subject to minor soil slumps where highly saturated with water or loose, rounded deposits underlying 15% to 45% slopes of well cemented Fort Lowell Formation, subject to minor debris slides.

e. Moderate Stability. Very steep competent rock slopes up to 100% or slopes in poorly consolidated fine-grained alluvium up to 45%, or loose, well-rounded, surficial deposits overlying 15%-45% slopes of well-cemented Fort Lowell Formation. Slopes subject to minor debris slides in well-rounded alluvial material. Soils subject to minor soil slumps in fine-grained deposits where highly saturated with water.

f. Generally Low Stability. Slopes up to 25% of poorly consolidated fine-grained alluvial deposits containing a high percentage of clay material, subject to slumping and high soil erosion during saturation or steep slopes up to 100% of moderately cemented alluvium bordering floodplain scarps or on slopes with vegetation, producing small terrace-like features subject to failure or very steep rock slopes containing a thin surficial deposit of taluvium (rock rubble and weathered soil-size particles), subject to failure.

g. Low Stability. Very steep slopes in highly fractured and weathered rock, subject to rock falls. This classification is not found on the map for the La Reserve property.

3. Geology. The following report is compiled from U.S. Geological Survey material and research and analysis provided by Ms. Jan Wilt, M.S. Geology. This section includes investigation of geological formation, bedrock, soil formation and seismic risk

a. Geological Formations. The three geological formations within the property boundaries are indicated on the Geology Map, Exhibit G.

1) Intrusive and Metamorphic Rock. The two southeasterly corners of La Reserve consist of bedrock composed of intrusive granitic rocks. They possess a high compressive strength and could support structural development. The major limitation with these bedrock formations is the need for blasting to provide for underground utilities, prepare building sites and cut roads on a hillside areas.

2)  Alluvial Deposits, Undifferentiated. The alluvial deposits compose the largest geo-form portion of La Reserve. Those are characterized by accumulations of boulders, gravel, and coarse sand deposited by dry streams. Alluvial deposits provide a moderate to excellent base for structural development. The alluvial fill is easy to work with except where a calcium carbonate hardpan occurs.

3)  Stream and Floodplain Alluvial Deposits. The third geo-form is stream and floodplain alluvial deposits found in the area adjacent to and parallel with Tucson-Oracle Highway. This category is characterized by stream channel deposits composed primarily of gravel and gravelly sand mixed with silt. Natural stream channels and floodplains are a poor base for structural development.

b. Bedrock. Soil depth to bedrock is indicated on Exhibit H, Bedrock Map. Since alluvial deposits are quite deep and because there is little bedrock found on most of the property, no construction constraints are imposed. However, in the southeastern portions of the property, consolidated rock is located under the igneous rock formation and will cause some constraints in this limited area.

c. Soil Formation. Soil development is related to the age of the geomorphic surfaces in Canada del Oro Valley. After the Canada del Oro Valley was dropped down along the Pirate Fault about 12 million years ago, the basin began to fill with sand, gravel, and other sediments derived from erosion of the mountains. These sediments were deposited as alluvial fans or debris and mud flows issuing from the steep mountains onto the flat valley. Fine-grained deposits filled the basins until about S million years ago when through streams cut a drainage system to the ocean. These streams then deposited coarser-grained materials along their courses as they meandered across the valleys; gravels were especially abundant during the early ice ages. During the last million years, the rivers began downcutting into the basin fill, leaving terrace gravels and other deposits on the higher geomorphic surfaces near the edges of the valleys.

d. Seismic Risk. The Pirate Fault, which bounds the northwest side of the Santa Catalina Mountains and cuts across the southeast corners of La Reserve, is a range-bounding fault with over 6000 feet of displacement. Similar range-bounding faults were active throughout Southern Arizona between 12-10 million years ago. Although the Pirate Fault has probably not been active during the last million years, structures should not be built across faults because the materials on either side react differently to loading.

e. Soils. A preliminary soils report was conducted by Marco Engineering titled Rooney Ranch Development for The Estes Co., August 14, 1981, Job No. 810701. A complete report is available for review from Dooley-Jones a Associates, Inc.

The investigation was conducted for residential, one, two and three story townhouses. This investigation was conducted to furnish the necessary information for the foundation designs, excavation and site preparation for this project. It was assumed that the multi-story townhouses are to be of masonry and wood construction.

Results. Within the site location, the soil types can be divided into two areas. The first area consists of the soil in the floodprone area where borings 3, 4 and 5 are located (see Soils Map, Exhibit I). This material from the surface down to 20.0 feet is a gravelly sand with small amounts of silt near the surface. The material is fine-grained and loose at the surface becoming progressively coarser and denser with depth.

The second area consists of the soil within the low lying desert foothills and arroyos on the western edge of the Catalina Mountains. Boring 1, 2, 6, 7 and 8 and Classification tests indicate that this soil is a silty sand throughout. At deeper depths, lenses of pure sand and gravels with large cobbles, boulders and fractured rock were encountered.

Tests indicated the native soil throughout the site is non-plastic with low cohesive properties exhibited by the silt. Due to this low plasticity the soil is not seriously expansive and all excavated material should be satisfactory for compacted fill.

The soil within the floodprone area is highly collapsible and well graded which gives it the potential' to consolidate readily. The upper 12 to 18 inches of the natural soil is loose and will need preconsolidation. The upper 8 inches of soil under building slabs in the floodprone area must be scarified, watered and compacted at 95% of maximum density. In areas of cut under building slabs the soil must first be excavated then the natural ground compacted. Structural backfill should be placed in 8 to 10 inch lifts and compacted.

The soil within the low lying foothills and arroyos is slightly collapsible near the surface but with increasing depth becomes progressively denser and quite stable. With the large cuts anticipated the loose surface material will be removed and eliminate any settlement problems.

The surface of the natural soil should be scarified, watered and compacted to a depth of 6 inches beneath all fills and building areas. In areas of fill the natural ground must be compacted first then the structural backfill placed in 8 to 10 inch lifts and compacted. With anticipated heavy cuts in the foothills and arroyos area, utility trenching is likely to be a problem. Over most of this area large cobbles, boulders and fractured rock will be found at shallow depths after excavation making trench excavation extremely difficult. To help alleviate this anticipated problem, utility trenches should be designed and excavated in areas of fill whenever possible.

Utility trenches which are not under structures or asphalt pavement can be water 'settled to adequate compaction. Vertical slope stability is expected to be good, however, all slopes subjected to moving water will erode severely.

Because of the size and number of large rocks, it will be necessary to use care in the placing of the rock in the fill to prevent a concentration which will allow large voids not filled with lines.

Specific recommendations regarding footing types and widths, slab thickness, and compaction are available in the complete report.

f. Vegetation. The vegetation on the La Reserve property lies within the Sonoran Desert scrub subdivision of the Lower Sonoran Life Zone. This has been a ranching area that has been grazed for many years. The native vegetation has been disturbed from grazing and is not in its original condition. Vegetation communities include: Riparian-Arroyo Association, Pal Verde-Saguaro Association and Grassland Association. These communities are identified on the Vegetation Map, Exhibit J.

Riparian-Arroyo Association:. Riparian vegetation is present along stream channels and washes, their associates terraces, and in areas where groundwater is at a shallow depth. In the vicinity of La Reserve, this vegetation is found along the Canada del Oro Wash and its tributaries. Natural vegetation includes mesquite, creosote bush, palo verde, shakeweed, burroweed, annual grasses and weeds. This vegetation provides a particularly abundant amount of wildlife, with birds being predominant.

Palo Verde - Saguaro Association:. The Palo Verde-Saguaro community is a complex assemblage of plants composed of small trees, such as foothill palo verde and ironwood, shrubs, such as creosite bush and bursage; as well as the giant saguaro and several other species of cacti. This community occupies mountain slopes above the creosote community. Specific vegetation identified include palo verde, whitehorn, mesquite, bursage, creosote bush, ironwood, saguaro and other cacti and sparse grasses. Because of the diversity and density plant life, this community is regarded as scenic, therefore providing good building sites.

Desert Plant Species Found On-Site

Botanical Name	Common Name	Occurrence
Cercidium microphyllum	Foothill palo verde	majority of overstory
Acacia constricta	Whitehorn	in and along drainages
A. greggii	Catclaw	scattered in drainages
Prosopis velutina	Velvet mesquite	rare, drainages only
Larrea tridentata	Creosote bush	common, scattered
Ambrosia deltoidea	Triangle-leaf bursage	majority of understory
Opuntia pheacantha discata	Englemann prickly pear	common, scattered
O. versicolor	Staghorn cholla	common, scattered
Ferocactus wislizenii	Barrel cactus	scattered
Koeberlinia spinosa	Allthorn	scattered
Jatropha cardiophylla	Limberbush	rare, south slopes only
Carnegiea gigantea	Saguaro	common, dense to scattered
Fouquieria splendens	Ocotillo	common, scattered
Opuntia leptocaulis	Christmas cholla	rare, along drainages
Calliandra eriophylla	Fairyduster	rare, along drainages
Baccharis sarathroides	Desert broom	scattered to moderate density on disturbed
Psilotrophe cooperi	Paper flower	scattered to moderate density on disturbed Assorted perennial and annual grasses, forbes and weeds.

g. Wildlife. Information regarding this wildlife inventory was provided by the Santa Catalina State Park Plan, by S.W.C.A., Inc., the developer's environmental consultant, from the feasibility study for the proposed Rancho Romero State Park, and from discussion with wildlife personnel of the Coronado National Forest, Santa Catalina Mountains.

(1) Birds

The avian species found on the property include gambel's quail, white-winged doves, and other migratory species, predators including the red-tailed and Cooper's hawks, and the golden eagle. A variety of songbirds and woodpeckers also inhabit the property. There are no rare or endangered species living in the region of La Reserve property. Birds are particularly abundant in the drainageways where riparian vegetation provides protection and roosting places. The avian wildlife now inhabiting the area will be substantially reduced in number when development and associated urban noise, domestic pets, and children disturb the natural habitat.

(2) Reptiles

The reptilian wildlife now inhabiting La Reserve include a variety of lizards as well as three protected species, the Gila Monster, the horned lizard and the desert tortoise. Property development will initially reduce or drive out many species from La Reserve to the surrounding land. Within a years’ time the remaining or relocated reptile population will reach an ecological balance.

(3) Mammals

A number of mammal species presently inhabit the La Reserve property including rodents, rabbits, javalina, coyotes, mule deer, white tail deer and bobcat.

(4) Big Horn Sheep

Evidence indicates that Big Horn Sheep inhabit Pusch Ridge and migrate down to lower elevations close to Catalina State Park. The presence of Big Horn Sheep in the Catalina Mountains was investigated in the preparation of the feasibility study for Rancho Romero and Catalina State Park located just north of La Reserve.

Due to the impact the development will have upon all the natural wildlife, numerous measures were imposed in effort to minimize negative impact. These measures include providing a natural buffer area, construction guidelines and certain domestic pet restrictions. Specific regulations are available in the La Reserve Community Design Guidelines established by The Estes Co.

h. Archeology. The locations of four archaeological sites on La Reserve property have been recorded by the Arizona State Museum, University of Arizona. These sites were discovered in surveys of Section 7 and the western portion of Section 8, Township 12 South, Range 14 East and are identified on Exhibit K, the Archaeological Map. In archaeological survey, the findings and location of the sites are noted and left intact. The majority of the property has not been surveyed.

The entire Canada del Oro was an active area in prehistoric times. The flood plain was probably farmed by a large population that inhabited villages on the terraces above the wash. Occupation of these villages possibly dated from 300-500 A.D. through 1500 A.D.

i. Drainage. Description La Reserve is comprised of prime foothills land and flatlands of the Canada del Oro Valley. Watersheds traversing the parcel originate at the north slopes of Pusch Peak, Bighorn and Table Mountains and descend onto the foothills and floodplain of the CDO. The major watercourses trend in a northwest direction as they emerge upon the Canada del Oro floodplain. The Tucson-Oracle-Florence Highway, U.S. 89, is at the northwest property line. The CDO Wash is adjacent to the north property line and continues in a southwest direction beyond the highway. Please refer to the Exhibit L.

j. Hydrology. The surface runoff for the La Reserve area is drained by two major channels: the Foothills Channel along the west slopes of the Pusch Ridge and the Rooney Wash channel at the southwest "panhandle" the property. See Exhibit M.

All streams are dry most of the year due to limited precipitation. During summer months, moist air from the Gulf of Mexico creates conditions during which intense rainfall can occur. During this period, stream channels may often run for several hours at a time.

Presently all property on La Reserve is flood protected from local onsite and offsite runoff, as well as Canada del Oro 100-year flows. All of the Canada del Oro is channelized with soil cement adjacent to La Reserve. All onsite Foothills and Rooney channels drain into the CDO channel system.

Generalized flood information is available for the La Reserve property. The La Reserve channelization and flood control structures were coordinated with the Pima County Department of Transportation and Flood Control District Canada del Oro Master Flood Control Plan. In addition, there have been three major site studies investigating the La Reserve properties prepared by Dooley Jones & Associates. These reports are listed below and are available for review upon request.

Hydraulic, hydrologic, and sedimentation analysis for floodproofing Rooney Ranch (now known as La Reserve), prepared by Dooley-Jones & Associates for The Estes Co., revised June, 1983, DJA Job No. 80­010.52.

La Reserve Master Drainage report, prepared by Dooley-Jones & Associates for The Estes Co., March 1984, DJA Job No. 80-010.25. This report was approved by Pima County Floodplain Management, May, 1984.

Hydrologic and Hydraulic Report for the Panhandle Roads at La Reserve, prepared by Dooley-Jones & Associates, for The Estes Co., May, 1984, DJA Job No. 80-010.06. This report was approved by Pima County Floodplain Management, June, 1984.

A. Assumed Development. The following table shows the assumed development of La Reserve, for estimating future traffic demands.

B. Trip Generation. Total trips produced and attracted by La Reserve's assumed development multiplied by the rates given below totaled 19,700 and 20,200 respectively.

Factors for generation of vehicle trips by land use were taken from the ADOT publication "Trip Generation Intensity Factors" (TGIF).

C. Trip Distribution. It was estimated that approximately 33 percent of all trips produced would be attracted by land uses within La Reserve. 32 percent of all trips attracted would be produced within La Reserve with a resultant 68 percent of trips being attracted from trip producers outside of the La Reserve Area.

Travel through the La Reserve area on the interior roadway system would be insignificant.

Internal - Internal traffic demands were generated by estimating trips between zones, based on the number of trips produced, and the relative attractive power of each zone. Internal-External traffic demands were generated based upon data provided by the Pima Association of Governments Transportation Planning Division (PAGTAPD).

D. Traffic Assignment. Trips between internal areas were assigned to the roadway network on a zone-to-zone basis utilizing the apparent minimum time path. Trips between internal zones and external areas were also assigned to the roadway networks based on the apparent minimum time path. In all instances, allowances were made for dividing trip exchanges were differences between alternative paths were not readily discernible.

E. Estimated Travel. Exhibit R, Transportation Map, shows the estimated travel at saturation resulting from the trip generation, trip distribution, and traffic assignment processes described previously.

F. Roadway Cross-sections. Based upon the estimated travel demand, roadway cross-sections were developed (see Exhibit S, Roadway Sections). The criteria used to relate cross-section to traffic volume was taken from Pima County's Department of Transportation and Flood Control District publication "Facility Implementation Plan for the Southeast Area Plan", April 1980. The criteria are listed below:

Level of Service is a qualitative measure of a number of factors, which effect the operating conditions at certain traffic volumes. When compared with the capacity, Level of Service "D" approaches unstable flow, with tolerable operating speeds being maintained although considerably affected by changes in operating conditions. Fluctuations in volume and temporary restrictions to flow may cause substantial drops in operating speeds. Drivers may have little freedom to maneuver, with relatively lower comfort and convenience, but overall conditions may be tolerable for short periods of time. The required sub-base material for each road type will vary depending on existing soil conditions and shall be determined for each road prior to construction based on the recommendations of a professional Soils Engineer.

G. Alternate Modes of Travel. The size and location of La Reserve with respect to the remainder of the Tucson Metropolitan Area precludes the consideration of mass transit in any conventional sense for use as an internal travel mode. Commuter buses to concentrations of employment may well be justified in future years.

Bicycle travel both for commuting and pleasure appears to be gaining popularity in the Tucson Metropolitan area. Provision of bike paths adjacent to the traveled way on U.S. 89 (Oracle Highway) maybe most appropriate.

H. Transportation Summary. Traffic generated by the La Reserve Development will impact on the local collectors and residential streets within the project. All streets within La Reserve will be built and financed by developers. Maintenance of these facilities will be the responsibility of various homeowner and business associations.

The existing system contained approximately 2.2 lane-miles of paved roads adjacent to the boundaries of La Reserve. Facility needs at saturation represent an increase of 12 lane-miles (adjacent to and within La Reserve) for a total of 14.7 lane-miles to accommodate estimated travel. See Transportation Map, Exhibit R.

Adjacent to La Reserve, traffic will impact U.S. 89 (a state and federal facility) and, to a lesser extent, L1 Conquistador Way (an Oro Valley facility). No other single traffic artery or combination of arteries in Pima County will experience any significant impact from the development of the La Reserve project.

The owner and developer of La Reserve has already contributed substantial sums for the improvement of U.S. 89 in the vicinity of the project. Traffic from La Reserve destined for the remainder of Pima County will utilize U.S. 89 and various arterial streets, collectors and local streets in Pima County, Oro Valley and the City of Tucson.

A. The La Reserve Plan Area will be developed so as do preserve the natural character and aesthetic values of the area. Development considerations shall include:

B. Development within the Plan Area will accommodate these considerations by:

A. Street Landscaping. A comprehensive streetscape design is to be incorporated into the design of all collector streets. This includes curb treatment and special landscape treatment in selected areas. A program of revegetation will be undertaken adjacent to roadways to minimize the impact of paved area on the surrounding desert environment.

B. Project Entries. Entries serving the La Reserve Area Plan Development may consist of a combination of an entry/guard gate, decorative walls, special signage, enriched landscaping, a widened roadway and a special paving treatment.

C. Adjoining Public Streets. Shall be landscaped to a minimum depth of five feet from the property line. A minimum of 5% of the total area of abutting parking lots shall be landscaped. No landscaped area shall be less than 50 square feet in size.

D. Landscape Maintenance Plan. Shall be reviewed and approved as hereinafter provided.

E. Lighting. Parking lot lighting shall be screened, cut-off type luminares and shall meet all La Reserve Design Guidelines for parking lot lighting.

F. Walls and Screens. Walls and screens shall be a minimum of three feet in height and shall conform to the requirements of the owners specifications as shown by Exhibits O, P and Q.

G. Plant List. A list of acceptable drought-resistant and native plants is attached as Appendix A.

A. All Development Site Plans, subdivision plats, development plans, planning studies, documents and specifications shall conform in all basic aspects to the requirements of the La Reserve PAD, and when approved, shall authorize the development of the land subject to the applicable codes of the Town of Oro Valley. The Concept Plan, attached hereto as Exhibit N, shows the distribution of land uses within the Plan Area. Any changes to the boundaries shown on the Concept Plan shall be treated as an amendment to this Plan.

B. Submittal Requirements Prior to any development occurring in a development area, a Development Site Plan shall be submitted by a developer to the Owner for its review and approval. Development Site Plans and details as outlined below showing primary building locations and heights, parking layout, access and landscaped areas are encouraged to be submitted for a preliminary review at any time prior to the final Development Site Plan submittal.

C. Contents. The Development Site Plan submitted by a developer shall meet the requirements specified in Section 10-303 of the OVZCR and shall also include the following:

D. Approval of Development Site Plans and Plats (Collectively "Development Plans")

A. Roads. Roads designed to Oro Valley standards where applicable, otherwise to AASHTO standards. Sight visibility triangles shall be designed to City of Tucson Standards. Cross sections shall be designed per exhibits (page 60). All roads within La Reserve will be private, and are not dedicated nor accepted by the Town of Oro Valley.

B. Paving. Paving and subgrade thickness shall be as recommended by a registered soils engineer.

C. Sewer. Private sewers shall be designed to UBC specification and public sewers designed to Pima County Standards.

D. Water. Water plans shall be designed in accordance to Foothills Water Company Standards.

E. Grading. Grading plans shall be designed to conform to the standards as generally outlined in the Plan and detailed in the La Reserve Design Guidelines.

F. Drainage. All drainage improvements shall be prepared by a registered professional engineer based upon the previously approved hydrologic and hydraulic studies prepared by Dooley-Jones & Associates (see page 36).

G. Construction Inspection and Certification. The engineer of record shall inspect the construction of all facilities and infrastructure (excluding foundations and structures) and certify to the Town of Oro Valley that construction is in accordance with the approved plans.

A. Adoption. The PAD shall be adopted in accordance with the provisions of the OVZCR.

B. Interpretation. Where any ambiguity arises as to the terms of this Plan, the OVZCR shall govern.

C. Enforcement. The Zoning Administrator shall be responsible for enforcement of this Plan.

D. Minor Changes. The Zoning Administrator may allow minor changes requested by developers to the criteria set forth in the Development Site Plan providing they are not in conflict with the overall intent as expressed in the Plan. The Owner shall be notified prior to such changes. Minor changes do not include anything which alters allowable use of buildings, heights, or residential densities. Any changes must conform to the appropriate section of the OVZCR as modified herein.

E. Amendments. The approved Plan may be amended from time to time. Proposed amendments shall be submitted by the Owner to the Planning Commission and Town Council as outlined in Article 3­1 of the OVZCR.

F. Severability. If any provision, sentence, clause, section or subsection or phrase of this Plan is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion or portions of this Plan.

G. Certification. The Developer's Engineer shall submit all plans for roadways, grading, sewers and water to the Town of Oro Valley. The Town Engineer will certify that the plans conform to the standards outlined in this PAD. When approved, the developer's Engineer shall monitor and inspect construction. Upon completion of the construction,, the Developer's Engineer shall certify in writing to the Town Engineer that the improvements were built in accordance with the approved plans and specifications.