HomeMy WebLinkAboutGranite Construction Specific Plan . : .
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T O W N O~' N~ A R A N A
To: Hurvie Davis, wn wanager
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Date: May 11, 1993 ~
~Subject: Specific Plan for Granite Construction Co
I have reviewed the.Specific Plan submittal for Granite
Construction Company and have the foilowing comments:
First of.all, the submittal is very deficierit in meeting the
submittal requirements of Section 5.06 of the Development Code.
The submittal should be returned to the applicant with an
application form and a copy of the applicable portions of the ~
Development Code to use as a checklist. The applicant should be
encouraged to review the code and call for an appointment to
review the code provisions with a staff inember so that a
subsequent submittal would more Iikely comply with filing
reauirements.
Uly comments are very limited and brief, but they point up some of
the shortcomings of the submittal.
1. The text is very sketchy and lacks sufficient detail to really
understand what they are proposing to do. The writer apparentl~
assumes that the average person thoroughly understands the gravel
extraction and process business. I have the impression that
someone other than a design professional put the plan toget}ier.
~ 2. The graphics are nat ~.o scale and the average reader will have
dif'f'iculty orienting themselves to the site and the proposed
operation. A good base map should be used ~or orientation
purposes and an aerial pho~o would be ~n~st hei~ful.
Th~re needs to be more explicit e:ctiibits def'ining eacli phase
of' the specit'ic plan. Each pnase needs io be defined with an
explanation detailing where and how the work is to be done.
4. Each pliase of' the Specific Plan .should lje subject to a
conditional use permit.
Prior to the commencement aF an.y ac~ivit,v on-sit~, there
should be site plan review by staff ar.d the conditions a~
approval should be included in the conditiona: use permic :ssued
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by the Planning Commission. ~
6. The impact of the proposed operation on public streets needs
to be assessed. A more comprehensive traffic study, prepared by
a Traffic and Civil Engineer should accompany the Specific Plan.
In all probability there will probably need to be some sort of
financial guarantees from the_appl,icant to assure that the public
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roads used by the ° developer~ wi l 1.::~~be.~..prope:r-ly maint.ained~.. -
7. I talked with Vick Charnis briefly about the application. I
_suggested that if he will be reviewing the application at all,
that it might be a good idea to contact 1+Ir. Beverly E. 1Roodey,
AICP, Community Pl.anning Specialist with the Arizona Department
of Commerce in Phoenix ([602].280-1350). He should know of some
j.urisdiction that has a good "track record" of reviewing. such
specific plans. That way Vic could contact that agency, get a
copy of a good excavation specific plan and the accompanying
staff' critique and list of condi~tions that had been imp6sed on
the project.
These are cursory thoughts. Perhaps when a complete specific
plan is submitted, most of the prablems with the application will
disapoear.
cc: Vic Charnis
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Granite Construction Company
, specif ic Plan
April 1993
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74y £~~e~o
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' Table of Contents
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1. Introduction 1
' a. Purpose 1
b. Location of Property 2
t c. Timing of Development 4
' 2. Deveiopment of the Property 5
a. Phases of Development 5
' b. Excavation Plan
c. Landscape Plan 12
d. Hydrology Plan 14
' e. Compatibility with Adjoining Property 16
' 3. Land Uses 17
a. Permitted Uses
' b. Use Definition 18
c. Operation of Mining Activities 19
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4. Site Development Standards 21
' a. Introduction 21
b. Sand and Gravel Mining 21
c. Plantsite & Aggregate Storage 21
' d. Concrete and Aggregate Related Manufacturing 21
e. Industrial z2
f. Open Space 23
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' i. Introduction
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a. Purpose
' The purpose of this specific plan is to allow Granite
Construction Company to extract and process sand and
gravel from it's property located within the Town of
, Marana. The plan will allow for on going reclamation of
the land for future industrial development in conjunction
with the mining activities.
' The Granite specific plan contains three phases of
development. The first will focus mainly on the extraction
and processing of sand and gravel. The second phase
' consists of mining, reclamation of the land, and interim
land uses. The third and final phase is where land
reclamation is complete and ultimate development is to
, take place.
The specific plan will outline guidelines for each phase
of development as well as address concerns regarding the
' mining operation. These guidelines are designed to assure
the Town of Marana that the development will have only
positive impact on the community.
' This development will provide opportunities for the Town
of Marana in the form of revenue generation from taxes,
' competitively priced construction materials, and
industrial facilities.
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~ b. Location of Property
' The Granite property is within the town limits of Marana.
It consists of approximately 300 acres and lies south of
Tangerine Road, 3/4 mile west of Interstate 10. The
' property surrounds the Pima County Tangerine Road Landfill
on three of it's four sides. The Santa Cruz River forms
the south/ southwestern boundary. This will provide a
' natural open space buffer between Granite's property and
future development to the south.
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' c. Timing of Development
' Full scale development will not proceed prior to
construction of a levee along the north bank of the Santa
Cruz River. If it is technically feasible to begin mining
' sand and gravel on a small scale, then Granite desires to
begin development prior to the bank protection being
complete. Such development would be subject to the Town of
' Marana and Pima County floodplain ordinances.
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' 2. Development of the Property
' a. Phases of Development
The plan outlines three phases of development. They can
' be basically identified as initial, transitional, and
ultimate. The phasing plan will allow alternative land
uses that are compatible with the sand and gravel
' extraction.
' Initial Phase
During the initial phase, activity will consist of the
mining and processing of sand and gravel. The initial
' excavation will be 20 to 40 acres in size. The overburden
or topsoil removed prior to mining will be placed on the
perimeter of the property in a berm 6 to 15 feet in height.
' The berm will act as a visual barrier buffering the
activities from neighboring properties. During the initial
phase it will be necessary to process and stockpile
materials at original ground elevation. Aggregate
' processing activities will include crushing, screening, and
washing, and production of hot asphaltic concrete and
portland cement concrete.
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Transitional Phase
' During this phase, overburden materials will be placed in
areas where excavation is complete, thus starting the
reclamation process. Additional reclamation will be done
' in this phase utilizing fill dirt, broken concrete, and
other inert materials. Only materials classified as inert
by the Arizona Department of Environmental Quality will be
' used for reclamation. During the transitional phase
aggregate and concrete related manufacturing will be
underway as well.
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' Ultimate Phase
During this phase, land reclamation will be complete and
' ultimate development is underway. The original plantsite
will be abandoned so that the remaining quality aggregates
can be mined. Aggregate processing equipment will be .
' temporarily relocated to the north in the open space
created during the initial development phase. Reclamation
is complete using inert fill, compacted to 90-95 percent
' density, with no particles greater than 12 inches in
diameter within 5 feet of final grade. As demand for
industrial property arises, infrastructure will be
installed and industrial development will occur.
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' b. Excavation Plan
' The excavation plan is designed to maximize sand and
gravel mining opportunities and to allow productive uses
' of the land once mining activities are complete.
The first parcel to be excavated will be that with
frontage on the Tangerine Road alignment. This parcel
' will be the first to be reclaimed because it is the best
suited for industrial development. This development
would add an additional buffer between the ongoing
' mining operation and neighboring development to the
north. Excavation in later phases will progress in a
southern and westward direction.
' Fencing will be installed around the excavation areas as
necessary to meet liability requirements, control entry
' and protect the general public.
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~ c. Landscapinq Plan
, The primary purpose for landscaping is to screen and
buffer the mining and processing operations from other
' adjoining land uses. The 6-15 foot high berm around
the perimeter will be landscaped with trees and
shrubs, thus creating a visual screen as well as soil
~ stabilization. As development reaches transition and
ultimate stages, additional landscaping will be
installed as warranted to enhance the project.
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' d. Hydroloqy Plan
' The design and construction of a flood control levee
along the Santa Cruz River will remove the project from
the 100 year floodplain. Due to eminent flood danger
' full development cannot occur until the levee has been
built.
' Drainage features within the mining area will be
designed such that they will accept anticipated runoff
ensuring no damage to adjoining properties. Features
will consist of a network of ditches, dikes and
~ detention basins. -
During transitional:and ultimate phases of development,
, drainage features should be capable of accepting and
disposing of all surface drainage without damage to
infrastructure or adjoining property. Drainage
' features during these advanced stages of development
will most likely consist of underground piping,
concrete box culverts, and lined channels.
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~ e. Compatibility with Adjoininq Property
t Granite's planned development is very compatible with
adjoining land. Bordering on the East is the Cal-Mat
property. The Cal-Mat development is basically the
1 same as Granite's. The fact that the two companies
will be operating side by side will keep construction
materials priced very competitive for the Town and
' it's residents.
To the south and west lies the Santa Cruz River. This
' will form a natural buffer up to a 1/2 mile wide
between the Granite property and development to the
south.
' The Granite property borders two landfills. The
location would be detrimental to many other types of
development. One of the landfills is unlined and its
' contents are basically unknown. A significant
investment has been made in a groundwater monitoring
well. This monitor well will identify any contaminates
reaching the regional aquifer under the Town of
' Marana.
This type of development is very well suited for the
' location. Granite is willing to make this property
adjacent to the landfills productive for both the Town
and Pima County.
' To the north/northwest there are two farms which have
no development plans at the time of this writing.
Granite's plans would have no impact of these farming
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There is 1/4 mile of frontage on the paved portion of
1 Tangerine Road that borders the MSP property. Several
provisions have been incorporated into this specific
plan to buffer and provide a good transition between
1 the two developments.
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~ 3. Land Uses
1 a. Permitted IIses
Land uses that are permitted within the plan area are as
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' a. Mining of sand and gravel
' b. Plantsite/ aggregate processing
c. Concrete and aggregate related manufacturing
' d. Industrial
, e. Open space
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~ b. Definitions of Permitted Land Uses
' Sand and qravel mininq
This use, the extraction of sand and gravel, will occur at
' various times all across the property. Depth of
excavation, up to 100 feet, will vary as aggregate quality
changes with depth. This land use wi11 occur during all
' three phases of development.
Plant site / aqqregate processing
~ Approximately 20 to 40 acres are to be utilize for this
use. The elevation at which these activities are to take
' place is 0 to 10 feet below original ground. Plant site
uses include vehicle maintenance and storage, crushing,
screening, washing, and stockpiling of sand and gravel,
' production of hot asphaltic concrete and portland cement
concrete. A dispatch and sales office will be located
within this area, as well as other equipment deemed
necessary to conduct business. This land use will occur
' during all three phases of development.
' Concrete and aqqregate related manufacturinq
This land use is self explanatory. Examples of activity
might include manufacturing of concrete block and or
, ornamental concrete objects. Storage areas for these
products will be required as well. This Iand use will
occur during all three phases of development.
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Industrial
~ This land use will accommodate industries involved in
manufacturing, distribution, and warehousing. This land
use will occur during the transitional and ultimate stag~s
' of development.
' Open space
This land use allows for a variety of uses. Uses include a
' buffer or transitional area between land uses, recreation,
drainage detention, and groundwater recharge.
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' c. operation of Sand an8 Gravel.Mine & Aqqreqate Processing
Facilities
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Hours of Operation
Granite intends to run a one shift plant operation during
daylight hours. A small second shift will handle equipment
~maintenance. It may be possible that during the life of
' the development, demand for construction materials will
require two production shifts. Periodically there are
construction projects that require delivery of materials
during nighttime hours. It is undesirable to work abnormal
' hours but it will be required on occasion.
, Requlatory Authority
' Granite's operation will be governed by the Marana Town
Council, Marana Floodplain Administratian, Pima County
Flood Control, Mine Safety & Health Administration,
Arizona State Mine Inspector, Pima County Air Quality, and
' Arizona Department of Environmental QuaZity. With all
these agencies involved, it is obvious that the operation
will be highly regulated. Granite will obtain and maintain
, all required permits and clearances during the life of the
development. Operations will be conducted in accordance
with such permits at all times.
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Vehicular Access
1 Primary access into the development will be made off the
current Tangerine Road alignment. This roadway has
' significant capacity to carry all anticipated traffic
generated by the development. Currently the road carries
350 vehicles per day running into the landfill. When the
landfill closes in 1996 this traffic will cease. Granite
~ anticipates and average of 100 to 150 vehicles per day.
Streets and roadways within the development will be
designed and built according to the land use and traffic
' volume they will serve. Consideration will be given to
ensur.e the roadway system is safe and appropriate for all
vehicle types will be utilizing it.
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1 9. Site Development Standards .
' a. IntroBuction
These standards will provide the basis for implementation
' of the specific plan. The standards should be flexible
enough to allow for changing needs in the future.
Provisions are made to allow the specific plan to be
' amended or changed by the same means it was originally
adopted. Once reclamation efforts are complete and the
fills certified, site specific submittals regarding the
industrial development will be made to the planning and
' zoning commission for approval. Allowable activities in
each land use category have been outlined in other
sections of the document.
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b. Sand and Gravel Mininq
' 1. Minimum setback from property lines shall be 100 feet.
' 2. Maximum finished depth of excavation shall be 100
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3. Excavation side slopes shall not exceed the angle of
' repose for the site specific soil type.
4. The perimeter berm shall be landscaped with trees or
' shrubs to help create a visual screen and stabilize
soil on berm side slopes.
1 c. Plantsite / Agqregate Processing
1. This use will encompass approximately 30 10 acres.
' 2. Set backs to property lines for buildings shall be a
minimum of 30 feet.
' 3. Maximum structure height shall be 80 feet.
' d. Concrete and Aqqreqate Related Manufacturinq
1. Minimum building site area shall be 1 acre.
' 2. Set backs to property lines for buildings shall be a
minimum of 30 feet.
, 3. Maximum structure height shall be 60 feet.
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, e. Industrial Development
' 1. Minimum building site area shall be l acre.
2. Set backs to property lines for buildings shall be a
minimum of 30 feet.
' 3. Maximum structure height shall be 40 feet.
, 4. All materials stored outside shall be screened from
view.
5. Minimum landscape coverage shall be 10% of gross site
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' fe Open space
1. Any landscaping in the open space areas shall be
, native drought tolerant plants. They should be planted
such that they act as a visual screen between separate
land uses. A 50 foot wide strip on the south/
southwest boundary along the Santa Cruz River can be
' used for a linear park or trail system. The trail or
park could tie into that planned for the adjacent Cal-
Mat development and would be designed for pedestrian,
, bicycle, and equestrian use.
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