HomeMy WebLinkAbout12/20/2005 Blue Sheet Camino de Vaquero Rezoning
TOWN COUNCIL
MEETING
INFORMATION
TOWN OF MARANA
MEETING DATE:
December 20, 2005
AGENDA ITEM: J. 2
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
SUBJECT: Public Hearine. Ordinance No. 2005.28: Relating to Development;
approving and authorizing a rezoning for Camino de Vaquero.
DISCUSSION
Historv
The Marana Planning Commission held a public hearing on this application at its regular meeting
of November 2, 2005, and voted 6-0 (Commissioner Hestwood excused) recommending
approval to the Mayor and Council.
The intent of this rezoning is to allow for low density residential development and for zoning on
the subject property to be consistent with the surrounding zoning, which is "R-36" (Residential,
36,000 square feet minimum lot size). The two parcels to be rezoned are currently zoned "c"
(Large Lot Zone), which allows one unit per 25 acres. The subject parcels do not conform with
the "c" zoning and must be rezoned for new development to take place. In 2002, land
surrounding to these properties to the south, east and west was rezoned from the Hartman Hills
Specific Plan to R-36. Land to the west falls under Pima County control and is zoned GR-l,
which is their equivalent to the Town's R-36 zoning. The R-36 zoning surrounding the subject
site, formerly the Hartman Hills Specific Plan, is limited by the Town to 30 percent disturbance
because the area is environmentally sensitive. Staff recommends as a condition for the proposed
rezoning that disturbance be limited to 30 percent of the site. The owners ofthe subject property
also own the adjacent 20 acres of land to the south. They plan to develop the 20-acre piece and
the subject property together in two phases. There is an existing single family house on the west
parcel to be rezoned; the owners intend to keep this dwelling and focus the new development to
the southern 20 acres and the eastern portion of the site to be rezoned.
Location
The rezoning consists of 18.54 acres of land bounded on the north by Potvin Lane, on the east by
the future Dove Mountain Boulevard extension (currently Blue Bonnet Road), on the south by
Camino de Manana, and on the west by Decker Drive.
General Plan
The Town of Marana General Plan Update, ratified March 11, 2003, designates the subject area
as Low Density Residential (LDR). The LDR is characterized by single-family detached homes
122005 PCZ-05042 Camino de Vaquero Rezone
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on large lots where the retention of a rural, open character is desired. LDR recommends a
density of 0.6 to 3.0 units per acre. The rezoning of the subject area to R-36 is consistent with
LDR.
Zonine:
Current zoning on the site is "c" (Large Lot Zone). The applicant requests rezoning to "R-36"
(Residential, 36,000 square foot minimum lot size). Land to the east, south, and north of the
rezoning site is already zoned R-36 (Ordinance No. 2002.18). Land to the west of the rezoning
site is under Pima County jurisdiction and is zoned GR-l (Residential, 36,000 square foot
minimum lot size).
Circulation
The Major Routes Rights of Way Plan for the Town of Marana calls for right of way along Blue
Bonnet Road and Camino de Manana to be widened to 150 feet to carry additional traffic to the
growing Dove Mountain area. To accommodate for this widening, the Town will require 75 feet
off Blue Bonnet Road be dedicated to the right-of-way as a condition of this rezoning. An
additional 45 feet on each side of Camino de Manana within the project site must also be
dedicated to the right-of-way.
A public residential street within the subdivision will connect to Decker Drive providing access
to Camino de Manana. For the first phase of development the residential street will end at a
temporary turnaround. When the subdivision for the second phase is created, the cul-de-sac will
be removed and the street will continue north to Potvin Lane. Potvin Lane then must be
improved to allow access to the Dove Mountain Boulevard extension.
Sewer & Water
The closest public sewer line is 1.5 miles to the southwest at Linda Vista and Hartman. Because
of this distance sewer service will be handled by on site septic systems, which is subject to
approval by the Pima County Waste Water Department. The closest water line is more than one
mile to the east, at Potvin Lane and Camino de Oeste. Staff recommends a condition for this
rezoning that would require a water service agreement be created with the Town of Marana to
establish water service to the site.
Archaeoloe:ical
A full archeological study will be required during the preliminary plat process and prior to any
disturbance of the site.
Future Development
The tentative plan for this site along with 20 acres to the south calls for 18 single family
residential units. The first phase of development will take place on the 20 acres to the south,
which is zoned R-36. Decker Drive is an improved road and offers access to the site.
Development of the second phase will likely occur after the Dove Mountain Boulevard extension
takes place on what is now Blue Bonnet Road. Potvin Lane will provide a secondary point of
access.
Other
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122005 PCZ-05042 Camino de Vaquero Rezone
The applicant held a neighborhood meeting on October 13, 2005, at the DeGrazia Elementary
School to discuss the tentative site plan.
ATTACHMENTS
Summary application, location map, and site analysis.
RECOMMENDA TION
Staff finds that this application is in compliance with the Marana Land Development Code and
the Marana General Plan. Staff recommends approval of this rezoning with the following
conditions:
RECOMMENDED CONDITION OF APPROVAL
1. Compliance with all provisions of the Town's Codes, Ordinances, and policies of the
General Plan current at the time of any subsequent development, including, but not
limited to requirement for public improvements.
2. A maximum of 30 percent of the total site may be disturbed, exclusive of Major Roads
dedication. Building envelopes shall be established through the platting process,
reflective of the 30 percent total site disturbance restriction.
3. The property owner shall not cause any lot split of any kind without the written consent
of the Town of Mar ana.
4. The applicant shall provide proof of service by Northwest Fire Rescue District with the
submittal of a preliminary plat.
5. A Native Plant Permit (waiver not acceptable) is required prior to site disturbance for the
project infrastructure and for each lot prior to the issuance of any building permits.
6. The Developer shall dedicate, or cause to have dedicated, an additional 90 feet of land to
meet the future ISO-foot right-of-way for Camino de Manana. The dedication shall take
place within 60 days of approval of this rezoning.
7. The Developer shall dedicate, or cause to have dedicated, an additional 75 feet of land on
the east of the site to meet the future ISO-foot right-of-way for Blue Bonnet Road (future
Dove Mountain Boulevard extension). The dedication shall take place within 60 days of
approval of this rezoning.
8. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to determine any action necessary to assure compliance with applicable laws and
regulations.
9. A water service agreement is required with the Town of Marana prior to approval of
water plans and prior to approval of the preliminary plat.
SUGGESTED MOTION
I move to adopt Ordinance No. 2005.28 with the specified conditions.
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122005 PCZ-05042 Camino de Vaquero Rezone
MARANA ORDINANCE NO. 2005.28
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING
FOR CAMINO DE VAQUERO.
WHEREAS, the applicant, Planning Resources, represents the property owners of
approximately 18.54 acres ofland located east ofthe future Dove Mountain Boulevard extension,
south of Potvin Lane, west of Decker Drive and generally north of Camino de Manana within a
portion of Section 11, Township 12 South, Range 12 East, as described on Exhibit "A", attached
hereto and incorporated herein by this reference; and,
WHEREAS, the Marana Planning Commission held a public hearing on November 2,2005,
and at said meeting voted 6-0 to recommend that the Town Council approve said rezoning, adopting
the recommended conditions; and,
WHEREAS, the Marana Town Council heard from representatives of the owner, staff and
members of the public at the regular Town Council meeting held December 20, 2005, and has
determined that the rezoning should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town of Maran a,
Arizona, as follows:
Section 1. The rezoning of approximately 18.54 acres ofland, bounded by Potvin Lane to the north,
the future Dove Mountain Boulevard extension to the east, Camino de Manana to the south and
Decker Drive to the east, complies with the Marana General Plan.
Section 2. The rezoning area is hereby changed from Zone "C" (Large Lot Zone) to "R-36"
(Residential, 36,000 square feet minimum lot size) on the 18.54 acres ofland, bounded by Potvin
Lane to the north, the future Dove Mountain Boulevard extension to the east, Camino de Manana to
the south and Decker Drive to the east.
Section 3. The intent of the rezoning is to allow for low density residential development and for the
subject property to be consistent with the surrounding zoning, which allows for residential
development on lots greater than 36,000 square feet in size and to replace the antiquated zoning
designation of"C" with a contemporary zoning. The 18.54 acre rezoning is subject to the following
conditions, the violation of which shall be treated in the same manner as a violation of the Town of
Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance):
Marana Ordinance No. 2005.28
Page 1 of3
1. Compliance with all provisions of the Town's codes, Ordinances, and policies of the
General Plan, current at the time of any subsequent development, including, but not
limited to, requirement for public improvements.
2. A maximum of 30 percent of the total site may be disturbed, exclusive of Major Roads
dedication. Building envelopes shall be established through the platting process, reflective
of the 30 percent total site disturbance restriction.
3. The property owner shall not cause any lot split of any kind without the written consent of
the Town of Marana.
4. The applicant shall provide proof of service by Northwest Fire Rescue District with the
submittal of a preliminary plat.
5. A Native Plant Permit (waiver not acceptable) is required prior to site disturbance for the
project infrastructure and for each lot prior to the issuance of any building permits.
6. The Developer shall dedicate, or cause to have dedicated, an additional 90 feet of land to
meet the future I50-foot right-of-way for Camino de Manana. The dedication shall take
place within 60 days of approval of this rezoning.
7. The Developer shall dedicate, or cause to have dedicated, an additional 75 feet of land on
the east of the site to meet the future I50-foot right-of-way for Blue Bonnet Road (future
Dove Mountain Boulevard Extension). The dedication shall take place within 60 days of
approval of this rezoning.
8. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and
regulations, including the Endangered Species Act and the Clean Water Act. Appropriate
experts should be retained and appropriate federal and state agencies should be consulted
to determine any action necessary to assure compliance with applicable laws and
regulations.
9. A water service agreement is required with the Town of Marana prior to approval of water
plans and prior to approval of the preliminary plat.
Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2005.28.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof.
Marana Ordinance No. 2005.28
Page 2 of3
PASSED AND ADOPTED by the Mayor and Council of the Town ofMarana, Arizona, this 20th day
of December, 2005.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Ordinance No. 2005.28
Page 3 of3
November 16, 2005
25176-1
EXHIBIT A
Legal Description of Rezoning Area
Parcel No. 216-23-076E
All that portion of the Northeast One-Quarter of the Northeast One-Quarter of the Southeast One-
Quarter of Section II, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima
County, Arizona and being more particularly described as follows:
Commencing at the northeast comer of the Southeast One-Quarter of said Section II ( found a LCP
stamped 1/4), thence South 01 029' 19" East along the east line of the Southeast One-Quarter of
said Section 11 a distance of30.00 feet (set 1/2" iron pin tagged RLS 12537) to the True Point of
Beginning;
Thence North 890 49' 09" West and parallel with the northerly line of said Southeast One-Quarter
of Section 11 a distance of 659.26 feet ( set 1/2" iron pin tagged RLS 12537 );
Thence South 010 09' 06" East, 639.59 feet to a found ACP stamped PE 2368;
Thence South 890 35' 53" East, 663.10 feet to a found ACP stamped PE 2368 on the easterly line
of the Southeast One-Quarter of said Section 11;
Thence North 010 29' 19" West along said easterly line, 642.24 feet to the True Point of Beginning.
Containing 9.725 acres ofland more or less.
November 16,2005
25176-2
Legal Description of Rezoning Area
Parcel No. 216-23-076B
All that portion of the Northwest One-Quarter of the Northeast One-Quarter of the Southeast One-
Quarter of Section 11, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima
County, Arizona and being more particularly described as follows:
Commencing at the northeast comer of the Southeast One-Quarter of said Section 11 ( found a LCP
stamped 1/4 ) , thence South 0 I 0 29' 19" East along the east line of the Southeast One-Quarter of
said Section 11 a distance of 30.00 feet (set 1/2" iron pin tagged RLS 12537);
Thence North 890 49' 09" West and parallel with the northerly line of said Southeast One-Quarter
of Section 11 a distance of659.26 feet (set 1/2" iron pin tagged RLS 12537) to the True Point of
Beginning;
Thence South 01 0 09' 06" East, 639.59 feet to a found ACP stamped PE 2368;
Thence North 890 35' 26" West, 603.33 feet to a found ACP stamped PE 2368 on the easterly right-
of-way line of Decker Drive;
Thence North 00048' 17" West along said easterly line, 637.10 feet to a set 1/2" iron pin tagged RLS
12537 ) said point being 30.00 feet southerly of the northerly line of the Southeast One-Quarter of
said Section 11;
Thence South 89049' 09" East, 599.41 feet to the True Point of Beginning.
Containing 8.81 acres ofland more or less.
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TOWN OF MARANA
Planning and Zoning Department
3696 W. Orange Grove Road q) Tucson, AZ 85741
(520) 382-2600 Fax: (520) 297-3792
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PLANNING & ZONING APPLICATION
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Assessor's Parcel Nrnnber(s)
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Development/Project Name
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o General Plan Amendment
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General Plan Designation
(To be conftrmed b staff)
Current Zoning
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I, the undersigned, cer1ify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the
O~11er of the proper1y or that I have been authorized in writing by the O\\ller to file this application and checklist. (If not owner of
record, attach written authorization from the owner.)
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Camino de Vaquero
Rezoning
PCZ-05042
CASE NO.
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Town of Marana
Pima County
Data Disclaimer
The Town of Marana provides this map information "As Is" at the request of
the user with the understanding that it is not guaranteed to be accurate.
correct or complete and conclusions drawn from such information are the
responsibility of the user.
700
14?0 Feet (fJ
In no event shall The Town of Marana become liable to users of these data,
or any other party, for any loss or direct, indirect. special, incidental or
consequential damages, including but not limited to time, money or
goodwill. aris ing from the use or modification of the data.
REQUEST
" A request by Planning Resources, representing the
property owner, to change the current zoning designation
from "e" (Large Lot Zone) to "R-36" (Residential, 36,000
s uare feet minimum lot area on 18.54 acres.
The exhibit entitled 'Site Analysis Submittal' is on file and available for viewing from
8:00 a.m. to 5:00 p.m. Monday through Friday excluding holidays, at the office of the
Town Clerk, 11555 W. Civic Center Drive, Marana, AZ 85653.
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TOWN OF MARANA
Planning and Zoning Department
3696 W. Orange Grove Road q) Tucson, AZ 85741
(520) 382-2600 Fax: (520) 297-3792
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PLANNING & ZONING APPLICATION
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o Development Plan
o Landscape Plan
o Native Plant Permit
Assessor's Parcel Nrnnber(s)
Gross Area (Acre/Sq. Ft.)
Development/Project Name
Project Location
Description of Project
Property Owner
Street Address
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Contact Person
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Street Address
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AgentlRepresentative
Street Address
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Contact Person
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o General Plan Amendment
o Specific Plan Amendment
_ Rezone
o Significant Land Use Change
o Minor Land Division
o Variance
o Conditional Use Permit
o Other
General Plan Designation
(To be conftrmed b staff)
Current Zoning
(To be confinned b staff)
Proposed Zoning
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Fax Number I.
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E-Mail Ad~ss
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Phone Number
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I, the undersigned, cer1ify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the
O~11er of the proper1y or that I have been authorized in writing by the O\\ller to file this application and checklist. (If not owner of
record, attach written authorization from the owner.)
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Camino de Vaquero
Rezoning
PCZ-05042
CASE NO.
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Town of Marana
Pima County
Data Disclaimer
The Town of Marana provides this map information "As Is" at the request of
the user with the understanding that it is not guaranteed to be accurate.
correct or complete and conclusions drawn from such information are the
responsibility of the user.
700
14?0 Feet (fJ
In no event shall The Town of Marana become liable to users of these data,
or any other party, for any loss or direct, indirect. special, incidental or
consequential damages, including but not limited to time, money or
goodwill. aris ing from the use or modification of the data.
REQUEST
" A request by Planning Resources, representing the
property owner, to change the current zoning designation
from "e" (Large Lot Zone) to "R-36" (Residential, 36,000
s uare feet minimum lot area on 18.54 acres.
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37.9::!: acres
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NE Corner of
DecJ<er Drive and
Camino de Mariana
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Marana, Arizona
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Site Analysis Submittal for 18.23 Acres
Rezoning a Part of a 37.9 Acre
Tentative Development Plan
Camino de Viquero
The Town of Marana
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March 28, 2005
Revised October 7, 2005
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Prepared by
planning resources
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PR# 04032.00
Marana Case Number PCZ-05042
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For questions or clarification regarding the site analysis submittal, contact:
Carl Winters,
Principal
planning resources
270 North Church
Tucson, AZ 85701
(520) 628-1118 - office
(520) 628-7637 - fax
cwinters@planningresources.net
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CONTENTS
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PART I - INVENTORY AND ANALYSIS
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I-A. EXISTING LAND USES 1
I-B. TOPOGRAPHY 9
,.... I-C. HYDROLOGY 9
I-D. VEGETATION 11
r- I-E. WILDLIFE 11
I-F. VIEWSHEDS 11
I-G. TRAFFIC 20
.. I-H. RECREATION AND TRAILS 20
I-I. CULTURAL, ARCHAEOLOGIC HISTORIC RESOURCES 20
r I-J. McHARG COMPOSITE MAP 20
,.... PART II - LAND USE PROPOSAL
II-A PROJECT OVERVIEW 26
r' II-B TENTATIVE SITE PLAN 26
II-C EXISTING LAND USES 26
,... 11-0 TOPOGRAPHY 26
II-E HYDROLOGY 26
II-F VEGETATION 29
,... II-G WILDLIFE/BUFFERING 29
II-H VIEWSHEDS 29
r' II-I TRAFFIC 29
11- J PUBLIC UTILITIES 30
II-K PUBLIC SERVICE IMPACTS 30
r' II-L RECREATION AND TRAILS
31
II-M CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES 31
,... BIBLIOGRAPHY 32
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List of Exhibits
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I: Parcel Codes 2
r I-A: Regional Context 3
I-A. 1 a: Location Map 4
I-A.3A: Existing Zoning 5
.... I-A.4a: Existing Wells 6
I-AAb: AOWR Table 7
,.... 1-8: Topography 10
I-CAd: Washes 12
1-0.2: Vegetation Map 13
,... I-E: Arizona Game & Fish Letter 14
1-E.2: Wildlife Habitat Map 17
ro I-F: Viewsheds 18
I-Fa: Major Viewpoints 19
,.... I-H: Recreation & Trails 22
I-G.2: Traffic Map 23
I-I: Arizona State Museum Letter 24
r I-J: Composite Map 25
II-B.1: Tentative Site Plan 27
ro II-C. 1 : Zoning Boundaries 28
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Introduction
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This rezoning application is being brought to the Planning and Zoning Commission to bring two parcels of the
four covered in the development plan in to conformance with the General Plan and the parcels surrounding
r"'" them. The relationship of these four parcels is shown in the Parcel Codes Introduction Exhibit. The parcels to
be rezoned are two parcels that were not in the original Hartman Hills Specific Plan (216-23-076B and 216-23-
076E); therefore, when the specific plan was rezoned to R-36, these parcels were not included. The rezoning
,.... would bring these parcels into compliance with the surrounding zoning. The owner of 216-23-076E also
owns the two parcels to the south 216-23-0760 and 075. The Tentative Development Plan is for 216-23-076E
and 216-23-0760. The fourth piece (216-23-075) is a small parcel to the south of W Camino de Manana is
I" not developed in this plan but will probably become involved in the new right of way for the Dove Mountain
Blvd improvements.
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I" Part I - Inventory and Analysis
I-A. EXISTING LAND USES
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1 . Site Location
The site is located on the east side of N. Decker Or. and west side of N. Blue Bonnet Road at approximately
,... the 5500 block of W Potvin Lane in the Town of Marana (see Location Exhibit I-A. 1 a). It is described as 18.23
acres in Section 11, Township 12 South, Range 12 East of the Gila and Salt River Meridian, Pima County,
Arizona. The site consists of:
· 216-23-076B, 8.68 acres
· 216-23-076E, 9.55 acres.
,...
The boundary survey of the parcels is on file with the Pima County Recorders Office in Book 28 at page 22
and 23.
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2. Existing Land Use - Onsite
There is currently a single family dwelling on parcel 216-23-076B. Parcel 216-23-076E is vacant. These are
,.... currently zoned C - Large Lot Development.
3. Existing Land Use - Offsite
,.. Existing zoning and land uses within 1/4 mile:
North: Vacant Residential
East: Vacant Residential
,... South: Vacant Residential
West: Residential
(See Exhibit 1-A.3A)
R-36
R-36, C
R-36
GR-l
(Town of Marana)
(Town of Marana)
(Town of Marana),
(Pima County)
SR
(Pima County)
,...
Number of Stories:
All structures within 1/4 mile of the site are one or two story.
,..
,...
Pending Rezonings:
The Cascada Specific Plan about 1/2 mile west is under review by the Town of Marana.
,....
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Property line ~
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Rezoning Site ~ !
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Parcel 216-23-076B
Parcel 216-23-076E
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Parcel 216-23-076D
Prope
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Parcel Codes
Introduction Exhibit
... pLanning resources
2
R.1..i!!nJ.ng l~ndsc"D. i1rchlt.cture urbiin des Ian develoDm.nt consult,anh
27D North Church A.enue, Tu(Son Arizona 85701 . (5201628-1118 Ia.. 628-7637
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I. The terrain consists of gently sloping alluvial fan bisected by two washes. There are no restricted
r peaks, ridges or rock outcrops on the site. The slope is approximately 3% from Northwest to Southeast (see
Exhibit I-B).
i 2. Average cross slope calculations-
The average cross slope of the entire site is approximately 3.38 %. The following formula was used to
calculate the average cross slope:
,....
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C x I x 0.0023
A
where, C = Contour Interval
I = the length of all site contour lines
A = the area of the site
0.0023 = conversion factor
,..
,....
For this site:
2 x 27,890 x 0.0023
37.9
= 3.38% average cross slope
,.... I-C. HYDROLOGY
,..
I . Offsite Watersheds
There are two primary washes of the Tortolita Basin watershed, which drain northeast to southwest through
the site.
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2. Offsite Features
There are currently no upstream features that would affect this development.
'"'
3. Watersheds
The up stream watershed is an alluvial fan floodplain that typically has water courses that have a high sediment
load and inadequate capacity convey more runoff than what a small magnitude storm will generate.
,...
4. Onsite Hydrology
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,.....
a. According to the Pima County's Tortolita Basin Management Plan Study, 1.5 acres in the northwest
portion of the site are in a flood plain.
b. Because it is located in the 500 year alluvial fan flood plain (FEMA FIRM panel is effective February 8,
1999), any storm greater than that of a small magnitude will cause extensive overbank sheet flooding.
c. There are no federally mapped floodplains or f100dways on the project site.
d. Because of the distributary nature of the up stream watercourses, it is difficult to estimate the magnitude
of the 1 OO-year discharge for the water courses passing though the site. CMG Drainage, who reviewed the
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2' Contour Interval
T opogrophy
Exhibit 1-8
... pLanning resources
1" = 300'
~I I
rn 0' 300'
10
2.!J!!.nJ.ng landuaDlt ar(hlh,rtuf"1t urban deslcn develoomltnt (onsultanh
270 North Church Avenue, 7uc.on Arizona 85701 . 15201628-1118 fax, 628-7637
,..--
hydrology constraints for this project agrees with Pima County Flood Control that the two major watercourses
cutting through the site probably have a 100 year-peak flow in excess 2,000 cfs. (See Exhibit I-CAd)
,...
5. Downstream Conditions
Due to the lack of hydrologic studies and the distributary nature of the upstream basin, intense development
,...
of the site is not recommended. This will maintain pre- development exit flows and minimize effect on the
single-family dwellings just down stream.
,...
I-D. VEGETATION
,... 1- 3 Vegetative Inventory, Species, Densities
The existing vegetation consists of a healthy stand of the Palo Verde-mixed cacti community of the Arizona
Upland Sonoran Desertscrub Biotic Community. There are Mesquites and Acacia in the washes. Other plant
,..... associations include Ironwood, Creosote Bush and Ocotillo. There are some very large, old saguaros on the
site, as will as younger ones ranging in size from 6" to 18'. All vegetation will be inventoried, tagged and
permitted per Town of Marana Native Plant Protection Ordinances prior to any site disturbance. Per the
,...
Arizona Game and Fish Department there is the possibility of Tumamoc Globeberry (Tumamoca macdougalii)
occurring within three miles of the site. Exhibit 1-0.2 illustrates the vegetation on the site.
,-.
I-E. WILDLIFE
,.... I . As part of the Tortolita Fan, the washes of are classified as Important Riparian Area in the Sonoran
Desert Conservation Plan.
,... 2. Letter of Review
Per the Arizona Game and Fish Department there is the possibility of several Special Status Species within 3
miles of the site.
,...
,....
This site is in Pygmy-owl Survey Zone I and in close proximity to a known nesting site. In a letter from the
Arizona Game and Fish Department they state that the site is sufficiently surveyed by U.S. Fish and Wildlife
and monitored for this species. The letter of review from the Habitat Specialist at the Arizona Game and Fish
Department is included as Exhibit I-E. 1 .
,....
I-F. VIEWSHEDS
,...
1 . Views and Vistas from Adjacent Properties Looking Onto and Across the Site
The predominant views in the area are the Tortolita Mountains to the north, Pusch Ridge and the Catalina
Mountains to the east. Safford Peak and Wasson Peak are visible in the distance to the west and south. The
development of this site will not block or infringe on these views for the existing homes in the area.
,..
,...
2. Site Visibility
Though the site slopes towards the southwest it is difficult to see most of the site due to the stands of medium
and high density vegetation running across the site. Also, the only major street close to the site, Camino de
Manana, is slightly "dug into" the ground, making it difficult to see very far into the site from the road. See
Exhibit I-F.
,...
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,...
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Centerline of Washes Over 2000 CFS - - - - - - - - -
100' Setback from Centerlines
~I
rn 0'
1" = 300'
Washes
Exhibit I-C.4d
...pLanning resources
I
300/
12
~ t~ndscoilD. architecture urboiln deslan deve.oement consult~nts
270 North Chur<h Av.nu., Tucson Arizona 85701 . (520) 628-1118 ,..,628-7637
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High Density Vegetation
Medium Density Vegetation
low Density Vegetation
Disturbed Previously
lU = 300'
~JS
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Vegetation Map
Exhibit I-D.2
. .
.. pLannIng resources
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300'
13
R!J.!1nln9 t~ndICilD. ilrchlhcture urb~ d..lan d.veloDm.nt consuU,ants
270 North Church Avenue, Tucoon Arizona 85701 . (5201628-1118 ,.., 628-7637
"',.... ,
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tJ'/IJ8:).OD
THE STATE oFARIZONA
GAME AND FISH DEPARTMEf\JT
2221 WEST GREENWAY ROAD, PHOENIX, AZ 85023-4399
, (602) 942.3000 · AZGFD.COM
.~\
GOVER~'
JANET N: fANO
COMMISSIONERS
CIIAlRMAN, SUSAN E. CHilTON, ARlVACA
W. HAYS GILSTRAP, PHOENIX
JOE MELTON. YUMA
MICHAEL M. GOUGHTLY. FLAGSTAff'
WILlIAM H. MClEAN, GOLD CANYON
DIRECTOR
DUANE L SHROUFE
DEPUTY DIRECTOR
STEVE K. FERRELL
",
~~
~,p 1"(/ J.-
c <' 6' <<"<?
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January24, 2005
Ms. Susan Phillips
Planning Resources, Inc.
270 N. Church Ave.
'Tucson, AZ 85701
Re: Special Status Specieslnforwation for Tow,r~h~g 12 S~:uth, Range P East, Section 11;
Proposed Development, Marana at Camillc> 'de Manana.
Dear Ms. Phillips:
The ArizonaGame~nqFish Dep~rtment (Department)has r~viewed your~~que~.t, dated January
2, 2005, regarding speci~! status specie~xjpformati6n associa~f~. with the above~;eferenced
project area; The Department's Heritage Data Management Syste~ (HD~,S) has 15een,access:d
and current records show. that the special ..status specie~ xHsted op. the aUaSlune~t haveb~~n
documented as occurring in the 'project area (within 3-miIe.~j~utr,e~). . In addi!io~t,thisproject
occurs within Proposed Critical Habitat for the cactus fen-Ugino,:!~r;pygmy-qwr (GlauCidium
brasilianl!m cadorum). ,
~~ 0. _
'oep~ttInept's HpMSd~ta are not inte~~:d to iilcIutl~ Botep~ial distrib~Hon?t:specials!at~s
species. Arizona isJarge and diverse with plants, animals, an~e~;xironmental c~Ynditionsthat ar
ever changing. Consequently, many areas may contain species"th~~?iol?gistsqo not know about
or species previously noted in a>particular area may no long~t o~cur there. Not all of Arizona
s'4 ~Ait,~1&i~~~~i~,!:1n:~Y4~ai!~;'~,~~Bi~ial!i~ s e~ies,.~~~:Vsf:'eys> ~ei~~nducted
greatly In scope and IntensIty. ",'
Making available. this information does no}, substitute for. tlJe D~Rartmeprs review .8f projec!
proposals, and should not d~fTease our opportunities to review an~.. ~valuate ~~,)V proje~~
proposals and sites. The Department is also co~cerned abo!lf?~her resourceval~es, SU9h as 9~er
wildlife, including game species, ap.d wildlife-related recreatio.q. ' The QePartment ,~Olild
appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats
associated with project activities occurring in the subject area, when specific details be~()me
available.
Al Game and Fish letter
Exhibit I-E
14
AZ Game and Fish letter
Exhibit I-E
,-
>^'~-\
/"~
,.... Ms. Susan Phillips
January 24,2005
2
,..
,...
If you have any questions regarding the. attached species list, please contactme ~t (602) '789-
3618. General statu~ informaticm, state-wide and county distribution lists, and abstracts for some
special status species are also available on our web site at: http://www.azgfd.govlhdms.
,....
Sincerely,
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hb//~
Sabra S. Schwartz
Heri!agepata Management System,
6(
r- SSS:ss
Attachment
,..
cc: Rebecca Davidson, ProjectEvaIuation P~ograJ:9Supervi~or, Hab~tat Branch
Joan Scott, Habitat Progr~ Manager, Region>)!; "
,...
AGFD ijOI~18-05(2I)
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Special Status Spec~es within 3 rJliles ofT12S,R12E.Sec 11
Arizona Game and Fish Department, Heritage Data Management System
January 24, 2005
Scientific Name
Common Name
ESA USFS BLM State
GJaucidium brasiJianum cactorum
Tumamoca macdougafii
Cactus Ferruginous Pygmy-owl
rumamoc Globeberry
lE
WSC
SR
s
s
Within Proposed Critical Habitat for the cactus ferruginous pygmy-owl. AGFD #01-18-05(21); Proposed Development,
Marana near Camino de Manana.
AZ Game and Fish Letter
Exhibit I-E
16
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Note: The entire property is within the Pygmy Owl
Critical Habitat and Recovery Zone
Wildlife Habitat Map
Exhibit I-E.2
~,
lU = 300'
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.. pLannIng resources
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300'
17
~ landscilDe iu.chlhcturlt urban dl!slan d@v.loDmeont consultanh
270 North Church Avenue, Tucson Arizona 85701 . 15201628-1118 fa.. 628-7637
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Viewsheds
Exhibit I-F
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.. pLannlng resources
18 DI~nnlna lilnd~CID. ilrchlt.l:tur. urb~n deslan d.veloDm.nt consuU.nh
270 North Church A.on"". Tucson Arizona 85701 . (5201628-1118 1a.,628-7637
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T ortolita
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Property line ~
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& Catalina
Mountains
Major Viewpoints
Exhibit I-Fa
... pLanning resources
19 ~ t~ndSC~D. ~rchlt.ctur. Ut'b~n deslan develooment consult.nts
270 North Church Avenue. Tucson Arizono 85701 . (5201628-1118 to., 628-7637
1" = 300'
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rn 0' 300'
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,...
I-G. TRAFFIC
,... 10. Off Site Streets
The phase I feeds directly on to Decker Drive, and at the completion of Phase I/, the street will connect to
Potvin Lane. There are no major intersections within a mile of the project that will be affected. Decker Drive
r is a paved 2-lane road. The right-of way is 60'. Currently Potvin Lane is undeveloped and there is only a 30'
right-of-way. Blue Bonnet Road is also undeveloped but has a 75' right-of-way.
r-
11. Streets
r- Street Travel Capacity ADTl
Speed Design
Lanes (Level of Limit Speed (Data
i" Source)
Camino De 2 27,535 35 45 1,000
,...
I ADT = Average Daily Trips
Surface
Condition
Planned
Improvements
Paved
Improve to 4
,...
12. Intersections
There are no major intersections within a mile of the project that will be affected. See Exhibit I-G.2.
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13. Bicycle and Pedestrian Ways
There are no bicycle or pedestrian ways near the site.
...... I-H. RECREATION AND TRAILS
There are no recreation sites within a mile of the site.
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The Ironwood Trail is within a mile of the property on Potvin Lane Road west of Camino de Oeste. According to
the Town of Marana Park. Trail, and Open-Space System Master Plan two local trails will meet at the Northeast
corner of the site. They are # 172 Potvin Lane and # 176 Tortolita Road. # 164 Scottie's Loop also runs near the
west edge of the site. See Exhibit I-H.
,...
I-I. CULTURAL, ARCHAEOLOGIC, HISTORIC RESOURCES
,.... The Arizona State Museum states that nothing was observed during a survey that was conducted in 1981.
However; the survey is old, they request that a survey be conducted prior to development. See Exhibit I-I.
r-
I-J.
McHARG COMPOSITE MAP
,...
Map 1- J is the required McHarg composite map showing various characteristics described in the previous
section of the Inventory and Analysis. Any restrictions on the site are listed below.
,....
Topography
a. There are no restricted peaks or ridges on the site.
b. There are no rock outcrops on the site.
c. There no slopes of 1 5% or greater.
,...
......
20
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Hydrology
a. There are no lOa-year floodplains with a discharge greater than 100 cfs.
,... b. No portion of the site is within a federally mapped floodplain or floodway.
c. Washes subject to overbank sheet flows.
,... Vegetation
The site has vegetation belonging to the Palo Verde-mixed cacti community of the Arizona Upland Sonoran
Desertscrub Biotic Community. There are saguaros and other significant species present.
r
Wildlife
There is designated pygmy-owl habitat on the site.
r--
Viewsheds
There are no areas of high visibility on the site.
,...
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21
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Exhibit I-H
. .
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22
~ (,ilndSCttDe .airchitectur. urb~n de.ion develooment consuLtilnts
270 North Church Ayonuo, Tucson Arizona 85701 . (5201628-1118 fa.. 628-7637
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T roffic Map
Exhibit I-G.2
... planning resources
23 I2.!..ia!!!ng t.andsca08 archit.cture urbiln deslon d.....IDom.nt consulhnts
270 North Church .....nu.. Tucson Arizona 85701 . (520) 628-1118 tax, 628-7637
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Arizona Slale Museum
P.O. Box 210026
Tucson. AZ 85721-0026
(520) 621-6302
FAX: (520) 621-2976
THE UNIVERSITY OF
ARIZONA~
I'
TUCSON ARIZONA
March 4, 2005
~
~ {'~
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Susan Phillips
Planning Resources, Inc.
270 N. Church Ave
Tucson, Arizona 85701
,...
,....
Re: Archaeological records check for parcel #s 216-23-076B and -076E, Camino de Manana, Project no.
04032.00, located in the N 'l'2 NE Y4 SE Y4 ofSl1 Tl2S R12E G&SRBL&M.
Dear Ms. Phillips:
I'
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On March 1,2005, we received a request for an archaeological records check for the above-referenced
property. I have consulted our records with the following results. The property has not been inspected for
archaeological or historical resources since students examined the area as part of the Northern Tucson
Basis Study in 1981. Because of the age of the study, and because it was not performed by professional
archaeologists, the ASM is recommending that the property be resurveyed. A list of qualified
archaeological contractors can be viewed on our website at
htto:/ /www.statemuseum.arizona.edulorofsvcs/oermits/permittees. asp
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,....
Archaeological surface inspection required under city or county ordinance, or a federal
regulation, will require a written report describing the results of the surface inspection and will
include recommendations. The archaeologist you select should prepare your report using the
standards titled: Standards For Conducting and Reporting Cultural Resource Surveys. Most
contractors in Arizona have a copy of these standards.
,....
I'
You are responsible for providing the report to the appropriate office requiring the inspection.
When surface inspections are required on private lands under city or county ordinance the
archaeologist will also submitted copies of your report to the appropriate archaeological site file
office. If you have selected an archaeologist from the list provided, that contractor knows where
and when to submit reports.
,....
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If you have questions or need further assistance please contact me.
Sincerely,
,...
L
.~~~-
,..
Su Benaron
Assistant Permits Administrator
Phone/fax 520-621-2096
sbenaron@email.arizona.edu
Exhibit 1-1
,...
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low Density Vegetation
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Exhibit I-J
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.. pLannlng resources
25
~ l.lndsc~D. irchitecturll urbiln deslan d....eloDm.nt consulhnts
270 North Church Av.nu., Tucson Arizona 85701 . (5201628-1118 fo.,628-7637
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Part II - Land Use Proposal (for the two parcels to be developed)
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II-A PROJECT OVERVIEW
r' The following land use proposal develops design concepts derived from the preceding inventory and analysis
of the site's characteristics. Although the rezoning request is to R-36, all lots will be one acre or larger to meet
minimum lot requirements for septic systems. The word "tentative" sums up the project design. At the time of
r this report the Dove Mountain Blvd. alignment has not been designed and the Floodplain and Erosion Hazard
Management Code may change the set backs from the wash before this subdivision is platted. Each of these
variables will heavily impact the site, possibly the entire southeast portion.
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II-B TENTATIVE SITE PLAN
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,...
The Tentative Site Plan illustrates a design concept (Exhibit /I-B. 1 ). After input from the Town of Marana and
the grading, drainage and road design are done, the final plat may vary. The intent of the final plat will be to
,.... preserve 70% of the site as open space. This will be done by designating common areas and areas on each
individual lot to achieve the 70%. Common open space will be preserved by the homeowner's association. On
the private lots, it will be the responsibility of the owner via the CC&R's to preserve the open space. The final
plat will designate a buildable area on lots for all improvements including buildings, septic. wells, driveways,
utilities and outdoor storage. Livestock will not be permitted. The rest will lot remain undisturbed.
,...
The plan is for 18 single-family residential lots. They will be built in two phases. Decker Drive is currently
improved and the first portion of the new road will connect to it. Phase I can be done regardless of the status
of the Dove Mountain Project. Ten houses will be constructed in Phase I. Upon completion of Dove Mountain
Blvd., the status of Potvin Lane will be more definite and access issues can be resolved. Then the eight lots in
Phase /I can be developed. Until Phase /I is complete, a temporary turn around will exist.
,...
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II-C EXISTING LAND USES
,....
1. There is one residence on parcel 216-23-076B. Zoning boundaries can be found in Exhibit II-C.l and
existing land uses on adjacent properties can be found in Part 1, Exhibit 1-A.3.
,....
2. The proposed use has little impact on surrounding land uses because it is similar in nature to the
existing low-density residential uses.
,...
11-0 TOPOGRAPHY
i"
3. The site grading will be restricted to roads and building pads.
,... 4. Due to the gentle slope of the site and the low development densities, there will be no significant slope
or grading issues.
r II-E HYDROLOGY
,...
1 . The hydrologic characteristics of this site are perhaps the most limiting. Therefore, the development
plan is very low density, low impact in order to prevent any increase in runoff.
,...
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Tentative Site Plan
Exhibit II-B.1
... pLanning resources
lU = 300'
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300'
I21.i.D.D1.o.g tandscaDe architecturlt urban des ion de.elooment consultants
270 North Church Avenue. Tucson Arizona 85701 . (5201 628-1118 tax, 628-7637
27
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Existing Zoning C
Rezone to R- 36
Existing Zoning R-36
Zoning to Remain R-36
------
Zoning Boundaries
Exhibit 11-(.1
... planning resources
IN = 300'
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rn 0' 300'
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Qi.molng landscacl! architecture urban desion develocment consuttants
28 270 North Church Avenue. Tucson Arizona 85701 . 1520) 628-1118 la., 628-7637
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2. No drainage patterns will be modified.
3. On site drainage will be retained.
r 4. Drainage and erosion issues during construction of roads and houses will be mitigated according to the
methods specified by the design of the Civil Engineer. The hydrologist has recommended that the house pads
be elevated J S-2' above natural grade.
i"
5. There will be a J 00' development setback from the defined wash bank. The POP indicates the centerline
only because they are not defined as of this date. They will be defined prior to any final plat by a surveyor or a
I' hydrologist.
II-F VEGETATION
,...
Because this rezoning and development request is for low-density residential uses, the only vegetation that
will be disturbed initially will be for roads and infrastructure. A Native Plant Protection Plan will be done for
;' the construction of the initial infrastructure and each house as it is constructed. All native plants impacted by
development will be dealt with in accordance with the Marana Development Code Title J 7, in accordance with
the Arizona Native Plant Law and CC&R's.
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II-G WILDLIFE/BUFFERING
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Threatened or Endangered Species
The site is in the Critical Habitat for the cactus ferruginous pygmy-owl that historically used the vegetated
,... washes. The Tentative Site Plan preserves these sensitive areas by dedicating the washes as open space and
limiting disturbance on individual lots.
r" Buffers
The buffer that will be needed is along the future realignment of W Camino de Manana and Potvin Lane. The
preservation of the washes and the J 00' set back will provide this buffer zone. The Landscape Buffer yard
r required for the development is six feet on the sides abutting residential uses and J 5 feet on N. Decker Dr., N.
Blue Bonnet and W Camino de Manana.
r II-H VIEWSHEDS
I' This Tentative Site Plan does not significantly impact the views of the neighboring properties, nor will it create
any objectionable ones that need to be screened.
i" II_I TRAFFIC
i"
J. The required traffic issues are discussed below:
a. Proposed internal circulation is comprised of a residential street connecting Decker Drive and Potvin Lane.
Due to the proposed expansion of W Camino de Manana, access off this arterial has been avoided.
b. Off-site improvements will be needed on Potvin Lane prior to development of phase 2. Potvin will need to be
improved to the Town of Marana Street Standard for a Typical Local Street 46' Wide R.o.W At this time, there
is no estimate as to when phase 2 will be developed.
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c. The estimated traffic from the development will be approximately 1 72 Average Daily Trips, based on
calculations from LT.E..
,...
TRIP GENERATION CALCULATIONS
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Land Use
UTE Code)
Average Daily Trip Rate
Number of
Dwelling
Approx.
Daily Trips
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Single-family
Residential
9.57/dwelling unit
18
172
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2. The new residential street will be constructed per Town of Marana Subdivision Street Standards, Detail 1,
for residential development. The streets are proposed to be public. dedicated, owned and maintained by the
r" Town of Marana.
~ 3. There are no bike paths or additional trails planned because there are none adjacent to the site to connect
to. Sidewalks or a stabilized granite walk area will be provided on each side of the new street
,... 11- J PUBLIC UTILITIES
1 . Sewers
,...
Sewer service will be handled via an on site septic system. The nearest public sewer is 1.5 miles to the
southwest at Linda Vista and Hartman.
,.....
2. Gas
There is no Southwest Gas Service to this area. There will be propane gas provided by a private contractor.
,...
3. Water
The Town of Marana has an assured water supply. however. the nearest water line for the Town of Marana is
r approximately 1.25 miles to the east at Potvin Lane and Camino de Oeste. No public water service is available
at this time. Shared wells are an option for water service.
,... 4. Electric
There is an existing Trico Electric line on the west side of the property in Decker Drive.
,...
II-K
PUBLIC SERVICE IMPACTS
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1. Police
The impacts to the police department will not be significant because of the low density of the development.
This service is currently being provided
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2. Fire Service
The site is in the Town of Marana and will be annexed into the Northwest Fire District prior to final plat.
,...
3. Sanitary Pick-Up
This will be done by a private company.
,...
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4. Schools
The site is located within the Marana Unified School District and within the service area of De Grazia Elementary
,.... School, Tortilita Middle School and Mt. View High School. According to the School District Planners, each school
is far below capacity and could handle the increase in students. Using the Marana Public School multiplier of
0.5 children generated per household, the 19 new lots in this neighborhood would yield 10 new students.
,...
5. Parks
r-o The Pima County Parks Master Plan indicates that there are two regional parks planned for the area to meet
the growing demand. The Town of Marana has no plans for parks or recreation sites in this area.
r-o II-L RECREATION AND TRAILS
5. No recreation areas are required per Section 06.03.021 of the Land Development Code
,....
6. All open spaces will be maintained by the Home Owner's Association.
,...
7. There are no bike paths or additional trails planned because there are none adjacent to the site to connect
to. Sidewalks or a stabilized granite walk area will be provided on each side of the new street.
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II-M CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES
,... 1-3. The site will be surveyed before any ground disturbing activities take place. The tentative plat will
address any issues disclosed by the survey.
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BIBLIOGRAPHY
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The following resources, departments, and companies have contributed to the
information included in this analysis:
,...
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Arizona Department of Agriculture and Horticulture
Arizona Department of Water Resources
Arizona Game and Fish Department
Arizona State Museum
Institute of Transportation Engineers. Trip Generation: trip generation rates, plots, and
equations. 6th ed.
Marana General Plan
Marana Land Development Code
Pima Country Wastewater Management Department
Town of Marana Water Company
Trico Electric Co-op
Tucson Electric Power
Southwest Gas
United States Fish and Wildlife Service
,...
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Tentative Site Plan
Exhibit II-B.l
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.. planning resources