This document includes two separate packages: La Estancia Identity Package and La Estancia Design Guidelines.

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2 This document includes two separate packages: La Estancia Identity Package and La Estancia Design Guidelines. The Identity Package depicts the La Estancia community elements such as entries, parks, streetscapes, landscape, and signage. It is intended to guide the design of the common areas and community elements throughout the construction of La Estancia. The purpose of the Design Guidelines is to establish the evaluation criteria for the neighborhoods within La Estancia. The Design Guidelines provide the vehicle to protect and maintain the long term quality and value invested in the community.

3 identity package I. Project Overview II. III. IV. A. Site Context 2 B. Identity Statement 3 C. Project Vision 4 D. Illustrative Master Plan 6 Connectivity A. Plan View Diagram 7 B. Community Entry 8 C. Neighborhood Entry and Signage 9 D. Boleadoras Streetscape 10 E. Collector Streetscape 11 Open Space A. Plan View Diagram 12 B. Community Park 13 C. Neighborhood Parks 14 D. Las Pampas Linear Park 15 E. Julian Wash Linear Park 16 Developer/Builder Responsibility A. Parks and Open Space and Signage 17 B. Streetscapes and Community Walls 18 C. Open Space Phasing Requirements 19 Acknowledgements: La Estancia 525, LLC 6111 East Grant Road Tucson, AZ PHONE: (520) FAX: (520) tucsondeveloper@aol.com MANAGERS: Rick Price and Bob Gugino PREPARED BY: The Planning Center 110 S. Church Ave #6320 Tucson, AZ PHONE: (520) FAX: (520) ATTENTION: Linda Morales Table of Contents

4 SITE CONTEXT Tucson, Arizona offers one of the most appealing landscapes and climates in the southwest. Rated as one of The Best Places to Raise Your Kids by Bloomberg Businessweek in 2010, the area continues to experience significant population growth due to its affordability, establishment of more than 100 parks and many public and private golf courses. Boasting an average of 350 sunny days a year and bordered on all sides by natural areas, Tucson s climate is ideal for year-round outdoor recreation. Residents enjoy biking, mountain climbing and desert hiking, in addition to visiting art galleries and museums, attending cultural and athletic events at the University of Arizona and enjoying a variety of theater, symphony, ballet and opera productions. Located in close proximity to Mexico, the region blends much of its culture, arts, cuisine and architecture from its southwestern heritage. This influence is revealed year-round in Tucson through displays of public art, cultural venues and ethnic festivals. In addition, a tour of Tucson s buildings with adobe walls, tiled roofs and gardens enclosed in courtyards reflect this southwestern influence. La Estancia consists of approximately 565 acres of land located on the north side of Interstate 10 between Kolb and Wilmot Roads. The site is surrounded by a variety of land uses. Nearby developments include the University of Arizona Science & Technology Park to the east and employment uses such as MacSteel and Kolb Road Business Park to the east and north. To the south is Interstate 10; across the interstate are the residential communities of Vista Montana Estates, Greyhawk Ranch, and Wilmot Farms. To the southeast is the Voyager RV Resort and Sycamore Park. The residential communities of Julian Ranch, Window Rock East and Corazon del Pueblo are located west of the site. I. project overview

5 IDENTITY STATEMENT La Estancia is a 565-acre master planned community which will invite its residents to live, work and play through its offerings of retail, entertainment, office, restaurant, recreation and residential components. The overall design theme for La Estancia is to create a community with a strong sense of place through an effective blend of architecture, landscape and community design elements that embrace the southwestern influence on the region. Design elements are effectively utilized to create varied and interesting streetscapes, while architectural diversity is established through the manipulation of massing, scale, building materials, color and textures. Borrowing from spanish-styled large estates and ranches, architectural themes and details will integrate historic elements into built elements (community wall, community entry, neighborhood entries, signage, etc) such as stucco walls, archways, gate-like forms, and tiled roofs. The residential development will accommodate a variety of housing types including single-family detached homes, townhomes, condos, and apartments. Commercial development within La Estancia will utilize similar design elements as the residential areas. Although larger in scale than the development s residential counterparts, the design of these commercial uses will ensure a cohesive aesthetic and visual character with the rest of the community through the application of similar design elements for architecture, landscaping and circulation. These design elements include the use of stucco walls, archways, tiled roofs, similar color palettes, appropriately scaled landscape treatments and cohesive streetscapes. I. project overview

6 project ViSiOn COMMUNITY - La Estancia is planned to include a mix of affordable housing types from low density residential to apartment complexes. While mainly a residential community, the master plan proposes retail, entertainment, office, a possible elementary school and restaurant components in a convenient location for its residents. CONNECTIVITY & RECREATION - La Estancia is surrounded by major regional and national recreational amenities, which will allow its residents to walk, bike or take a short car ride to explore these areas. Colossal Cave Mountain Park is located ten miles southest of La Estancia. It offers guided cave tours, birding, biking, hiking, picnicking, camping, trail rides, and a caving museum. Saguaro National Park East offers hiking, biking, picnicking and camping. Located ten miles east of La Estancia, the park boasts over 128 miles of recreational trails. Fantasy Island, located less than four miles east of La Estancia, is a mountain bikers paradise. This single-track mountain bike park offers 20 miles of world famous trail riding in the beautiful Sonoran Desert. The Coronado National Forest, located north of La Estancia, covers 1.78 million acres of southeastern Arizona and southwestern New Mexico. The National Forest supports plant communities that are as diverse as those encountered on a trip from Mexico to Canada. A large community park is planned near the center of the community, which will help create an intimate gathering place in the heart of the project. The Julian Wash Linear Park, running along the northern portion of the community, will provide additional trails for pedestrians and bicyclists that will eventually link La Estancia residents to downtown Tucson. Las Pampas Linear Park will provide a greenbelt setting running north to south through the development and enhancing walkability for La Estancia residents. Pedestrian walkways and bicycle lanes along the arterial and collector streets will ensure accessibility to the numerous common open space areas. Ball fields, and pocket parks will enhance the overall project. In addition, the Robert A. Price, Sr. City Park will be located on the northwestern corner of La Estancia and is planned to include playgrounds, open turf areas, ball fields, soccer fields, court sports (volleyball, tennis or basketball), fitness course, walking/jogging paths, picnic ramadas, tables and barbecue grills. i. project overview

7 PROJECT VISION EDUCATION - The Vail School District is rated one of the top school districts in Arizona. For the past four consecutive years, all of Vail s regular elementary, middle and high schools have earned the Excelling label, making Vail the school district the most Excelling school in southern Arizona. The school district has become so successful, many residents of the community cite it as one of the main reasons for moving to the area. The school district continues to be one of the fastest growing in Arizona. A site has been identified for a potential elementary school within La Estancia. Residents of La Estancia can choose to attend (among other schools in the Vail School District) the newlyopened Vail Academy and High School. Located less than one mile away at the University of Arizona Science and Technology Park, the Vail Academy and High School offers K-12 education that specializes in science, technology, engineering and math. EMPLOYMENT - Quality employment opportunities within a mile of La Estancia abound, with the combination of the University of Arizona Science and Technology Park (housing three Fortune 500 companies and over 7,000 employees), Global Solar, Arizona Canning Company, Target Distribution Center, and Rita Ranch Commerce Center contributing to the local economy. La Estancia is located within the Tucson Commerce Corridor (TCC). TCC is a collaborative effort between the University of Arizona Science and Technology Park and team members from The Ashland Group, Diamond Ventures, Inc., CB Richard Ellis, PICOR Commercial, Bismarck Investors and Tucson Regional Economic Opportunities (TREO). The TCC offers comprehensive real estate solutions that leverage over one hundred years of experience among a consortium of high-profile land owners, who, by working together, provide cost-effective, comprehensive land and building opportunities to businesses. I. project overview

8 Illustrative Master Plan The 565 acres comprising the La Estancia Planned Area Development are divided into several Development Areas. Land uses within the community are integrated through the application of design elements for circulation, infrastructure and aesthetics. The master plan accommodates a variety of housing types and styles including single-family detached homes, townhomes, condos and apartments. Borrowing from southwesterninspired architecture, residential subdivisions are designed in a pedestrian friendly manner that maximizes opportunities for community interaction. Accessibility to public open space areas will be provided through the use and integration of pedestrian walkways and bicycle lanes along arterial and collector streets. The community also will incorporate a large community park near the center of the project and a linear park along the Julian Wash. Connection between the community park and the Julian Wash Linear Park is provided through Las Pampas Linear Park, a large greenbelt which will run north to south through the development. The Las Pampas Linear Park is designed with a meandering trail through the center of the belt, with proposed seating areas, trees and shrubs along the perimeter. La Estancia s commercial opportunities will include a variety of land uses supporting the residents of the community and the surrounding area. Village Commercial areas will be located near the center of the community. These areas will provide convenient retail and service opportunities to La Estancia residents. Buildings will be residential in scale and may include civic or public uses, such as a police substation, library or church. The Regional Freeway Commercial areas proposed at the Kolb and Wilmot Road freeway interchanges will offer retail services that will be attractive to the regional commuter. Other permitted uses include automotive and recreational vehiclerelated services, sales and recreation. The Kolb Road Project Entry Commercial area will include a mix of limited neighborhood commercial/retail uses that will provide goods and services for the immediate daily needs of the community s work force and residential population. PROJECT BACKGROUND - To allow for a comprehensively planned mixed use development, the La Estancia Planned Area Development (PAD) was adopted by the City of Tucson in October The PAD is a regulatory guide for the future development of a mixed use community of residential, office, commercial, industrial, educational and recreational uses that promote an aesthetically pleasing living environment by ensuring high standards of development quality. I. project overview

9 Plan View DIAGRAM La Estancia s Connectivity Plan will respond to and meet future traffic needs by providing efficient and controlled access for all land uses to Kolb Road, Wilmot Road and the Interstate-10 Frontage Road. Project-generated traffic entering from these arterials eventually will access an internal grid road system, which will service individual development sites. Traffic calming measures will be integrated into the circulation design through the creation of physical and visual cues that encourage people to drive more slowly. These techniques can lead to a reduced dependency on automobiles and further support community livability. Specific methods to reduce speeds and traffic volumes will be integrated into the design through the use of narrower residential streetscapes with entry monumentation, landscaped medians, defined curbs and pedestrian-scaled street lighting. COMMUNITY ENTRIES - The community entries will create a sense of arrival that hint at the internal character of the community. They will provide a backdrop for entry monumentation and serve as a gateway into the development. Design includes massing of large indicator trees, accents, and ornamental grasses which will be integrated into the entry monumentations. Entry monumentations will reflect the architectural character and design elements of the La Estancia community. NEIGHBORHOOD ENTRIES - Neighborhood entries will be similar to community entries but smaller in scale. These entries will reflect and announce the individual developments within the La Estancia community. CAMINO BOLEADORAS - Camino Boleadoras will serves as the primary streetscape for La Estancia. This streetscape will define the community character while emphasizing a sense of intimacy that will allow safe passage of automobiles, bicycles, pedestrians and service/emergency vehicles. The landscape will be an extension of the community entries and is formal in design, with landscaped areas and a landscaped median containing trees, accents, and ornamental grasses. SECONDARY COLLECTOR STREETSCAPES - Collector streetscapes will continue the community character established by Camino Boleadoras but will be smaller in scale. The landscape design will be less formal and includes a mix of smaller trees, accents, and ornamental grasses. TRAILS - An extensive system of pedestrian trails and linkages will be provided throughout La Estancia to encourage walkability and further contribute to the development s sense of community. Separate lanes for sidewalks and bike lanes will be provided within the rights-of-way of arterial and collector streets. Las Pampas Linear Park will run north to south through the community, providing enhanced connectivity for La Estancia residents. The pedestrian network will connect residential areas with open space areas and recreational facilities and will tie into the Julian Wash trail system. II. CONNECTIVITY

10 community entry NORTH Keymap The community entry will incorporate the colors, materials, and forms of La Estancia s identity. The columns, sign walls, and large plant massings will create a sense of arrival and monumental scale. A large skyline tree species will add to the monumental scale and denote the entry s importance to the community s identity. Ornamental grass species will be planted at the entry monuments. The community s character will be created at the entry and carried into the community beyond. Detail of South Community Entry Monument Community Entry Monument ii. connectivity

11 neighborhood entry and Signage The neighborhood entry monument will provide a threshold to the community, by creating an entry experience into the neighborhood. Each monument will also identify each neighborhood within the community. The main entry materials repeated at the neighborhood entries will be stucco, stone, and metal. The scale of the neighborhood monument will be smaller and more intimate. NORTH Keymap Materials from the monuments are utilized to construct builder, way finding, and park signs within the community. The community wall is constructed of 8 masonry block with an integral color. Builders Sign Neighborhood Entry Monument Option-A ii. connectivity Neighborhood Entry Monument Option-B

12 0 boleadoras StReetScape Camino Boleadoras within La Estancia will consist of a varying 100 to 110 right-of-way with four travel lanes. A landscaped median also runs through various portions of the boulevard. In addition, 5 bike lanes, a 3 pedestrian refuge area, 6 sidewalks and 5 to 6.5 landscape areas will be provided along both sides of travel. B A NORTH Keymap Entry Monumentation Ornamental Grasses Large Skyline Tree Ornamental Grasses Large skyline trees will highlight community entries and major intersections along Camino Boleadoras. Jogs in the sidewalk will create visual interest for pedestrians and make plantings more visible from vehicles. Ornamental grass species will be planted within the sidewalk jogs. A smaller, colorful tree species and paved plaza will highlight entries into the neighborhoods. The masonry community wall will unify the community s visual character. Jog in Sidewalk Jog in Sidewalk Wilmot Entry Ornamental Grasses A Neighborhood Entry Flowering Tree (at neighborhood entry) Jog in Sidewalk Paved Plaza Typical Camino Boleadoras Streetscape Perspective ii. connectivity 100 R.O.W. Streetscape B

13 Collector streetscapes will contain a 70 to 75 right-of-way with two travel lanes and a 10 continuous left turn lane. Bike lanes will be 5 wide, 3 pedestrian refuge areas, 6 sidewalks and landscape areas 3.5 to 5 in width along both sides of travel. cto co lle ry (se co nd a as Keymap Smaller trees, accents, and shrubs will be massed together between the sidewalk and wall. Ornamental grasses will highlight intersections and corners. Small paved plazas will be located at the terminus of key side streets. Colorful tree species will be planted adjacent to each plaza. om ba ch NORTH Ornamental Grasses Vi ab C r) COLLECTOR STREETSCapE Ca m Flowering Tree (adjacent to plaza) ino Bo lea d Paved Plaza ora (terminus of side street) s Ornamental Grasses Crosswalk with Speciality Pavement Typical Collector Streetscape Perspective ii. connectivity 75 R.O.W. Streetscape C

14 plan view diagram 12 OPEN SPACE - Open space elements within La Estancia will be designed to contribute to the community s long-term livability and vitality and further its unique identity and image. Open space elements will be integrated into the connectivity plan for La Estancia so that all community amenities are easily accessable by its residents. The pedestrian network and Las Pampas Linear Park will serve as the community s pedestrian linkages, interconnecting neighborhoods and commercial areas to the Julian Wash Linear Park, the Community Park, passive recreation areas and other land uses. COMMUNITY PARK - The La Estancia s Community Park will encompasses 8 acres in the heart of the community and may include such features soccer and ball fields, picnic areas, a basketball court, trails, play-ground, and a splash pad. Passive open space areas within the Community Park will promote the health and well-being of La Estancia residents and provide for the preservation of the environment. These areas will incorporate desert gardens, seating areas, and picnicking opportunities to encourage leisurely activities in the desert environment. The Community Park is strategically located adjacent to the proposed elementary school, which will create a central activity hub for La Estancia s families. NEIGHBORHOOD PARKS - Neighborhood Parks in La Estancia will serve as additional social and recreational focal points at the neighborhood level. These parks will provide relief from the built environment for La Estancia residents and offer a range of facilities and passive and active recreational opportunities. Neighborhood parks within La Estancia may include tot lots, basketball courts, and/or outdoor gathering areas. LAS PAMPAS LINEAR PARK - The Las Pampas Linear Park is designed with a meandering trail running north to south through the center of La Estancia. Landscaping elements include natives trees and desert shrubs, and picnic areas. The Las Pampas Linear Park will provide connectivity for La Estancia residents seeking to walk or bike to the Community Park or the Julian Wash Linear Park. JULIAN WASH LINEAR PARK - The Julian Wash Linear Park will link La Estancia residents from their backyards to a 12-mile trail network that will lead them to downtown Tucson or further east. Portions of this 12-mile trail are currently under design or construction, and the portion running north of La Estancia will be completed as part of the master planned development. See Section IV. Developer / Builder Responsibility p. 19 for open space development schedule. III. open space

15 community park Playground D NORTH Keymap The La Estancia s Community Park will encompasses 8 acres in the heart of the community and may include a splash park, shaded playgroud, softball field, soccer field, picnic areas, shaded tot lots, ramadas, drinking foundations or bike racks for bicycle storage. Passive open space areas within the Community Park will promote the health and well-being of La Estancia residents. These areas will incorporate seating areas, and picnicking opportunities to encourage leisurely activities in the outdoor environment. The Community Park is strategically located adjacent to the proposed elementary school, which will create a central activity hub for La Estancia s families. Splash Park Group Ramada Restroom Softball Field Ramada Soccer Field Las Pampas Linear Park Basketball Court Proposed School Site Entrance to Las Pampas Linear Park Community Park iii. open space D

16 neighborhood parks Group Ramada E NORTH Keymap The neighborhood parks in La Estancia will serve as additional social and recreational focal points at the neighborhood level. These parks will provide relief from the built environment for La Estancia residents and offer a range of passive and active recreational opportunities. Located throughout the community, neighborhood parks may include shaded tot lots, basketball courts, turf areas, soccer fields, ramadas, outdoor gathering areas, drinking fountains or bike racks. Ramada Playground with Shade Structures Soccer Field Neighborhood Park iii. open space E

17 las pampas linear park 12 Asphalt Trail F Mo ren a s nn el Crosswalk with Pavers ag ec ha Keymap Vi ap am pa s Dr ain NORTH The Las Pampas Linear Park is designed with 12 asphalt and 8 decomposed granite meandering trails running north to south through the center of La Estancia. The Las Pampas Linear Park will provide connectivity for La Estancia residents seeking to walk or bike to the Community Park or the Julian Wash Linear Park. Massings of native or drought tolerant plants will be planted along the linear park. Trees will be located along the sides of the linear park and shrubs/accents will be planted between the two trails. 8 Decomposed Granite Trail Typical Las Pampas Linear Park Perspective iii. open space Las Pampas Linear Park F

18 Julian WaSh linear park G NORTH Keymap The Julian Wash Linear Park will link La Estancia residents to a 12-mile trail network that will lead to downtown Tucson or further east. The Julian Wash Linear Park will consists of a divided urban pathway, asphalt and decomposed granite trails and an extensive interpretive program focused on natural resources, wildlife habitat and water conservation. Portions of this 12-mile trail are currently under design or construction, and the portion running north of La Estancia will be completed as part of the master planned development. Native or drought tolerant trees and accents will be planted along the Julian Wash. A riparian tree species will highlight the unique riparian characteristics of the wash. Julian Wash 12 Asphalt Trail Riparian Tree Connection to Neighborhood Typical Julian Wash Perspective iii. open space Julian Wash Linear Park G

19 parks and Open Space and Signage Note: Park responsibility is per approved plat (08/17/2006). Parks and Open Space iv. developer/builder Responsibility Signage

20 StReetScapeS and community WallS Streetscapes iv. developer/builder Responsibility Community Walls

21 Open Space Phasing Requirements 19 LA ESTANCIA DE TUCSON ONSITE RECREATION IMPROVEMENT REQUIREMENTS Requirement Timeframe Document Julian Wash Linear Park Phase I. (According to Final Block Plat, prior to issuance of any construction permits in Phase II.) PAD Letter of Refinement May 22, 2008, Final Block Plat Phasing Note #1, Final Block Plat Development Agreement Note #2, Phase I Tentative Plat Phasing Note #1, Phase II Tentative Plat Park Phase Note #1, Phase II Final Plat Parks & Rec. Notes Las Pampas Linear Park N. of Cmo. Boleadoras Phase I, prior to issuance of any construction permits in Phase PAD Letter of Refinement May 22, 2008, II. Final Block Plat Phasing Note #1, Final Block Plat Development Agreement Note #2, Phase I Tentative Plat Phasing Notes #1 & #2, Phase II Tentative Plat Park Phase Note #1, Phase II Final Plat Parks & Rec. Notes Las Pampas Linear Park S. of Cmo. Boleadoras Phase II, prior to 251'st unit or development of more than 20% of Phase II area. (Phase I According to Final Block Plat, prior to issuance of any construction permits in Phase II.) PAD Letter of Refinement May 22, 2008, Final Block Plat Phasing Note #1, Final Block Plat Development Agreement Note #2, Phase I Tentative Plat Phasing Notes #1 & #2, Phase II Tentative Plat Park Phase Note #2, Phase II Final Plat Parks & Rec. Notes Phase I Pocket Parks Phase I, when 50% of units built. Phase I Tentative Plat Phasing Note #1 Phase II Pocket Parks (must to > 200 SF per dwelling unit) Phase II, when 50% of units built within each individual subdivision. PAD Letter of Refinement May 22, 2008, Phase I Tentative Plat Phasing Note #2, Phase II Tentative Plat Park Phase Note #3, Phase II Final Plat Parks & Rec. Notes Community Park Phase II, prior to first final inspection within / prior to 251'st unit or development of more than 20% of Phase II area. PAD Letter of Refinement May 22, 2008, Final Block Plat Phasing Note #1, (Phase I According to Final Block Plat, prior to issuance of any Final Block Plat Development Agreement Note #2, construction permits in Phase II.) Phase I Tentative Plat Phasing Note #2, Phase II Tentative Plat Park Phase Note #2, Phase II Final Plat Parks & Rec. Notes Prepared by The WLB Group, Inc. 5/14/2010 IV. Developer/Builder Responsibility