HomeMy WebLinkAbout09/19/2006 Blue Sheet Silverbell Crossroads Rezoning ~NN ~f
TOWN COUNCIL
9
MEETING TOWN OF MARANA ' '
INFORMATION
~RIZON~'
MEETING DATE: September 19, 2006 AGENDA ITEM: J. 5
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
SUBJECT: PUBLIC HEARING. Ordinance No. 2006.29: Relating to
Development; approving and authorizing a rezoning for Silverbell
Crossroads.
DISCUSSION
MJM Consulting, Inc., on behalf of the property owners, requests approval for a change of zoning
from "NC" (Neighborhood Commercial) and "R-144" (Single Family Residential, 144,000 square feet
minimum) to "VC" (Village Commercial) on approximately 10 acres to develop a retail shopping
center. This site is generally located on the southwest corner of Ina Road and Silverbell Road.
Plannin~ Commission Hearing
The Planning Commission heard this item on August 30, 2006. During this meeting the
Commission heard from eight property owners in the Bridlewood West subdivision immediately
south of the project as well as a representative from Tucson Mountain Association. The speakers
had specific concerns about traffic and access to the subdivision from Ina Road, lighting, noise,
and headlights from the proposed drive-through restaurant. Most also requested screening with a
6-foot wall along the southern boundary of the project, although one resident specifically
opposed a wall.
The applicant agreed to meet again with the adjacent property owners prior to the Town Council
meeting. A meeting is tentatively scheduled for Wednesday, September 13.
The Planning Commission voted 5-0 recommending approval with three conditions to the Town
Council. Commissioner Hestwood was excused, and Commissioner Wostenberg declared a
conflict and recused himself from the hearing and action.
Marana General Plan
The subject property is designated as Corridor Commerce (CC) in the Marana General Plan. The
site includes two zoning classifications. The current zoning of "R-144" (1/3 of the site) does not
conform to the Marana General Plan, although the current "NC" zoning (2/3 of the site) is
consistent with the plan. The propased "VC" zoning for the entire property would be consistent
with the plan.
Rezoning Request
The applicant proposes a change of zoning from "NC" (Neighborhood Commercial on 6.3 acres
and 63% of the site) and "R-144" (Single Family Residential, 144,000 square feet minimum, on
3.7 acres and 37% of the site) to "VC" (Village Commercial). The site is bounded by "R-144" to
091906 PCZ-06013 Silverbell Crossroads TC
the south, "CR-1" (Pima County, Single Residence) to the south and to the west, "NC" and "VC"
to the north across Ina Road, and "R-36" to the east across Silverbell Road.
The Major Routes Rights-of-Way Plan designates both Ina Road and Silverbell Road as
requiring a total right-of-way of 150 feet. Both Ina Road and Silverbell Road have 150 feet of
right-of-way. The Town will undertake improvement of Silverbell Road to a four lane divided
roadway with improvements beginning south of the subject property north to Cortaro Road.
Construction is anticipated to begin early next year. The Site Analysis for this proposed
rezoning includes a requirement that the road improvements be completed before the retail center
is opened for business, and the adopting ordinance includes this as a condition.
The tentative development plan (TDP) includes seven buildings with a total of 52,330 square
feet. The proposed uses include retail sales, restaurants, and banking. Access is to be provided
from both Ina Road and Silverbell Road, and a total of 371 parking spaces, 61 more than
required by code, are proposed. The plan protects natural open space along the west boundary
and in the areas of steep slopes in the southwest corner and a portion of the south boundary.
Additional landscaping is to be added in these areas to further screen adjacent properties.
One existing residence near the intersection was evaluated by an architect and found to be
eligible for the National Registry of Historic Places. The applicant has fully documented the
existing house with plans and photographs that will be sent to the State Historic Preservation
Office. The applicant offered the building to the Town, but after evaluating the costs and risks of
relocating the structure, Town staff declined their offer. If the applicant does not find anyone
interested in moving the house, they will demolish it.
Staff is recommending that uses allowed within the site be generally restricted to those uses as
allowed by the Silverbell Road Commercial Overlay District, with the exception of allowing
bank and restaurant drive-thru facilities as allowed in the VC zone. The overlay district use
regulations also restrict operating hours from 5 a.m. and 11 p.m. These recommendations are
based on past experience with neighborhood concerns with other projects in the general area.
The tentative development plan (TDP) is substantially compliant with current Marana land
development codes and the proposed zoning district requirements. The applicant is also aware of
the proposed Commercial Design Standards.
Public Notification and Neighborhood Meetings
A public notice for the hearing was published in the newspaper as well as posted at various
locations around the Town. In addition, public hearing notification letters were sent to all
owners of properties within 300 feet of the site.
The applicant held several meetings with the neighboring property owners and with board
members of the Tucson Mountain Association. The applicant is continuing to work with both
groups on specific measures for reducing any impacts to adjacent neighbors.
A copy of one letter received at the Planning Commission public hearing, signed by four
adjacent property owners, is attached to this packet. The letter requests that the applicant address
construction of a 6-foot wall to alleviate noise and foot traffic, and revise the location of the
proposed drive-thru restaurant to direct headlights away from neighboring properties. To date,
staff has received phone calls from two adjoining property owners along the south boundary of
the proposed project. They expressed concerns about their north boundary and potential issues
of screening, lighting, and separation of their properties from the retail center. They have
requested the applicant to build a wall along that boundary to separate the properties.
In lieu of a masonry wall, the applicant has suggested that additional landscaping be installed to
more effectively screen the properties from the retail center. Due to the differences in elevation,
existing drainage patterns, and distances to the adjacent homes from the retail buildings, staff
concurs that additional landscaping may be a better alternative.
ATTACHMENTS
Application; Location Map; Site Analysis for Rezoning; letter from property owners.
RECOMMENDATION
Staff recommends approval of the rezoning for Silverbell Crossroads. Staff has reviewed the
application for compliance with the Marana Land Development Code and the Marana General
Plan.
RECOMMENDED CONDITIONS OF APPROVAL
1. Compliance with all provisions of Town Codes, ordinances, and policies of the General Plan
current at the time of development including, but not limited to requirements for public
improvements.
2. Compliance with Title 24.S.Use Regulations in the Silverbell Road Commercial Overlay
District of the Land Development Code with the following exemptions:
a. Allow one bank drive-through location and facility generally as shown in the
tentative development plan.
b. Allow one restaurant drive-through location and facility generally as shown in
the tentative development plan.
3. The developer shall provide enhanced landscape and/or hardscape to ensure that headlights
from cars entering the drive-through lanes do not shine onto adjacent property.
4. The developer shall be responsible for all improvements needed onsite and for the offsite
driveway connections and sewerage. The developer shall be responsible for making a monetary
contribution to the Town to in an amount sufficient to cover the cost of the design and
construction of a northbound left turn lane in Silverbell Road at the south driveway and a
westbound left turn lane in Ina Road at the west driveway, to be incorporated into the Silverbell
Road improvement project.
5. The Town of Marana shall not issue a certificate of occupancy for any commercial use in the
proposed shopping center until the Town 's capital improvement project on Silverbell Road is
substantially completed.
SUGGESTED MOTION
I move to adopt Ordinance No. 2006.29, with the recommended conditions.
MARANA ORDINANCE NO. 2006.29
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR
SILVERBELL CROSSROADS.
WHEREAS, MJM Consulting represents the property owners of 9.95 acres of land located
within a portion of Section 2, Township 13 South, Range 12 East, as depicted on Exhibit "A" and
Exhibit "B" attached hereto; and
WHEREAS, the Marana Planning Commission held a public hearing on August 30, 2006,
and at said meeting voted 5-0 (Commissioner Wostenberg declaring a conflict of interest and
Commissioner Hestwood excused) to recommend that the Town Council approve said rezoning; 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 September 19, 2006, and has
determined that the rezoning should be approved.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows: '
Section 1. The rezoning of 9.95 acres of land generally located within a portion of Section 2,
Township 13 South, Range 12 East at the southwest corner of Ina Road and Silverbell Road (the
"Rezoning Area") complies with the General Plan.
Section 2. The rezoning area is hereby changed from "NC" (Neighborhood Commercial) and "R-
144" (Single Family Residential, 144,000 square foot minimum lot size) to "VC" (Village
Commercial) on the 9.95 acres at the southwest corner of Ina Road and Silverbell Road.
Section 3. The intent of the rezoning is to allow for the development of a retail shopping center.
This 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):
1. Compliance with all provisions of Town's Codes, Ordinances, and policies of the General
Plan current at the time of development including, but not limited to, requirements for public
improvements.
2. Compliance with Title 24.S.Use Regulations in the Silverbell Road Commercial Overlay
District of the Land Development Code with the following exemptions:
a. Allow one bank drive-through location and facility generally as shown in the
tentative development plan.
Marana Ordinance No. 2006.29
b. Allow one restaurant drive-through location and facility generally as shown in the
tentative development plan.
3. The developer shall provide enhanced landscape and/or hardscape to ensure that headlights
from cars entering the drive-through lanes do not shine onto adjacent property.
4. The developer shall be responsible for all improvements needed onsite and for the offsite
driveway connections and sewerage. The developer shall be responsible for making a rnonetary
contribution to the Town to in an amount sufficient to cover the cost of the design and construction
of a northbound left turn lane in Silverbell Road at the south driveway and a westbound left turn
lane in Ina Road at the west driveway, to be incorporated into the Silverbell Road improvement
project. ~
5. The Town of Marana shall not issue a certificate of occupancy for any commercial use in the
proposed shopping center until the Town's capital improvement project on Silverbell Road is
substantially completed.
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. 2006.29.
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.
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
19th day of September, 2006.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Ordinance No. 2006.29
Exhibit A
_
~
~ - Silverbell
A
C ross roads
CAS E N O. PC~06013
TOW N {~F MARAN A
,
/ - -
R-~ o Project
vc Site
NC ~
~ ina Rd
~%i~ R-36
~'`6
rid d es div sion ~
CR-1 R-16 '~v.
Ina d ~f er !t
- on
~
~ The Town of Marana provides this map infamation'As is' at the reques[
~ d the user with the understanding fhat it is ~ot guaranteed to be accurate,
corred or complete aad conduswn5 drawn fran wch i~formation are the
responsibility of ttie user.
~ In no event shali the Tovm of Marana 0ecome fiaWe to users oF these data, O ~ Q~~ 2~~ e
a any other paAy, ta any bss a dired, indired, speciai, incidental or
consequential damagPS, incfuding but not limRed to time, money, or goodvrill,
arising hom the use or rtrodificatio~ of the data.
REQU EST
A request for rezoning approximately 10 acres of land
from "R-144" ~Singie Family Residential, 144,000 square
feet minimum) and "NC" (Neighborhood Commercial) to
"VC" (Viliage Commerciai.
EXHIBIT B: LEGAL DESCRIPTION
Silverbell Crossroads Rezoning
Parcel I
All that portion of Section 2, Township 13 South, Range 12 East, Gila and Salt River Base
and Meridian, Pima County, Arizona, more particularly described as follows:
BEGINNING at the North Quarter corner of said Section 2;
THENCE North 89 degrees 51 minutes 30 seconds East along the North section line of
Section 2, a distance of 8.03 feet to the i~tersection of the Ina Road and Silverbell Road;
THENCE South 42 degrees 38 minutes 00 seconds East atong the center line of Silverbell
Road 298.40 feet to a point;
THENCE South 47 degrees 22 minutes 00 seconds West 30 feet to the TRUE POINT OF
BEGIIVNING;
THENCE South 67 degrees 45 minutes 50 seconds West 296.03 feet;
THENCE North 88 degrees 57 minutes 40 seconds West 91.34 feet;
THENCE South 65 degrees 41 minutes 12 seconds West 19.18 feet;
THElVCE South 0 degrees il minutes 06 seconds East 173.11 feet to a point on the North
boundary line of Lot 5 of Bridlewood West Subdivision;
THENCE North 89 degrees 51 minutes 30 seconds East a distance of 204.82 feet, along the
Northern boundary of Bridlewood West Subdivision, to a point in the North a~d South center
line of said Section 2;
THENCE South 1 degrees 01 minutes 45 seconds E~st, along said center iine a distance of
82.20 feet to a point;
THENCE North 89 degrees 51 minutes 30 seconds East parallel to the North line of said
Section 2, a distance of 518.57 feet to a point in the Southwesterly right of way line of
Silverbell Road;
THENCE Northwesterly along said right of way line, a distance of 505.57 feet to the TRUE
POINT OF BEGINNING.
Parcel II
An undivided half interest in and to that certain wellsite, more particularly described as
follows:
COMMENCING at the most Northerly corner of the property heretofore described as Parcel I;
THENCE South b7 degrees 45 minutes 50 seconds West 296.03 feet;
THENCE North 37 degrees 43 minutes 50 seconds West 65.96 feet;
THENCE South 5.50 feet;
THENCE East 4.30 feet to the TRUE POINT OF BEGINNING of this description, being the
Southeast corner of a concrete slab upon which welisite is located;
THENCE North 10.80 feet;
THENCE West 10.00 feet;
THENCE South 1Q.80 feet;
THENCE East 10.00 feet to the TRUE POINT OF BEGINNING.
Reserving unto the Grantor, their heirs, successors and assigns, the right of ingress and
egress to said wellsite and an easement for the installation and maintenance and repair of
water pipes to said we!lsite.
Exhibit B: Legal Description
Silverbell Crossroads Rezoning
Page 2 of 4
Parcel 1
That portion of the Northwest quarter of Section 2, Township 1 3 South, Range 12 East, Gila
and Salt River Meridian, Pima County, Arizona:
COMMENCING at the intersection of the Southwest right-of-way iine of Silverbell Road, with
the South right-of-way line of Ina Road;
THENCE South 89°51'30" West along the South right-of-way line of Ina Road, a distance of
278.95 feet to a point, said point being the Northwest corner of that certain parcel described
in Docket 4085 at Page 7, also being the POINT OF BEGINNING;
THENCE South 4°59'06" West, a distance of 503.02 feet to a point in the Nor#h boundary
line o# Bridlewood West Subdivision, said point being 338.82 feet Westerly of the found 1"
O.P. as shown on the plai of Bridtewood West, Book 20, Page 48 of Maps and Plats, and the
Southwest corner of that certain parcel described in Docket 4085 at Page 7;
THENCE due South 89°51'30" West, along the North boundary line of Bridlewood West, a
distance of 31 1.18 fest to the Northwest corner of Lot 8, Bridlewood West;
THENCE North 01 °01'45" West along the boundary line of Bridlewood West and its
extension, a distance of 500.00 feet to a point in the South right-of-way line o# Ina Road;
THENCE North 89°51'30" East along said South right-of-way line, a distance of 3fi5.42 feet
to the POINT OF BEGINNING;
EXCEPT the North 75 feet thereof lying within Ina Road, formerly Picture Roc~cs Road,~as
shown on the map recorded in 6ook 2 of Maps, Page 24, and as described in the Deed to
Pima County recorded in Docket 76i 2, Page 1554.
Parcel 2:
Alt that portion of of Section 2, Township 13 South, Range 12 East, Gila and Sa1i River
Meridian, Pima County, Arizona, more particularly described as follows: ~
COMMENCING at the North quarter corne~ of said Section 2;
THENCE North 89°51'30" East, afong the North section line of Section 2, a distance of 8.03
feet to the intersection of the Ina Road and Sitverbell Road; ~
THENCE South 42 ° 38'00" East, along tk~e center line of Silverbell Road, a distance of 298.40
feet to a point;
THENCE South 47°22'Ofl" West, a distance of 30 feet to the POINT OF BEGINNING;
THENCE South 67°45'50" West, a distance ot 296.03 feet;
THENCE North 88°57'40" West, a distance of 9 34 feet;
Exhibit B: Legal Description
Silverbell Crossroads Rezoning
Page 3 of 4
THENCE South 65 °41 ' 12" West, a distance of 19.18 feet;
THENCE South 0° 1 1'06" East, a distance of 173.1 feet to a point in the Norih boundary line
of Lot 5 of Bridlewood West Subdivision;
THENCE Sfluth 89°51'30" West, along said North boundary line a distance of 134.00 feet;
THENCE North 4°59'06" East, a distance of 502.02 feet to a point in the South right-of-way
line of Ina Road;
THENCE North 89°51'30" East, along said South right-of-way line a distance of 278.95 feet
to a point in the West boundary line of Silverbell Road;
THENCE South 42°38'00" East, along said West boundary line a distance of 285.82 feet to
the POINT OF BEGINNING;
EXCEPT the North 75 feet thereof iying within Ina Road, formerly Picture Rocks Road, as
shown on the map recorded in Book 2 of Maps, Page 24, and as described in the Deed to
Pima County recorded in Docket 7612, Page 1554; AND
EXCEPT an undivided 1/2 interest in the well site located on the above described parcel,
described as follows:
COMMENCING at the most Easterly corner of the herein described property;
THENCE South 67°45'50" West. a distance of 296.03 feet;
THENCE North 37°43'50" West, a distance of 65.96 feet;
THENCE South, a distance of 5.50 feet;
THENCE East, a distance of 4.30 feet to the POINT OF BEGINNING of this description, being
the Southeast corner of a concrete slab upon which well site is located;
THENCE North, a distance of 10.80 feet; ~
THENCE West, a distance of 10.00 feet;
THENCE South, a distance of 10.80 feet;
THENCE East, a distance of 10.00 feet to the POINT OF BEGINNING.
Exhibit 6: Legal Description
Silverbell Crossroads Rezoning
Page 4 of 4
,J-~~~ TOWN OF MARANA
MARANA Plannrng Department
l] 555 W. Civic Center Dr. Marana AZ 85653
~ (520) 382-2600 Fax: (520) 382-2639
PLANNING & ZONING APPLICATION
~Yi} %
$4~s~~<~:~
~~r~~~.- ~-<~~r-~Y h~~~i~ ~ ~~~,-~~".~~~~~~~i~~ _ _
o Preliminary Plat o General Plan Amendment o Variance
o Final Plat o Specific Plan Amendment o Conditional Use Permit
o Development Plan ~ Rezone/Specific Plan o Other
o Landscape Plan o Significant Land Use Change
o Native Plant Permii o Minor Land Division
, _ , . . ~ K~. _
_ . _ , . . w . _
Assessor's Parcel Number(s) General Plan Designation ~ ,
1 ~ 1~~T~ Qf[, To be confirmed b staf ~.EJ'~A~.~~G\ sr ~
Gross Area (Acre/Sq. Ft.) Current Zoning `
~ ( ~S (To be confirmed b staf Q. ~
Development/Project Name ~ r ~ Proposed Zoning G
V
Project Location ~ ~ ~
Description of Project
Property Owner _
Street Address
City State Zip Code Phone Number Fax Number E-Mai} ,~ddress
ab~~o a. -y5 r~s M
,:~...Contact Person Phone Number
~ 'r~.,
Applicant `
~
Street Address ~ ~
City State Zip Code Phone Number Fax Number E-Mail Address
~~..cS~ ~Z. ~S'110 $4~S -50'2.. ~$5 -~~L1 n'`~~ ~o ~l-~?ay
Contact Person Phone Number
M~c.~ ~c~ Z. -$g
Agent/Representative
Street Address
City State Zip Code Phone Number Fax Number E-Mail Address
Contact Person Town of Marana
Business License No.
~ _ ~ . +,~.4~~~~.~5;~~~& ~ ~ ~ATIF3~
OF~PRt~~'ER µ ~ ~ ~ ; T ` ~ -
I, the undersigned, certify that a11 of the facts set forth in this application are true to the best of my knowledge and that 1 am either the
owner of the property or that I have been authorized in writine by the owner to file this application and checktist. (If not owner of
record, attach written authorization from the owner_)
?
~~~-E-~%~( ~~'~2 z~f~ t?~ ~ 14-f~' '
~,"F'~',~-i~C.7[~ D~=i c
~
(~~~~A~~ ~a.s~ 2c~b~o
Print Name of A]icant/A ent Si nature Date
,i:\SNARED F)LES\Revie~~ ChecklistWpplication.doc
May 2005 - ,
~
~ Si Iverbel I
~
~rossroa~ds
~ ~ ~ CASE NO_ PC~OEO13
TOWN OF MARANA `
~
R-~o Project
- vc - Site
NC \ ~ .
Ina Rd
' NC
~
R-144 R-36
~''6
rid d es div sion ~ Lp
/ CR-1 R-16 '~o.
~
ina d ~ e N
on
~
~ 7he Town of Marana provides [his map in(amalion "AS is at the request
d the use~ wiM the understandirg that it is not guaranteed to be accvrate.
corred or complete a~ conciusions drawn from wcti information are the
responsibility of Ihe user_
In no eveM shafl Ne Tow~ of Rlarana 0ecome fiaWe ~o users of these data. Q 000 2~~0 e
a a~y other party, ftx any bss a direct_ indirect. special. incidenial or
oonsequenfial damages, indudinq but not lemited to time, rtroney. or goodwiil.
arising hom ttie use or modification of !he data-
REQU EST
w~ A request for rezoning approximately 10 acres of land
from "R-144" (Single Family Residential, 144,000 square
feet minimum) and "NC" (Neighborhood Commercial) to
"VC" {Village Commercial.
August 29, 2006
Town of Marana Planning Commission
~ CASE No. PCZ-06013
We, the homeowners and residents of properties a
hav n grev'i wed bhe developer~s plans
rezoning, designated as Silverbell Crossroads, an g
and proposal, have concerns regarding the d~ev~e~oPme m S~a
he ant cipat d ncre~ase in
levels, particularly during the hours from 6 P
foot and vehicular traffic. It should be ids and thesei pacs~punmrt gated,could be
immediately abuts our back and s~de y
severe.
We would respectfully suggest that the proposa] be amended as follows:
1. T~at a wall, not less than 6 feet in height, be constructed to alleviate noise and
foot traffic.
taurant, which we anticipate to be a"Jack
2. That the inclusion of a drive-throu~$
in the Box" or simi lar, b e r e c o n s i d e
r e d. The positioning of the restaurant, as
depicted on map II-B•2, would result in t~d of Lo g5t and less severeiylm o Lots 4
for service being directed into the backy
and 6. We would hope that the drive=through restaurant not be included in the
~ plan, but at a minimum that it be southe1ast orner of he devel pment, which,
neighbors. We would suggest the
because of the lower terrain, would minimize the impact. Also, we suggest
orienting the drive-through to direct headlights away from the neighbors.
Joan Samuelson
~ 5800 W. Martingale Lan
Tucson, AZ 85743
James Mabry ~
Lisa Peacock ~/"~~C~S~
5820 W. Martingale Lane
Tucson, AZ 85742 ~ ~ ,
Jacqueline Johnston
5840 W Martingale Lane
" Z 85743 -
_ ott Hux
~ Martingale Lane
~ ~ ~ AZ 85743
~
Alice Johnston `f
5880 W. Martingale Lane Y~~~ ~
Tucson, AZ 85743
Da~ Carda
7030 . r tail Dr.
Tucso , 843
El Sharif Johnette ~
7100 Broomtail Dr. 9L
Tucson, AZ 85743
Mary Newland 1
7130 N. Broomtail .
Tucson, AZ 85742 ~
~
~
~
SITE ANALYSIS REPORT
~
FOR A 9.95 ACRE PARCEL LOCATED AT THE
~
SOUTHWEST CORNER OF INA AND SILVERBELL ROADS
~
PCZ-06013
~
_
~
~
~
~
_
~
~
Land Planning and Development Services
~
7002 E.4th Street Tucson.Arizona 85710 Phone 6 Fax 520-885-5021
~
SITE ANALYSIS REPORT
FOR 9.95 ACRE PARCEL LOCATED AT THE
~ SOUTHWEST CORNER OF INA AND SILVERBELL ROADS
Prepared for:
Steven Kolvoord
C/ o Richard Shenkarow
Shenkarow Realty Advisors
7059 N. Oracle Road
Tucson, Arizona 85704
Prepared by:
Michael Marks, AICP
MJM Consulting, Inc.
7002 E. 4~ Street
Tucson, Arizona 85710
July 10, 2006
PREFACE
This report is submitted in connection with a rezoning application proposing a change
from NC and R-144 to VC on property at the southwest corner of Ina & Silverbell
Roads. The report was prepared in accordance with the official Town of Marana
Rezone Site Analysis Review Procedural Guide & Application.
This Site Analysis Report was prepared by Michael Marks, AICP of MJM Consulting,
Inc. Assistance in the preparation of specific sections of the report was provided by
other consultants. The firm of InCite Architects prepared the site plan concept and
building design. Environmental Engineering Consultants (EEC) performed the
~ hydrologic/drainage and grading analysis. Novak Environemental performed the
vegetative inventory and landscape planning work. Curtis Lueck, P.E. of CLA
prepared the Traffic Study. Westland Resources performed the biological assessment.
Professional Archaeological Services of Tucson, LLC (PAST) performed the
archaeological survey. Janet Parkhurst performed the evaluation of the two homes on
- the property.
~
~
~
TABLE OF CONTENTS
~ PART I- SITE INVENTORY AND ANALYSIS REQUIREMENTS
I-A Existing Land Uses Page 1
I-B Topography Page 7
_ I-C Hydrology Page 9
I-D Vegetation Page 12
I-E Wildlife Page 12
° I-F Viewsheds Page 17
I-G Traffic Page 17
~ I-H Recreation and Trails Page 23
I-I Cultural Resources Page 24
I-J McHarg Composite (Constraints) Map Page 24
~ PART II - LAND USE PROPOSAL
II-A Project Overview Page 26
II-B Tentative Development Plan Page 28
II-C Existing Land Uses Page 31
II-D Topography Page 31
II-E Hydrology Page 34
II-F Vegetation Page 36
~ II-G Landscape Plan Page 37
II-H Viewsheds Page 37
II-I Traffic Page 40
~ II-J Public Utilities Page 41
II-K Public Service Impacts Page 43
II-L Recreation and Trails Page 43
- II-M Cultural, Archaeological and Historic Resources Page 43
TABLE OF EXHIBITS
Ex. I-A.1.a Regional Location Map Page 2
Ex. I-A.2a Boundary Map Page 3
Ex. I-A.2b Land Use Map Page 4
Ex. I-A.3a Area Zoning Map Page 5
~ Ex. I-A.3b Area Land Use Map Page 6
Ex. I-B.1 Topography Map Page 8
Ex. I-C.1 Offsite Watershed Map Page 10
Ex. I-C.4 Onsite Hydrology Map Page 11
Ex. I-D.1 Vegetative Communities Map Page 13
- Ex. I-D.2 Vegetative Densities Map Page 14
Ex. I-E.1 Game & Fish Dept. Letter Page 15
Ex. I-E.2 Westland Resources Letter Page 16
` Ex. I-F.1 Offsite Viewshed Map Page 18
Ex. I-F.2a Onsite Visibility Map Page 19
_ Ex. I-F.2b Onsite Visibility Photos Page 20
Ex. I-G Traffic, Schools, Sewer & Rec Map Page 21
Ex. I-J Composite Map Page 25
Ex. II-A Building Elevations Page 27
Ex. II-B.1 Tentative Development Plan Page 29
Ex. II-B.2 Tentative Development Plan Overlay Page 30
Ex. II-C.1 Rezoning Request Map Page 32
Ex. II-D Preliminary Grading Plan Page 33
~ Ex. II-E Drainage Map Page 35
Ex. II-G.1 Concept Landscape Plan Page 38
Ex. II-G.2 Bufferyard Details Page 39
Ex. II-J Public Utilities Map Page 42
BIBLIOGRAPHY
Existin~ Land Use Information Sources: Boundary Survey by EEC, Pima County Mapguide,
- Pima County Assessor's Office, Site Visit, Aerial Photography, Marana Planning Department
records,
Topography Sources: Topographic Survey by EEC
H~drology Sources: Hydrology Report by EEC
Vegetation Sources: Survey and assessment by Novak Environmental
Wildlife Sources: Letter by Arizona Game and Fish Department, Memo by Westland Resources
Viewshed Sources: Site visit
Traffic Sources: Report by Curtis Lueck and Associates
^ Recreation and Trails Sources: Marana Open Space, Parks, and Trails System Plan, Eastern Pima
County Trails Master Plan
CulturaUArchaeologicaUHistoric Resources Sources: Archaeology Report by PAST, and Historic
Properties Inventory Forms by Janet Parkhurst (Strittmatter)
r
Public Utilities Sources: Records of Pima County Wastewater Management Department, Tucson
Water, Tucson Electric Company, Southwest Gas, Quest, and site observation.
~
~
PART I- INVENTORY AND ANALYSIS REQUIREMENTS
~ I-A. EXISTING LAND USES
1. The subject property is located in the northwest part of inetropolitan Tucson, within the
~
boundaries of the Town of Marana. Map I-A.1a depicts this'northwest' region and the
subject property. This is an area which has and continues to experience rapid growth,
particularly in the Continental Ranch area to the north. As a result roadway
improvement projects are planned for the area. One such project is the widening of
Silverbell Road from just south of Ina Road northerly to Cortaro Road. The proposed
~ Regional Transportation Plan contains a project for the widening of Silverbell Road from
Ina Road to Ironwood Hills Drive.
2. The subject property is located at the southwest corner of Ina & Silverbell Roads. It is
made up of four separate but contiguous parcels. Those parcels are labeled 214-04-0460,
21404-0470, 214-04-0480, and 21404-0490. The Boundary Map, i.e. Map I-A.2a, shows
the boundaries of this property. T'he composite of this property contains a gross area of
9.954 acres, including the right-of-waX yet to be dedicated for Silverbell Road.
The property contains two residences plus horse facilities (i.e. several horse stable
buildings, and a horse corral). These conditions are depicted on Map No. I-A.2b entitled
Land Use Map. The two homes are both one story in height. Only one of them, that
being the one closest to the corner, is occupied by a tenant, however that tenant will be
vacating the house in the near future. In addition there is a water well in the center of
the property, however it is not being used and will be abandoned as the property is
developed.
The subject property is zoned partially NC (Neighborhood Commercial) and partially R-
144. Parcels 47, 48 & 49 are zoned NC and Parce146 is zoned R-144. The property is
within the Town of Marana by virtue of annexation that took place in 2001. The Marana
Town limits lie along the west boundary and the west half of the south boundary.
- Beyond those Town limits the property is under the jurisdiction of Pima County.
3. The properties within'/4 mile of the subject property are depicted on Map I-A.3a, the
Area Zoning Map, and on Map I-A.3b, the Area Land Use Map.
a. The existing zoning to the west and to the south of the west half of the property is
CR-1, in Pima County. That zoning is on the developed Bridlewood West acre lot
subdivision. The lots in that subdivision are all occupied with single story single-
family residences. The architectural style for these existing single-family
residences could be described as Southwestern or Territorial.
b. To the south of the east half of the property the existing zoning is R-144. That
abutting pazcel, i.e. Parcel 210-04-0450, is vacant and without any official plans
- for development. South of that the property is zoned R-16 and is the subject of a
final plat by the name of `Ina & Silverbell', which is filed as PRV-03070 and has
recently been approved by the Town Council. That plat contains 39 single-family
lots with an area of approximately half-acre each.
Silverbell Crossroads Page 1 of 44 7R/2006
- - r ~ + t h... e'~ ^ 5~.3, . ~ ~ 1 K ~ ~ ~e~ ~ ~.t.~~ ~ ~~r' ~
a. ~ ` 1^' ~ ~ r•. p a o ~1j,~ f----.,a S y.~iJ,7a
~ ~ y~' ~rY4.yv.g ~~w'i~ ~r~ G e.~ ~!l~qa~s f'\~~ ~ea'. 9, ' ~y'3~~~3`+ ~ s~`~ ~p~ ~S~~c - ~..LZ ~ 1 ~i ~ Q
j~~ ;~1'~ A ~ ~ l' ~ ~ 'Har r~~ i t e { ~~'{C.e.
r7 ^ f 4 ( ~ ~ ~ ~f.. ~ r ~ F 'Ti ! ~
a ~ "t 4 ~ ~ @ ~ ~F ` ~ , a~,,~•..:~~'~~ ; ~ £i ~ " ~'3 ~ ~ ~ q j ~i~ ~ ~ ~ t ~ y , ~ ~
0 ~ _ ' _ Z ~ ~ s~`,~ . t ' i' ?~14~'' [.~w.~ ~ n t ~ f ~ .:s s._~,: • `
~ ~ y~ ~~•~r~i `~^e~'`''~'_r. ~ae ;"r• ~ 'K~.1 f < d~'E;,~.! o` ~n m1~(~i~,~ i~ ~'~~'R ~
4, p~~i~ ~E 7~ ~ 7, . f~r ~*;c e~ ~ ~ p J'1:3x `~Y b E~~r ~ ~
~ ~ y~ ~ a ~ ~ ~L~ ~ ~ a^~ o' ' ~ j .4f~ Y "ti ~T~`~J ~ ~ ~ µ ~ ,-t ~ ~4~ t~ a ~ ^r =a6.+1'
] f F
Ff` s. ~ t~ . .....a l~` { ~~3„ . a-~C.~,:r. 'r r
~IS~ ( e . s+. 'k•'•w 4 ~ ~ d i. . ~ ~ s~ , } r ~ t a ~ i ~ ~ t ~ Q
_
,4 ~
€at ia" ~ o~ . ~+~'i° ~`~;,+i o ` '~~,#f.~+~~? ~IiS~}fE .~.r:f~t ~~`•~~~a~ st._ F~r 'Q
f ~ ~ Y F C f~N ~ V,' O ~ ! Y. ~ ~ ~ 'YN # - ! ~ O
+ +~0~ . ~ G .1.1 • ~ ~II i ~A q, ~ ~ ~ ~J ~~r i - ~ !4~ p j "~M a''~ ~ ` ~ k,.n J
_ ~3f! " ~kw b~ f.~ ~ ~ ' ~ I ~ ~ ~w"~ m~~ * y~F
~~~i~ y~~ 1~Rl~F~ ,b . a.~~~~~~.wL I ~~5:-~a~i E.~~c~ ~ Si~l [j i ~ f~ J
E~€~.~.,~''+~j% '~c.
~i~~ f ~E` x ~~C,y "R';,,,p''j y d+`~ ~4~~vF 3` ~`tr 4~ro ~i ~`n~~ ,,,.~i'; Q
y 3an ~ h • E I~'A_. . ~ ~ '~.w' d` ~ ~ C7 4~e1f ~c~~9~;~A~j
~f;,~y F ~ ! j~~ ~ ~ ~9~~ ~q/ O
+~M1' ,~~5p~ . f i ~~d i ~ L ~ ~ a . ["~"""~1~ ' ' f ~ ~ °F ~i \
~ g~~e~~f"tx.~ ~ r: S:a ~ o ai~~r~."' e'~'~;~ }xi,~. .C. .6__~' ' ~
~Y~~B,E'~}~Y~! 3~"~~ . ~~E . . ~ L;~, ~~~~;~"Rti .,...~~r,l~t,i'°"'~ - " " , ~
,~~~~,.~t~~ * Sw;$,` . ~ „''°S~ ~ ~'l~~e. ~rZ Ati+ ..d~~~e..b,``'~S'z .~f~~~i ~~B~S~ e~,F ~ T~yw` ~wL';"'° Sc~ j W
S t ~ ~.Y~~.a~Y', ~ [ f s f. 1 ~Xp"'~s ,rr..n' 1 4 ,Q
f ~9, y,''~
. ~ ti ~ ~ ~ { t ' ~ ` o~ ~ ~
yµ t~~
4~a^ Y'~~~' ~r ~~r x M~ E'' .~~J~~P~~ 11~~yi4 ~ 1 ~ ' ~ r , a , /^O
a~~ J,'[~~'.y~`n . ~Y M'.y -g ~[~'~T 9'S~'~ ~{y~ ~Ir~• ~ _ ij'i !E ..r { , y,10~~ I F ~ L2 G E i:~~~ rf PW
e,~c. ~y,, ~ r~~g~ 1 pw r r J~ y C 7~ i` 1 4r ~ "'~a y~+~+i~,,, .~~r l ~ ~ O~N
, ~"'f~'1~-! 1f~~~~~r~~C' s",~ p .oA'`'"~':~"~`~~~~i ~ ~-Sc~'"~~1°"" c. ~ ° ert
° ~.'{y.~r. • p ~ , ~e L . ~ 9 91)e [r~1~~ r '~+M" ~sR~ ; e ! 4, r ~P° ~ x O o ,
4J ~~er"Y ~~vL ~~y~f-` tlr l', i ^y~1 1E,~" ~ii.iMitl'f" b ~ ~kji}r t' j ~~~b ' ~N~ , kx y ~ PFl
~ S g~~ ^,..c. a! 5, S~ e I fd~ ~ e ~"Z.? 4! a s~~ j :'`~~~.~~2° j ~ 'I ~ ~ 0~ A: ~ Nti
. .a-- ~ ~ ~yy.a ~,•.n i~m pNv
p' ~ ~ m; , ~ q o ` qe r ~ s`! ~t t 'c' J'~ Y,«.».,~. .i^ ' ` C' 4 % ~ V?/~~ ^ z
~ ' 4 i ~ 2 g ip 3~~~~t,~'~ i, .~4 E.i , ~IpWN
s51~~s~ a i jCl.:. ~ 'f 'y iY' Yi~~~l~4 1 e '4 . ~ .r. . '4 OvN~
1 ~l~ C ~Q# : ~`4 s:.~.•ts; ~z.p•,;,,,,t .~~i „C ~ ~Q .f _ il ~rn f.~~.;. l~iozQ
,~ps ' ! t_ e m l•~c a~ rd ~`q,~rr tr ~ ~ ~ ..w ~ rN-. f 8 , .~y~~... . . B poY
1: ~ v~ ~ Y T'~ ~.~A3 c
'"'..T ~ ~ n ; ca ~ ~ i ~k v~ ,,.-k . ~ _.'7'~" _ ~ _ ~ . Q ' ~ ~...rs a ~ `~~y V H
~~~~6~,~z ,t E.._~ „~Z ~ ~ ~ „ ' J"Q;
.
~"e`w~ aF ~ _ _ ~n ~~~w ; ^j.^.` , j~F e' / I ~ u °F 4 oU0
ti„`~ ~ titi ~i~' •ec ~;,tE~~~ - ~ t~J/, _ C_- „ . °1 JPO~
_n . ;.t ~ <<, 1...'~' . Q S'd 1'r ( M E , O NY'~F / . .i,, . ~ ~ p,'.. ~ ~ 4~? ~ p~Q
C. i y f~f' f f~J LL ~ ~ Q ~ Y~
~ ~ y. ~ r p~_5 o p 3Q..._ Y - ~ t., j~~ ti~ r
2
' ~ t, ~ p~'.y *~t o ' t s 4 f . 9 ~ `'t i m oma
~ ~ j ~¢Z ± 3 i'•
ita~". ~ ~ t~ ~ e i , t,,,..~, E } ~ ° ~ ` ~ o
~ ~r„ s`~i'rq'.l„ ~rt ~ ~¢l m" ;G . Q { ' . > 'r . tcs 4c~:~° ~~''k~,. < W N
. ~ ~~d~,r',1 ~ ' ~ a~ ;i• ~a ~ e i. - , d' ~2. Q rt r "R`" ~ • ~r~ ~ „v
i~ ~ l` \
~t~i~%~ ~ O . ~ ~ ~t I ~ QZZ ..4 ~ Z 4 ~ J W..
C `N c' ,r" ~ ' j~` ~ ~ ~ w 9 aoo ~ ° ~ F.. ? ~ ~rv
_ '
,Nry ~~~.+~~4 S:. +`~'41+,..... ~ W~W~"' ee ,~~'m z N ..a ,hti a'~ (~aa
-
1 "
~ ~.v'r P `l . . . _ ~ ~ Q' p py ` ~ c t ^ ~ 1?k.
a» ~ A ~ ~ ~y~! tit , . ~ ? ~ t•~ .lt ! . ~ _ ~r a • 4 i''~., °":C«~ , ~ ~g
~ ~ ~ ~ ~ 1$„ i+ ~+.,~r'~ ~0~" ''x' a. ~ v. '>a
..y. 2 0 t j ~ ~ ;a , ~~`,j ~ , .
~3~ ( • ' 5 s ia ~ ~ ~ { ~
~Qm ~ ~ ~-a, i ~ ~ n F ~ ~ °i~ e » ~ . 6;
~ F ' s, F~,. ' ~ . N ~i T , co.
s E °
6 , C . e,~ ~t z s I
. , o . ' O . o
Q , fi . . 1` t` bia~ ~ ~ J ~pp~ e ~ ~ pn
~ +
..._z Q y' .w r• ~ .'},~u i" ! w'W~. s r ~L.1 `~~~m~ ~ ' ~ a _ ~ . ~ ag
~ ~ ~ , S. y 'w: _ _ - ~ ~.yfi a " ~o
~ ~ i : ~ ` rif' ~ r~ ` '`j~ # i . 1 ~ nz
~ , Q ~ ~ s 3 0 . o.. rv . L ~ , y ' ~ ~ ,G'
~ ~ < y ~ q~{Y ~ ~ ' a~
o r ~ 4 v o y~ ,~4~
°7 ~Ed ~,~~e,,w~~t :r'4 `Y.~ j'_ p yS ~n ~Ar.«.~ c~• ~ o'g
. 4 . r 1
. , . cr" t ~7~~'-:,T
~yfJ'i ~on, $ e, . ' d~ ~ y ~ F - zS ~a""' ~r f :1~ .`~l °eS'
,n ~ i .I~~ ~ d~l~d~.,~ a~~*~ jf 4i b~~,~ , i S " ~ g N~~/ . ~ i.,~ . . . yo
~r . , w ~ ~.sr~`L~ .~5~~~ 4 k°' ~~5 ,M f i,~' 4Fi ~ ~ ~ ~ »r~: 3~ ` ~
~ 7,= > 'k
~ ~ ~51~~. ~t~ ~ !d~ a rw.~ ~AN ~ ~ ~ ~ _
J . . t~ - •ar., rv ~ ~ .
_ . ~ ~~IF~b .c
:,r'~5~(~,;
°e.~'y 4' ; 1 y .e.. N , . . ~ p ^ t ~ °~`gj,~ ~ i~. .
.•~~f ~"ti.~•` ~ ~ . ~ ~
~ G~. ~ ,,5 4~
Fi~ f~S't, ¦ ~ ~ a iti~ llk II~ ~r~~ t
~ bC ^rr^ ~'i ~ i~~
5 ~ ~ x.Jr,.'+~.~d."`i~x~`~• Z ~-~~s:. t t~~ / r ( . ~~lII~ l~~f ~ ~ ~ , ~ ~
~ *~tif~e~~r~ }p" ~Q ~ l~e~at''~ .c`-~-~-~.....~r. . „ ~ . _.:..9,f '.d.,tio . ~ ~ . . . ~
~``~1 .f:R~ . ~L ~ ~~s ~8 .dw 1 K . ~1 ~.pilr. ~ ~ ` ~ ~I u ~ m
a a K` a"'G `A . r-~ ~ Q ' > i „ ~ s J+ ~ ~ v
' > ~ ~ y ~~~r'~~ ''~~~3 Ea~i~'~v~.~~~~''+~~„~^`~`' ` Qz° ~ 1 1 ,F { ~/l~ ~ , ~,~~,i ii t~' s m
~y.a tt- t re.u.`~4`~~i ~.ES!,C;'4 Z . j 8~ : /I~ ~ tns li~~ .i ia~ t ` ~ , . m
~ ~ ~1 jti.~ . V a t y.d ~ r. a, "ra c ~'~'~c, ~ 3 ~ ~ ~~i : ~ i~ ~ 1 / ~"4 ! ~ : b : . t~
}r ~`aii C2, - E f~°~`'~. ~,e h"~j QOO p a I 'v / /a. . 11~ 7 ~
.r:~: ~
!$f ~ j ~fSli- ` ~°+q1~ „ ~F-m ~ ^ ~.`.,~1. - ~ ~ ~ . . ~ ~1~ ~ ~
~ r F 3 t^ '1~'..~. f +9~ gY .rt ~ f !I` ~ , . n~uri6eJer ~ i; ~N. . ~+ut %r n Y 1~ . ' j~~ m
t s i"~NN'~ ~~tt L ( ~t i t`°+, ~~1 ~ w . d ~ i. d i \\\l~l~~ 1~, m
e.} St ~a~'•`~~ 9y~ ~~j • ~ ~ 1~1~' . J . ~ ~~~I 1. ~ S jt \
' r."s t i ~ i e ~:..s . " . . ~ . ~ : ~ ~~I rv . . y p~\ b4 ; m
°y _"'~x ~ , - ~ i . i. • ~ s r a ,
s g~ _ , ~ ~ d ir,~rl ;:I t . ~
..~n~ a ~ - ',i s I~ e ~ ~ ~1~ i~V ' o~ 4 < ; ~p i ;Jy ~ ~ y ~ +i b ~ a ~
' ~ ~ - - ~ x ~ ~ . - ~ ; . 3 ~ r ~ ~i~ - . ~ ~
~ - ~ I ~ t: sV~ ~I~~ i ~ ~ q
.R~, ~ f ' ~ ~ ~ ~ %~l` ~ ' i ~ ' r . . o a ~ c
Q ~ 1{. ~ F ~ v~ ! ~ ~ /i ~ a dJ ~ C~ 1~ ~ ; ~O , o
~ ~ ~ ~ ~I6i . ..J I ~ 4 .~315 . Cjj ~/I/. ~,~J.'~ ' _ ~ ~ +1Y..~' -Y
.•j.~ ~ ~ L ~ y, J
~ C', /,qll }~SII~ ~ p ~ ~'i/ i.r
a~,~ . ~ v pau !r ~r , ~ s : _
r~~~~ ~ ~~y.~~" ~i.{s'., Y i.~.;~ ~ . m ^ ~ ~ i~,,,+ >
~ V* ii.~ ~ 'Si
_ ~t i i;, ~
a ? Q Q "-d~'i~ (`t 7 I ' v
~ z ~ . - _ ~ x
~ ~3~ , ~ ~ " - ~ ~ ~ ~
,~.~j - ~ ~i ~ O{~ 1~ ~'°ys-_. _m ,7 ~ % ~ s °1
~ ~ i . \ ~ I € . . t u ~ C m
0.~' _ ~Om ~ ~1\~~` V K ~ ' ~
ii v~5 ' r~g g~ , ~ ;r, ~ N
i a-.: ?-a . 1 ~ ~'~x~l_ ~ . ~t S°\~ y . ~ ~ i
~ ~~~.z ' .ma. , ~ . . . i ~
_ "u ~ z..
PAGE 2
i
' ~4
.5~ ,s~ ~ o q P°' / N Q
n q ~s'~ Q~~ Q ~
I i a , ~
~ z w;, a N~
~ / ,~d,~ i ~
t~ J~ s~b Q
q Q B " 5`~ ~ d' O Q
~ I
5 ~ Z
ti ~ ~ ~ 2
q y~y I
~ ~ ~ ~ a ~
~ ? ~ / Z'`~ ~~9~ q Q O
, ~ .h~~ N s ~ o~
/ ~5"2 ~ ~ y o
~ ~ ~ ~
i ~ ~1 mW
~ ~ ~ i' g ~ ~ ~
I ~ "s Q~
/ ~ ' "'d-~y ~i~ ~ Q~M
/ sa ~ ~ Q. n~
A o n
/ / ~ ori2
. ; E~~ / P ^ O oN~
RO a~ ~ o (Qvuo
d
f
cc VERB ~ oO1 0
1 ' ~ °Za
~ zNE~~'~ ~ o~M U^oF
/ ~ P ~ ryF]
a ~ J o~o
3 ~ s'~ 2~~ a, Jeou
p ~ ' J
UN~ / G~~~ ~TN ~ ~ F
W ~O-
z ~ m oma
~ 2. % ~ a
~2h~ -Za sz.~5~ W;o
- _ _ ~P
1 ~I1 ~ NO
' O ~ ' - I Q Q `UN
~
8N ~ Q' ~p o~ ~3~ ya6
, ~ ~ pN0 C~ ¢00 ~a
~ i O ~ O ~1-m $8
`~G.~v ~ I ~ e k Q^O ~ ~ a 3
4'
~y~
~,6
Q ~ M/!! M3N o rn n ° N 3 ~ I y~
~ E~J~6P .SL .5[ Qeo°~ ~ m ~ I o0
, y OON M~ -N I Fo
~
~G~, °f P ~ ~ "W ~b ia
p N ^
p 2 ~H ~ Q.°
~ b=
~ N V ~QV I
d~
Niw W W ro~ 500'OS'05'E 172.94' ~ ~v b G~
a'N+ ~ Q ~ oA
4g
~ly '0~0~ ~ ~G~
~ yd~ A
ti
~N
x~~i h
~ OIU ~ .(L'LSb M.lb.l4.~ F.
~ y
Rl y ~ ~
v1 O ~ p
~l O aD
~ 0.
r ~ p~ a N y _o
Q1
~ I 2 O ~ q~ Q
q ~ ~ ~
~ ~ m
a o ~ oo~ , ~
Q i
0 ~ PO~ ~ T
o ~n
~ i a h ~ ~ i~ °c
~ ~h ~ ~ o
= I N1 ~ y v
\ I j
I
I ~
ti
I 0
D
.SL I .5L W ~3~'~~ ~ ~
' ~
W
I ^ O ~ F ~m
~ TOWN OF MAftANA •00' ~'W 454.89' ~ O i~
~ ~ ~ ~ ~ ~ y ~r
PIMA vrrrr ----~~~.so~---- or ,~o~ ~ s ao7- ~f
~m
PAGE 3
~ ~~i ~ c ;3`
~ ~¢~x * ~~W~rv ~ ~ & , Fi~ e... ~ r ,s~
~~.n fi x Ft• ~ ~~~r, ~ ~W~~ ,
br ~ ~ ~'t.~~ f ~ .m•
~ca g , r r e ~ ~
t : ~ r ~ ~ s . " ~ a ~ r~ . ~ y.
.
k~~ r , ' ~ ~ ~ o '
i $ / ~ ~'s~~-u~ •~5~~ j ~ ~ ax, 1
~ * ~ ~ { - ~ ~ n . ~ , , . < ~ 4r
~ • ~ ~~(~a .f ~ g ~d~~ ~ _
~a ° ~w ~ ~
> S~ ~ ~
~ ~ ~ ~w ~ ~ ~ ~ r~" ° ;~ir, ~ ~a r n` .
~ z ?,x~- yr' ~
~
~ a~r'~' 4 ~ a p ' ~y ,Q* e. • ~
~
~ ~ ~
~ ~ ; ~ ~ ~ r ~ S ~
. t "4 ~ ~'i = ~ a~ t~ ` f a ~ ~ ~
~ ~ s ~°F ~ ~
~ ~ K ~ "s~ , xr ~ s' . a4 ~a,'~
'~f
' . L ~ 4,,a.~ ~ L' %r~~ ~n~.'w G`~•`
~ ~ ~ '
e
~ ~ ~ ' ~ ~ 6,.: ~ ' 4 , k~,lw~ . r , ~ ? '~j~
d,~~. t a.h ~ ~ ~ . ~ ~ x'~' ~w u g ~ ' ~ ~
T~« _ s "s~` ~`~rw. ~ . ~ •
~ ~ 4 r ~ ~ , ~ ~ ~
` I 3 , ~ a~ e ~
~ a
P [f r~`" ~ ~ 9~ ~ 5~. ~e -
t~"'~~~ ~ ~ { r +,`a . F" ~ ~3 ;y ''r.a!° .'4y~~µ
t ~ f ~~ts ~ ~ f,, ~ y, e ~ F ~ ~ •
, i~~ . ~ :i , a~, a`?~: ~ ~R~ ~ ~
~ x ,t, t ~ ~ r' . ~ ' s
w""'.:~~* Y' ; V~~*" ~ y ~ ~ ~ i v_ ~ ~
~ ~ ~ ~ ~ ~ . ~ „ ,~'"°a ~e ! 2 < { ~
~ s~r:,'~ f~ <3 ~k ~?@' ~ P. ~ ; `3*" ~ ~ ~ ~
~ ' kR k,. • " •e s ~
~g ~ ~ 1 ~ D
~c~ ~ ~ t z ~ a.z ~
,
,
~ , ~~~2.~'~Z ~ ~ ` ~
*y > J
r ~1' r , E:~. ~ ,
~ ` ~r~.'~ . ( ' ~i e" :'~n a i ~ •
~ s ~,f'~ ~ 1~ I~~ ~x f a. .
. L r
~ ~ Eg+~ / f` x r V~ .
°`:.,}t 4 e;'s~ y ' . ~~rt *ff ~ ~Y ~ ~ r~t~
~ t .
,r'~~ ' y~ "h k , a''°~a~ 1j
9:s~r e,y t}.g. ~ E . : ~ ~ Y'" ,p~ . ,d a p~~
~ , ' ~ ad ~ ~ . . ~ a r ~ , ~ 1
k~ S
~~;~et°~~~~. s`~
~ ~ • ' x ~ e
p , ? ~ ~ ~ ~ ~ e~ A ~ ~
> ~ ~
~ ,P~''~e;,~~`~e • .t ~ ~ ~ $ . .
; ,~Y~ • ° r i. ~ ~ ~ r'-g
~ ti~ ~"~~r' '~~y ; s~
° , a~ ; .4 ~ ~ ~ ; ~j -
.
r' ~
_ „ . ~ ~ ~ :.9; ~a N
sg ,u' a~ E
~ ~ ~ ~ ~ ° ~ ~ ~ ~ ~
~ ~~,~Y ~ ° ; ~ ~j
P ~ ~ t x~~~ R~ N
n" ~ ~ ~ EI
~ ~ ~ , ~~g ~ ~ ~ ~ a
~ ~ ~s t~ ~ ~ ~ ~d. ~ ]
' ~ ~ ~ ~ ~r~~~ ~5`..
~~gA ~ ~~d~ ~ :a t e..~ x~,~~~ ~ ~R 2sas~.'. ~ ~ ~ t?°'~. ~~`.:p ~ s~~t~ b U , _
* z ~ l a~. ~
t x- ~ ~ ~ ~ ~ T
4.:.~`~~~~'~"'~ g.r } JI { ~ `"y'~:z r'~ f
~ ; a ~ca. ~r "~k'u,~ ~ ~ ~ r ,L ~ ' , . r' ~~s
\ ~
~4 r~, ~ ~k ~ ~ ~ ~ ~ w~.` ~ ~
; p s " f ~ ,~h
~ <;
a`M,~° t^t a ~ n ~ ~
~'7 ~~r . 1S ~ _ e~ '3
y~t ~ ~ _ ~ ~ . ~ ~ ' $ ~«p+ i
F` t"` ~'~k ~ ~ ~ ~ ~ ~ ~ j .
~ ~ r~ ~ ~ ~ ~
~ ~ ~ ~ { ~ ~ ~ ° ~ ~ ~ rt ~
~ a { ~ ~ ~ t~' ~ , ~ ` ; f~ ~ r
~ ~ ~ ~ ~ ~"d a, . ~ ~ ~ ~ y ~s, ~ ;w. ~ -
`p ~ , # ~ '~X4~ . . ~
t a`
~ ~ ~ ~
r . ,a ~ ~ ~ ~ ~ ~ ~
~ ,k ~ .w.~ i ' +~~71 ~ M?" ~ r'~ ~ ;~a ~a ~ ~ ~ ~ ~ 9 r
4~;. r~' ~ ~`~`'t ! ~ . ~ 1~ # ~"f ~ ~ Y ~ ~'"%'~''~`#a ~ Fs ^
y . ~ ~ ~ ~ z "y# ~ ~ q, a ~~3„ ~ .
~ ~ ~ tt K ~ ~ x ~ ' ~.S`~#y~y8 '7 "~y...a ~ ~ ~ ~,q `~~a ~_a~ ~ 8 ~
~ ~ m ~ a ~ s y ~ ~ x
~ ~ ~ ~ ~ . ~ ~ ~ ' ° t* ~
• ~ y~,~~ ~ ~ ve`~~' 4 ~"r;~»~"~ds"~' ~ ~ ~ ~ f~~~aw~ 'a~ b~.
a ~ € , ~ . ~ ? r 3~~~ ~ ~
~r ~ d.~ ~ ° '
~ ~ 'Y, `~S`~,s~..~ . ~ a~8 e . m v. s ~..k~¢„ A ~e'= . , ~
~u° ~ ~ a
` m s ' '~l ~K" ~ t~ , ~ ~ ~ a
~ n ~ , ~ x`° ~y ft` ~ ; ~ ~ ~ ~ ~ , ~
& „ a a ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ k ~ 3 -~s
~ ~ ` ~ , ~ r ° ~ , ` ~ ~~.g,
~ ~ ~ ~~a,
1 iz ~ s~ * ~ ~ ~ ~ ~
. ~ , '~n ~ ~ ~ . ~ . .s~ ' ~t.. ~ ~ . ~ , ~y,`~~" ~ " ~ ~ ;
~ ~
r ~ f ~ ~ , ~i ~i~b ~ .j ~-,s "~v " ~ - ~a ,@, ~~t r , ~ .
~ . ~ a g~ e s ~ ue; . ' .
E . ~ ~ ~ ~ ~ a , ° t ra~,b 4,a~~ ~ ~ ~ ~ ~ ~ , ~ *
~ c ~ -i «r+ ~ ~ i~= ~ ~-g,, <,i71 ~ ~;'@""~`~ • ~ ~ ~.~e^ x ,
_ ~ .~u~a.~~#~ ~~'...~.,4~,. c "s ` . ~ ~ #ro~ F
~
1,1 . 4
O W ¢tQ$4 AVM3'JVNItltlU W ~
z ~
I ~ \
~ G¢~y I ~ \
~ a ~ ~ Q
yr~ ~ ~ F~ Z
Q 1 I ~ ~
~ h ~ Q q Z
1 i ~ O 0
~ ~
z W~ ~ ~ j ZN
Q ~ ~ aQ
W B y ~Q
~ Q P,4 Q W
> O
^ ~ 0 I~ tp F'O
~ i M vv Q
' a , R i ' i Q ~ ~e~~~ y m.
rW
J Q Qa
~ ti 5~~ ` Q r ~
1 i ~ro ~ °h
, ~ al ' O r/l
' I ; ` ~ ~ IVF
/
~ y a~Z
A , y ~~o
J O ~ ~"r
A V ~y. q ~ oZ.
~w A ~ ` w
~ y f }
; ~ > ~ z U -W~
4 / ~ ~ Nlry ~ Jpap
~ : , ~ `a ~ , ry~z
y ; Z ~ Q ~ J NQU
Q Y
z ~ ~ ~ ` ~ W
I N` q m.o~
? _i ` ; ~ omd
~ ~ M~ry ~ Q 2 Q
~ i ~ z 2 ~ ------3~7~v-d/ Q2Z WNQ
' ~ ol~ ~ ~ z ~ ~„o
~ ~ ~ er ~ QOO ~a
; ~ ~iW ? Qe- ~~-m JW_
~~~j ~ ~ vnrmviv~oxmoa y~n
~ aa
I , U~ ~r e ~ ¦ ~ 07 ~i~ w~ r ¦ ~ Q
~ O p.0 ? WW ~ • _ ° m 8$
I O ~ i ~4 -ry ~ ~B
t ~ j i ~ ~ ti 'y y~
, V ~ d' O u+ h W y ~l
~I ~/ILVERB~Li~ ~4 ~ W 2 m ~b'9 °s
~ / ~ S I ~ Q N ~ m 6
x~ U ~ mqV J ^QV o
. ~ ~ wl ~ Z ~ ~ 4 W o 's
Y~ ~ 7 ~ ~ g~ J @q ~ m OE
~ ' ~ ~ ~ O r-W~ Q ~14 ~ ~ as
,I I' ~ ~ a W b~~oM'Y Q N o e
~ Q = ~rpb. iq F y~
~ ~ ~ ¦ K q u ~o ^ ~z
~ ~ ` ~ ~ . . . m ~v ~ q V c f
T~ N m 00. ~o ag
~ ~ Q~ r .o O , y'.
' , /y~ ~
~ - ~ ~ ~ ~ ~ ~ b"
, ~ , iY ' ~ ~p ~C 1i n y°8
~ i
M,~ w O ~r< j 3niaa ` „ ~ ~ V
t ~ ~ , ~ ~ ' ~ ° ~
; ~ z N : ~
, ~ ~ mx ~ ~ ~\Pi ~ ~ p ~ « y ,j
~ 7/ bl f '
~ ~ va. i ~ O V ~ ~ a- ~
` ~ ~ ~ N ~ \
~ , ~ ~
~ „ , , a ~ ' ~ ~ 0. ~ O 0 a N ~q m N
~ ? ? i ~ F' ~ ~ `1 p ~ ~ ,o D~-E Vy/?Y c
~
? ~ ~ Q N Q ~ B R) r ~o m
8J p~.~ ? ~~M • 2 N q ~ ~ Q/ C m m m C~
P ~p ~d ~r I \'I ~ ~ ` N r h ~ ~ m P ~
P p ~Se~ e , % I . ~ ~ \ V
~~v ~ 84 ~ ~ , ~ - O
m d',t@ u' ~ f ~ ~ ~ ~ d ; ^ - o ~ ao
a ° ~
~ m o ~ O °pp~
o f~~o N~~i4 ~ o ~ g~~~b i°y }~v n F umi B~ ~ Gp' ~ ii
~ ~ m o ~ S' Vi q(~ r~y C
~ p P~ ~ b ~ ~eooM t a
.~b m m h ~ n a ~r~ ^ ~ M Y
:
~ ry ~J Op, m~ W 0 4 ~ • Q ~j n A O t: e- "i R. ~o ~ ° „ uFi
s`'°a~' ° m ` y x" ^ 1 1 2 0 ° N ~ p ~ ~ ~ w M ~
o° fn k ~ QZ2 ~ p ~ y V~
m„m w ~ •1 ~3~ Q Z x V ~ O a
~F HJ13H M~ ~ ~~p~p Q ~ '~d e ` g~ m~
n~ Sl p6 0: ~ p ~ ~e m
~ y . ~ Q ~ r '0
S~ ¦ ~ ~ m
y ~ ~ i rv
~ ~ ~ ~ v
b V~' a r ~ a
~/g ~ ~ s
~m
PAGE 5
. . .
~ ~ ~ - ~ ~ ~ ~ ~ ~ ~ = a
i ~ ~ ,
,r~,~ ' fi ~ ; , p~ ~ Q
" ~r i ~ ~ n ~ ~ ~ x ` ~s ^3 ~..°~G ~sc ~
I ~
~a.. I h II~ I ~ ~ j ~ ~ r ~ }6 # t'~ ~ ~~.,i~ ~ ` ' ~
, x :y ~ d~ q ~A A N;`' .
s .as~~' `hK: w : ~ ~ ,,,~'~r+~r•~ tu ~~~~t~ - ~~g~ Vy~ ~ ~ '~'~yj~'` Q 4!
M
. ~ M ''R :~m ,~~y "~i` =y~'r~ '~,~,"s~~ ~~a~ i'~ ~Q'~ V
~ & ,`,i - ~ t " ' " ; w'.~ ~ ..~+~a ° , 'm"~ ~ .~~„~r• ~-Q N
Z ~ m . . s, . .n& ,x
. ~:i:,. y ~ . ~ ,~„sY~~r .:~u .~x~'. .Q~;~.
~ ~ ~ ~
. 3. ~ . L p, a~ ,~p$ o # } . ~ ~ f Q
8.,.,~/"` sy"" y. i>~ iJ"3 ~f5'P ~ E.^ Jy ~ _ ~ ~ ~ t"~~~y .ou ~ ~
~ ti a
~ ~ ~ ~ _ ~~~f , ~ . * ~ ~ ;4;0
~ , : , - z a ~ ~ ;fi.
, = t. ~ ~z ~Y ~ 4' aJ
. x .f Q
~p S p k~ £ ~ { v.
eL~ . ~ ~ uZ . .
~
$ L 2 ~~R /
~ I~ . 1b _ t't • 7'a ~~,3~t ~ r
~ [ ~ 'f,y.~.fFc 1 t .
Y~ \ ~
~ ~ .t;- x 0~, ,~~.«s r ~'S"a~.~ ~ ,F~ ~ i * ' ~
; 2 `1~¢~ ; f, ° ~ ~j ~ ~r ,~~'OP ~ ~ Q
f~ ~ „t ~ Y", Z 'uk " ~ , z. ~r ~ ~
~ , ; Q ~ ~~~W
~ ~ ~ Q` V ~ ~
# 2 ~ :a : O on
~ ~ ~c`~ , ~~f ~ ~ F,-5~v .~n ~ o~
~ r: ~ S~ "
* ~F ;,,;xe%~'~ .•4 ; ~ , x ~F ~„Fr O N1-
~ ,/i+ ~
. ly.~, ~ ~ `}j~
y Z$ rA
~ , . «'~Q s • : v, ~~2
'a . Z ` . . 7 ' s ~ ru0
A ~ . ' . O pWN
, y r ~ , ~ a oZa
~ ~ ~xw
~ ~,K,~ : : ~ ~ ~ ro>
w~... ~ "~2
~r Q~
~ ~ ~ a •-~~s ~ J ouo
~ ~ ~ J ~ou
~ i g ~M .~F ~ ~9 ~ P
~ ~ ~ ='`Q ~ W
~ ~ " m .
k M ~
~ ~ ~ ~ ~6 , ~ .w'~ 37/iY ~ Qi3 o°ma
~ o
~ ~ t . ~ . , ~~y~~, ~ 4 ~ ~ r ~ ' 0`~ . ~ N'
. -u ~ r ~ ~ d~ O
~ ~ - ` b i ~ N
~ Y 7~•~ Y~ ~ `.n;i. ~ `k~~ ' : ~ ~ -~P
' . ~ ` , ~ . " !1 ~ W~
! Y~ 4 Y'y. ~ i.~~'{~'`yt~`U~ #~a" i ~ ~.t11~ ~ ~w ~ ~N
~ ,
~ s: ; y` ~ 4 , '...~/'F• t
` ' Q
~ ~r r ~t + ~ (l~ aa
. , ` . ~ r - ~ F ~ ~ ~ ~ ° ec
~ ~ ~ ~ a ~ =3
~1 r
.~Y # Is~ ~ .e~~ l 3 . ~ ~ ~ ky{~ I ' '
~ ~ ~Y ~ ~ ~ ,~x . e Q,~ ~ ~ ~ ~ 1 , ~ 03
' ` n ROA~~~ ~^~F~"~` ~ r ~'+y~ ~a ~ Q~~~ I i i ~a Ge
n g~
~ ~
>$t~ ~ SIL~ERBELL - `~.r ~.'n~ M ~~r~ X :c ,t.
' ~:2 2~gi ~ r~a,~ a~ r,~'4~s~ r ri ~ , J x y o€
~K
. .
$~a ~.,Y.,.. 1F • ~ . T . ~ .
~ ~ .f ~ ~ t-
P~ ~F. _ ~ tr~ . . S
a i . C1. i~~ s#, ~ O~
f ~ •'Z~ ~4 ~ AZ~ ~ i aa
' v
Qr4{ "e~' } ~ r' t A ~.~a ,.W ~ "t - ci
~
~ ~ . U.. , r 4~. ~.5~ ~ ',s , G.,
~ ~
"r~,' ~ c~~' a ~ ~ a~
r ~ Q' ~ ~ ~ "C
-w ~ ~`.nsb ~~a. ~ i ~ _ .
•'d'r,y`,r- w~ ±~'di,~, I ~ ~ ,r W 4 ~ ~,~i. • a?
e~
~7,'~'~.,ti} - ~~y... ' ~ a.
x ~v r . r ,s-~' . . , y~
~ ~ *r pR - rl'~. ~ '~rt. Q ::5
Q~ J ~ ~
' Qq ' Q 'F. , '^'trrl : ~s f
n . ' ~ a
~ ~ F- ~
we~ ~ r„ }'fi~~,~ . Z ~ . s ~ .
~ t~ n~ k,rr is w."~ ~ W ~ r- i~
s~ : 2 w:-~0 ~ ^ L~ ~
, .
i
# s~' W ' Y t ~ n
. . .
/ ~ ~
- . . . . , s
t . ~ ~ , ~ ' r ~
y . a, , ; a
f . ~ ~ i
: r o
~ in
i , _ _ m
~I ~
e~.~ 'i~- a ~ ~r - ^y
. . . . . ' . : , ,
• S
.
,a. . ~ n
. ,
, .
f ' . p0 M: t-.
. 'w
. v . .r, ~ -~•t. ~ ; ~ -.'a~s ' U
y Yµ . -
.
~ ~ ~ ~ e
h : , Z . ' T N" - o
~ Q Z Q ~ s :
~ ~ a?~ ` .r , ri >
s Q ~ ~ ~ ` ~
: , -
. , +m _
. ~
, . o
r . = . c~c ~
~ A Fi ~ ~ ~ ~ ~v
, v. ~
« • '
~ « ,~y.. ~ ~ .'„i , ~t ~ ' R' . , c in
~ i~ t ~m
, t, • . O
. ; s ' ~r ' tV
R , ~ , g~ . , r . W . ~ m
' ' ~3}/
. . . ~_y . d n..~ LZ
a ~ x
. . ° i~~ ~ . , . ; /
S L m
PAGE 6
c. To the north, at the northwest corner of Ina and Silverbell Roads the zoning is NC
at the corner, surrounded by R-10, which is in turn surrounded by R-36. All of
this property is currently vacant. There are no conditional rezonings. There is a
subdivision plat by the name of `Silverbell West R-10' that covers the NC and the
R-10 property. It is in the Preliminary Plat review stage and is made up of 42
single-family lots and a block for commercial development.
- d. To the northeast, at the northeast corner of the Ina & Silverbell Roads
intersection, the zoning is VC surrounded by LI., and then A. There is no
conditionally approved rezoning on this property. This vacant property is the
" sub}ect of a proposed preliminary subdivision plat named `Silverbell East' and
filed as#PRV-0141PP composed of one commercial and one industrial block.
e. To the east, on the other side of Silverbell Road, the zoning is R-36. No
conditionally approved zoning exists. It is vacant and without any official plans
for development.
4. Map I-A.2b shows one private and non-functioning water well site on the subject
property (i.e. ADWR Registry #634972). No other wells are known to exist within 100
feet. The public water system to the subject property and surrounding land uses is within
~ the jurisdiction of the Tucson Water Department.
~ 5. The existing zoning nearby is largely consistent with the planned land use as designated .
by the Marana General Plan and the Pima County Comprehensive Plan. That Plan
designates the subject property as well as properties at the other three corners of the Ina
& Silverbell intersection as`Corridor Commerce'. This is consistent with the existing
zoning except at the southeast corner, which is zoned R-36. The zoning beyond the
corner properties, at all four quadrants, is consistent with the planned land use. The
~ property beyond that at the northwest corner is planned for `LDR' (Low Density
Residential), beyond that at the northeast corner is planned for `IndustriaUGeneral',
beyond that at the southeast corner is planned for LDR. To the west and south of the
subject property, in unincorporated Pima County, the planned land use designation is LI[T
1.2. which is consistent with the existing CR-1 zoning.
I-B. TOPOGRAPHY
1. The property is characterized by a small hill in the southwest corner of the property
falling to the north, a low area to the east and then a smaller hill to the east along the
south boundary that fails to the north, with the northerly and easterly portions of the
property being fairly flat. These conditions are depicted on Map I-B.1, the Topographic
Map. Additional information on this subj ect is provided below:
a. The subject property does not lie within the Marana Hillside Conservation Area.
b. There are no rock outcrops on the property.
c. There are slopes of 15% and greater on the property and they are shown on the
map. These slopes are generally in the area of the two hills encroaching into the
property from the south. The slopes depicted were calculated using the City of
Tucson Development Standard 9.04, as permitted by the Marana Land
Development Code.
` Silverbell Crossroads Page 7 of 44 7/7/2006
i ~ - -
~ ~x ' ~ 4
~ a Q
~ ~ q ' ° ~
' m ~ ~ Q I . + J , ~
.st .st , : 6~::- ~ > . ; ~ - m
y q` I;."- ~ I ~
' //y ~ ~ ' P~ ~ ~ _ \ jf~~ f fs`~ - * W
U~ - y.~ , .f ~ , ~ NT
- ~ ,i NX a ~ , ~ - ~i
iB.' ~ q i • ~ O Q
-~x\ ~ ~i ~ N~~°~~*/ Nx O
0 - ~ i ~ ,'c~ , - ~ ~~~1~
Q ~ ' - : 1 ~x ~ ~ x - t
j - V
rc ~ - r~ ~x, - ~X "~'"~c / ,.~h~ + -C a~
; , _ . _ _ , ~
/ ~
~ ' ,Sp2 ~ + v2 Q 4
Q _ ~
2 ~ ~ 0 ~ ~ x ~r 1~~` ~ ~
, , 1~ ~ o ~ J ~~r
~ ~ W ~ I~
w L ~ f- ' + + • ; m ~
S ~ . '-'p~ i-~~ ' _ y °
~m ' / ~ % ~ "2~i`' / ~~O p~ + ~ x 3 NX q O ~N
y ' ~ ; 'i ~ i~: - V~' ~ x`~ / `~x I ~ ~ s
a~i MN / ~ ~ ~,'•~7.• ~ + -F p Q q`. Q O
~a ~ i ~ ` i ~ - K / _ ~ x Of ~ a.~~ O YA
~ 11 i _ ~ j ox + ~K ~ ~ Mn~
.J~lii / ~ i ~ I N% _ lt ~ \ ~~///i~~l~I \ + 1 ~ \
Ji: '/i/ ~~~J l I O~_ ~ ` ,~L1 \ ; yON
n+~ - ~ ~ ~ \ ~ ~ ~ / ~ + / / ~ 2
- ~ i i1 i ~
/ I ~ \ Ki ~ ~ / OpWN
~ i \ \ , + + + ~t i' ~~C
~ i + ,1 + \ \ x i ~"x ~ /~x \ ~OZa
i q ~ ~ + f' ~°i~ ~ U~OF
~ ~ ~ ' ~~J~' o+ \ ~ ~ ~ ~ ~ . ~f2
z> i i `I ~ ~ti'S 1 \ X y/x\ ----x-----~ x~~ - Jo°o
/1 \ ~ i~ ~ :yf i ~/x~~\~ N `x x`~1' ~i , _~~pU
/ ~ ,h 1`-- ; Wo <
i _ p i ~ i \ ~ ~ \ i . -3r i ~
+w i UN X ~ ~x 1 ~ \~i ~i ~ \ C-~.a, ` ' \ i~ i ~ ~~i~/ ~ ?O~
'~42 r~~ i'SR~~ x ~ ~ ~x ,f` M i 1~ / mOmd
~ , ~x 2VI~ ~ / \ ~ ~ ~ _'I ~'i ' ~i ~i~~~': ~~O
, ti/ -~i ( ~ _i /~x \ , L, _ i~: ~ ~ Ni
~ `j` 'F' i N ~ \ ' _ -I N 1'~', i•'~~ ~ ir i ~ ~ ' ~ ,^o
/ i~ 1 i~ - X i x r ` ~ `~q' A~ _ ' .,~-~~i ~ ,,.82~1 ;if i i i ~ i i /i/
_ ~ i 1 ~ 1 i ~/i ~ ~ ~ i i JUn
~ \ ~ ~ ~ ( \ . i i~ f~ /~~rc
_ ' i, g^ ~ ' i . ; 1 ~ \ F - ,'y',--% ~ v, di
~x _ \ ~ NiV ~ ~ _ ~ 1 "'x ' / / ~ i .f~
: ~ I f ~
` ~ . i ~ \ y.
~x ~J _ _ - _ _ - / _ ~ i_-' ` R'x/i ~'x 4~
_ ~ .,~I C \T ~ i I
\ l~~ ~1 ~X~ ' / / I ' / i 1 ~ ` ~ 5~.~
/ ~i ' N ~ - ` _ N i ` _
I ,~<J ~ ~ ' x ~ ~ \ ~ i~ ,i~/~ 3-. oa.
' `~x, . ~ "'x ~ ' ~ ~ : .i.~Q, ' _ - o
, ~ .i _ ~ ~ ' ,'S~ ' ~i'~' ' >°d
' ' ~ ~ ----~I~~ i ~ i <J~~N ~ : % ~x ~ ee
.
. ~ i _
i i ~ ~
N+x ' \ ; ' _ i , i i~tc '"_:X , ~ ac
. ~ v \
~ / ~ ' ' \ ` N , , ~ ~ _ O~
; `~x , ~L \ a.
- I(^" i ` ~ / ` ~ - `'2' O
- x ~ i~~ • O; 4T.2~ ~ \ ~ ~ SR
~ i p~ ~,C ~ro ~----~=~X-'=-' ~ _ 0~•.•~Q ~i S6
~ ~ ~ ~ i i Fi a:
, i" ~i p\:0 ' 1~` ~r - i ~ i ~ -•Q ' . ; ~ ~ 4•
= ~ ~ ~ ` ~ N ` \ 3 _ ~1 ____-x w~ / y~
_ l ~ N \ I `\~1`~ Nx } ~ X ^,1~ ` . ` 1\~`~, ~ ` \ y~~ / ~X `~l ~~~x ,1^ +~1~
_ _ _V _
~x ; ;'X , W ~ ' 0 ~ N x ~
, ; , ~ W , . ' ; ~ ; ~ ,
- ~ / ~ a'" ; "~,'J '-~~i'x '
" 1 I~ G ~ ~ m 0 _ ~
` ~ x~. , ~ ~ } , , "x ~ , ; ~ ~ _ -
- i i N ~ .~'V ~ ' ~ .-a.~. ~ ~x i h i °o' ~
"x ~ ; ~ ~ x ' '3- ; H.4 ~x y -
'1 i ~ . xN } i ~
~ ~ ~1 i i ~ - t ~ i ~~i~x~ -
, , { i ix M 1~ I~~~ ~ ' ~ r i Nx Q i / i O ~ii ~ .
F i ~ i
_ ' ~ / oi i~ 1~ ` ,1\:. "~x ' ' 1~' Q U ; i\ ,~1 i,! ~(a[]]'iN'i i i~ ~ ~ pi
11,' I ~X O 2 ' ~ ~I!''~~~% :'l/ / ` `41~ \~1 1 i ! 1 l,~ 0
' ~ Q _ ._1=--- - " ~r~i, ~ ~ ~ qy i i n - a
~m ~ O I N~ ~ - ~ \ ~ ~ ~ ~ R, i~ n N i .4
m2 ,ta i x ~ ~a•-__ ~ ~ , 1~ u x
_ _ _ _ . 1
,`~vx ~ ~l ~ w mN \ 'i '~'~J-__~~'--~_'__ ~ ^ ~ ~ i 1~~~~~~ m
i ~ - ti i i i i ~ ~ ~ ~ ~ ~ ~ ~
Q ~i~~ " i ~
. i i/' ~ ~ ~ ~ i
~ ' a ~ i i. i ~ ~~i~ ~ r ~ .3~-_-__ r r ~ ~i ~ ` i ii
i ~ i iZ _ ~~X i ;i ~ _ i i ~ i r ~ ~ i~.i ~ ` ~ ~ i ~ ~ i~
~ ~ ~ ~ i ~ ~ ~ ~ i i1 ~ i'~ ' i ~ ii%,' ' 3:~~~`~. i ~ ~ ~ o
~ ~ ~ ~ ~ r i „ i ' i'~ ' i i; / ' _ _ ~ . ~ L~ ~i' ir o
~ , , '`i `'i ~i ~ ~'r~'```~~`~. ' r i,'i ~ i i ~ ~ ii . - , `,~1 ` jy~ '
~ x'_' Nw. i i i_' :~r i ~ ~ i i i~ i~ i i i ,~``~~~-~0~~~~~ i~~yfi~Fx ~
i ~1
~ m i i - i i i ~ i i ~ ~ i i : ~ ' ' ` I-;'~~ ~ \ \ r- i yi ~i ^
o'r ~ N ~ ~ i `vx i i i ~ i ~ ~ i i i ~ ~ . : ~ . . \ ~ P~
. . . i ~ i i i i ' _ ~`~`;~.`i „
x ~ i ~ ~ i ~ ~ ~ ~ " ` \ ~
~.SL ~ ~ m ~ ~ 'i \ i ~ ~ ~ ~ ~ 4.~~ , ~ o
i ; ~ ~ ' ; `t ~ ,s . / - ~~"'1` `~1,°;0; - ~
, ~ ~ 1 / I` \ ~ ~ ~ ! I \ ~ I i ~ `
~ / ~ 11~ /I / ` /iT~ ~ 1 / I1 \ % / / ~ ~ ~ ~ ~
1 I 1_1 1~~\, \ \ ~ \ ~ I' ~ ~ ~ ~ ~ Lm
~ / ( I ~ 't ~ \ _ ~ ~ _
1\\~1~ _-'/•1_ _ ( ~ll ~~l ~ I ' / ^u0,`\~ \ \ ` ``11\\\`1 r I 1 ' ' ' ~ ` q m
11 ~ ' II i ~ ~X 1 ~ 1 ~ \I \ 1 1 ~ ~ - ~ ~ ~ ~ ~
~ n i _ \ %x 1 i i , _ ` 1 ~ t i ~ ' ~ ' --3y3'•~'r``3e ` . \ " [ m
~ i N'~Q ~ ~ r ~ ` N „ J ~ ? ~ \ ` ` ~ . ~n ,p,; J rv
~
~ 1 ~I / ~ I ` li I i \ ~ ` , l \ \ \ \ \ I 1 ~ 1 ~ ?_~c`~ ~ ` O1a
~ - ~x PI , i~ ~ ~ `~iT~.L07 \`O O~ \ .~07`~ ~x
" ~ ~ ~ m
PAGE 8
~
d. There are no significant topographic features, except it should be noted that
portions of the site have been graded and cleared in connection with past
development activity.
2. The pre-development average cross slope for the subject property was calculated by the
firm of EEC to be 2.532 percent. That percentage is derived from the following formula:
1370 (total length of contours) x 10 (contour interval) x 0.0023 (constant) = 9.954 (area in
acres) x 4/5 (number of contour intervals less one divided by the total number of contour
intervals) = 2.53%. (the average cross slope).
I-C. HYDROLOGY
1. The project site lies within a non-designated basin, with five offsite watersheds (A-E)
that drain into it (see Map I-C.1). These watersheds generally lie withixt low-density
residential development and are located south of the project site.
2. There are no significant offsite natural features within the above-described watersheds.
3. One of the five offsite watersheds has a 100-year discharge greater than 100 cfs (see Map
I-C.1). 'The offsite portion of Watershed "A' is approximately 97.1 acres and has a
discharge of 173 cfs which drains onto the site at its northwest corner (CP3). The offsite
portion of Watershed'B' is approximately 25.1 acres and has a discharge of 59 cfs which
drains onto the site at its west boundary (CP4). The offsite portion of Watershed'C' is
approximately 29.6 acres and has a discharge of 75 cfs which drains onto the site at its
south end (CP5). The offsite portion of Watershed `D' is approximately 12.6 acres and
has a discharge of 46 cfs which enters the site at the middle of its south boundary (CP6).
The offsite portion of Watershed'E' is approximately 30.3 acres and has a flow of 67 cfs
which discharges onto the site at its south boundary (CP~
M..
4. The onsite hydrology is described as following:
a. The 100-year floodplain areas in the project site are delineated on Map I-C.4.
Those less than 100 cfs are distinquished from those greater then 100 cfs, while
all are greater then 50 cfs.
b. Runoff from onsite watersheds is conveyed primarily by natural channels and
- sheet flow.
c. There are no Federally-mapped floodways or floodplains on the site. FIRM
Pane11605 K(February 8,1999) shows the site without any.
d. The 100-year discharges entering the property from basins A-D exit the site at
CP1. The 100-year discharge entering the property from basin E exits the site at
CP2.
5. The combined runoff from offsite Watersheds A-D drains northeasterly across the
property to CP1, where it then crosses Ina Road in a dip section. The offsite Watershed
E drains north along Silverbell Road to CP2, where it is carried across and under
Silverbell Road in a 36" culvert.
~
Silverbell Crossroads Page 9 of 44 7/7/2006
. "s ~ ~ ~J ~39 ~ ~ 1` ~N- ti
. t _A~ ~ % ~ ~s *;~t~ ~ ~ ~ "~`a
~ ~~e , ~f ~ E~-~-~~
' . d ~
, - ~
-~f , ~w ' ~ . . ~ `_,u. , t ~ :
'
~ ~ t
- t .
~ _ s
.
~ a ~ ~ ; ~ ~
tn~ :.a : ~'4 c`
' 7 l~
. . . , e
~ _ , w . X, s2. y:, .
_
: ~ ; r `A~: . ~
v~ ~ m
~ ..r,~ ~ ~ : x ~SCA~ 1 1~. .
- . .n; z .
0
DARY ~ k ~ ~
~ ~ -s
: ~
~ ~ ~
~
~ ~
_ ~ •
~ ~ ~ ~ ~ • ~ ~ ~ i ~ .
o~ ~ ~ i
- i ~ 1, ~"'„~t
~
~ ~ ~ ' ^ ~r. ~ . ~ ~e
~ ~ ~
u.~ . . , ~ C~j, - .sr.~ ~ ~ ~ ~
~
:
~ -
' t " • ~ ~ ~ ' i . iP~! - s'v rs `~s~" ~3
~ s
~
- 14! . a xes.:, r ;
~
Y : ~ ~i
y
x.:-_ J~
. , t - '
q 'Y
'b.. .s.g - s« . 3-~ ~
N .
. ,/V,.-~+FOA - ~ ~ , . ~ /NA L'~ , . -..~;a.:
. ~I ` ;e : ~ r .
w. ~ p ~ ~ . . ~ _ ~s
,
~ ~ cL,'; '~.t T 'a ~ -
. ' , °Q, : ' ~,e
~
.
t 3
? ~
y; t
. -
~F~. - Arr ;...Air~ - : .
' .e.E - A ' _ • .
~ ' , ,.o
= s
,
. , , , . , ~ ,
- . .
• : , ~ ~ , ~ ~ ~
N , :
~ ~ . ~ ,
: . _ ~ ~~,,..~W~~ _
ii
~ ° , ~ ~ " , ~~1~ND;~
. .
_ ,
µ
~ t~ .k
_ ~,~L ft 1~ ~O ~
11~~ ~~+-~'v:
4 ~
, .
R a{• ~ . ~ _
v v
.p . x G~ ~ • ~
' . C}.,
i~ ~_i ~ . a
~ ~ ~ ~ ~ ~ ARANA~~
~
~ ~ ~ . r~WN ~
~ , . °F~ ~j~~ ~
_ _ r~~ ~ ~ . ~
' N~Q Y
. . > G .
. ; ~
r ~ ~ ~ ~
~ ~
~ .
, ~ . ,
y
~ ~ '
~
~ ~ f ; .
, -
;
~ y . ,
~ ' _ -
r r ~ , . , : , ~ . ~ . ~ ~ .
~ ~ ; a ~ _ ~ e
, _ . , .
~ *
~
,
,
~ ~ - o-•~.
,s~~~ ~ ~ ~ a. ~o,m
. •
w i ~ a, ~ ~ -
° ~+y ~ . g
7..
,~'+a. ' ` ' K
' +f 4. a "
r
e' .
.v. s ~ _ .
" . . . ,4 ~ ~ ~
t;,,.
~ _ . ~ ~ - . . ~ , ~
i.
~ ~
, . y ~ . ; . . ~ _ ' ' .
..a ~ . -
~ _ ~
~
~ i
~ r r' ~ _ ~ ' a ~y,~ -~y
~ ~p~@~^~° ~ #R` > > ~.aY~ k r-' ..;,n~ . ~ ~y .
M~ . ~ . ~ ~ ~ ~ Y . ~ .
~ ~ ;~~f I""s~ ::Yy J, S , * ~Y'~Jy~ ~ vq ~ S~ ~fi, ~ .
~ . ~ ~'~'v' ~
S ~ ~ k ,;m ,,~~za~ r~ r ~ ~max ~ '~w. ,yx~ X
~ ~u"~r '~r '.t ~+~+~~r; a~S~Yr ~ * r ~~.:is ~ ;
, .
: .
° :~~r.r m.,:. . ~~-~F_••_.+.,.,.~__~~_ ~ - ~ ~„g ~
,R k
..,~~Y ic~ s ~T' a ,*t• . v ~ a J~ ~
~ s~. ~ ~ ~ 5!~ . M" J i - 4 ~ M ~ * ~ 2
,px~ ,'a>~ N''i y ~i b =rk C 5 ~ ~5~.~ ~~l h~
D'~•~ ~ a a4'~ ,~&y~~ ; g:"'~ r~` ~j
D' ~ 4 St~
~ . _ ~ a -zS.z
~r;~ . ' ~ ~
ff,=. . ~ - ,y .3 ~ '~~-~s
r~ p fp r ~ ¢d ~ .
.t x~
d.~. ~ ~ z L ~ ~d ~ ~
. a - ~^~~C'b~p~, ~E .1"~~ ~ .
7
~ ~ . -
? p
t .K . T ~ t' ` ~ £~r~ ~tk~ ~ .Y Y 3~~ P t ~
r
R~r + r- i l ~ ~ c~-~~ TABLE } . c~t'#_*"~ . ~
~:.Ln.^°~c ~ iv ` c ~ " ~4 r..
f a
, r~`~ ~ f~
WA TERSHED Oloo D.A. ~ ~ ~
~1,~, ~ . ` ~ 'A' 173.4cfs 99.1ac s ' ~ ' ~ ~
~ ~ ~ 'B' S9.2cfs 26.5ac ~ ~ + ~
'1r~ Mg •C' 75. l c fs ! 4. 7ac ~ ~ ~ ~ k ~ r~ ~ r:'~~ ` .
~ 'D' 46.4cfs 30.(ac ~ ~ ~ ~ ' :T~ ~
. . anePa.:mnmcohlco~aulanarac. E' 67 lcfs 35 /ac ~ > ~xst z ~ : .
~![6 CR.LOIf6LL en. ~ ~ , fPHOTO OATE= 2002,
TUpOM.AlIZON~ eans axo-an-aeze . ~''~",~.`~x~"-ti~~l~i~~,'~Mx;e.a~, w~~,',:;`..f.~,~~'"' . '~i=..;, ,~m~~a .~m~~.
~ ~ S/LVERBELL CROSSROADS MAP No_ ~ I-C_ 1.
PARCELS 214-04-0160. 21q-04-OqTO 21~1-OM-O~80 OFFS/TE WATERSHED MAP
Land Plannlnt ~nd Dara/op msahSefrleea 6 21<-01-0490. I.OCA7E0 fN SEC 2 71~5. R12E.
100iL~IlN~t T~er,~~l~wfTO Mer ~:YON6i0A PIMA COUNTY. 4RlZON<
rB-~\Md~,nz~06p-ie~~ve386e1]\ciwl\srte-enelysis\8I1-07-off-weter.dgn PAGE 10
@
;t: ....
() l<JVI l<J....
Q:: ;;:l<. ;;:VI
Q::....U:::;t
-q; c5() Q
;t: ()() ()o,
() ()- ()o,
.....
Lt Lt;;: l<.;;:
-q; -q;
l<J Q:::X: Q:::x:
(:) -q;.....-q;.....
~ ~l<J ~VI
.... Q:: VI
-q; ()() ()l<J
~ Q~ Q~
Q.,
V~
U~
I\:)
"3
o
'Q:::
OQ
Z~
:t
a.1AJ
<t:
~~
o
.!iL
The Silverbell Road Improvement Project, to be built in 2006, will modify the
downstream conditions described above. The dip in Ina Road will be replaced with a
box culvert which will carry all of the offsite runoff to the north. The existing culvert
- under Silverbell Road will be removed and the flow currently carried in that pipe will be
diverted to the box culvert in Ina Road.
I-D. VEGETATION
- 1. As shown on Map No. I-D.1 the easterly portion of the properiy to be largely developed
and disturbed. The westerly portion of the property is currently undeveloped and
undisturbed, except for one area where there once was a home. The westerly portion
consists of mostly undisturbed native vegetation that is typical of the Sonoran Desert
Uplands. Specific species in this area include the Foothills Palo Verde, the Whiitethorn
acacia, the Cat claw acacia, the Desert Hackberry, the Fishhook barrel, and the Saguaro.
The hill at the southwest corner contains the highest densitX of Saguaros and Fishhook
barrel cacti along with scattered Foothills Palo Verde. The two small washes are where
the majority of Whitethorn and Cat-claw Acacias occur. In general, native vegetation
was found to be in good health with varying degrees of density and diversity
throughout the site.
2. a. Significant Cacti and groups of trees: As shown on Map I-D.2 there are five Saguaros
cacti that are 16 feet or greater (see Map No. I-D.2). The two largest Saguaros are in
declinulg health. The small washes have groups of Whitethorn and Cat-claw Acacias
" with Desert Hackberry mixed in. The small hill in the southwest corner of the property
has approximately 2/3rds of the Saguaros and Barrel cacti inventoried along with
scattered Foothills Palo Verde. Approximately 2/3rds of the Saguaros inventoried on
" the entire site are less than four feet tall. The east portion of the property has a mix of
native and non-native vegetation with Mesquite being the dominant plant.
b. Federally-listed threatened or endangered species: There are six Desert Night-
Blooming Cereus on the west portion of the property. Five of these occur on the hill in
the southwest corner of the property and one occurs near the north boundary and the
wash.
~
3. The west portion of the property has approximately 50% plant cover where it is natural
desert, which is all of this area except where there once was a house. On the east portion
of the property, which has homes and barns and arenas, the plant cover decreases to
approximately 10 % coverage. None of the site was labeled as 'high density' vegetation.
~ See Map No. I-D.2 for a graphic depiction of these conditions.
I-E. WILDLIFE
1. A copy of the letter from the habitat specialist of the Arizona Game and Fish
q Department (AGFD) is enclosed as E~ibit I-E.1. It addresses each of the items
referenced in the Checklist as I-F,.1a-c.
Silverbell Crossroads Page 12 of 44 7/7/2006
I , , t , - = 4
' ' Q
~ q _ ~ ~ O 2 2 T~~
I A ' ~ W ~ a~
.6t S[ -:o' ~ -%'%s' ~ ~ / . ~ U' 2 mo 0
~ , Qm A; ~rs~, ' W o o~ 2
Y_ ] py's;' ' J ~ 2 W W N
~ y._--~~~~ , / y Qja
z °~ti j W W~ jp ~
~U ~ ~ Rl~ ti
' i ~ ~ j~ ~ j ~ Q
,'B' . , 2 h~ ~O
0 - ~ ~ ~ ;u~, ! ~ ,~.y - ~ ~ 7v
ovi wW- ~W
Q ~ ~~~i '~c - ' ' ~ 2 ~u ~ ~ ~
~ ~ - 'en'L% ^.~i~ + ~ Q~ a~
~ J' i:'~ `
v . ` ,Z~Z / ~ + _ I ~ Q ~
? ! " O . + ~,,;+/~~l - ~ Q ~ ~
~ , ' / '
. ~ / i ~ N ~ ~
A _ L ' i ~ ~ ,
/ 1`i / ~ N ^ j ~PQ / + ' ~ ~ m i
S ~ , , ~ o ' _ ; x a, y m
, _ , ~ - ; , 3 w_~ .W
`°m G ~ - ~ ~`tL ~ + ~ q,, O on
~ ~ ~ ~ V / a S a~
'~i / i i ~ ~~y ~ * p Q q ~ ~iN
~~~ii i i ` ~ i ` / ~ ~ ~ ~ x O^A
i'~ ; ; / 1 \ ~ ~ ~ ! ~NF
?i~ . ` ?
~ \ I / ' l ` ~ ' i ~ , /
; f o'~ ' o~~''__~_':~~.; ; t ya"Z
, I ~p \ ~ (Q ~uo
~ " 1 ~ \ ~ I C ~ ~ . L~' ~ OWN
p ~ / ~ ~"'1 . \ ~ \ ' .r ~ i ~ i ~ . . O ~N~
, c-~ i ' + i1~ t ~ + \ ` ' ` ~l' - ~ ~
i 9' • ~ 1~_ _ \ t` + + ' r i i' ~
i ; , ' 4' ~ ~ _ _ 1 ~ ~ ' ' y _ U n~2
i ' ~ ' ~i~`~~/%~A x (~C~ x~ :x ~ ' , ,Jo~o
* i y~ _ ' g~ i/~ \ 1\ \ x ~ / ~i'~ - J~pu
- ~p'~~ , ' ' .h - ~ ~ - ~ ; , ; ' W o a
` ~ UN ' .~i ' ~ I~\ < ' ~ i i'! ~~i:'~' - ~ 1
i - i - ,
' - y2 I =P~ 1~•yA/ X . ~ . S~~^i ~ i ~i ' ~ ~`'d
, , ~ ~ 1 ii i' e~/' ~ ~
_ _ ' ~ - • ~ ~ ~~rrA W nf
i ~ - ,a , _.a2,~;%;Il f ~
; ~ - ~ ' _ _ ~ ; f •W, aav'
~ i~ x ~ i, _ - _ . i 1 i i j ~ r i ~ ` 1 W~
` i i ` - i1 ~ ~ ~ ~ i~ i i i~ ~ U N
o 1\ ~ ~ ~ ~ ~ ~ j ~
I( O~\ ' 1 ( ~ ' i . ~ ~ Y,Qd
1 ~ / ~ , , /
, \I r/ l(V1-~ `1``~~__~- ' i~? ~ ~ ~ ~ ~ , ~ q~
1~ ~ + / y$
, \ ~11~ 1 ~ T/ ~ / ~ '~~'1\/\\' p$
~Ye~ --~v ~i i ` ~ ~ / C9 x ~ ~ ~ / ~ - o:
j , ~ ' _ _ - ~ / i ~ i \Q ~ c ~ ' ~ ; ; , Ea
_ i ~ ~ ~ \ ~ ~i " ~ / ~ ' ~ o
~ \ ~ ~ \ r \ :'i `~X ~ ~ i~~. ~ ` ; ' - q3
i - ~ . ~ i.~ i ~ ~ ~ Q `i
- °J i` - i V i~ i Z_ O' ' 4<
( t , ' '~''~-r-'" y ~3~ _ _ °e
- / I( ' ~ i O ~Tf~R~` ~ ~ti V ~ QOO - eR
~,o x ` - ~ ~ _ ~ '~a; , r, ~ `c-
_ ' i i ~ ~ i ty ~ ~ ~ Y ~ F. ~ _ , aX
n~ i ~J r ~ i t ' _ i '
~ ~ 'ti i i ~ . 'n i: ~ ~i ~ _ , aa
~ ~ 1; ~ i _ e " . • 'e"
' , ~ ,i ~ ~ i 3 ~~~V~~ + i q ' ~ i C.
~ ~ , ~ ~ ~ ~ ~ :W~ ~ a,'<~ x >t ~ ~ ~ , `
~ - ;x , ~ ~ ~ ~ : W ~ ~ .r , ~
/ ~ ~ / ~ ~ ~ { ~1 l b I ~``u 'q'~v~k ~N~ ~ S _ T ~tv.i ~ ' J' ~ X ~ _ ~ ,
~ ~ ~ j ~°~.*~~A .,~~"x,~e~~ r,~, W~i~ ~Yi~, L ~ ~L~~ ~ i
/ I_ 1 .a~ V ~S~ f ~9 ~ ~~h~ I Y ~A.~ ~M ~ • / ,
~ ~ ~ ~ ~~yC'. ~ ~ ~ ~ l 4 A`l~,~?.p '~l ~ ~3 x ~J ~Y"-it F ~'-d a ~ l : 3 ~ i
. ~ ~ f--~~ ~
- ~ \ ~ N 4 l a S A 7 s ~ fi~ \ ` i i / , , ;
~ ~ ~ ~ ~ x ` i ~c ~ i i ~ , r ' i i .i ~ ~~~i
I = ' J I ~ \ , ~t; 'J- a A ' ~~y , ~M1~1 N , i /4 ~ ii ~i
1~ I WfM ~ J I~/~1'-~~~'
~
y i~ ix M V ~j ~ ~ Rot r r ~ i 7 _ i ~ ~ ~ ~ ~ ~ y0. i~~ ~i ~ ~ m
~ _ ~ . _ ~ y yr , ~ ~v~;. ~ ~ _ r '4 r`~ ~ iQ ~v ~ ~ i~i ~
~ _ ' , i i ~ ~ ~ ~ t .ti ~ ~ ~ - r' ~ ~ ~ ~ N ~ ' / ~ ~ E
Ot d l y ~
~ }h ` i _ Q 2 i~~4~ -~:.ti ~ t t~j.~." v ~ +j ~ ~ ~ % ~S ~I~ 4 a~ ~ i i l~' _ ~ oi
\ g
~ h ~i / .A 21~ ~Z. ~r~ } i ~ . ~ ` ` ` I 1 11 11 1! - j a ~ m
`Q1-.L- O I ' ~ y~ }^'~4 ~ \ ~ 1 ~ \ 1 ~ ` >
V x "'~"~Y '`'"t h Je b ~j'3 . / ~ 1,1\ • Q'
i ~ ~
~Mh~~ t : X ~ ~ ,k,. ~ ~ r < m
~ h ~ ~ ~ ! 5~~;~ ~ ~.r c~ ~ ~ - ' z ~ ~ ~ ~ ~ o
~ ~ , ' `
~ t,i,~,. „r'`d t §d W^yg: ,~y.`.~",~ ~ r,~a ~ r. ~ ~ ~ ~ ~ ~ o ~ w
' "7 i-., i i~~ ~~~;y ~ : Y ~ s ~mJ.~,r~.j.~ ~ ~ ' , 1i ' . / '~'X ~
~ ~ i _ x i ~ .~u ~X~y~ ~a~. 3. -s ~r 5•,"~, . i.- ~ ~ i ~ ~ ~ _ S i~
1` , , ~ , ~ . ~ , ;
, ~ . I, , 3~ ~ ~ . , . 4
~ ~ ~ ,J ~ i ~ J" ~ ..k, Y a ~ ~r. ii~ ~ ~ ~ ~ ~
~;I`` ~ e r~ ~ s'~ ~ x..,,,-. . ~ i ~i~ y g°.a o
` ~ ~~~y. i h~~,Ji`r f s y # i . r - : s~. `r~~.. \ ~ ~ ih4~r `„P'f~ o
~ ~
' ~ i~ i o .,~d~~ x ~i~ 9`~ ~ . . ` ` ;
w. i vtd -a~. GW's'~. ~ ~ , ~ .5 ~ _ O ~ ` i ~H' , • z$
~ ~ : ~ ~ ~"f i:~ g~5~ I i ~ k ~ ~ f~ ~ ~ ~~3 ~ ~ ` ~ y ' ~ h~ ~i` • j
~ ~ i i r v - a~~5~ t x S 7 "~`3'i s ~~~f ~ : i_
L~ ~ ` ~ , SL - m „ / ~ t s y ! ~ L ~ '{M~Y, ~ ~ r \ ` ; L'b°' °
' a ~ ~ il ~ i~ F~+ ~ ? y ~ ~ "YSt"a t r~ x' ,a~ ~ \ ~ Sd~
~ ~ ~ ! t d .,i° 7 t ~ c~ t ~ ' r 3 ~ ~ .
ni ~ . .f s f ~ a ~ a'°it ~'~t . v~r d' b ~ ~v ~~i o
f ~ ~~y ~y ~ Y F ~F Ct Y ~r v:.~.x'~~"2 ~ , ~'Y~ m
~ i f ~ s . c ai x 1 r 3 i y~ : ~ ; ~ ~ ~ ~~S a,~
~
`-y ; rt s ai' v.. ~,~i'a ~~i ~,'i i ~~m
i i ~r t3 t ~ ` I ' = o ~
~ - ~ ~ ~ ~ p~ • ~"l;~ t '1 K3~'.~c.~ ~"=~5"s'~ i ix~ j fi i{ ~.lE l~t ~.c~. ~ _ .~i`.V~~~~.':~~ ~c~ ~c
~ ~ _ ~ ii ~ vs i ~ d t'°t"`' ~ "5'~~. x-~ i ~ ~ii
x [1 ~^i j + ! z S z ~ ~ ~~~V`V ~ ~ n
~ ~ ~
~
~ ~ w~i i~ / - ~ + i` arr i ~ a ~ ..tia '4 ~ ~d ~3 '~y~ ~4 ~i~ ~ ~`r a ~ ~ ,A . ;a~3~.3-`~3c. ~ ~ ~ ~ m
. ~ _ ~
~ ~
i ~`m'v' ~ ~ 11 f~..r "t.... ~ .,1'~. ~ ' ~ ~ t .A~S.i ~ ~ ~ jrv
. 1 ~ _ ~ `
3 m
/ ~ ~ . ~ . ~ ~ ~ ` ` ~y ~ °1i
i pi ~ i ~ \TI .LO ' ` ~ ~ ` ~ d0~ ' , v
PAGE 13
T ~ - +f w ~ ,J ~L Y F # 3 5R 4:~ ~ ; ! ~
x ~ ~ f~ . ~O~ ~
~ ~ ~ ~ ~ 'o~ N ~
a~F
~ ~ v _ ; ~ s ~i
' ~ a.~s " ~ . s $
~ ~ ~-•~V'
~ ~ • pY ' I ~ Q~ ~ _ ~ ~ t ' ~Y»,~ Q ~LI
~ ~ ry~ m ~3+~' F „ ~
~,'~je',~ . n Q L r ~ ~ ~
p ~x ~ 1
h
~ „ p ~ ~ ' ~ ~ N ~
~ ~ ~ ~ ~ ~ ~ " ~
'~ti~ y$~ ` ; 'k ~ ~ '~;~r~a ~Q~ ~
v i ~Q~ O Q
'r~
~.E t'~,'~. g . y ~
~ e,;4~ x~ ~ 'h ~
- "l r 3 . ~;A ~ :x~ Y 7"~. , y.,~, ~ ~ a . 'Q' ~ ]
-a ; ~ . ~4'" . > ~ y ,s~' s : ~ ~`x r ~
~r ~ . r t 5 ~ f ~ ~ ~
~ if I ~ 'N' t.
~
~ ~ , 5~ ~ ~ ~ ~ ` 4: CQ W
~ ~ E~ .l ~ `
V
. g ~ 4~ ~ ; t µ ~ ~ ~ , ° ~ ~ V,
r i~ ~ ~ ~ ~
p ~ ~ i " ~ ~ ~ o` t ~ ~
,~,~,;"~~i . , ` ` w~ ~ ui ^
g
a . fY~ ~ ~ X ~ o ~ Q ~N Q
~ ~ > ~A''OP ~ 3 ~~~,~~~F~~ ~~;W
t~m . . *»~~„r i ' . Y1 o QN
~ ~ b. ~ ~ S q." _ 'S S Q
r
uu' ~ y E. ~ ~ , ~r~V~ z`~~~ ` ~ ~-X `yO1.~ Q O •
-~,4 ' tt. a C ~ ~ O ~ ~
a ( ~ ~ : , '6~ r r ~ , ~n
~ + ~ ' "J~ . I::, : . ~ ~ ~ ~ : . ~ Nf
, ~ ~i " ~ ~ f~~~, ~ , ~ ~ y ori
, , _
.r„~~ ~ ~ y,, Z
4
~ ~ / ' ic YUO
r` ~ k ` ~ ~ OWN
~ ~tA~
.
~ ~ F~°~~~ ' O~~
~ _ ~ ~ ~ ~ x . ~ ~x~g ~ a~ ~ ` ~ ~ ~ ~ ~ 03`
~ x1: A a N
rs . x -~~s I~r; . 3, ~ io~r., .~.~~p>
. , . ; _ ` ' e ~ .
2 e~ 'E ~ : ~ " ~ . ' ,d n~~
~
~ " " . ~ ~ ~aN ' ~ ~ ° a ~
,x_ ~ j ! # • ~ ~ ; ~ i~~~" J °Ou
s;~
" ""p ~ r~ ~o
,3 ~ ~j
/ y A~~X ~ ~ -2 ~ . W ~JQ
dl~'a ~ ~ 3 ~ , ~ ~ . Y~ ~
R[ .r _ ,a,+ ~ . M •
i
~ ~
,
~ ~ ~ , SA i , . . N O'd
^ . ~ ~ ; ~ ~
v
µ
~ Z ~ ~ ~ ~ . , , , ~ ~ 's'~,"~ ,;e ~ H. ~ o
. . . , . ~ . _
~ ~ q, q~~k ~ ~ ~i ~ ~ W
~ j" ~ ~ ~ 1 •OQ B'
s
, , ,
~
~ . es~ ' ~ _ ~ ' ~ 2~ j J W°
. _
~ x
~ ~s ~ ;i '
~ i~ ~ ~
r ~ ~ aa
a~ a c -i I ' a
~ 9rt S ~ ' ~ s~ ~ ; t Y
~ ~ 1~~, ,'4 ~ ~ , r,?°~i ( ~ g,. ° ;~'-r t ~a
° 8 - r. . ~ { ~ ~
~ ~ a~ z ~n ~ _ s~ ~
:A, x3 ,~"3' + V . , x~ ~ ~ q~ " v1
f ~ /fff' 9~ . ' ~ ~
• ~ ` F f ~ : ~ ~ i
~ ~ ~ ~
¢ ~ ~ ~ ,
4;~~ ; ~ ~ k _ ~ ~ ~ ; ~ . ~ oa
~ ~
e wr~'; ~ A~ os
~ ~ ir ~r .
~ ' s, s a :
~s R R~
z3~ ~~1 h',Ra,~ r~"' ' S~
~ ~ ~ # ~~S ? ea
' ~ x • 4'.
1+ • ro~g
~ ' }F~~ ~ _
; ~
~ ~ ~ _ ~ N
~ ~ ~w~s ~fir~ ~ N :s .
a"~ W ~ N
.,w'~k^ z',
a ~ a i~ ~
~ ~ O ~ ~
s- ~ 3 ::p~~: Q Q W
a .av ~ : ~ ~ ~ Q' . r ~ m s tu ~ ~ ~
{ 4 ~ ~~''r'a r V Q ~ Q
~ ~
" 40 ~ ; * W.r ~ ''fc'y ~ aY_~. O ~ , ; ~
. /
~
< ~ Q
~ u.ln - O ~ ~ ~
~ - T /
. .:„~r :'a f+" . ~ _ ~ ~ . x.. to ~ V r~ c
~ ~ ~ ~ ~ ~ - °
~ f . N W ? Q ? Q - ; m
. - °
mx q , 2~ ~ m.>
~ ~ e, ~ ~u V 3 ~ 3 ~ : m
~ ~ ~ ~ ~
y r Q Vf O ~ m
~ ~ ~ ~ . i v, v, ~ v~ ° ~ ~ s
~ 2
' ?It~i =W WA W~. ~g~.~.T
:&i ~ . ~ . ~ V = Q J O J
e ~
W 2ti k+ W o
f . . `d " ~ . F . . . ~ O h h °o~• ~
. ~ ; . - ~(Q ~ titi ' ~o~ n
. W o ~v ~
, I Q 3~ ~o tio
-s Eg `a
~ J QW 4r~ lu~ ~
" a,~~ U tuN C~~ C~~ -
9. .
2 Q~ W~ W~ cn~ ~
t r
s' h`~~ ~lN t/I Q~i ~Q ~Q o~
~I ~ ~ Q `oR^~
~ w ~ ~ ~
~ ~.ti'.~ ~ ~ m ~ ^
x ' ' ~ ~ ~ t{•}~ ~ ~ ~ a m
~ X
4 . ~ : . . ° i~.'.' / ~ B
. $ i r.. ~ Jr0 M.. r~~~ I.~ ~ VZ
. . . ~ ' ~ ~ . . ' ~ ~ 1 9
PAGE 14
THE STATE OF ARfZONA ~ovEeNOe
~ _ . JANEf NAPOLJTANO
, ~ ~J O~j COMMISSIONERS
~ O"V ' GAME AND F~ISH D~PARTM~I~IT CHAIRMAN,W.HAYSGILSTRAP,PHOENIX ~
a 1 ^,,,~a ~ JOE MELTON, YUMA ~
0 2Z21 WEST GREENWAY ROAD, PHOENIX, AZ 85023-4399 WILIJAM H. MCLEAN GoLD CA YoN
' ~ ~ ~ ~ ~ (602) 942-3000 • AZGFD.GOV BOB HERNBRODE, TUCSON ~ ~
~ DIRECTOR
~ ' . DUANE L. SHROUFE 'f ~ ~ 2 ~
DEPUTY DIRECTOR
~ . , ~ ~ STEVE K. FERRELL
September 28, 2005 ~X ~ - E..
Mr. Michael Marks
" MJM Consulting, Inc.
7002 E. 4th Street
Tucson, AZ 85710 ~
Re: Special Status Species Information for Property on Southwest Corner of Silverbell & Ina
Roads
Dear Mr. Marks:
~ The Arizona Game and Fish Department (Department) has reviewed your request, dated
September 6, 2005, regarding special status ~pecies information associated with the above-
referenced project. The Department's Heritage Data Management System (HDMS) has been
~ accessed and current records show that the special status species listed on the attachment have
been documented as occurring in the project vicinity (3 mile buffer). In addition, this project
does occur within Proposed Critical Habitat for the cactus ferruginous pygmy-owl.
The Department is enclosing handling guidelines for the Sonoran Desert tortoise. Additionally,
the Department recommends considering avoidance or minimization measures that may include
conducting project activities outside of breeding seasons for migratory bird species utilizing
riparian habitats in the area, such as the nearby Santa Cruz Rive~: .
~ The Deparhnent's HDMS data are not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and environmental conditions that are
~ ever changing, Consequently, many areas may contain species that biologists do not know about
or species previously noted in a particular area may no longer occur there. Not all of Arizona
has been surveyed for special status species, and surveys that have been conducted have varied
greatly in scope and intensity.
Please note, making this information available does not substitute for the Department's review of
- project proposals, and should not decrease our opportunities to review and evaluate new project
proposals and sites. The Department is also concerned about other resource values, such as other
wildlife, including game species, and wildlife-related recreation. If you have any questions
- regarding this letter, please contact me at (602) 789-3486.
Sincerely,
_
~c~C~-v~-
Evelyn Erl dsen ~
" Project Evaluation Specialist ~ rj' ~
AN EOUAL OPPORTUNITY REASONAAIE ACCOMMOnATInNS AAFNCv
~
Special Status Species within a 3-Miie Buffer
Silverbell & Ina Roads; T13S, R12E, Sec. 2
Shopping Center Property
- NAME COMMON NAME ESA USFS BLM STATE
Bat Colon
Boerhavia me a fera Tucson Mountain S iderlin g
Dendroc na bicolor Fulvous Wh~stlin -Duck SC g
Glaucidium brasilianum cactorum Cactus Ferru inous P m-owl LE WSC
Go herus a assizii Sonoran Po ulation Sonoran Desert Tortoise SC WSC
~ Hermannia auciflora S arseleaf Hermannia g
Maerotus californicus California Leaf-nosed Bat SC S WSC
M otis velifer Cave M otis gC S
~ Tumamoca macdou alii Tumamoc Globeber S S SR
Proposed Critical Habitat: Cactus Ferruginous Pygmy-Owl; AGFD # 9-7-05 (09)
Arizona Game and Fish Department, Heritage Data Management System (HDMS); September 13, 2005.
Evelyn Erlandsen, Project Evaluation Program, Habitat Branch.
~
~
15b
~
ARIZONA GAME AND FISH DEPARTMENT
- HERITAGE DATA MANAGEMENT SYSTEM 5PECIES
EVALUATION FOR APPROXIMATELY 10.5 ACRES LOCATED ON THE
SOUTHWEST CORNER OF INA AND SILVERBELL ROADS
Ex I~E.2
TO: Mike Marks, MJM Consulting, Inc.
~
FROM: Scott Hart, WestLand Resources, [na
DATE: December 20, 2005
PROJECT NO. 1186.02 X 340
Pursuant to your request; WestLand Resources, Inc. (WestLand) has evaluated special-status species listed in
the Arizona Game and Fish Department's (AGFD) letter responding to a request for information and comments
on the subject property. The AGFD report included special-status species for which the AGFD Heritage Data
~ Management System (HDMS) contained records of occurrence within three miles of the property.
Bat Colony- No fiirther information is given regarding this AGFD record. However, WestLand is aware of a
colony of bats that was or is using the Ina Road Bridge over the Santa Cruz River as a roost site. We are not
aware of a bat colony on the subject property. It is highly unlikely that any activity at the subject property
would impact the bat colony located at the Ina Road Bridge. ~
Boerhavia megaptera (Tucson Mountain Spiderling)-This annual herbaceous forb is presently known only in
~ Pima County from Tucson westward, on rockyslopes and aloiig washes and canyons between 2,400 and 4,700
feet elevation in desertscrub and desert grassland {AGFD 2000a). All currently known locales ofthis species
listed by AGFD (2000a) are mountains and hills (Tucson Mountains, Tumamoc Hill, Wasson Peak Ridge,
Baboquivari Mountains, and Santa Rita Mountains), except for the Tohono O'Odham Nation, where details of
distribution were likely not provided to AGFD. Rondeau et al. (1996) report the species scattered and
uncommon in the Tucson Mountains, but common on Wasson Peak. It usually grows in ~ull sun, and it blooms
August to November (AGFD 2000a). At approximately 2,200 feet elevation, the subject property is below the
elevation at which this species is known to occur. There are no known populations or individuals of this plant
on the property. Although the species' known locations at higher elevations and mountainous areas make it
~
unlikely to be found on the property, if it occurred on the property, the most likely ptaces to find this species
would be the slope that will be left natural on the south side ofthe property and the wash running through the
center of the property.
~ Dendrocygna bicolor (Fulvous Whistling-duck) - This species is a summer breeding resident in Arizona.
Nests are found in floating or flooded emergent vegetation or in nearby fields, and feeding.occurs exclusively
in water, including freshwater wetlands and flooded grain fields, especially rice fields (AGFD 2001 a). They
~ occur sporadically in Arizona, mainly along the Colorado River, but eastward to Phoenix and Picacho Lake
(AGFD 2001 a). There is no reasonable potential for this duck to occur at the subject property.
Q:Vobs\I100's\1186.02\SensitiveSpeciesSummary.doc ~ WCStL`dIl(~ RQSOUCCQS~ jI1C.
Engineering and Environmental Consultants
~.6 a.
AGFD/HDMS Species Evaluations December 20, Z005
Page 2
Glaucidium brasilianunz cactorum (Cactus Ferruginous Pygmy-owl) - This species was formerly considered
fairly common in central southern Arizona but currently is known only from Organ Pipe National Monument
east to suburban Tucson (AGFD 2001 b). Suburban Tucson occurrences have steadily decreased in recent
years, with oiily two owls known in 2005 (Scott Richardson, U,S. Fish and Wildlife Service [USFWS), pers.
~ comm.). The subject property is within proposed critical habitat for the species but is not within any Recovery
Area designated for the species. Surveys conducted at the property for this species in 2005 using protocol
recommended by the USFWS did not detect the species. Surveys are also scheduled for this species in 2006.
Gopherus agassizii (Sonoran Poputation) (Sonoran Desert Tortoise) - This species is widespread in the
_ Arizona desert lands and found in a variety of vegetation communities. However, it is dependent on adequate
shelter that is found primarily among boulder slopes with loose soil for excavation but also in caliche caves ~
along incised washes and occasionally in soil burrows dug near rocky habitat (Van Devender 2002).
Populations are therefore generally restricted in Arizona to mountain ranges and their upper bajadas, although
individuals will cross between ranges using washes or uplands (Van Devender 2002). This species is found in
the Tucson Mountains (Van Devender 2002). The lack of boulders on the subject property provides few
~
shelter opportunities and habitat where tortoises generally are not found. It is possible that tortoises may find
their way to the property, but the property could not be an important resource for the species.
Hermannia pauc~ora (Sparseleaf Hermann ia) - This is an herbaceous perennial known to occur on dry, rock~
slopes, hillsides, alluvial fans, and canyon bottoms in desertscrub and riparian plant communities between
2,400 and 4,280 feet elevation in southern Arizona and Sonora, Mexico (AGFD 2000b). All occurrence
records of AGFD (2000b) are within 20 mi les of Tucson. lt is rare on rocky slopes and in rock crevices in the
~ Tucson Mountains (Rondeau et al. 1996). There are no known popu(ations or individuals ofthis plant on the
subject property, but survey for the species has not been conducted on the property. At approximately 2,200
feet elevation, the property is below the ~levation at which this species is known to occur. Along with the
species' known distribution in the Tucson Mountains being on rocky slopes and in rock crevices, this species
in not likely to be found on the property. If it was, it would most likely be found on the slope that will be left
natural on the south side of the property.
Macrotus californica (California Leaf-nosed Bat) - This bat generally feeds on large niglrt-flying insects, often
~ taken while hovering close to the ground or by gleaning from low vegetation (AGFD 2001c). It is also
reported to feed on insect larvae collected from vegetation and occasionally on,cactus fruit (Hoffineister 1986).
These bats primarily roost in abandoned mines, caves, rock shelters, and manmade struchires, preferably in
sites with large areas of cei l ing and flying space (AGFD 2001 c). The subject property provides no caves, rock
shelters, or mines for roost sites. Because these bats are sensitive to human disturbance, it is unlikely that diey
would roost in existing buildings on the site. However, because these bats are highly mobile, it is possible d~at
they could occasionatly forage on or near the subject property.
~ Myotis velifer (Caye Myotis) - This bat is found in Arizona desert areas primarily in the summer and in low
~ numbers in the winter (AGFD 2002). [t feeds nocturnally, generally on flying insects taken while foraging just
Q:Uobs\I 100~5~~ ~ab.oz~s~~s~~~~~ sPe~~a s„~nma~Y.~o~ , WestLand Resources, Inc. .
Engineering and Environmental Consultants
16b
AGFD/HDMS Species Evaluations December 20, 2005
Page 3
above vegetation or under streetlights (AGFD 2002). The species' roosts include caves, tunnels, mineshafts,
under bridges, and sometimes buildings within a few miles of water (AGFD 2002). The subject property
provides no caves, rock shelters, or mines for roost sites. The New Mexico Department of Game and Fish
~ (2000, referencing Caire et al. 1989, not reviewed by WestLand) cites the species roosting in barns and lumber
sheds, suggesting that large buildings not occupied by humans are preferred. It is unlikely that the existing
buildings on the property would provide appropriate maternity roost habitat, and the existing buildings are not
a unique or rare resource in the area.
Tumamoca macdougalii (Tumamoc globeberry) - This species is generally found along arroyos and sandy
- washes in Sonoran desertscrub aiid desert grassland, below 3,000 feet in elevation (ARPC, no date). .AGFD
(2004) indicates that it is found in the shade of a variety of nurse plants in sandy washes, using sandy to rocky
soils. There are no known populations or individuals of this plant on the subject property, but survey for the
~ species has not been conducted on the property.
REFERENCES .
Arizona Game and Fish Department.
2000a. Boerhavia megaptera. Unpublished abstract compiled and edited by the Heritage Data Management
System, Arizona Game and Fish Department, Phoenix, AZ. 3 pp.
2000b. Herman~riu pauciflora. Unpublished abstract compiled and edited by the Heritage Data
~ Management System, Arizona Game and Fish Department, Phoenix, AZ. 3 pp.
2001 a. Dendrocygna bicolor. Unpublished abstract compiled and edited byti~e Heritage Data Management
System, Arizona Game and Fish Department, Phoenix, AZ. 6 pp.
2001 b. Glaucidium brasilianum cactorum. Unpublished abstract compiled and edited by the Heritage Data
Management System, Arizona Game and Fisl~ Department, Phoenix, AZ. 4 pp.
y 2001 c. Macrotus californicus. Unpublished abstract compiled and edited by the Heritage Data Management
System, Arizona Game and Fish Department, Phoenix;.AZ. 6 pp.
2002. Myotis vel~er Unpublished abstract compiled and edited by the Heritage Data Management System,
~
Arizona Game and FishDepartment, Phoenix, AZ. 6 pp.
2004. Tumamoca macdougalii. Unpublished abstract compiled and edited by the Heritage Data
Management System, Arizona Game and Fish Department, Phoenix, AZ. 6 pp.
~ ARPC (Arizona Rare Plant Committee). Circa 2000. Arizona rare plant field guide. Loose-leaf notebook
- Q:Vobs\I100's\I18602\SensitiveSpeciesSummary.doc ` ~ WCStLilll(~ RCSOUI~CCS~ IRC.
~ ~ `1 • Engineering and Enviro~mental ConsultaNs
~.GFD/HDMS Species Ev~luations December 20, 2005
Page 4
prepared through a collaboration of agencies and organizations, coordinated by Mima Falk, U. S.
- Fish and Wildlife Service.
~ Hoffineister, D. F. 1986, Mammals of Arizona. University ofArizona Press, Tucson. 602 pp.
New Mexico Department of Game and Fish. 2000. Biota infonnation system of New Mexico. New Mexico
Departmeiit of Game and Fish electronic database, BISON-M, Version O1/2004, Santa Fe, New
Mexico. Obtained through the Internet at the universal resource locator
http://fwie.fw:vt.edu/stafesJnmex main/species/050035 htm, htm accessed on December 9, 2005.
Rondeau, R.J., T.R. Van Devender, C.D. Bertelsen, P.D. Jenkins, R.K. Wilson, and M.A. Dimmit. 1996.
~ Annotated flora and vegetation of the Tucson Mountains, Pima County, Arizona. Desert Plants
12(2), University of Arizona Press for the Boyce Thompson Southwestern Arboretum.
Van Devender, T.R. (ed.). 2002. The Sonoran Desert tortoise; natural history, biology, and conservation.
Un iversity of Arizona Press, Tucson. 388 pp.
Q:Vobs\IIOO~~~~~a~o2~s~~5~~~~es,~~~us~m~~Y.eo~ ~ 6 r~ WestLand Resources, TI1C.~
G~, Engineering and Environmental Consultants
- 2. The AGFD letter indicates that within 3 miles of the subject property there is the
presence of eight species status species. It also notes that the property is within the
'Proposed Critical Habitat for the cactus ferruginous pygmy-owl". The firm of Westland
Resources reviewed the letter and provided a letter of its own in response. That letter is
enclosed and labeled Exhibit I-E.2.
I-F. VIEWSHEDS
1. Views onto and across the subject property from adjacent properties are mapped on
Map I-F.1. None of the views and vistas depicted on Map I-F.1 that are currently visible
from adjacent properties will be blocked by onsite development. There are some
° spectacular views from nearby vantage points, particularly from the west, of long-range
views of the Catalina Mountains and Tortolita Mountains and the 'northwest' valley and
even the Rincon Mountains. From the east there are long-range views of the Tucson
Mountains as well. The short or mid-range views or vistas from the surrounding
properties are generally blocked by vegetation, although there are views of both
Silverbell and Ina Roads as well as the lower elevations to the east. Frorn the east and
north the views of the site are reduced by the vegetation along the site boundary. Some
of the larger trees within the right-of-way of Ina and Silverbell Roads provide visual
buffering of the roadways from the subject property, however manX of these trees will
be removed by the Town in connection with the upcoming Silverbell Road improvement
project.
" 2. Portions of the property along the borders of the property could be classified as'high
visibility'. Particularly the north and east borders are highly visible from the adjacent
streets or from properties on the other side of Silverbell and Ina Roads. The vegetation
within the site reduces the visibility of interior portions of the site so that they could be
classified as `medium visibility'. Presumably from the cumulative vantage points along
the perimeter all or nearly all portions of the site are visible to some extent. The fact that
the site is of a lower elevation from those on the nearby properties to the southwest and
west allows the views from those vantage points to extend beyond the boundaries of the
subject property. Consequently, the development of the subject property should not
create a significant impact on the offsite views from these properties. See Map No.
I-F.2a. Exhibit I-F.2b contains photos of these same conditions.
I-G. TRAFFIC
~ 1. The property is adjacent to Ina Road on the north and Silverbell Road on the east.
Silverbell is an arterial roadway. Ina Road is an arterial roadway east of Silverbell Road
and a collector road west of Silverbell Road. The conditions of these roads and of
Cortaro Road are described in the next section.
Silverbell Crossroads Page 17 of 44 7/7/2006
~
I, (
~ ^ ~ : ~v~ ~ W
y~: ~ Qi . ~~~<~q'° b.~ ~ ~ ~ ~ow i - ~ Q
.
~ 0 2 Q . ~ . ~ op a o , 0 2 `2 - - ~
. . W . .
~ ~:,r ~ ~zQ~, ±Y ~ z'a~~ , ~ ~ ` ~a~F ~ ~ p , ~
~
~ ~ - WI-~.~ ~ A ~yC~ ';Z2 + g ~
' - , •
j UV'Y ,F f O~ ~ 2~~ a, I..k' t ~W
~ ; ; ~ ~ ~ ~ o W ~ - r~ T
..n J> ~
_ ~ ~ ~
' - .
~
V ~ _ _ ~ ~ - ~'4, - ~
f~] ~ ~ ~ ~ ~
ZZQ '
r .
t s,
' I
E : . ` ; _ _ ~32. ~ _
, ~ i
,
n.~
J ~ ~ g
~ -
p Tg t' Q~ ~'i. \
. .
~
: _ ro Z ' , g p ' ~
' r~' u ; . - ; y ~ i1 Z 4t
. . .
, ~ Y-~y a ~
.
~
~ m-~ _
, J
, i r^ _ _ _ f ' ' " \
i , ~ ~ ~ ~ - l ~ ~ ~ Vl
• , . • ~ _ _
;
_
: ~ . . , : , , _ . I _ _ ~ ~
: yr-~--- . . ov a o N ~ 1 ~ ,
_ .
~T , ° W
~ ' c~ a ~ •a ~ - ~ ~ ~ = ~ ~ ~
, . ~
~_~K ~ ~ ~ ¢ ~ W> ~ „ ~ c-~
w ~ 1 ~ d (A W ~ ' ~ ~ ~ O
N ~ ~ •
~ . TM- j i~'.RC " .3{~~.J ~"'E_ ~ . ~~~j °N
, ~x a •
F~ ° ~ \ ~T W ~a ~t ~ ~~'t ~ O°,~
`
`Y• " ~
J• ~ ' . A ~ ~ Z _ ~ 1 , ,i ~ ~ ` ~ ' Q Q
,
c4~ ~ Q~ , ~ , j p~ a ` i.,~r y ~`1--
i
n ~ 4 ' ~ ' 2 - ~ JL,{yy-~,' e o~;
' r._-._.~. V' . - I.. 1 ' ~ t .P,1
~
, ~ . ~ ~k' ~ _f~".. . . _ f`~~
. 1 . I, ~ . ~ ~F,. ~ e ~ I .~f^- , ~v~~--v ~N
,
- r.., . . - ' ~ ~ ' , ~ ~ . . ' 11 w.~ ~ ' ONa
. i
. , , . . . . ~"J;~ . ~
! , Z
. a..:.~-1-'~ ~..4 '__G, ~ f;..~..,1_ . - ' . r
UO
~ , ` ~ :m ~l~ F ~ r° vjo
f. ~ 22Q , ~t'° ~ ~ ` l~ lI 1 -'~'.s~f=~ ~ r . ~ 4 . O ~
`":43~ ~ ~ qi i e; ' F ~ ~ 1 oz°
' .C~Z .t"~ - ~.i ~ ..J ~.Q`~.
{ A---..~FvIT~~}1`~\r~:,~.~ Q \ A ~i 1~ ~ ~WF
~1, m ~ h' ~ " T . ~ s , .INaZ
. ~ ; . t - {.l. ~ ~ o _ ~ ..~'I~ . _ c 7=..: e.n' ,.y . ' ~ ~ ' ~ _ o~o
j ~ ~ ~ h s i ~ r ~n u
,
, .
. .,.~V~-~ ~ ~ r:~.l~'~'~ ~ ._,f~~~. ~ ~ R:~.ir r, ~~E230 ~ ~j•: 'W~od
~ ry~
` . ~ ~ ~ 1,~(~' ' ' ~ i ' ~ ' 1 ~ ! - J ~ 02 + 1y Om~
_ '
, . .-i_.' ~ s--- _ 'r •tr, a ~ .~~,j.Ql.' I,:~ ' Pd.
- , • ,
A „ ~ ; ~ W
~ i ~ ~ ~ 0 i h ~ ~o
I. Z y f 1 w\ I~~ 4.:?' "\'d°~ . N`o
, a i ~ ~ y y: ~ l:~ )
M - - ~ F. } ~ ~ '~P
, p~~a ~ . az , ~I JWN
i ~ u
Ol ~I~~~ . ~ _ ~~a~~ i 1 $ Fx. E--~-.-~-? ~?tt
~ ~.u. ~~~Z .7 8 . ~ ~1`-: ~4: ~ y ~ . , vtt
.
~ W ~ ~ . a - r t ( . z •'n a
)
~ 00 , ~ v~i i aa
i
,
, ~ 1~,~ f I ' ~w/ ~ w ' .r ,e
. . --fe.-X' \ {1~ ' µ , _-,j. d/d' ~ - ~ f ~ mg
~"~'~T~"~~ ~
. , ; , I . P° 0 I_~ ar„~~ . . 1 ~ ~ ry ( \ m°
~__...~-8: r:..... . t r o - ~ . . . ~ ~~i:. ~>"i. ~
,
o ~ ~ o ~ ~ ~ 5 F `~i~ hN~ '
~ ^ t ti~,,,, p ~ ~ . ° a
' / ' ~~Q ~ ` ~ V' ycc ` a ~ b~/ f I L~ :.5 ~ r ' . ~ ~
. ~ ~ o¢ i~ ~ ~ ~ r i~ :~7'
- . y.~ N . . y / , . . ~ t' ~}~.t.. ~ . 'v y~ {y O ~ ~
'r~. _ „ . ~ . y 3A . ~ ~ . ~ ~i; a~
~ I~' 1
~ ~ ~ !r ~ l ~ ,r s'~ F:,.~~ ' ~ v:
_ ' ,
•/..f~~~ . ~ 1 ~ 3 ! ~I' ~V~ ~ .y"i-.!4 l ~t/=~j ~ a~
c _ . : . : , ~ , ~ ' . : > 4
~r ~ ~ - k , ' . r.~ r~k ,~'r ~ r~~~`~`,~ _ ~ r
~ , 3 r ~ x . _ . , K oH
~ s _ ; ~ ~ 4 ~ti v i t ~ ~ i-''_ ~ ~
. ~ _ . _ , f ~"v 1 r: ~o_ _ '
~ a' ~l ~!i! ~ -~n" " i F ~N jf 1,, ~ ~l ~ . ~
~ ~ ,C" F a ~ ~ ~ l
s. 1 ~ ~ ` 1;~. W z . ~ I~ r N
Y _ P ~ ~ ~O 2? ! . ~ I (i~. . ' i r bT . ~ ~
cE r . .l ` ~ ~ , ~ 41 O01 ~ ~ T^Ir` ~ w , ~ S f';~ t ~~11'M'} V fi rrs . . ~ .
3i~i ' ~ , ~ i~~,
~ ; : ~ w ~ ~ ~ I F~ a ~ ~ '
~Ii ~ ~r. ~ j ~'Q I i ~fi~~ .1a)~~ . _ c
/ " ~ ~ ~ i , . ~ `S~ . q . . ~ .
. - „
~ , ( ~ .~~cs.^~...:~.! ~ ~ , 1, i, I - -~~c - - - ~
s
: i ~ t,~ 1 r t:~ J yy '~',~w, ~ m
--yr~,N ~ oF. ~l~~ 1 ~ ~e~ ~ ~ ~ - ..ti - - I ~~~':;ry'~ ~x~~ ~ ~ ~ ~ v ~:3 N ~ w~ -
' . ` ~ ~ ; ~ ~ ~
~ y ~ r ^
'e` _~i.. 4 , .:.~o'k~l- _ ¦ r l~ ( ; ~ ; S ~ `~~'iS I ~j 6 a~ r,r-~~' ~ 1 t- `o
"~~J f ~ B~~S~~ =~1~_ a.r f . ~ ~ . ~i~?r ~ I °y~' . ~!e~~,~,` v ~k,~
~ ~ ~ 4 ~ ~ ~ , ~ - , ~ ~ a - ;
~ d ~ ~ % s :
~ ~ ` ~l;
~ 1; Q ~ Y ~I' _ L~ a a 3° a
~
, i~ ~ ~ ~ ~ :_t~ ~ ~Q : ~
~ ~ ~g
, Q a~E1 I ~ I ~ ; N
i ~ y t'~ ~ . ~ ~ ~ ~ ` . I ~ : ~
~1`~' 'a < _ . _ ~---r;Y~, ~ ` ~
~ ' , • ~ ti
Q C ~;L .
" r._.~. m
` I . - - k ! J w I . ~ ^ ~
~f - ~ a 3 0 ' o ~ ~ ~ - ~ "
Y ~ ~ ` l~ m m
[ ao2 ~ ~ ~ ~ ' ; _
;
1 ` ~~o _ i _ "
; ~ ~ ~ , - ~
~
~ ' d '~''-i~ r';'
I . ~ - / a
' ~ . _ _ . ' . . - ! ~~~[y _ ,I 'i ~ C .
; ~
~ >
- ~ T
~
~
--i _ _ - ' _ p~~
' . ~i . ) : i ~ . . ~ ' • . 1 -6 L
' ~ : , : " ~
, ~ ~ . .~.'w) a, L'o
PAGE 18
I X - 0 ~ ~
~ a ~ o~
~ W N~
sl ~ ~ . ; ~
,s~ ;~ry, Qm q, „ ~fs _ ~ ~
- w~ ~ ~ , - , - Wm I ~
~ b' ;'r,~ ~ N
n "_~~i ~ ~
z e`.".U _x a o,`'" ~ 1~ oW ~1
N ~ j ~ Q W O V
~ , ~B X y ~ ~ ~ N' / m ~ ~ Z ~
0 ~ ~ ~;o ~
~ - - "x ~ oQ"!% .h~ ~x J , = a
~ x, f ~ o ~o W
_ ' ~ z ~ ~ o W ~ ox
i ,SA ~ J ~ Z JQ Q~
? ~ - 0 , ~ ,I~'/ Z ~1
„ q _ 'i" , ~ ~ ~ + ~ N ~ Z
q ~ ~ _ L a ~ ~ , i
W ~ Waaav o
s, - ~ ;6 ' p~, ~ 3 ~ ;I x J ~
~om q' , _ , ~ , , ~ f~~ v-n~..,, " h ~ . ~W
w, ~ `fi`k_%, er;" ~ / a, , on
' ~ z> ~ ' ' ~ ~ ~`j+~ f . . "!x. ' _ ~ . ' ~ ~z
~6~~ M~ ~ 11~ _ M~{' _1/ ~ ~ / . NX~ f\ . ~ oOh
s3. ; ~ ~ J ~ x ~Fl
• ~ ~ K 3
- i ~ ~x ~.'~~1' \~V /.~f ' i r~ , ^ F
ii i ~ ~ \ _ ~ O i9 ~~'Q
i ~~~.y (f~
i _ ~
. ~
' ~ i ~ ~m~~V ...I~ . ~ -~~Q, ~~x "'on2
i' i ~ / ~
~ v \ . ' K~ ~ ~ i O vU0
J p i , l y ~ ~ + + ~ , i owN
~sa~~--~ ~ 'l~ ~ j~ \ ~ , j~ i~+ _ i
;O ~ ~ y. ~x. - . ' , w.~Ia
~ q ' I , \ ~ ~ + _ • {Z
i , r"~"~j ! . . ~ . ' t ~A~ = ~;o~
' i ' ~ ~J ~ } ~ ~ . . ~ i ryW
i - ~
~ ~
S \
. i
.
3 \ . 2
I ~~N y . ~
+ ~ ~ ~ - '~2~' ~I ~x ~ .lx ~h/v --x---- -x ~ j_ ' Joao'
m ~ ~ ~l E i ~ ~ x " ~ : ~°u
` ~ _ ~ ~ , Q - J o
UN~ I - ~~,/J / , i \ ~ ~ 5 ,~~3= W ~j JQ
~ ~'S~y 1~ . x ~ \ "j ! \ ( ~ ~ ~ ~
, ~
,
x - xh~ ,r ~ ~ ~a2 \ \ N~ / 1-"~~ ' m o°ma
_ ` , ti' ' " " ~ ~ ~ ~ ~ - y '~t"'~ ;x{a~t,~fa,~ W ro
, - \
~ - - - ~ - - t- - - - ~ - - - NOl°~ 28 ~ i
- 1 i - ~ ,.,,i `.,x , ~ \ c~ _ _ ~ ? a~,,-B2 1 ~ i ~ ~QO ~ ~o
x ~ . ~ . ' ~ i ~ _ ~ i
~
~ , ~ ~ Y _ ~ - ' ~ ' ' J W;
~ ~ ~ ~ ~h~ .I \ ~i I ~ I I % / \ pN
`I ~ f 1~ / . ` / / ' . ~ ~ y QQa
_ ~ ' N _ , I ~ ~x ~ ~ F::, ,
~ ~ ~ ' , --'i ~ i 1 ~ i ;s
~ ..~x , a'i ~ ~ _ _ - i ~ ~7} . _ I~ \ ~ ' i-'~ uP
r ~ - =m _ . ~ ~ . f ry: ~k ~ 3. X ~ x h:
_ ~i ~ ~ ~ / ~ ~
`~x x O ~,.I~` / ~ 3-. , _
~ ~ ~ \ ~ I _x * _ , ~4ea
- - ~ - Nx _ - _ ` , ~ _
_ ~x ` `~:~m ~ , ~ ~ x=~`~~== _ ; - a`
~ - ~ •aoo - . „e
o ~ ~ _ x " _ .h ' ~z
~ ~ - ~ - ~ ~ G_
__.'i ~(r~ ~ ~x ~ ~ ~ ' _ _ " ~ _ , t~
i~p i ~pJ~ _ . ; r--'''' an
i
; i ~ , ~ \ . - O-` _ . 4a
~ ~ ~
_ ~ ~ ~ x } Nx ' - _ mJ~, / i • a~
~ ' _ ~ ix ~ . , ~ i - h ~ ~ ~x ~ , ~
`~x ~ ~ i ~ ~ ~ ' U~. _ ~ i . N , , ~
~ , , - W W o o_ , - ,
- ~ %
i , ~ ~ /i~ ~ } ry~-O.'Nx ~ ~ ~~L\~ - i
` i ~ / W ~x ~
- ^~x ~ ~ i i ~ i N ~ ' i r ~ .;1 . > ~ ~ 3 I i / _
'V ~ ~ ~ `3- } : /i ~ ~ oi ^jk 'F.~ ' _
_ _ _ " ' ~ ;I ` ~ xN ~ ~x .a~\` •.Q i iV1~.-~
- i ~ W ~ ' . / ' . ~ N i/ ~ ii rco"~ .i
_ `;~i ~x n~j i ~l ~ . ~i•:~'v.' . i
i.' ~ ' ~ ~i~.' ~i~~~/ m
`Q_ _ ,n gD, y r~ ~ ti . it h
...I ~ _ ` ~x p~ ~ \ I x i . , - , _ ' ` o /O ~V ~~u i >
q m ~ ?~~1 ~ ~.l~i i
O K °m 2 ~~t "'^4~+.~Y~`~ ~J: ~ _ ; i ~ ~ ~ ql~/ , ii ?
1'Q1= Q I N ...y ~ I I ; I ; ~ /
~ k 0 / ~~r -i= _ - a~,`~,~, ; ~ _ o
i y ~ _ /r / i ~ t ~i :'3"' - ~ -"3- i I 1i i ~1 x 1~~ ~ N
' ~ a ~ 1~~~ j ; , - ~ , ~ ~ ; ~
i-? Q ~~`_~1 ! . ' ~ ~ ~ 1 11 ` ~ ` 1 \1\1 ~ m
i ~ _ iX ~ li ~ ~ ' 1~'~` 11 ; ~
' I. ~ ~~1.-~~~ \1~ i
. 1 ~ I11 I 'L
~J1~ I 1 / ~.t ~:lm / ` ~``Q ~ ~ ' \ 4
` (}~V I ~ ~y,..~ l ~ /,l ~ ~ ~ ~ / ~ ``I % 4
\I ~ ~X~ I 1}~=, ~ / / ~ ~ ~ ~I I~~I N
y~~ HWi ~ R.w..Yi x ~I I/~ . ~ ` _ 1 ~II~'~Fix` ,
~ \ ~ ~ m l I { e~ . ~ ~l . f~ ~ ~w~ m
\`I ~ ~ , ~ ~ ~K ' ~ 1 1 ) ~~rl V. ` ' .-~i
x ~.SL - ~ m i `f~'~'. ~ ; _ ` f _ =-(r"~ ~ ` >
a i ~ i ~ ~ ~ _
- _ ~ , i~~ . \"^f i a ' 'i1 'i~ ~m . _ _ 4i ~`~~V , , ~
_ ~ i r ; : ~
, , 3= " x ~ `1
i I i ~ ~ ` r i~i ~ , ~ __C3:~ • - \ • ~
• ~x
' ~ _ ~,(j ' ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ i r ~ ~ a ` - ~ ~ ~
i •
~ N i 1 , ~ ~ • ~i ~ ~ ~ ~ i~ - - - ` ' m H
r; i _ _ ~ i ~ ~ ~ ~~t r a 3'.~ 3c ` ~ ` ~ _ om
- H ~T' ~ i ~ ? ~ , , ? N e~- ~ ~ ~ 3~ ` ~ ~ ~ m
~ : O'~~ ` i rv
i -
~ 'x ~ i i I!`~'.LO v 6 .~07~\•• "T~'~F.". m'
, , ~I~ ~ O~ _ ,
i . - - ~F
i a
PAGE 19
- NO
~ : .
` ~ ` ~O
I ; ~ . 5 A ~ _
1• ' j f~' b.. 0.
ak'~ r~ ~ { 1~ ~a;~~ ' ~
ry SH ~y ~ ~
~r; ~-'J . ~ . . , t~A 4 A k'a:~. ~ ~ ~
. ~a° ~ ~ Z ~
F ' . ~ ~ ~ , A~ , I~I I~ ~ `
r~ ~ ~ ~ ~ t ~ _"'i; K," ~ ~ I ~
' ` r m ~
,
~ r r ~ ~ '~fi. ~
r -.~+~...~u..
~
r
t. .
1. T
'
~ c
~ ~ ~a
~I
I k + r-
{t
.
' ~ ,
, 4
M X_+
~ : , . y ~kZ~ ~ A~ ~ I ~ ~
~ , W Q
~ "
~r~r ~ ~~~~t ` ~I I y O
'AF ' s.~%~ d Se„_, .
mW
k~'f~" y`~~ '
~ 2~ Q 0~
j~ }y. €~p ~'k a W ~ I W Q Q~
~ 7 ~ ^ ~ ~N
. 4y i~ ~ I ~ \O•
"v ~;1~ , A ~4, x .
~ . r i.._ ~ - O I N
TM'SA
¢ ~ Q~1
'q } ~ . ~ ,i,5~' ~R ' ~ ~p ' ~
°:'~v r' ~ ~ W - `'„'L~ '~a „t ~ ` w ~ NF¢
~'S~ ' ~f,~ ~ _ ' } : ~ " ~ ~Af,.,~ _ ~ QIVZ
~ 1 A y` ~ """W' ~ F y PUO
f~ ^6t~; ' i` WN
, , ~ - ~ , o
~ ~ r" O 4 ~`M~ ~ Q N~
rL n` H 02Q
in.;
' i i. ik' z . a. Z ~ i~
p.. ' O
~ } R ~p a~ . ~ } ~ N~Z
a.' ` t' J : J J o~o
~ 'y a n ~ ~ J epu
p ~ W . s a P.' IJ~ V~
~ . ~ ~ . a I- . j ~ ~ o a
=;f.s W Q W omi
i
r . ~ ~ N3 ~ ~ PW ~,Qp
, ~ ~ C~ ' ~ q~ ~ y ~K ~ tt (9 W wc
.,.t YE g OZ ~S , - ;h~.''.,,~~.d °5s~ ' pZ ,Hp
, ,
r •
' x . S~ rY "r.,~~ ~ ~'s. ~'r ~Y Wv
.
; ~ w
, 00 ' 00 Jorv
~ - . - ~ ~ ' _ ~ ~ aa~
:,ii• a
o;
> 4
_ ~ :
h~
, t~; ~Ir l ~
~ t~~r
~ ~
~..a.. ``:iY~+ . C•
~ ~ ..~'Yj,^ Q~
q3
' _~t Gg
~ 6G
£ • qJ
b;;
, ~ eo
~~~'~~tr r ~ v~
"~F ~ II I~ ° ` ~ i 7~~:',
.
v ~ ° , ~ N '~Yq~
k ~ se'~ `i ~I
:i
I
I
~
,
,
~I
a'a~~' ;
.
.a
.
qSt. R, ~ .i W W ~
, ~ ~ H m
` e ~
~ ~ :E N - . In o
' Y y
_ . .
:M1P~" h4.. ~ i ~J.~ ~ W ~
~ .
,..r rv ~ qs ~ I = 3 . .~d'~ ~ ' az~~ ~ ~ ' c%~
~ ~ ~ . ~ a n ~r i-
~ 1 . y rrar~_ J.
i y. ~ y~ '1~ ~ ~
~ .i_~. '
~ ~ ~ ~ y ~
.'v". t. t
.:r ~ ~ . . . . Z . . i, . . . . . ~ , 1 ~ R Z
a. , /
. ~~A-e J ~,t y 4, J w
.
~ ""r'~ - ` ~ ~ ~ ~ y
. ii: _'t~^ , 2 = ~
I,'> ^
I ~ ~ ~ ' ~ ~ I ~~I ~ ~ ~f ~ ~ ~ ~ "o
~ Vr I ^
~
~
u~ t ~ ~ ~ z m
x t 'z-~. s ~ ~ ~ m
„ya~~g~~~ _ , ' ~ c~ ~ ~ ~ m m
% ~m
.r. ~A}' ' ^ £F ' O? . ~ ~
. '~Z s5 FY HY q
# 00 00
~ ~ S O 2 0
dJ dJ ~Q
.:t~i~ - / ~
PAGE 20 L^
~ LL A S '
\ I N
I
~ S ~ ~ AL E MA R
'y'' I ~ 10
~ ! ~ a Hd ~ LL A/N w B
. ~
~ ~ < < s.
~ t S
~ ~ ~ ~ ` SCAZ.E: 1 "a 1600'
~ ~ 27 2~~ 86~ 25 1 A A S O
= - - - - - - -
34 355 ~ ~ ~ ~O 35 6 '
~ i
W ~ \ , N ~
' ~ ~ ~ I ~OW '
~ ~ ~ ~ ~ ; ~ ~ BOU DA ; ~
W ~
~
~ ~ ~ ` ,
~ ~
~
, _
: ;Q ~ i `F I ~ ~
~ \ ~
O~ , ~
~ T ~ J
. ` a , ~ ~ ~~d~~ ` ; 1 J
yqy~ ~$9 ~ ' N
I ( \ ~
1 I ~ N
L ` 1 `
Sr ~
~ S/NG~LE RO
~ ~ ~,yr I
P•~~ 2 ~ w
~ ~ ~ `
~1 °.r~ I
% MA ANA ~ry~' 3 2
Q-~ 80 N ~ ~ '
- _ ~ . ? ~ ~
x I
0~ ~ ' ~ ;
~ .~,~a
~ 2 ~'~a~ 1 z.-.4,
~ ~ eh-T.
~a.~ ~
~ ~
~ ~ ~
1NA ROAD A/5 R) 34 35 ' 351 ~~36 ~
- - - - - ~ ~ ,-~-/NA:a:~ROAO? ~MS&Rh~'~:,,
' 1 M E 3 2 a~, ~ " ~ z 1.
~ ~
~
- ~
~ m ~ti.
`'o +.'T Ec ' I
~ ~ , ~ 1 I
~ ~ o~, ~ ~ 3''~~ I
i ~ I
~ ~ ~ ~ p2 ~ I
g ; ~ e
~ ~ ~ `
~ ~ ~ 'N ~ ~ l~~~
~ o i y ~ .w~e~ ~ ` ~ GC ,
s~p Z 1 ~ ; 5%'-" W~ ~ tA
~
. ~ `
~
~ ~ \ 9~1. ?
~ ~ 90 ~ '
V ~ ' ~ , E ~ Y ~ ~~s ` ~
e ~ 4
„ MARANA ~ J - ,
~ TOWN ,
~ ' g BOUND Y ~ Rf °~R ' \
, ' ~ ~
,
~ N
~ 1 g 1
' > _ /
. ~ ,
- - ~
~ 3
' ' ; p ~
i ~ e~
~ t
~ ~
~ ~
rr ~ I ~
~
i ~ ~ 0
3 ~ 2 ; ~ 2 1
~ 10 I1
; ~ 11 12
u /
' ` g '
i
i ~5
~1~
LEGEND ANO KEYNOTES: n zfa`
^ o oE
1. ARTER/AL ROADWAY a = '~'9,.
~
2. COL L EC TOR ROAOWA Y ~
~o
~ ~ ` ~ i 3. FUTURE S1L VERBEL L ~ ~ ~
ROAO PEDESTRlAN TRAIL
4. EX/ST/NC SANTA CRUZ ~
N/K/NG TRA/L
• S/LVERBELL CROSSROAOS MAP No_ I-G
PARCELS 21~-OI-0~60. 211-0~-0170 2t~-O~-04B0 Ll f
~nd~Plxn~nla~:n~Ds~~lo~wan~ S~r~lca~a 6 21~-0~-0~9PI~wa COUNT~Y,~ aa~io/va T135. RI2E. TRAFF~Cj SCl7~D~J, SEWER ~ RECMA
1¢~Ma~~200fi iS}:i3q36e11\civtl\stte-analysis\Bl1-14-tref-rec.dgn PqGE 21
~ 2. There are three arterial roadways within a one-mile distance, and they are Ina Road,
Silverbell Road, and Cortaro Road. They are all identified on Map I-G. Actually, Ina
Road is classified as an arterial east of Silverbell Road and a collector road west of
Silverbell, but the information below will not create any distinctions. Also, Cortaro
Road is classified as an arterial east of Silverbell Road and between Silverbell and Ina
Road as a collector road. Information for each of these roads is provided below. Ina and
Silverbell Roads will be improved in 2007 but the information below reflects the existing
~ conditions for those two roads. Curtis Lueck, P.E. of the firm of CLA has prepared a
. Traffic Study for the subject property and proposed project, and much of the
information below is gleaned from that report. A copX of that Traffic Study is
submitted separately with this report.
Information below relates to Silverbell Road:
a. The existing right-of-way along the frontage of the subject property, that is west
of the centerline, varies with a full 75 feet along the north and only 30 feet along
the south. 'The east half of the right-of-way is a consistent 75 feet.
b. 'The Town of Marana's Major Routes Rights of Way Plan designates the ultimate
right-of-way to be 150 feet. This means that where the west half is less than 75
feet the difference will have to be dedicated. Thus, where that right of-way is
only 30 feet there will have to be a dedication of 45 feet. This dedication is
consistent with what is called for in the Silverbell Road Improvement Plans.
~ c. The adjacent right-of-way is public.
d. The Silverbell Road right of-way is continuous for miles in both the southeasterly
and northwesterly directions.
e. Currently there is one travel lane in both directions. The capacity of such a two-
lane roadway is 12,480 trips per day according to CLA. The posted speed limit is
45 mph and therefore the design speed is expected to be 50 mph.
f. CLA, using data from PAG and an estimated growth rate, indicates the current
ADT to be 6,400 to the south of Ina Road and 8,950 north of Ina Road to Cortaro
Road.
g. The existing roadway conditions include two paved travel lanes, no curbs and
dirt shoulders. The construction is to rural standards
h. Silverbell Road, along the frontage of the subject property, will be improved in
connection with the Silverbell Road - Cortaro Road to Ina Road, Town of Marana
Project No. 99-050. Those Plans are complete and are scheduled to go out to bid
later this year and then construction is expected to start in either late 2006 or
early 2007. Those Plans will result in four travel lanes, a raised median, multi-
purpose lanes, outside curb and sidewalks, and drainage improvements.
^r Information below relates to Ina Road:
a. The existing right-of-way is 150 feet, equally split on either side of the centerline.
b. The Town of Marana s Major Routes Rights of Way Plan designates the ultimate
right-of-way to be 150 feet and therefore there is no need for any additional
right-of-way dedication.
c. The adjacent right-of-way is public.
d. The Ina Road right-of-way starts about two miles to the west and runs easterly to
Campbell Avenue.
Silverbell Crossroads Page 22 of 44 7/7/2006
~ e. In this general location, there is one travel lane in both directions. The capacity
of such a iwo-lane roadway is 12,480 trips per day according to CLA. The posted
speed limit is 45 mph and therefore the design speed is expected to be 50 mph.
f. CLA, using data from PAG and an estimated growth rate, indicates the current
ADT to be 9,050 west of Silverbell Road and 15,300 east of Silverbell Road.
g. The existing roadway conditions include two paved travel lanes, no curbs and
dirt shoulders. The construcdon is to rural standards.
h. Ina Road, along the frontage of the subject property, will be improved in
connection with the Silverbell Road - Cortaro Road to Ina Road, Town of Marana
a-- Project No. 99-050. Those Plans include additional pavement to accommodate
iurn lanes, and a center curbed median, and drainage improvements.
Information below relates to Cortaro Road:
a. The existing right-of-way between Ina & Silverbell Roads varies beiween 90 and
200 feet , and east of Silverbell Road it is 150 feet.
- b. The Town of Marana s Major Routes Rights of Way Plan designates the ultimate
right-of-way from Ina Road to I-10 to be 150 feet and therefore there are
segments with a deficit of right-of-way.
c. This right-of-way is public.
d. The Cortaro Road right-of-way is continuous from Ina Road to I-10, and then
continues under I-10 and becomes Cortaro Farms Road.
e. Between Ina and Silverbell Roads Cortaro Road is a two-lane roadway and east
of Silverbell Road it is a 4-lane roadway. The two-lane segment has a capacity of
12,480 trips per day and the four-lane segment has a capacity of 31,500 trips per
day, according to CLA. The posted speed limit is 45 mph and therefore the
design speed is expected to be 50 mph.
f. Information provided by CLA indicates that the estimated traffic near Ina Road
° is 1,500 ADT and near Silverbell is 4,000 ADT.
g. Between Ina and Silverbell Roads the existing roadway consists of iwo paved
travel lanes, no curbs and dirt shoulders. East of Silverbell Road the existing
roadway consists of four paved travel lanes, a raised median, striped bike lanes
and a sidewalk.
h. There are no plans to improve the Cortaro Road roadway within this affected
area.
3. The intersections of Ina & Silverbell Roads, Ina & Cortaro Roads and at Silverbell &
Cortaro Roads are all within one mile of the property. The Ina & Silverbell Roads
intersection is expected to be substantially impacted by the proposed development. The
other two intersections will be impacted to a much lesser extent.
4. Both Silverbell and Ina Roads are posted as bike routes, but neither has a striped bike
~ lane. Neither has sidewalks or designated pedestrian paths in the immediate area.
I-H. RECREATION AND TRAILS
1. The existing Santa Cruz River Hiking Trail is located approximately ~/2 mile to the east.
On the east side of Silverbell Road and just south of Cortaro Road is the proposed
~ Silverbell Crossroads Page 23 of 44 7R/2006
Silverbell - Cortaro District Park. It is planned to have a library, community recreation
center, and recreation and sports facilities. According to the Marana Open Space, Parks,
and Trails System Plan, no trails are proposed adjacent to the subject property. However,
the Marana General Plan and The Eastern Pima County Trails System Master Plan designate
the right-of-way of Silverbell Road as a future trail. This trail will be implemented as an
asphalt multi-purpose trail on the east of the roadway north of Ina Road, and as
sidewalks and bike lanes on both sides of the roadway south of Ina Road. These
facilities are depicted on Map I-G.
I-I. CULTURAL/ARCHAEOLOGICAL/HISTORIC RESOURCES
~ 1. The firm of Professional Archaeological Services of Tucson, LLC (PAST) conducted an
archaeological survey and as a result prepared an archaeological report. A copy of that
~ report is submitted separately to Marana. That report says in "No important prehistoric
materials were found in the project area. Consequently there are no significant
prehistoric resources in the area inspected for this project." The report does also say that
~ there is one residence onsite that appears to be greater than 50 years old and that
therefore it is recommended that an evaluation of this structure be conducted by an
' historic architect or similar professional. As a result Janet Parkhurst, who is an histaric
~ architect, was hired to evaluate both of the two residential structures on the property.
She prepared a separate State of Arizona Historic Property Inventory Form for each.
She concluded that only one of these two structures, that being the structure near the
intersection and identified on Map No. I-A.2b as'House #1', is worthy of her
~
recommendation to be eligible for the National Registry of Historic Places. Her
recommendation will be considered by the State Historic Preservation Officer in the near
~ future.
2. The report prepared by PAST were submitted separately to the Town of Marana. The
two Arizona Historic Property Inventory Forms prepared by Janet Parkhurst were also
submitted separately.
I-J. MCHARG COMPOSITE (CONSTRAINTS) MAP
The Composite Map (i.e. Map I-n graphically integrates the significant site features
identified above. The features that qualify are the following:
a. The areas of 15 % and greater slope.
b. The 100 year floodplains with a quantity of 100 cfs or greater in a 100-year storm.
c. The one area of high density of plants and and/or concentration of significant
° cacti and groups of trees is the area in the southwest where there is a
concentration of cacti.
d. Areas onsite of High Visibility from offsite
` e. The house recommended to be eligible for the National Registry.
Silverbell Crossroads Page 24 of 44 7/7/2006
i ~ ~ ~ ~X _ , , --a~-
~ ,
, " , - , - ~ ~ ~ ~ a
,
, ~ ~N, ,s _ ' , i'.-- + Q ~ a
~ a
st .s ~ ~ ~ `°D ~ ~ , _ ' Q ~ ~ , ` ~ oo N ~
z ~ ~ _ .~'`f , ~`s' ~ pP_ ~ ~ ~2 . W
~ ~ , ~ , ~ , f . qa m W Q l
O _ Q ~x ' + Z O I~
, ~ ~ ~t ~ ~ Q~
V . ~ i i ~ > ~!W 7\
q ~ ~ ~ % ~ B \ i , - ~~CQj~' ~'~Yb x t _ ~ ` ~
~ ' , •,f.Q,~~ y j a ~ oo O
_ s ? - ~ - ~ - -:~~~f , y~'' .;/t' . _ ~ z ~ o~; a a
~_°m q ~ ; ~'x ~ ~ °x 1-~r U h~ i
~X f i ? ~ Q
j 'J : ' ~ ~ ~ ~ ~
~ ~ = - ~ 'ZA ~ ~9y~i ,4-__~ ~ V' '
,
, ,
° ~ o a , ~ ~ ~ C ~
; .
, ' " - N ,I
~ _ L j , , h ~ ,
, ~ : + , a
~ ~ _ ~
~ : ; - a
~ , ~ ~ ~ XP " "x , y °W
~ ~ i - / iF'.;~ ~ o+ I `N~ 3~ / ~N
- ~
. ~o ,
' ~ ^ . `
i n~ O
- ' .6 ' / ~Q~ ~jw~ i~i It+ ~ ~ ~K ' A / rC
~ ~ ~ Y ~ ~f' ~ x 'f ~ ~ ` ~ O f`~. Q O •
'/,i''i~i M I• 1 i U~ i?7.' l'~. .s16~_ aX ~ x p' iQ O ti~
i
. i o 03~/ l i' ` I
' ~ ~ i i Nx P~ . Y ~Sd ~J ~I aZ ' _ ~ ~ ~ ~ ly ryf
, o ~ ~ , , ~ Y~
, . .
~ ~ ' ~ ERBE~L R~~ ~ o,3s ~t yr~ ~ D~~ ~X y;uo
, , /
~ i .
- ~ - i ~L~ ~ ~ ~ ~\I~~~ I ` ' / ~ r Z OWN
i
$ ~ ' . ~ fF~+ iN~
i ~ .
E1N. ' +4 i '1 . l t . 'x ~ + ~i- _-i ,J.~,',' 0 `
` i i
~ j ' ~1 x / .~x ' , ' ~02
o, ~ '
. '
~ , ,
~ i , . , , ~Q, ' i \ / ~ _ _ ~y1y2
m ~ Z ~ i q / / I ~k ~ j+ ~ f ~r~-
~ ~ ~ ~ - i I~l f ~+K \ ~ ~ ~
' ; ~ `L ! ~1 1 x ~ y,/*~ ~ --x- x - ' J °o
~ ~ ~ ~ ~ - 'fcr l l x1 1 \ x x , ' --i% ~ ~O~
; ~i ~ ~ ~ \~5'h ii~ ~ ~ ~ ~ "s'~~~ Wo'a
~ ~ ~ .-'f i.~~S. ~ ~'--~C Y=~~, _ , ~ ii'~ - ry~ ~a~
- ~ Z ~
;-~~tt _ ga z 1, y' ~ ~ wx i ~ ~ ii W omd
/ + _r \ \ \ ` ry i~.
~ ~ ~ ~ \ m- s-/~ ~ u ~ A1~A
~ , -i---r.-` L - - - - - "x-- - ~ _ ' ~ _ W N:
_ a , ` _ o]• '2B• 1 , o
, I ~ ~ x ~ \ ~ r ~;82/'~,u
i ~ X i ~r' ~ ~ J ~ ~ ~ i i i i i ~ W~
~ ~ ~ ~ ~ a 1 1 i i i i~ ~ i i~~~ ~ ~ uN
~ s ~ I A ~ ~ ~i; ~C
g~ ~ > ~ ~ ~ ~ ~ ~ ~ ~ ti ' -',e~~'~ ~ : ~ a~
p, 1 ~ , ~ -G-;.%i'~ , , „ ' e
~ y`i'• NN ~ r \ J ? ` y / I °'K ~ i~ ' '~"r ~ i ~
C~ ~ Q ; j ':-a/ ~ ~ ~~M, ~ ~.,f ~ 'g
J
~X '\,,h,\~ 1.^ ~ O.W ~ j . ~r~ ~ L-' ~ * ' \ x y°~
,E~' ~ ~ ~ a ~ i , ~ / _
~,r,~~ . ~ .
I X ^'m i `,"{I , 1~' ~ ~ ' , V ~,O a``~ ) /~1// 1~ ~ / ~ bv
~ ~ ~
, ; ; ~.o . ~x W W A,~~, ~ ' I ; ~ ~ ~
,~x,, . 1 :.Nx ZZ ;1~ ~i'M,4 ~n~ ' " i' _ ` _ ~ ` :°s
, _
- 'M/F! M N _ i i ,.j Q P'1p;; ~'a_"~ `k~~\ ^'x - , ` os
% ~ ~ , " ' 'S y` ; y ~ ~ ' ~ ~x - b=
V~., ~r ' ~ , „ ~ ~ . '
_ ,~i ~ r _ _ _ ' 4 ' Ni~' / ' _ ~ . RR
i x_ • ~F•~'
~-'i ~p ~i0 F~" ' ' _ a ~a• `q-
i d~i ` n i _ ~ ~ 4. rc~ ~ ~ Q ~ _ -,Z Q ~`F ~ =i a~
n]: 0.'i % t~ (9~1 " i ~O? Q'2.2 O__ _ / 49
~ _ _ _
` / A ~ S i~"i x~ ~~rir~.+• \ } n~ ~~Q ~i ` . _ ~ ~ ~ ~ q'
J.J '~,i\
a t h - , i - ~ O ~ ~~m x
Nx i (``r~1 i` ix ~ ~4k ~ ~ ~ ~ ~ •f;i'~~1~- , i~,' ~i.
/ l ~ h - 1 - j'rt _ ~1w 4 1~ ~ .5,.rydJ. \I ~ ~-X ¢~j-i~ i ~ ~ 1 1
' I ~ ` { ~ ~ ~Y s~y P - / ~ ~ 1 ~ ` ~ i~Y'A~~L~~ X •
; , , o ,1 ` ; ~ , ~ r _ , ~ .-~X _
1 I h / ` .'aL~ ~ ~~tti~~ f F . \ w t ~ S ~ ~ / N% ~ ~ m . ~ ; I Y_. =
r_
~"K _I i ~ I V c '~a~v.: . : `M„ 'i ~ ~ ~x ~ i I~
~ X , : \ mx \ ~ ' y~-'
i ~ ' , " ~ 3- i 'v~ ; ,
`\i, ' , I' , V1 i ,Q, 'ro^mm y i ~ r~~ i ' / ~x N N ' aii' ii C
- ~~i ~ ~,i-,TM'~ x{.~t ~ ~ Oi~ ~~i~~ m
i iq a<3 ~ 5/ •Q~41j - i . 0/0~ i ~ ~
QW - ~ • ~ ' ~ gf ~ti ~4 + 'N~~ ~ i~ ~ i ' ~,i0 i~/,Hi i i ~ „
i x 1~ m
~ X ' - ~ ~ 7 ~ Q ' / ~ ? ~ ~ ~.1 ~
Q`~ ' ~ t f ~ ~)i / i~ 1~~ ~ ~ [~C \ ~ I I ~ 1 ~
' ~h ~ 2 }R 3~ ~ i J ~ ~ i i i JS~ ~ a
, . _ ^a~i'r! , - -t t~: i ~ ~ ~ ti ~ i i ii E
~ 012 Q~ "'x ;~.aa.~, ~ , ~ ~ ~ ~ y,k' ? ~ ~ ~ ~ Al; ~ ~ i ~ i ~ ~ o
k ~ „~,5X ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~i ~ ~ _ u
~ ~ , - s- a(,~ , ~ ' ~ ~ " ~ '
i y ; i~*'~~ . ~ ` i ' ~ 7~~~~'_t ~ j~°r~-kl- ~ ` _ ~ ~ ~ ;i~~ i in
~ ~'~~d ~ i i . ~ s-1 ~ < < ? . ~ ~ ~ ~ .
, ~ _ ~ j .~i ~ ~ ~ ~ ~ ~ ~ ~ i~ ~ i w
~ ` . i. s ~ ' ~ ~~1~ - t ~'-'.'r _ . ~ ~ ~ ~ ~
' ~ ~ _ : i ~ ~'9A?~ ~_:.~rf~a ` ~i' ' ~ / >-1 ~;y),Q ~~'C ~Sl >~C ,i ( 1~i `i / °
f ~i i - ( ~ ~!'yQ „~.a t i ~ /~r~ {u ~ ~ ~ _ ~ ~ ~ ~ ~ ~ i~
~ ~ ~ i i ~ • r-~1 s~ ~ ~ ~ ~ ~ \.\~%Z-Q~~ l~_~C'> ~ ~i ~ ~ a
~ ~ ~ ~ Q i ~ W~ ~ ~ ~ O i ' ~%i 'l .J ~ ~ r~~ ~ i ~i i ~ ~ [
' ~ tt R~ r ~ % r,~.~.' ~ `~-~a ~ ~~4~ . o
`~i ~ Q t ~ • ~ ~WQ ~.n,1~~ ~c' ~ Y . . ' ~ m
j-~ ~ ~ - Q~ ~ O~ x{t 'i ~Z ~ ~ ~ i i~( ~ i'~ y~ 1:~~ }'_i' I`. ~ C`. ~ ~~i' _ y
.
~ r ~ O J ~ ~ x ~ ~ ~
x N w. ~ ~'00 ~ ~ ~ ( > , r. - ~p • ~y~ .
r x
~ i i
~IN m fi ~ ~.",+.v .~~'?g i, C9V' ( ~ i ( <;l ~ w tii T Z . t ~ ~ ~ ~ ~'y~i ~
I oj~``~~ , ~L~. ~:v p ~ ~.~y~ N i b~Q i ~i nr lv'~~ `~ll .`c' I~ ~ ~
~ 1 1 I n I ~ ~ ~ _
~ ~ . ~Q i i i "vS~F + ` ~ ` h i ~ ~ K ~ ?~`O~O ~ .r ~ ~ = 'i ` S
X U ~ mj k1 ` I t\ ~ ~ ~ 'C ! ~ ~ \ U
~ ~ 1 I i ~ - `i i i i i i P i ~i ? ~~-a_~t_~ ~ ~ ~ ` ~ ~ ..i.
i S n,.
. ~ v sQ'h ~ . , ` m
ii
i ~ ~ _ ~ ~ ` ; i~ ~ ~?~j ,,,~\~~1~~ \ X~ [ 1-\L \`.`3?~\ . ~ ~ ~ ry
i ~ ~ ~ ~ Q~2 y~~~~~i~ L-. mm
:,1 i - _ .S ~ ~ S ~ r ~r~~'+~ ~r ~ ~ ~t ~ ~1 Tt iWW ~ ~ ~ o F~---` ` -
~ ~ a ~ ~ ~ vON~I,-~ ~ < ~ ~ ~ ,
eri 1'^``\ / ~ I- I I ..f"XI ~~X 1l \ Xf `1~\~\ ~1 `I' 1 ~ 1~ ~ 1~'~ ~•--e~- _ ~ ~
. . - . ` _
.~FZ7 I ~ ' ; i',:i~ t; . ~ ti\~~~ ~a 3~3'\3-~3``` cm
~ ~
ik' r C~'r' -,x,n..c.c4~ ' ` ~ ~ i H
~ ~
I ~ ~ u \ `~-A ~~1 p~>
~ - ~x PI ii - -I~6~1~- \ C ~O \ 8 7 ' , ~ i
~ ' ~i - im
PAGE 25
- PART II - LAND USE PROPOSAL
~ II-A. PROJECT OVERVIEW
The project is a retail shopping center. It is composed of seven buildings, earmarked for
either retail, restaurant with or without a drive-thru window, or a bank with a drive-thru
lane. The total square footage is approximately 52,000 square feet. There is good access
~ from both Silverbell Road and Ina Road. The internal drives create an internal circulation
system safe and convenient for access to all stores and to parking spaces. Parking is
dispersed to serve all buildings. Landscaping will be installed along both of the street
frontages and in the parking lot and also in the gathering spaces between buildings. The
steep terrain in the southwest corner will be preserved as natural area.
This project will provide services to residents in the nearby area who otherwise have to
drive longer distances for these same services. Those in the general area, who drive either
Silverbell Road or Ina Road, will be able to take advantage of the services provided in the
project by stopping to make purchases on the way home or to other destinations. The
design and quality of the project will create minimal impacts of a negative nature and
should result in positive impacts on the surrounding area and on the general area as well.
The value to be incorporated into the project should bolster the quality for which the
affected area is known and act as a focal point for that area. As such the project should
become an asset to those living on surrounding properties and in the general community.
The center can serve as a gathering place given the outdoor spaces in the layout. All of this
results in a project that will be an asset for residents nearby and in the general area, creating
convenience and a sense of place and reinforcing the quality of the area.
~
The layout allows for the visibility of all buildings from offsite with no single dominant
building mass. Once within the project the shopper can move freely from one store to
- another by way of a defined pedestrian circulation system. The patron can also stop
between stores at one of the gathering places and take a break from shopping activities.
The buildings will all represent a cohesive architectural style. The architectural firm InCite
Architects calls the design `Regional Contextual Architecture', meaning the building
elements reflect an authentic interpretation of local historical building materials and styles
appropriate to the rural landscape.
Elevations for the main buildings are enclosed as Exhibit II-A. They show a series of one
story buildings, with pitched roofs, and towers at select locations. Building masses are
anchored by the use of exposed concrete and masonry tower elements. Pitched roof
elements vary building elevations and create connections between adjoining towers
providing shade and encourage pedestrian interaction. This careful combination of
" materials and architectural elements are intended to create a neighborhood center where
local residents can shop and meet in a friendly setting.
The rezoning affects property partially zoned NC and partially zoned R-144. The portion
that is zoned NC is 6.24 acres (i.e. 63% of the site) and contains the property at the
intersection and to the west along Ina Road, that being Pazcels 214-04-0470, 214-04-0480, and
- 214-04-0490. The portion that is zoned R-144 is Parce1214-04-0460, located along Silverbell
Silverbell Crossroads Page 26 of 44 7/7/2006
YETAC AOOF £lFS SYSTEY
Nt700 BEAAIS METAC ROOF £/FS SYSTEM
METAL PANELS METAL ROOF
4xBxi6 STOCK BOND SAKYITH PCASTER
/N7fCRAL COLOR BCOCK MASONRY COLUMNS
CEEP RAKEO,pINT
METAL TUBE FRAME $ .
~ b 8
o v o o ~ v . , .
ao at v o M : : ' ' '
. : : . ; . . . . .
sireca5m a~ o :
Q7NCR€Tf ~ P
5/D£WA{f o ~ `
v i i
a P Q s~a pvQ o ~ . . . _ _
~ .
~ , . _l5.._ ; _kL ~ ~ L.. - - ° .~.t L_ 4 ~J i_
. . _ "
RS WOOD ADST /w BlJTT GL47f0 LEFT
YETAL CQNNECTORS W/NOOW SYST£M
MfTAL ROOF ~
WdOD TRUSS£5 /w 4xBx16 STOCK BOND
ETAL CONNECTORS INTEGRAC COLOR BCOCK
DEEP RAK£D JO/N7
LETAL ROOF
n~. ~
~ o
~ ~
o ~v o
i i i i o i
~ Jl.._ _....IE_ ~~.F~..._' `~17.~.` i~i l_.
i
MIDDLE RIGHT
NORTH ELEVATION OF BU/LOING #2
METAC ROOf
Nt700 BEAMS
YfTAL PAN£LS
4xBx16 STLCK BCWD
/NTEGRAL CQCOR BLOCK
QEEP RAKED .AO/NT
_
~ ~ : g
- - - - .
wo ~ h
a O ~ o Q p v 00
8~ ~ O 4 ~ ~4 ~
~ O e
° P ~
0o v [N ~ o I ~ o0
o f . : ~ i f i ; : € !
~ ~Q ° ; i o~' o°~ ~ 4 90~
-1`i_~ _..J: '~t..._~ ~._kL' ._t;t_' ~~FL' `_._Rt_i
i
^ NORTH ELEVAT/ONS OF SUILUINGS #5 ~6 8. 71~7
IN700 TRUSSES /w E1f5 SYSTEN .
YETAL CONNECTORS i N£TAL ROOF
BUTT GLAZED SMOOTH PLASTER
WlNDOW SYSTfM . MASONRY COLUAINS
gi
-p
r O M '
8 o M ~
' ~ : : .
__Q_'.
ooaP vo ~
e Po ~
J i._. J L_.. J l_ _1l_ i.... _1 L
r ~
~ NV00 TRUSSES /w EAST
NfTAL CONNECTORS
Bl?T G(AZ£D
W/NOOW SYSTEM .
~
i ~ ' •
w~ a ~ ° j ~ M a a O a O S~
~ ~
. ` ' ~ $ ~
a,
~ ~ . o n. ~ n a 5/~WAL ~
` Q ~ n ~ n o ~
. . ~ . ~ ~
~ N
e~a 9~04 ~oo QoQ ~~~e
~ o v 4 0 o p
~ ~ bq e e
Jt_ ~ ~~~P~
L
I
EAST NO RTH
EAST ~ NORTH ELEVAT/ON OF BU/L~ING 7t4
• SILVERBELt CROSSROAOS EXHIBIT No_ II-A
PaRCElS 219-04-0460, 214-04-0470. 214-O~I-04H0 BU/LD/NG ELEVAT/ONS
/a= d Plenni n~~nd DevelaplllCll2 SeIVICCI 6 21A-04-0990. LOCATED /N SEC 2. T135. R12E.
o Pen P/M4 COUNTY. 4R/ZON4
\ina- ~Iverbell\c~vil\site`analysts\Bll-16new~e~lev.dgn
ei u`~ z¢es is:ss:ei P A G E 2 7
Road, and contains 3.72 acres. The purpose for the VC zoning is to allow for the drive-thru
conditions, one attached to the proposed bank and the other to one of the restaurants.
Otherwise all of the uses would be permitted in the NC zone. The benefit to the community
- in rezoning all of this property is that it affords a holistic review of the project and allows for
the imposition of conditions to the portion of the site that is currently zoned NC which
would not be subject to such a review if developed in the NC zone.
II-B. TENTATIVE DEVELOPMENT PLAN
The full-size Tentative Development Plan (TDP) is submitted separately from this report. A
reduced copy of the TDP is enclosed herein. It is presented in two versions. Map II-B.1 is
with topography and is on bond. Map II-B.2 is without topo and is a transparency so that is
can be overlaid on top of other maps in Part I of this report. Otherwise these two maps are
identical. They both address all of the essential features of the TDP. The separate Tentative
Development Plan complies with all of these requirements. The following information is
presented to better understand the proposed project:
a. The total building coverage is 52,330 square feet and the total lot size is 433,578
~ square feet. The Lot Coverage is thus 12 percent, which compares with 35%,
which is the maximum allowed in the VC zone. The maximum building height
according to the preliminary plans is about 36 feet from finished floor to the
~"1 highest point of the building. 'That dimension is to the top of the towers. The
height to the building ridge is only 30 feet.
b. The building construction will utilize smooth plaster masonry columns, wood
~ trusses with metal connectors, metal roof systems, EIFS parapet systems, and butt
glazed window system. The project will not contain any monotonous building
~ elevations or any manufactured buildings.
c. Parking Required and Provided
Building #1 (Bank):1 space per 200 sf @ 5850 sf = 29
~ Building #2 (Retail):1 per 200 sf C~314,050 sf = 70
Building #3 (Retail):1 per 200 sf @ 9475 sf = 47
Building #4 (Retail):1 per 200 sf @ 13,880 sf = 69
~ Building #5 (Fast Food Restaurant) = 15
Building #6 (Restaurant) :1 per 2.5 seats @ 100 seats = 40
Building #7 (Restaurant) :1 per 2.5 seats @ 100 seats = 40
Total Required Parking Spaces = 3~0
Total Provided Parking Spaces = 371
d. The retaining wall along the cut slope in the southwest corner will vary from a
a,., few feet to as great as 10 feet, as the elevation varies. The design of the wall will
take place during the engineering phase, but preliminarily the concept is to utilize
a CMU block with a veneer to create an earthen or rock appearance, colored to
match that of the adjacent earth. The wall will not be visible from the south, and
will only be visible from the north at a few vantage points due to the screening of
the building.
e. See Section II-G for a discussion on the Landscape Concept Plan.
f. See Section II-J for information on Utilities.
Silverbell Crossroads Page 28 of 44 7/7/2006
i - . - _ Z
w N ~x ~q' ~ ~
_ % , ~ - •s ~
~ ~ ~ ~a
, z ~~a , 5 ~ + ,o~N mti
6 U" ~ • .
m ~Q \ \ ~9 , ` ~ ~ 1~ ~
s~ ~ ' P w g' ~ ' g~ x N~
~ ~7 i ,~y r /f% i i/~ ~ b W
' 8~~, y - Z" J P - , : ~C _ - F~I a
Q, _ ' D, ~i' i a2 ' ~
Q . ~ _ ~ ~x ~ ~lI
~ ' / _ ' , y , ; ~T_.
q ~ : ~ ¢ _ --aw,~a3eene Q ~
q ; s~x - , _ - ~ _ ~ Q. ~ r adv~mmn a . tV
S 2 - ' ~,I ~=i / c ~"x Z 0
~m ~ , ~ %,%'g S~ ~ fx p _ x 4 _ } ~
, : ~ ~x, ~x : + ; ~ ~ a _
a 5 ~ ; ~ 'a ~
OW
a j , „ I. A2~~ + ? ~ - ~c~ ~ ~
i - O i ~ ,~i j~; f ~ W'` ~ Z
- i _ ~ 'z
~ ? \~p 'Q 41
L ,6,``` ; ' ~y- ~ ~ ' N s M o
~ - - ' x " 0'w"x y
- j i i ~ ~i i I ~f. ~l .~1 NX ~ Q~N
, ' i 1i ~~i ~I ~ ~x : ^'o \~~W W a Q Op
Ni~~•/• i ~ ~ ~ ~r~~ ^ ~ ~ x ~ go22 O~Fl
i ~ x b~b .!G f,~ ~K~ ~ \ ~ C~~ ~i
J ~ I i ..`„x c ~ ~3 ~ ~ ~ ~ ~ a,B a~\ ~ ~ ~ ~ ~Otx.i ~ •9 N~
I ~ ? \ ~ yONQ
. - ~ ~ A~ i \ ir `p,' ~'~r ~ (f~ cua
, / E~'L ~ '3 ~ ~ u1'~ ' ~c, m ~ 'n 4 ~~~5 i . . ~ Q ~Hp
~-~'si~-~Eij ~ Y o ~ '1 1' x ~ 1 ' . , ~i aza
' d- uJ~j U!~ ' i /.R i~ ~ ~ ' ; ~ - - ~ ~
~
,
. ; .-'~i j q ~~W~ ~oN ~ t` ~ . f ~ -~:i. . 'r,v~>
m '
=.g. 2 ~n - ~ro VNf .
e ~ . . . . N s c,~ ~ ~e ~ ~OFN.IN3ddAB._ 2
~ ~ . ~ , ~ ~
~ x ~ x .'`9 'r -X- ~"~x ' ~3 ;wi;a--'~ ; Joao
'~,3 1 11 ~ - ~ b ~ \X N ~ i ~ ~~~i~ '~U
~ ~ 17 ~ ~lY' ~ ~J
~ jj ~ ~ ~ Wq Q
~ ~1'~~ ~j b ~ ~ (V:..~ ' ~ ~lii~ _Mf~~
W , .sg SA~ v~'iy . \ ~x~ - T~r ~ ~ . WOmd
_ ` z . ~7V1 j) M 1 / ~i i ~ ~~A ~'f
~ ~ j „ ~ _ ~
~ ~ N ~ ~ ~ ~l a~" ~p~ 1 ~Y/ M ~ N?
. ~a~ - ~ / ~ ,~o
_ .UZ 1 / j 't~`~ ~gZ k+ (y\~ ~p'~ - 1 ~ Y° ~o W .~i; ' i i - ~Y
~ 2 ' ~ I d0~1~ 21 OI~.. A.~ . U ~~i~ 1 I i 13 / ~UN
~ / ~1 O;~ yuw] ; ~ ~ ~O ~ i i ~W'.'.%/~ ~i Ni i' `Qd
~ 8~', : 1•, x ~ _ ~~g'~~~ , , , ~`f~',/:"' ya
~ ~r ~ ~ 01~~+ W ' ,-{iv3~ ~g~~ 'x~ '~qo%,~~V,O °gS
_ V~ .ti,~„ a„ ~ ~ot?_ ~ L+y ~d; ~+i? i ,.;~nx ( ~`Ya 4~
'~~~0 : ~ ~ a o,~.~ , n r'°..,, .C~;•- 3n oY, , ~'~"x - - ~
J~a~o x t _ ~ m N ~ ~ 2 ; o q ~ - ;-r,~' ; -UNYAN3~~/19 X ~x ~ G:
p /~z~ _ m ~ ± ~ , ~ y~h o ~m w 8 :
~ 3 xn ,a ' , _ e;
~ ~ ) t I y . - - 3 u. : ~ ` ' - _ ~
K',(1/ M3N ~ ~ I yp ~ F ~ 4U ~ _ ~ ~ ~ p ~ ` " ' in
~ ~ - i`` K ~b.W~.2 ' ~ ,X :,.x 'k~-~ NX ~ ~ o°
i \ t1 CN~KF- ~ i~ ~ ~ ' _ Oo
- Sr7,x ' \ I O~C W a -,c~. ~ ~ ` Si
\ ~U~~x ~ OWAa3ldl16 ` .x - ~ - .2_ Q _ " Gz
' ~ 3dY950NV7 ~SI .~,.~-~,o.d.~ ` ~{I__`.., Q2Z ~r ~ ~r.'
_ i ~i ~ ' ~ ~ T l.~ ~ 4 - - o ~ _ - , %
; e $
' I _ i
n'.~ i ~ ~ 2 . ~ ~ 1 ~ ~~I _ ~ ~i- ~ _ ' / A ~ ~
- ~ , i i? -
~ i x . , f m~ ~ ~ ~ ~ S:
~ , ~ W v~ ~ Z r ~ ; X LL't~'. a: r ~ ~ ~ \ ~i ~xi ~ ~g
~ N ~ % C~ ~ - l ~
`~x ~ ~ ~ 4 .`i6 ~ ~ ~v VI ~ s i'~ a ~ _ i _ ~ ti~ ~o ~ W ~ ~
O ~l`~ `
~W . cq{ ~r~, ~a ~ ~ ~ r N~y~= ~ ~ ~2~' _ -
~ '
\ i~~a`_ ,i^" y x ~ ~ `u ~ ~ ~ .~p'~ i m s ~
~ ~ < rn ~ # a b Y ~ . -r .~.P , OW. ,~5~ ~ i i
m'
- ~ ~ ~ v . i W 1 x ~j.,
~X 4~ ~ N n +~E~' ~ ~ ~ r ('s . v~~ ~ ~ ~ m ~ ~ y ~,m,~' ~
, m ~ i'"'f"' ~J 2 ~v~ , ~
r r-
i i W ~ f 1 ~ ' _ _ r~ - I~~ ' m i, ~ Ri~~ ~x ~
' ~ ' r - l * , ' Qhl m Q~ ~ ,/a6~~ii
. ~ ~ i h ~ : N : ~ [ O i~. -J_`2 ~N ~ , 4 i~ rn
F ~ 1` ;~'4~J' ~ ~ a~ , h ~ ' 3 ~o ;
/ ,o/~~ °
- W ~n ~ 4 tc - i a`z r ' N ~ .i ' °
a..X: L. ~ ~ ~ ~ ~
Qh-, Srt' ~ ~ ^ a ~ tf ~ . .:~r~ i~ ~b ~ ~ I \ ~ _ ~ i p0 i ~ i ~ / i i
i ' ~ X \ ; ~4~ ~ ~ ? ~ „'~T =L~ .~~r~ , - \i ~q ~ ~ ~ ~ ~ ~ m
OiS``f~ Hx j~ , ~~r ~x~.~. ' ~ r_`_,' 'K~``~ ; ~ 1i1~ i N 1 _ v
~ x ~
r~2~ ~ ~ ~'t7' ~o ~ , 3 h~~ -i - ` y ~ i ~ I x ' =
~
' ~ 22 ~A ~ : ~i ~ 1J~ ` ~~,~1~~` \11~~~ ~ `~i~~`i i' m
~ ~ ` ;~Z, ' ' ~ ~ 1` n
i ~ i ~ ^ i ` ; i 'm'', ' ' ~ , i \i i ~ - ~ T
, , i ~ m ,~~r` y ~ r _1_','~ ~ .
~ ~ ~ ~ 9, ~ ~ ~G lr~.~ ~;p~. ~.r~ . ~ _W_ ~ ~ [
io . , ~ ~ `t~ i / o
~ ~d ~ - x ~-t/1~W ~ , T ~
F~ t ti Y, ~
.~i , r~, W , 22 ' _I~~_'`~ '3~~`~` ~ 0 ~~iib, p
~~~s ~f ~ ~ ~ ~ ~ ~
~~i _ _ r~~' ~ F i i ~.i,, p ir~ ~ ri t ' , ~ d~i~x
x ~ v~"~ ; = y 4:04 ~'s~; r i~ _ ~i~`.= ~ ~~.li~i i
m i= i t~
\ / ~U ---W-'_ _
( l ,e,Y i~`, i i ,'~,23 ~VDSOM~7~Qr~ ~~~~:y~
.i2"~` i a.~:., A;. ~ ~vo'2 _t~~ ~ ~i i i ~ i i 22 ~ , - , . . i ~ ` ~c_, u
x ~ ir i ~~v7 I: .m~m ~ ~ ~ i i ~ y's, ~ i av , - ~ : \ ~ ; ~
~ \\1`\1 I ~ ~ ~ .i ` . m
~ - ' ~ ' aav.ui3d ne g ~ ~ t' ; ~ , ~ , ~ ~ , ' - ~ 1 .
~ ~IXi W~ ~
~ NY7.Sl ~.:~-~i ~ ~..,:a-v 3t3f ~ ~ ~ ~`~,~'iI i ~3% ~ ~g~ L_` _ ' ma
~ I ~"`i . x T~~ iiii ci~i +=~-'-T ~-y ,-r _
~ ` ` ~ ~ : i
W x ~ ~ ~ ~ ~ ~i ~ i i i i W . _ ` l1.0! _ w m
~i .SL : ~ i ~ ~~i i i ~ ~ ~~n ~ ~ ~ ~ r - ` ~_~3'.3-`.3e ~ ' ~ 4
/ ~ - ' ~ ~ y ~ i\ i l `~`.'Ev.\~~~:.__ - c m
` ~ ~ r i i ~ ~ ~ i i . ~
_ ___+T• , j i r$ ~ i _ `N01'00't0'W~•~ ` r
i ~ ~ .
~ , i ~ ~
~ i } ~~•o~~:~?~~. ~ ~c-_ o,">
~1-
i i ~ i - ~ - ,
~ ~-Tjxd - ~ ~0 0\ ~ T`~ ,L07 ~ - ~ ~ii
~ - ~x ~ u ~ ~ ~ ~ ~
PAGE 29
~ " ~ ~ ~ n ~
~ q
' ~
~
' z
~ ~ `m ~ o~' ` H ~
i P y j M Q
t~ i a
o `~,y/" ~ ° i - fu
~ ~ ~t°~ ~ ~ 7~ W
Q t~l V I `Q
l0 m g~ I~ O ~
a ~ ~ ~ Q''
~ ~ ;Y~;:}~(~ ~ ~ ~i
' r ; .'S a~Y, ;~,*{r4~"
~ < ~
~ ~ , r ~ ~ i. ~ ~ 6 ~ ~
/ . N ~ ~ ~n ~ : ~ ~ ~ O
_ ~ +r
~ ( f
~ / , { ; ~ 4 O~
I t..,. s C ~ ~ f
I / ~ ~ ? ~ w'1 p .
~ , t,,. ~ . ~ •
\ ? i ~ ~ Q ~n
~ ~ X a' i n ~ ` ~ Q;
, • ; ..~r ~o~~~ (Ae,,;<
. O q'-~ ~ ~ Z
`~0 ~ `jq~ •
6ELL R 1° - \ ~ ~n ~ ~ ° . ~ - .
~ER ~ 4~ 4 ~ o ~ ~ :~f OZ
~~z N~11~ $',i/'/ ~ /W~ ~w u~c'~. f+
~ _ ~ , ~
%
. ~ 4 ~ ~n ~c ~ 4. ~ !
yf ~p ~ h N
~ ; 1` ~ _ `-y-rf ~ WNOF ~
q D ~ ~
A
. ~N . r ~ ~ ~ -'PIIII~AZY7[Jl77'1` wo
~
w 1 ~ o8ti. ° a j;^ ~ ~ r.'
I ~ CpM . I ~ ~ ~ ~ ~C
$ ~s ~ ~ ,qt ,-x _ . ~ ~~~9,Sj =S ~ ~1~~
~ Xt E 1 ~ q - W ~a3 I o
Yy k I J
b , ~ . { ` ~o= ~ l,p,j ~ ' {s= ~i
p au u
,Q rA=
• f O~C ^ ~ ~r,,+~ ' f
` ~ il i .
r I
. t I ~ ~p ~ Y , ' '
~ . ~ ~ O~~ #s F ol 4y . ~
elu]2 Z
~ p >C~. ~
• ' ' O~OI=-W ~ I
t~
~ . ~ ~ ~ - ~ ~ ~ ~j ~ °
~ ( _ ~ ~ ~ : ~ ;i ' r
, b. A ~ ~ \ \ N / f
~ i i~ ~ s
~ ~ s ~ - - ~ ?
~ ~
~ ~ ~
aj s
k
' ' ~ • • . ~ ~ ~ - - ' ~ , ~
. ~ a A , ( ~ ~
~ O
a ~ ~ ' ~
~r t ~ ~ , . 1 ~
I W ' - - O
I ~ - ~ ~ ~ o ~ ~ r ~i ~ I Z ~ ~
~ " ~ ~ -~~j ~ ~ 1 ; ~
~ ' g ~ ~ ' e o,o.o , ~ ~
z ~ ~ ~ -z~` ~ .r. ~ ~ ~ I ~ ~ ~
~z a ~ ~ ~ ~ j ~ ~ ~~U(~ ~',l~ ~s~W ~ 1 ~
~ §
~ ~a ~ ~ ~ aa~ ~ ~
~ /
. a ~~2 A ~ ~ ! ~ ~V1 I ' w
: A ~ ~ w
a
~ r~ ,f \ o I ~ c
. ~
. o ~ ~ ~ ~ ` W 2 ' ~ o
O < 5 Y ^.K ~P.: I ~
_ ( ~ i
C . ~ ~ s ~ ~ ~ ~ ~ .
6 ~
,oi ; ~
= 1 o ~ ~2 ~ ~ •
~ h~.~ ~o ti y ~ ~
' ~ ,W3 ' a ~ Wd
I . ` ~ :.i.+t~{ _ g ~ ( ~
~
.S[ ~ . .St . ~
- - o ~
~ a Maroo•~o•w ~st.e9• I ~ ~
~ ~
~ ---~--rr-.~o~---- o~.to7 T- e .co~
PAGE 30
g. There will be one Ground (Monument) Sign on Silverbell Road and another one
on Ina Road, as is permitted in the Code. The Tentative Development Plan shows
the location of these signs. The development standards in Section 16-14-04 of the
Code will be adhered to where possible, but it is planned that a'Sign Program
will be submitted during the development plan stage to modify these standards
and create signs to best serve the development and still be attractive and
compatible with the shopping center design. The 'Sign Program will call for 10
feet in height, a 0 foot setback from the adjacent street (needed for Silverbell Road
only) and 60 feet of sign area. These adjusted standards would be less intensive
than that permitted for a Freestanding Pole Sign, also allowed.
h. The project will contain three 'gathering places'. They are shown on the Tentative
Development Plan, one between Buildings 2& 3, another between Buildings 3& 4,
and the third just south of Building 6. These features will contain seats or benches,
sculptures and possibly fountains, and trees for shade. These'gathering places
will facilitate interaction, provide breaks from the activity of shopping, and slow
` the pace of the shopping experience.
" II-C. EXISTING LAND USES
1. Map II-C.1 shows the boundaries of the zoning districts within and adjacent to the
' subject property. It also identifies.the existing land use on the surrounding properties.
The map makes clear that the majority of the subject property is already zoned for
commercial development under the NC category.
~
2. The proposed development will result in the removal of the two houses and the horse
facilities onsite. It will also result in a conversion of partially rural and partially vacant
land to commercial development, albeit with some natural area. The impact will be the
introduction of commercial services nearby, providing conveniences to nearby residents.
The immediate residents to the west and south may not be impacted visually, since the
~ elevations of their homes are so much greater than that of the proposed development
such that the latter would not obscure any views beyond the boundaries of the subject
property. Another impact would be traffic, and while there would be more trips
attracted to this property, there will be other trips for commercial purposes from the
immediate area to the subject property that would be reduced in length and in time hom
~ what they would otherwise be.
II-D. TOPOGRAPHY
1. The project will result in the grading of about 7.5 acres or 80%percent of the site. The
portion of the site to be left natural contains the steepest terrain on the site. About 4.8
acres of the property have already been graded in connection with the existing and
historic site development (i.e. the two existing homes and horse facilities and the third
_ house that previously existed). The Town of Marana has obtained an easement over a
portion of the property so that the contractor who will widen Silverbell and Ina Roads
will be able to store its equipment on the property. This will result in more of the site
being cleared, and maybe graded.
" Silverbell Crossroads Page 31 of 44 7/7/2006
~ 4
i q ~ ~ Pp ~ ~ ~
m o ~~M~ .s ~0~~ u`~/1
,SL .SL ry ~00 ~ ~ U ~ ~
~ z ] ~ ~ ~~y~' H,
~I
~ W
q E, I B ~ 5~y I Q~
sUe o~ Zl~
m
O ~ ) ~ a ~ 2
z~ ~ ~ M a i
~ ~ ~ _ ~ Q o
Q~
~ ?I /i" o ~~~~W
~
~ v ~ U ~
~ ° / ~ 3 ~ Y. ~J~w
s ~ ~ o~
A.,, I
Qo.
~
~ m p.M
~ N N~
I ~ R AO ~ ~ ~ . y
~ E ~ e oriz
~ JERB ~ ~ ~ ~ pNN
/ O ~ ~
~ ~ ~ ~ ~ ~ v
r't ~ / t , ~~~i Sli r~. v; q' e" OZa
~ NE~''~(p ~ ~ sakhp~ r~`.-
i
' ~ I I~- f N ~/ryWZ
Y.
~.'n ¦ N~ / ~*S ~#Y~
; ¦ ~ ~ a~ oV0
x
LL ~ ~
~ ~ ~ ~ h3~` W o~=
i I ~p U ~ ~ ry~ ~O~
¦ UNm I ~~s~ ~ . W Oa~A
~ , ~ ~ tiu i ~ _ _ ~ ~ ~ , ' ` = OF MARANA ~ ^Q
xv~~ • ~ °
F - << 7 > (vol'e9`~B`K`rn~r.~courrrr- W "Q
y \ y ~ ~ JO
r
U ,/I 8~ ~ . r~~ i
~ ~ ~ ~
~ ' ~ N~ I v~ (~~a
i'
^ ~
~ i ~ ~ o
~y,{t~~~~,~' ~ „a~~, ~ ~ ' ~
6'
Ft M/N M3N a ~ ~~S
(G (G~ P~ , .S[ .SL r C~^"` I ye
r
4` l~' f'~ ~ Oi V M'_ 1 0:
y J I I ~ Z : ~ ~ e
•c~, I ~ _ ~ ~ aoA°
~ ~ , " ~ ~ V >e
b~
~I
N x i~~ ~r~ ~ I J ~ ~ ~ o~
~ ~ .,a ~ ,1) s ~~II ~ ~ Q ~ a:
N~~ ~ 3 ~ ~ ¢22 `c
~ qR
al0. ~ ~ ~\~Q~O p a~
a ~ t~ ~f-m ,J ~ ~ ~a
n~~1 ~ : , r ' i0 ~i \ \ ~ - ~ (ll • G:
F' ~ h i r~ - ~z~ 8 ` ~4+1 ' ~ s~t . I.' ~ ~ ~ - - O ~ ~
ri ' y~~ hl ~ ~ s ~ _
~V
~ 4-i ~ V
~
M ~.~-s v p,::. ~,r~ ' ~ 4~ ~ ~ Z
? ~ ~ _ ~~s ~ ~ et ~~x i r " a Y'
s ~y v
~ ~1~ ~v'^.f£*{q~ `'~~~R~! l~~;~t~t~,~9'~ z ~ F ~ h
V ~ ~ ~ „Sy r> i ~ y t~ ~ ~
yly M ~ ~ N ~ ~ ' I E~~• ~ v ~ W
, ~ ri ~ Q,~ ~ ~ ~ i W a o Y ~
~ Z ~ a ~ W rn
~ ~
~ s ~z~~ , ~~s~i ~ ~ q a ~ v
q ~ I ~ ~ ~ ~ ~ s ~ ~ y . q ~ ~ m
O ~ U I w ~ ~
mx q V ~ ~ ~ I a ~
~ Z ~ ~ ' " ~ ~ as~b~ ~ ~ - x ^ d ~ s _ ~ ~0 m
, Q I ° ~ ~ ~ ~ ~ ~ : ~ t c ~~,~m, ~ ~ a~
~J ~ ~ ~ @Y ~,l v ~ ~ ,~.~1 : . - k~u~ ~ Z ]
( ~ ~,-s~ Q~v~ ~'~:a~~~~^rz' . : r ~ 3 ;.s ~ W ~ m
~ ~Zx~ a~w ~ fi~~ ~ ' ~ ~ Q~
~ - ~ F r` ~ r W
Q I ~ ~ ,i~p~ ~3 ~ z : ~ ~ 1 ~ ~ Z O Z . °c
P : ~Y 4 . , ~ r~~'~ ~ ' ~d53"d~y"~~ I ~ ~ ~ ~ ~ ~ Q tl
Z~ ~ .~.n~ ~i 3; 3~ ~ t ~ sz~ m•' F` s~' y z O N~ N. N Q' o
~~r a ~ ~ ~ " ~ ~ ~ ~ N `W W V W ~ ~
„xcd~ ~ k ``X4. N d 2 i R ? ='d I y ~ Z ~ ~
~ a~~~,-'a~"",.~~ t ~ ~r ~~J~' `~v~t~~~ ~a ;ti'a,r+ ~ ~ ty~ ly~ S
~ ~
I ~ ~z'~ ~ a r~ ~ ~ mp ~p °
- ~
~ u ~ ~i~~ ~~y ~ ~ ~ O ~ O ~ ~
~
.51 . Sl vk~;~.:.v~, ;~'ur k t . t~Z ~ ~ ~ ~ Z > ~
I ~ ~ a - ~ _ ` ~ W 2 ' v::~ ~ N m
• w ~~'q r " g - F~ k a
TOWNOF A ,.ti.~ ~'~'AD'i90M'~:~~054~9 ~ I 0 O ~ -i Sm
N W ' ~m
9E riruc ux~ tr .t~ 7drs aarsau or .co~ ~ s so7 ~
~-a~ .
PAGE 32
~ i ; ~x _ _ ; , ~ , -
m N .JI,/ ~
~ p~' ' i' ~ ~ 1•
" q % 0 4
I i z a~M, ~s , ~ -
,SL ~ .5 i ~ d V Qm ~Q~ `\4i' , I` ; Nx
. J \ I
. h ~ ~ , , p.~ ~?r~~ i
~B' ~ , , n ~ ~ ~
~ ' / m ' / N
0 ~ ' ~x a . Q
, ~~w
. "'x ` ' : V n ~ i Oe1Y.fH3~!!IB O V
Q i
~ ~ " ~ `I , ~~0 ' ~ , ' , , ~ _ -3dY.~SONY7 .p' i
. ~ ' / ~ . y~y ~S• i "i - / \ nX ~ ~
i ~
~ `-°m ~ : ~X; ~x ;
~'X x _ } a i
~ , _ _ ~ 5~ ~ i~ ~ Q ~
j ~ _ O - ~ ' SA4;~' + ~x ~ f'/ ~ ' ~ J
~ 1 ' ~ ~ ~ ~ \ IK , ~ ~
. ~ 'T~ / ~i I ~ ~
' 1 . ~ I
; , ~ <<~ ~ ~ r a q ~ a
, „ ~ ~ , ~ e
, ~ ~ , ~~'M ~ ~ o
,4~ ~~J . ~ ? x ~ ~X~ "x c~~W
~ - i " ' . , 3, O
~w~ . ! i i .~'~.r' , i~: ~ t~l~~ ~ ~ ~ I ~~~QW i '~t' Q~~
~ y~/ f ~ f ~ j VWI. Ij
i:~i N • i i..W 67. of ~`Jk+~/ s~. 1 x '~q ~22 Ocrl
~ i
/ ~ ~ ~X \ \ ~ ~ .
~ i ~ j - ~ ~ . ` m ~~x~,- ~ ~NI-
~
i i ~i ~ \ t ~ ~ + i~ 'y~ pryZ
- ' ~ R p0 ~ ~ \ ? ,~;~v '
LI~ - ~ ...f~L! p - OWN
! ~ ER ~i 3 ~ ~(Q ~i`~' f' t _yi - Q ~rc
~~J , _ ~ o , 1 f \ ~ ~ . 03°
T w'`.~
~ , i i~ i 1 _ ~ ; ~ ~ ` ~ - - - ~
r 9' /~n~n ~ e v„ / , ' ~ ~ >
i ~2 ` / A6 ~ . ~ i ObVIH3~ /1&, NWF-
i-~'~~ ' - , 'h~ ~ .3dr~sn1vn.a-'% ~z
x ~ I t~ ~S * ~ y~' ~ ; , J o~a
; ' , - ~ ,o~~ ~ O ~ J"~°
, z - ~'-'h~ f/ : ~ ~ ~ ~ ,Wo~Q
~ y~ ~ { ~ ry~
i ~ . ' .
_ _ ~ \ ~ ~ ' SA2~' ~ ~ ~ ~'Y'~ ~ .F~h ~ / ~ / / / _ - W 001A
_ ~ / ~ ~ ~ ~ i i ~ i: ~ ' ~ ~O
__N s~ ~ ~ I ~ ~~~~A W
6 ~ N~
~ • ~ UQIm ~ ~ ~ sr"~--,. ~ ~ x ' y4~ ~ ~ - ~ NO
` 1 ' ~2 A A ~ ~ ~ ~ qO W i~/; ~ ~ ~ ; - ~ W~
~ ~flF~ ~ ~~X ~o~!'.miiii i~~i `UN
f [S
i g -m~~ f - ~W~'~'; , ' ~ Naa
' N ~ :1 Cg~ ,,~o;o ~ .t~' ~
_yy ~J- ry~ ~,.,A ~ ~ ,t~~ ~ ~/~nx %~,r,f~'~ as
0' , ? v~~ I O/D ( ~M • 3lI.qY. ' tig~
~0 P, x~~' 'I J#~ .J~W~ I ' i x \~x o°+s
po _ _ ~ j m '4- ~ ~ , , ~ ~ 3 dar
Nyj
~a ` ~ ce
; - , ; ' ~ ~ ~ ~ 9-, ~ _ ~
„ . , ~ . , ~
/ ~ . _
J . ~ ~ ~r^ ~r ~ ` o~
X~~(1/ M3N r . ' ' >e
, ~ - ~ O~n'u ~ k ~X ~ - - co
'~X _ i ~ ~ y 1 . J~~ _ ~-f - ~ , q.
' . 1,, , ' ah _ ~ > ~Q Q ~ Y
I x \H I.;~ \ + 4 ~ - •u
~ ~x ow~a3ddne ~ ~ ~ 7 ~ ;~Q"22' .~n"\ az
' , r' 3dYDSONY7 . S! o . : ~ ~ ~ ` ~ ~ _ ~ r
~ ~ ~ ~ ~ ~ ~ ~ ~.QOO t-, t~ii~= :g
P~ i~~ ~ a.~4~ O- = h~ q,
~ ~ - ~ •
i ` m ~ Q., a'
~ ~~F~ ~ r . r.; ~ - , W :8
, ~ ~ ~ ~ ~
~ > ~o y~
- ; , -;R - - ~ ~ ~ C~W ,
~x ~ ~ , ' O
~ - , J~ i, ~ ~ o " ~ O~'
` I ~ ~i ` i ~ ii'I ` ~ ~ a ~ "'^~sk` _ fl ~ `a i/
i ~n ~ ~ 3 x: i ~ r- ~ _
- \ ~ ~ ~ r a .s~~ ~ ( . x ~ i ~ N41~.
~ ~\b ~ "3 ~~P - ~ _ , ilm~\ ~ - ~w
NX ~ ~ ~ a ` q ~ ~ ~ m ~
, 1` ! ~ i~~. y~ .d ~,I } ° ~ ( , ~ ~mX~~\i m / q a~' ~ ~Ji~ C
!
W `~~{i_ ' h j~ ~f ' ij;~ 'i -l-__ ~N~/ o.~y ~ ,:W ~3~~ ~
in i ~ ~ ~ I ' O' o ~ W m
_ ~ ~ ~ N ~ip~~ O ti ~
Q i S7.x N $ ~ ~ c. I S~. ~ i i y' i~ 2 ~Q1'l~' rn
mx 3'" _ 0 2 ~ T
~ /r ' ~`IW ~ ; i ~ NI .Y
0 _ ~ , W ti ~x m
O ~x ~ : ~ ~i~ / ' ,_f_`,_ -,~,~.~a~, ~ ~
X , ~ " fi ~ 4 1',~ : '~~C m
Z' ~ ' _ ~ ~ ~ ~ .~~a 6 , ~ ~ _ _ i ~ i i . ~ . ~ a
i 1
I i ~J =2 ` ~ y~~~~. ' r ~ ~ ~a ~.~a. Jaz ~ ~ ~ ~ ~ ~ ~ ~~,~~'i m
1~ ~ ~ ~ n
~ ~ t t t~ ' , - ~
~ ~ ' i ~ i ~.~i~~~ ~ ~ ~ --t ~ ~11 ~
i ~ i i ~..z v .s~ T k , - - W ~
~ ~ r ^ i i a ~ ar, - - - . . , O 'Q'
~ a i i a~~~~ ~ _ '~T~~ ~ : t~ i Q ~ ~Z ~
i ' ' X ~ l~ . o ~ r~+ a__~ , _ _-f ` ~•.~3'' ~'E. OW ~ J O~ m
\ ~ s ~ ~~~f ~~~~y, ~ < / ~ / - ' ~ NVI ~.01\O ` Q ~ ~ 'Z' ^
_i 'N ~ ' _ '3~Y.XI~~.___., W'¢ W O 4W i
~ 1~ ,
o¢r~`( ~ x ~ ~ "7X ~ , %~'4 hi2 • ; -~o . - ~ J ~ ~
; . ~ ~ ~ ~ ~ t ~ ,i2 , ~ - J~ . , ~ . QV O ~ W~ u
i"~k / ~ - _ \
II ,f ~ ' ' ` ~ ~ i~+ ,'~~cxi - j¢ : W J W Z
~ ~ ~ \ ~ ~x ~3 _g"' - - 3~'~,~~~ ~O ~ ~ Z~. .n
~ ~ - ` . . ~ - _ .
i _ .r ~ ~ ' -~r-~ ~ f--~=-, ~`•~~\~~.Q Q~ ~ ~A ll4! mn
~ i ~ ~ ~ i 1 i ~ , W O.O! ~tC: 2 ~ x m
~i ~ i 1_ ~ ' i~ X ~ ~ ~ ~ ' ~ iQ , f ~3'.}. 'W i vi [m
_ ~ i E ~ ~ , i ~ ' \ O`.\~..~ ~ i ~ i m
^
~ • ~ .
~ ~ ~
~i i~ ~ - - ~ . '.';-r ~ :W ~ m>
~ - ~x u ~ -`„zI~ O _ _ ` \_..O ~ ~ 7 ~ ~ _ ~ if
~ ` ia
PAGE 33
~ 2. The Plan does involve the development of some property with slopes of 15°~ or greater,
however these areas are small and isolated and do not make up larger significant
topographic feature. That grading is necessary in order to make the development
footprint large enough in order to create a viable project. Map II-D, named the
Preliminary Grading Plan, shows the slopes affected.
3. Since the total site pre-development average cross slope is so low there is no need to take
advantage of the Hillside Development provisions for lowering the number by the
designation of natural open space. Nonetheless, the Tentative Development Plan and
" the Preliminary Grading Plan does indicate an area along the west boundary and in the
southwest corner and along the south boundary that will be left natural.
~
II-E. HYDROLOGY
~ 1. The Tentative Developrnent Plan shows encroachments onto the area onsite designated
as floodplain. The Plan provides a scheme for removing the property from the
floodplain by intercepfing the offsite flows and routing them to their upstream/offsite
~
discharge points. The flows entering the site from the west side will be will be collected
in a channel along the north boundary which will route those flows into the detention
basin where they will be discharged into the future box culvert under Ina Road. The
offsite flows entering the site off the hill in the southwest corner will be intercepted by a
channel above the retaining wall and routed to the west or east. Those flows routed to
~ the west will be directed around the west edge of the development and ultimately
merged with the flows entering from the west. Those flows routed to the east off the hill
will be directed to the east where they will be captured by an inlet structure that will
also capture flows entering from the south. All' of the runoff captured by this inlet
structure will be piped through the site the box culvert under Ina Road. The flows
entering from the south east of this inlet struciure will be capiured by a channel along
,F„ ~ the south boundary and carried to another inlet structure in the southeast corner of the
site, from where they will be piped through the site to the Ina Road box culvert. The
onsite flows will be collected and conveyed within the proposed drives to the detention
basin which will outlet to the future Ina Road box culvert. The detention/retention
basin will be required to provide, at a minimum, threshold retention for the five-year
event. The basin is shown to be on the north boundary, near the easterly side. This
drainage solution will be designed to meet the Pima County Non-Designated Basin
requirements.
2. The TDP shows encroachment into the 100-year floodplain areas. To convey offsite
flows thxough the property, a series of open channels and catch basins will be proposed.
Pad elevations of the proposed commercial buildings will be set at a minimum of 1-foot
- above the 100-year floodplain water surface elevation.
~
~ Silverbell Crossroads Page 34 of 44 7/7/2ppg
~ ( N i i c~x i~ ~ ~ ~ _ _ _
m ry ' ^ . .1 / / i
r_ ~ - \
' ; , , W
~ z ~~4 ~ s ~ _ a
~ ~ , ~ Q
s~ s ~ ~ 1;~ , Q c> I-1
~ ~
'~U Qm Q ` ' g I~ Nx H`
0 - 41
" B~ " ; _ a , ,
~ J~ ~t P ,~~a°~- ~ a2~ ' .
, ' ~ ~ ;
~iNx x ' i ~~,~'`V ,"P~ , ` j ~ ~ O V
' • ~ ' ~ ~OWAN33lAA ~ 7 e
k1 Q ~ . ~x ~ ~ ' ~ - ~ ~ / ~i ~ ~Q'~ ~ ~ i F 3dYJ50NY7 .Oi , L. `
q 0 - ~ , J~ '~5• , ~ . / ^ ~
r O , - - / ~ ~ ~ ~ y - x LL
~m ti ~ ,5~ x x ~W"'~ ~
a .a ~ 1` t ~X~ ~ Nx ~ ~:s . .A ~ i ~;'~i ~ ~ _ ~
~ . :P,A ~ Y ~ ~
0 i- i~ R `~x ~ ~ ~~Q 4
'J 2 ' - 2~ o' I W W ~
i I
~
i
~ s ~ \ I i 5 / ~ ~ ~s rx ~ ~Q k1~.
L f~ ~ - ~ ~ ~ ~ q Q
1 4 3 b: CY• N O
~ ~ ~ C : ~ ~ ~ / / ~ 1 ~X ul `VX Q ~q X vJ fW
~ ~ ~ i ~ i 3` O i a O pN
, / ~ ; r' / ~ ~ ~`Wtu~ ; Z rr
~ N ~ ~ .~''/i• y ` ` ~ . / . i ~ ~/f~U' 4! .7 O ~N
~si' ~rr~ i i °".N o i ~ x ~~2 i ~n
i , ~ ~ ~ ' ~ + ~ ~ ~ ~ r
~ ' ( Op'px `,j' \ f ~ C7 ~ ~ + aoc, yori2
~ LvER' 1 3 ~ )1 '1,1 ) \ ~ \~w \ \ ~ . ~ ~ _ / ; O ' NC
- ' ~ tz ~ ~ • v ~ . r~ ~ ~
~ ~E .~-l~ik ~ N owr°~
5~ / O~ i ~ r ~ ~ y OZa
d- w~
E i ~ ~ ~ r!' ~ \ ~ ' - • ~
~ic / ; ; .~~x 9' : ,~~p ~o'~ c~?~ ~ ~ a ~ ~ i ' , ~ ' ~ V HW~
z~/~~ X ~ : Q ~ ' rv H f:~ ~ ; ~ ~ ~ tiz
i .~.CI ^ , i F. ~ ~ ~~i. ~ 'OFlY.W3dd%19.-- ' Q]
~ i ~ r h ~dV~50hV1 , ~ Q~~
~ x ~~i~ ~ ~ u1 / i ~V
~ 1 ` , a 7,( S ~ ~ O ~ ~ ' ~ , ~ f J
r , ~ ~4 ~ A7' ~ ~ ~ : , W ~ t
$ 5 ~ e N i- ~ i i i~.' _(f1 ~o~
W ~ sYj i ? . .>a ~ Woma
,
- ~ ~ ra t C~ ~ s ~4-`"~ ~i ~ ~i , . , ~ v
~ ~
~ ~ ~ „ k O. ~ ' ,(J / .41VA No
~ D W
_ , ~ ~ " - ~-~o=~ ~ , -)~,o
_ - 2 q~ ' 0~ ~ „ g i i i i i J ~ Y
~ 2y1 p~ A~ 'y~~ i~~~i I ~ i~ W..
. I ~ i~~ I ~~/~nb I l; j i i; `~N
g^° ; I ~ ~ ~ ~ , ~ti ' (~a~a
A~- ~ - - -C;~ ,
i ~ ro~~~. - ~ m { ~ ~ _ - g- ,M° ;'O;~a
~ 4~
. ~ Q b ~ I %i i / N _ - 4$
/ ~5~ ~~y^ x ~~'i~ - ~ ~ ~ A ~ ~ ~ :iu ddne x ,wx x ye
~J~p.Pp ,X~ : ~ . - ~ ~ ~ ~ p'~ ~ o - ~ : i . ~Wl ~A` _ ` = u;
N Q~~ _ ~.i~. ~ { ~ i~ ~ W , ~ ao°.
~'~1/ ~M3M ~ ~ ~ ~ . ~ ~ .I~` , _ _ ~ 1 ' _ oF
. L ~ - - i (((I i~-'~ rv ~ ~
/ ~ A h ! , ~x ~ _ - - QE
~x = , ~ - a~ _ _ __3. _ _ _ _ ~ G:
; ~ oavaa eene~ I ~ ~ ~ ' !f - Q Q ' - '
~ \ rU~~"x i ~j 3rYJ50NV7 .S! ' ~ '_~E.~~:-..,.a ~ ~ ~ ~ _ , F \Z' ~ ~ . . - oY
~ ~o ~ ~ ~ \~Q2.2'. \I
~ , t C~ 4tix ~ s o ~ - , ~ ~ ~ ~ - 'd _ e f
~ ~ i ~ jt i ~ ~ ° ~ J - ~~'QOO _ F~ ;
~ _ as
~ ~ ~I
~ -~'r \`1 ~ i' ~ ~o r. ~ ,~taxa: ~ } ~ ~S , ~ `4~,~i'~` - -0 ~ / • bv
' s ~ ro W A- i`"x y a"
_ ' ~ ~r ~ _ ~~'~~9y~ ~ ~W C ~ ~i: yg
} a ; ~ ~ ~ ~
`~x ,i _ ~ i i W e ~ ~ ~ ~ x - - - ~ ~ ~ ~
i i ~ y v y ~'wa ~ ! 2hU -o x _
~ , ~ ~~r ~a.~ ° .~.5 ~'41 ~ W~ ' ,
m - ~ ~ O i ' ~ ~ N ~ - Vf, ~ _ ,
~i i ~ ; WW ~r ~~~.a ~ 'o; o~~ ~ 2 ~~~h ~ i -
- ~ F Q ~
i`+X I ' ` g 2 I ' i N ~ - S 4 ~ ~C ~ l ` q, ^P.M ~ I ~ - -
Q I ` ~0 J ~~~r+ay£ . - ' ~ ~ ~ l a'°`\ _ ~ / i
¢ ; 1.~' m , ~'c`i%/ i~i
~ ~ ~ a0 ~ W ' ~a y~ ~ 1 y _ ~ t Itix i ~ ~ ~r ~ ~q~
` ~ ~ 7 ~ Q iCD i~i, iiii
`~l _ \~{i ~ I I.O.j N O A.J~ ul _ ~y~Ni' O O ' ~1~
~ ~ Q e ~ l ~ } . _ - 1 I D•All i~// ~ I
d ' NlU'W v1 xr ~ Jr m' / ~ pp N ii y~~ i i,//.i i, c
1 ~
l ' S*"x ...~22 ~ ~r,~'--. 3~°:'~. ~ j~ ~ I :.i"T~~ i i i i i ~ .
,
OiS 3q J~ ~QZ . - 'm~~ ~ ~ r ~ ~ ~ - ~ ~ ~ ~ ~ ~ ~ a
~x t ~n : ~ ` \ z , '~r r i ~ ~ ~ a
~ ' x ~U : ~ s ~o " \ ~ ~ ~ i ~ ~ `~~~i ~ x ~ _
~ ~~p~ '
~ Q ~ ~ . ~ 'r$ a` ~v \ ~ ~ Y~~^° 3-- '3` ~ ~ i ~ i ` ~i ~ ~ ~ i~
~ ~ ~ O J A ' w ~ ~X.~ ` ~ ~ ~ ~ ~ ' ~.1~~~ i ap
~ ir`-`~ '~X' ~ \ ~7~ '~W~ ~ ~ ~ `I. ii ~ i ~
i ~ i Q~= i i ~ c, ' _ 22 -t-~~~.` _ ~ i ~ ` ~ W
~ ~ ~ ~ \ _ \~i ` , 1~`~ 1 1 ~ ` j1 a
, , r ~ , ~ ~ . - :,~a~ ~1_ ~ , , 2, a
i` 4 ~ ; . * ..,y b - ~~`E' r ~ ~ ,~c ~~ii; Q~U T , , f ~ 1\`~~4~ ' J °
t`
'~i 4 ~ 2. a //i y/x
'2W-~ OW~'~!! V F'~~ ~ ii~ .m+
` - ~QW 4 ~ i , vF~ 6 `"~~k~~ ,-''l~ ` NY7 .Oi,~\ ~'.~O ~ ~i i4~iFx 3
x Wv' N~~i~`' ~ ~ / ' , ' ~ ~ ~ \ ~'~4~~ ~ ~
Q~Q i ~ ~;i ~ W - • i y~d~~_ J
` ` ~ .(tl3~!/IB - i ( i , Q t ~ ~ ~ ~
~x ~pQ- 'o' ~~I 3d1'~~ Sl h~'~! ~ i1~` 4.i1 i ~ $ _ _ J ; i ~ ` ~ ` u
~ ~ ~ .
a ~ ~ ~ ~
~ M , , 1- ~ ~ ~ o m
, ~ ~ ~ % ~ ~,x' ~ ~ a ~ ~
~ ~ ~ , ; ; -'"g ~ ' - _ ;
~ ' 2 r ' \t~ ~ a i~ii 4~~I '~=f-'-~'- --r---. ~.Q N
~~i i' ~3~ _ _ Okf . ~ i r ~ - ~ ~ii~ i i i ~ : \~`Z ` nm
ii QOO ~ ~ x ~ ~ ~ ~ ~ ~ i i _ }•~~`•`,~,;.`•:;~;~3 i ~ a
~`~~m i, ~~i ,iyi? i/ i / ~ ~i ~ ~ ~ I~~ / 3~~`\ 3~~`\`~`.~;``.` ; %N
i ~ ~ ' ~ • \ ` i ~
, ~ f .W +
~ ' ~ , ~ ~ ~~x ~ •--r T \~"XIT O ` ~ ~ \0 . ~~O y~ 69~~ _
` ~ ..l`. ~ ~J 1 ~ i
~ ' x i -
~
PAGE 35
" 3. Existing concentration points for off-site flows entering the site will be maintained.
Onsite flows currently directed to the drainage culvert under Silverbell Road will be
directed to the future Ina Road box culvert, in accordance with the Silverbell Road
Improvement Project. A detention/retention basin will be constructed along the site's
north boundary to reduce on-site flows to Code. There will be no significant impacts
upstream of the site due to this project. The project site is within a non-designated basin
and therefore only the 5-year threshold retention volume is required. As a result, the
post-development flows downstream will increase.
4. A series of open channels, drainage pipes, and catch basins will be required to collect
and convey off-site flows beneath and around the property. Flows entering the site from
the south will be intercepted by open channels and diverted beneath the site to the Ina
Road box culvert. Flow entering at the southeast corner will be intercepted by an open
channel and diverted beneath the site also to the Ina Road box culvert. Flows entering
from the west side will be collected in an open channel and conveyed to the Ina Road
box culvert. The retention/ detention basin will be located on the north boundary.
5. The Tentative Development Plan conforms to all applicable and adopted Town of
~
Marana area plans, basin management plans and Town policies.
~ II-F. VEGETATION
1. The TDP maintauis open space along the' west boundary, in the southwest corner, and
along a portion of the south boundary. All of these areas contain vegetation at the
densest concentrations that exist on the existing site. The hill in the southwest corner
contains the greatest concentration of saguaros, and so all of those saguaros will be
preserved in place. The Plan also shows the south 40 feet of the site near Silverbell Road
as a buffer area, although much of that ground has already been graded. This buffer
area will be treated as the repository for vegetation that would be transplanted onsite.
2. The firm of Novak Environmental has prepared a Site Resource Inventory, per the
Marana requirements. That map is submitted with the rezoning application. It depicts
information that is consistent with information otherwise presented in this report,
although it contains more information than is what is shown on the other vegetation
maps. The project will comply with the Native Plant Protection Ordinance by the `plant
inventory' method. A complete Native Plant Plan will be prepared in connection with the
project Development Plan, after rezoning and submitted to the Town of Marana.
Silverbell Crossroads Page 36 of 44 7/7/2006
II-G. LANDSCAPE PLAN
1. Map II-G.1 is a concept plan for the proposed landscaping, highlighted to identify the
landscape buffers and parking lot landscaping and amenity landscaping at the
'gathering places' and the open space. That exhibit demonstrates that there will be a 40-
foot buffer along the entire west and south boundaries. That 40 feet will be natural
~ except for any transitional grading from the adjacent development or for any drainage
channels and inlet structures. Where any grading does occur there will be revegetation.
Much of the 40-foot buffer on the south, in the east portion of the site, has previously
~ been graded, and so all of that area will be revegetated. The exhibit shows a 15-foot
landscaped buffer along the Ina Road frontage a 10-foot bufferyard along the Silverbell
~ Road frontage. T'he Plan also shows how the parking lot will be landscaped for
visual/aesthetic purposes and to mitigate the heat of the asphalt surface. In addition,
the Plan shows trees at the ' gathering places' that have been discussed previously. The
trees in all of these locations will come from a list of acceptable species to include Palo
~
Verde, Velvet Mesquite, Desert Willow, Catclaw Acacia, and Whitethorn Acacia. The
Acacias will likely be limited to the bufferyards, but the other species could be planted
in any location. All specimens will be either 24 or 36 inch box plants.
~
2. Exhibit II-G.2 depicts cross sections and plan views for two different segments of the Ina
~ Road bufferyard, for the Silverbell Road buffer, and for the 40-foot buffer on the south
where there was previous grading. The other 40-foot buffers are not represented on this
exhibit since they will be left natural only with minor exceptions for edge grading.
~ Regarding the cross-sections in Detail Nos.1 & 2 the landscaping is permitted in
accordance with the Marana standards since the plantings are not on the bottom but
rather on the side slopes which are 3:1 or flatter.
II-H. VIEWSHEDS
1. The natural open space and the enhanced landscape bufferyards will mitigate the views
of the development.
- a. Given the condition of the properties from which the subject property can be
viewed, the only properties for which there should be concern are those to the
west and south. That is where there is existing residential development. From
other nearby vantage points, to the south and east and northeast and north, there
is no existing development. Besides the provision of a 40-foot natural area along
the boundaries of the developed parcels to the south and west there is a
substantial grade difference with the proposed development being substantially
below that of the nearby homes, and therefore the residents in those homes will
have there long-range and mid-range views unimpaired and even their short-
range views will likely not be impacted as they will not be able to see the
development
b. The high visibility areas onsite are primarily classified as such due to their
visibility from the adjacent streets. The views onto the site will be mitigated by
the landscape buffers.
~
~ Silverbell Crossroads Page 37 of 44 7/7/2006
~
m N
2~
( W ~
~ q r ~ rl Q
~ a q a
~ ~
~ z
st ~ v°0 ~ P~ Wti
~nN
~ ~ ~ . . , y.s i... ~ ~
6 W
~ ~.I B y ~ yV.~ ~ ~ a~ V
~i , ~ , ~ ( ~O
C C . ~ Ot%Ql3~d/~
q j/' ~ ~ 3dV~SONV7 .06 Q 2
~ 2 ~ ~y. . / Z J
~n ~ i
~ ~ ~ ~ ~ -f` i ° ~ a a
z ~ I~:.:~ h o;'~~ a~ W
a ~~i~~ ~S I W~ Q V
I / 5p2 ~ C
~ ' i
I ' ~ w~a W Z 2
; ~ ~ ~ ~f. ~.y/ • ~ q Q
1 ~,i~ 7~ ~ ,
~ ~ Z ~ ~ I , . ; O q m
~ \ _ = ' , . ~ ~ b ~ . „ ~ ~ O
a~~ l i ~ ~ / ~oj ~ ~l i ~p y Q aN
~
f' . p?~ p.Q •yy~ ~ v Z p
I ~ ~ ~ ~ 4 d` C~' ~ i ~ Q a '
; ~ `~~y, 11/ ~ ~ I y O P^
~
. ~.I ~~'r' m ~ I v N~~~ ~nti
~ p . i f~ ~ n~ - Jal7 ~~W (~prvZ
'k'y ;fER~EL W Q ~ \ m~.\a '1 / I W uwi ° ~ T o„N
~ RbP ~P.;~` / I ~ a~~ I $2x (/)~uo
" ~ ~~V ~ ~ o z ~~c, ~ ~ ~
~~~z N~~ r~~~ `i o~ V ~ ~ ~ ~ a ~.o?~
. ~ i/i ~ ~vi y~/ ~ - ~ ~o~
~ ' i' : ~ 62 ~ ~ OtlY,Ql3ddl]B ~~i
~ ~ , o g w~~ = ~ o _ \ M ~ 3dv~so,v~n .a~r J o~a
~ °a a3 F. . ,r1 , J mau
~ y j,~; _ ~ . / ~'~d~ 6J5 f,'/ . ~ ~ ~ ( f
!
~ _ ~ ~ ~ o ~s, A,~ ~ y~ N Wry~ ~o=
~ ''f! " ~ il ' ' W . : ~a ~ ~i g~''' ,j" ' . W ~ ~ W OPd
1 p . q W OO~ ~ WNOFMARANA~~a
-~~y~ ~
C\,~ ~ N ~Y ~ . _ - f~ _ O - i h i - N?
` .
_ a
`y~~~ ~ ¢ ; Y~ e ti ~ x : _W T1 pIMA COUNTY ~ ~,o
k O°oF I o q ( i ~~Q~I 3 JW?
( CNf4 i I , N~~ ~UIV
r' ~~1 , I vi W m C
N fA
arroaa3~~ne ~ ' I ~ " ~ ~ , ~ W ~ a•
- - ~ ~ h~ ~
ti dv~so~nn st m ~ a ~ _ W ~ ~,.°,i,u ; o~ ~2 8"s
~ ~ 4y~ I ~ ~'"N n I ~02 ~ ti °jabj ~ r O >o
ti 7ka tlai. (~f.~ ~NOa e$
~ u;-'~ ,,~ti, ~ti L J Y ` ~ ~i W 2 ~m~ ~ ~ ~.~h 02NAH3dd/1B y:
5 6 ~ < w«. m~ ~ o m W o !3dY~SONF'7 .OY c.
(G,f~~Pp ( 4y~ wN o 2 - ~H - ~ ' ~ r~ Eo
I a L G Z h y~j~ ~ , 3n.0f paR
M/ M3N
. ~ Nl 0 ~ e q~U I ~ . i a.
.L i ~ yW]2 ~
I s U tlN>CF ~ ~ . C:
Ja IZ-W
~ ~~1 m~~ ~ . ~ ti3
. ,
~
I o;
~ ~ i Q O ¢
_ 2
~ ~ w:..: .
~ ~_~:..r ~ f 2 G~
I _ I ' ~ ~ Ga
1 ~ a ~ oi ; <oo ~ ~ ve
~~/~_~JJ~' ,~~m q~ Q 4s
b I b f~ "v--f3i ~ 4 N N • b:
S~
~ ~ . ~ ~ . 0 " . Q
' JF
' W - - ~ x~~ - - - I b ~ '
1 „ I_~`~~ O I o q I W W I~~~~ :
:I~ ~ ( ~~1 ~W ~ I d ~r
M ~ a Y~ v~ 4~~
1
x i. I " I 2~ Q~ W
' a ~ ~ ~
I ~ j . - - ; , ~ ~ : h a ~
1 a
~~rv ~ o ~ pC1 ~o m
W ~ Ij<t? I ' ~ ~ -4 ~-O;x ~ ~o E. ai
j ~ ~ w ' ~ ^ io ~ ~ ~ ; ' W ~ •7 0
mx ~ 'puWiZ j/ r / ~ . qnl
o ~ a
N
N
~ x~~ ~ . ~ j ~ \ / / k~4 I ~w t~~~ ~ ~
p ~ ~ ~ ~ a.~w }^I ~ m
. ~ \ ~W ~ ¢ I
~ ~ / ~ ( [ - „
, ~
~ ~
~ ~ pf ,j / ~o ~ ~ ~ t~Wif~W 2 ~ I o
~ - - - ~ j ~Q~ i ; ~ o ~
~ ~ W. Y Cti ~ ~ ~ >
L ~ J a~? ~ 3 a~ OlMAl13d~179
~ ql. Q W : ~ l / ~2 2 ~ ~ ~ :3dVJSOM/7 .QI~ ..~U.
i )
~ ( ~wWO % d g~ ~
i o dav.~a ~~na ~ ~3 ~ m~
Qoo _ i OHY7 .SJ ~ - ~ ~r - _ ~ 3n.ot ~ ~
~~'m si. s~ a 3 ~ ~ c ~
~ - ' ~ t ~ ~:lYlJl {1D'd0'lY ~ ~9,". i m
. . . , . _ . r,: - ' i O N
~ ~ . ~ _ _ . . ~7 v 'a
- . ....0[ .LO7 4 B ~LO7
il d07
is
PAGE 38 ^
w,,, ~ /NA ROAD ~
I /NA ROAD I l00' (77'P/CAu
~oo~ trrPicnu R Q
( ~ I
I Q I
~
~ - - -
~ ~ M I
I~~~ ~ ' ~ I~~ ~ ~ ~
~ ~ ~
~SER ERT ~p,y SED
TREES EN7S ~
G AN/T ' SMACL ` ' I
~ I P. RK/ G I DESERT bESERT; ' ~L~DAIPOSEQ `
ACCENTS TREES " G~~~.~.
! ORlVEWAY I , DR,/'VEWAY ~
~ J
PLAN V1EW PLAN V/EW
SCALE: l'=30' N SCALE: 1'=30' 1`T
~ I 36' DECOR4TlVE ~ 35'
A~ASONRY WALL ~
15' 15'
6' 3' 6' I ~-BUFFERYARD I
I 5' B' 9' 8' S'
_ ~ ~ ~ ' ~
( . ~t ' '~v a'
I ~ I
~ _I
CROSS SECTION A-A CROSS SECTION A-A
SCAL E: 1'=10' SCAL E: 1'=10 `
DETA/L 1 DETAIL 2
,r BUFFERYARD 'C' - ALONG /NA ROAD BUFFERYARD 'C' - AtONG /NA ROAD
~ AR /N ~
I ' f P1C 1
I S/LVERBELL ROAD I '
i00' !77'P/CAU ( ~~sU ~ ~ I
~ I f~ a I ~ ' ~
~ ~ ~ ~ ~ g
I ~ ~s~ ~ ~ ~I
( iitcHr-oF-war Q' I g ~ ~ ~
- ~ ~ R ~ ~ ~
DRI YEW:4 Y ; I Q I
REVE6ETATED WNERE
~ { I PREV/QUSLY D/STURBED
. ~ I 1 I ~ARlIC1NC~.f ~ ~ I . ~ ~ ~
.
PL AN V/EW PL AN V/EW
SCALE: 1'=30' ~ SCALE: !"=30' rT
I ~ I qp. ~
10' ~ ~ BUFFERYARD
I 15 I
I i I ~ 15' 6' 3' 6' 10'
~ I ~ I
I . _ , I ~ .
~ I
~
CROSS SECT/ON A-A CROSS SECT/ON A-A
~ SCALE: 1'=10' SCALE: 1 `=15'
DETA/L 3 DETAIL 4
BUFFERYARD 'C' - AI.ONG S/LVERBELL ROAD BUFFERYARD 'C' - ALONG SOUTH /i
~ ~ S/LVERBELL CROSSROADS MAP No. II-G_Z.
PARCElS 21~1-01-0<60. 21I-01-OI70, 214-01-0480
GndP/aaain`~nADerelo~we4~s~r~,~~ D~ 2l~-O~-OI90. LOCATEO ~N SE~ 2. T135. R12E. BUFFERYARO DETA/LS
ea4xe..i tuc.e.,~r~..e.acaw PtM4 COUNTY. ARIZONA
1IMar420~6° ee:37~ibe11\civil\site-enalysis\811-23-buff-dtl.dgn PAGE 39
II-I. TRAFFIC
1. The Traffic Analysis Report, prepared by Curt Lueck, P.E., is submitted separately. It
addresses all of the items in the Checklist.
a. The Report discusses the internal circulation system and the driveways onto the
adjacent sireets.
b. It discusses the improvements planned for both Silverbell Road and Ina Road in
connection with the Silverbell Road Improvement Project. These unprovements
are planned to begin in late 2006 or early 2007 and take about a year and a half to
complete.
c. The Report addresses the projected project ADT and the impact that traffic will
have on the adjacent streets.
'r d. There is not expected to be any significant impact on any nearby existing
development.
e. T'he Report addresses these points.
f. The Report addresses this subject.
g. The property owner shall be responsible for all improvements needed onsite and
for the offsite driveway connections. He will also be responsible for making a
~
monetary contribution to the Town to cover the cost of the design and
construction of a northbound left turn lane in Silverbell Road at the south
driveway and a westbound left turn lane in Ina Road at the west driveway, to be
~
incorporated into the Silverbell Road improvement project.
A summary of the CLA Traffic Study is provided below:
~
The project proposes access on both Silverbell Road and Ina Road. The intersection of Ina Road
and Silverbell Road is signalized and is scheduled for major improvements in conjunction with the
Silverbell Road reconshuction that is currently underway between Cortaro Road on the north and
r- Ina Road on the south. The intersection improvements are expected to be complete within about
two years. The commercial project is expected to be complete near the rimeframe that the
intersection improvements are complete.
The traffic study analyzes the impacts in the opening year (2008) of the project assuming full
buildout and five years after opening (2013). It addresses the AM and PM peak hour impacts at
the proposed driveway intersections with Silverbell Road and Ina Road and the signalized
intersecrion of Ina Road and Silverbell Road. This analysis uses current recorded weekday PM
peak hour volumes and estimated AM peak hour volumes taken at the Ina/Silverbell intersection.
These volumes are increased by a factor of five percent to represent regional growth between 2006
and 2013. The site trips from the project are then added to these future volumes to provide an
~ esrimate of total traffic at buildout of the site. The analyses are provided for both horizon years
with and without site trips to clearly demonstrate the impacts from the project.
- Silverbell Road, north of Ina Road and the Ina/Silverbell intersection are expected to be
reconstructed before this project is complete and so the analyses are based on the improved
intersection at both horizons. The intersecrion improvements include transitional improvements
~ along Ina Road east and west of the intersection and on Silverbell Road south of the intersection.
The Town's Ina Road improvements between I-10 and Silverbell Road are assumed complete at
2013. No other roadway major improvements are included in the analysis.
Summary of Key Findings
o The project is a neighborhood shopping center that will include general retail uses including a
bank and possibly restaurants. The tenants are not yet lrnow, but the uses included in this
analysis are typical of this type of development. The development is projected to generate
about 3,922 trips extemal to the project on an average weekday. Because of the nature of the
Silverbell Crossroads Page 40 of 44 7/7/2006
development, about 40 percent of these trips will be pass-by trips, producing about 2,225 new
site trips onto the existing roadways with about 110 new trips during the AM peak hour and
245 new h-ips during the PM peak hour.
~ o Four driveways are proposed to serve the site with two on Ina Road and two on Silverbell
Road. The closest driveways to the intersecrion are proposed to have only right-in/right-out
access and the two furthest driveways are expected to have full access.
o Left-turn lanes will be wananted on the major road at both full access driveways. The full
r- access driveway on Silverbell Road (Driveway 4) will operate at LOS A, but the minor street
movements will operate at LOS D(AM) / C(PM) if only one outbound lane is provided. If
the left and right turns are separated, the left turn will operate at LOS D during both peak
~ hours and the right turn will operate at LOS C(AM) / B(PM). All other driveway
movements will operate at LOS C or better during the peak hours.
o The irnproved intersection of InalSilverbell will operate at LOS C or better during both peak
hours through the 2013 horizon. With the exception of Ina Road east of Silverbell, which will
operate at LOS E with and without the project before it is improved; all roadways will operate
at LOS C or better through the 2013 horizon.
2. There are no onsite streets. The onsite driveways will be an integral part of the project
and owned by the same party that will own the entire project site. All such two-way
driveways will be no less than 24 feet wide.
^ 3. The Tentative Development Plan does show in a preliminary manner that the project
will incorporate designated pedestrian walkways within the project. They will act to
concentrate pedestrian activity in the parking lots. They will also provide connectivity
to Silverbell and Ina Roads. There are no'bicycle pathways onsite.
II-J. PUBLIC UTILITIES
- 1. The project will be served with utilities in the following manner (see Map No. II-J):
a. It will connect to the public sewer system. Currently there is a 22" force main in
Silverbell Road, north of Ina Road, and in Ina Road, east of Silverbell Road.
Pima County Wastewater Management Department has determined that capacity
does not exist in that line. Capacity will be made available by the construction of
a new 12" gravity sewer line to be built in Silverbell Road, adjacent to the subject
property, as part of the Silverbell Road Improvement Project. That sewer line
will be built prior to the completion of the proposed development.
b. It will connect to the Tucson Water Department water main in Silverbell Road.
" That agency has a 12" main in Silverbell Road and another 12" main in Ina Road.
c. SW Gas has gas lines in Ina Road according to the Silverbell Road Improvement
Plans.
d. Tucson Electric Power Co. has overhead electric lines in both Ina and Silverbell
Roads. The primary lines in those streets would serve the project. The single-
phase lines currently on the property serving the residences will be removed.
~ e. Quest has underground telephone cable in both the Ina and Silverbell Roads.
Silverbell Crossroads Page 41 of 44 7/7/2006
~ a
W; ~ a a a
r ~
N ~ q , .s,~ ti% W~ a
.z ~ r , r ; m n~
I,.n S~ z m~ Qm `q 'r J2 ~ V1
.
? ~ r , ~P ~ ~ 2 ~ 41
` ~ ~ ~ ~ ~ ~ z r ~ ~ a. ~o E"~ ~
~ I r .S, c>
3.I B y D ~ , /'1* a~,'~ ti~ ~
~W , r ~ O ~
q I~ p ~ :
` ' J(GQ'~' d,~~ ~ ~ ~22 ~
,r
q ~~'I Q'~# ~,n' /i g~~' ~ a 'n0`' Z~
~ i o ~I ~ ~ ,~a ~ ~
`°m q =i ~ ~N ~ . :~c~l a ~~y r~ ,.~a~J a~
W ~i :~I ~ . ~ I / . .~f y~ ~ J
a i I hQh ~ ~
~ . 2 ~;r ~ .
~ ~ N , j ~ / ' r% " I 2,, ~ J
° ' I , . ; - ~ti~; ' l,~ ~~l ~ ~o W m
I~ ~ ~ 4rU ,
I I J/ ~ ~ 4! i~~Q a
~ I ~ ~ a " r;~ ir I I. W 2~T o
~ti ~'I W Z a~ j~ ,.r~t,~.,l' ~ 2 Q'mQa y oW
i { j I '~f Q ~
t N ~ S yy~J 3 k•+~..:i ~J.. I~..: rK
N K ~ Q
~ o` tWq `1~ _ y r r /r:
` i ~ p~
I ~ / ~
~ ~ ~ ~ ~ . ~ Sa~ r~ ~ ~ ~ ~ ~
v a 2~ r , f~ \ ~ ~ q ~y N~
a i~ ~ , ,ir ' \ , ~i
t%f', ~il, ca , ' ! : ~ z,l~ C7 ~ ~ y,, , I v ~l (J~ onZ
_ ~N Q~F ~ . . . . . ~ f . ~i.~ " OWN
3'`~y,„.~^" ~~R .P ~ ~ ~ ~ ~ Q
i P t
i c`~'us ` ~ q / p~ S \ f , ~02
z' ~~..11~~~~ N ~ ~ ~ / '~I~ ~ ~ ~NWZ
1 ,e~ '
~ j~1 1~',~ , ~ti x ~ . ~ ~ J o~o
LL ~ ~ -
~ ~ s / ~,r ~ ~ ~I ~o~
~
~3 ` l ~ W
~ . ; , i . w ~
% ~ ° ~ : m oma
, ;
5 z.~,,..~' o~,~ r~"` O~ TO WN F MARAN a' ~o
, ~t
0
, - _ ~ _ : ; - y ; . - k ~ f - YI cau~vTr - W "'v
. MA
' : , 'j' r NO
t9 ? • / . Qh : ja Wv
~ E i+ ~ F
;
~ J
.YN ~~~.i ~ 1~ : I . 0.0~ `~IV
x ~ ~ ^W ; ~ ^ 't' aa
~ I x # ~ 3~.0! ~ y a
~ o .,P i ~ao { ~ ~ °s
~t~
~ ~ ~ ~ k ~ ~ ( a y~
. ~ y . 6 'P ' C : ' ~ ~ ~
~+s~~'a ~ J `.k - ~ °z
, V ~ , . '~1 ' 0. ~a
. I
M/ff M3N - cv ~ ~ ; `r} - - - L,<~' . o
'
; .SL' }n'F w ;k °>e
_ ~~p .~1 ~ip
~ . ~ G.
~ .S, . a W ~ a { ~
f I i ' ~ { 2 ¢
i a -r-:. z ~ ~
a . :1 ~ ~ ~.,ROO F S's
' " ~ ~ ~ ~F-m ~j~ O e6`
1 ~ ~ `
i ` . , { : : '~1 ~ qe
~ ~ 1.. i br
~ # - } ! _
Jo ~g
, 1 ; i - - - '
~
, f ~ ~ ~
I
{ ; I ( co _
1 ~ ~ . y
1W; - - a ~
0
_ ~ ~ ~ ~ i q°
i , oo m
W x. c~ • T l~ . ~ d F' rn
Q ~ ~ ~ ~ ~ N o
~ E ~ a i ~ ~C N
,
~ Q ~ ~
m x q 3; a
O W ~ I . Q, ~ ~ : . ' ~ ~ a ;
~ ~ ; ~ ~ ~ ~ _ °4 a
y ~ t ~
a ~
~ ~ ~ f
~ ~ a
a 2 3 Q { ~ o, ~ ~ ~ o-~ - - _ ~
~ 0 ~ x ( ~ . z~ ~ \ : m
: 4' \ ~ '
~ T
. i. c°
Q i q M ~ . ~ o
2 " ~ ;i ~ v
: ; ' ~
SL ; S! ~ an.ot ;
~
~ ~ \ ' ~ - i
Q ~ ~ ~ - - - m
z o f Iw W ~ ~ m
23~ i o W j m°<_
Qo0 ~ ' , O ~b "n m
i ~ E' °c~
u.
o -m
~ _ _ _
Q - a ~
_ _
_ _
~ z a aa OME- II d01 9~ a Ol .G07 a' ~ 8.L07 i f
PAGE 42 ^
~ II-K. PUBLIC SERVICE IMPACTS
l. The impacts to Police, Fire and Sanitary pick-up services are described below:
a. Police: The development will be served by the Marana Police Department. That
department has a sub-station, about one mile to the east at 5100 W. Ina Road. It is
shown on Map No. I-G.1. All buildings within the project will contain an alarm
system, mitigating against the impact of crime.
b. Fire: The Northwest Fire District serves this property. It has a station, (i.e. Fire
Station #34) located about 1.5 miles to the north on Silverbell Road at Wade
~ Road. The Northwest Fire District will be required that the project have fire
hydrants onsite. Additionally all buildings will contain a sprinkler system.
c. Sanitation: The developer will contract with a private garbage collection
company to pick up the solid waste.
~ 2. There will be no impact onto schools, from the standpoint of enrollment, as the project
will be commercial. Of course, there will be a positive impact onto the school district's
financial condition due to the added property tax that the project will generate. There
should be no impact on parks from the standpoint that there will be no residents that will
~
generate a need for park use. The sales tax and the added property tax generated by the
commercial project will enhance the Town's ability to fund park facilities and operations.
II-L. RECREATION AND TRAILS
1. With the project being commercial, this section will not apply.
- 2. The property owner will continue to own all of the subject property including all of the
natural open space and bufferyard areas,
- 3. There are no public trails running through or located adjacent to the subject property.
There will be no impact.
II-M. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES
1. The only resource onsite that has been determined to be of significance is the house
nearest to the corner of Ina and Silverbell Roads. That house has been inventoried by an
~ historic architect who has recommended that it be eligible for the national registry. The
Historic Property Inventory Form, along with the Archaeology Report, was forwarded on
to the State Historic Preservation Office. As a result of action by that office, an Historic
^ Preservation Treatment Plan is being prepared. The filing of such documentation is
necessary in connection with the 404 Permit process. This documentation, report
preparation, and data recovery, if necessary, will complete the obligations of the property
owner with respect to the applicable federal and state regulations. Separate from those
regulations, the owner has met with the Town of Marana staff from the Environmental
Planning Division and the Parks Department to determine if the Town had an interest in
~
Silverbell Crossroads Page 43 of 44 7/7/2006
moving the house onto a public park or other Town property. The response at that
meeting was negative.
2. The project will not incorporate the house. Efforts will be made to move it to a site that
would be appropriate. If that cannot be achieved, the house will have to be demolished.
3. An Archaeological Report has been prepared and a copy was submitted to the Town with
the rezoning application. That report indicates that the surface evidence found on the
property (only 4 artifacts) suggests current boundaries of the prehistoric sites near the
property are correct and they do not extend on to the parcel. The March 7, 2006 letter by
Su Benaron of the Arizona State Museum regarding this project does not provide
information not considered in the report nor document the presence of cultural resources
on the parcel. The archaeologist, Dr. David Stephen, has reaffirmed his opinion that the
archaeological sites next to the parcel extend to the north and east as evidenced by higher
artifact concentrations found there. The owners remain open to further studies if
important prehistoric archaeological materials area discovered on the property.
~
~
^ Silverbell Crossroads Page d4 of 44 7/7/2006
AFFIDAVIT OF PUBLICATION
STATE OF ARIZONA )
) ss.
COUNTY OF PIMA )
Audrey Smith, being first duly sworn, deposes and says that (s)he is the Legal
Advertising Manager of THE DAILY TERRITORIAL, a daily newspaper printed and
published in the County of Pima, State of Arizona, and of general circulation in the City of
Tucson, County of Pima, State of Arizona and elsewhere, and the hereto attached:
PUBLIC NOTICE
MARANA ORDINANCE NO. 2006.29
RE: REZONING FOR SILVERBELL CROSSROADS
was printed and published correctly in the regular and entire issue of said THE DAILY
TERRITORIAL for 4 issues; that was first made on the 25th day of September 2006
and the last publication thereof was made on the 28th day of September 2006 ;
that said publication was made on each of the following dates, to-wit:
09/25/06
09/26/06
09/27/06
09/28/06
at the Request of: Town of Marana, Clerk's Office
~ c
by ~ , Legal Advertising Manager
Subscribed and sw be r e t is 28th day of September 2006 .
~
, ~ ,
) r ~
a~~~. ~~~F~:E C P~~,.,!!SS ,
r ~t~ry Pu ~..~;~a ary Public in and for the County of Pima, State of Arizona
\C ~ ' ~.,•~nt~r
Fsrr=a
E;t~lire5 ~~j~?i~t
My commission expires: ~
PUBLiC NOTICE 6e invalid or unconstitutlonal by the de-
~ '4RANP; ORDINANCE NO. 2008.29 cision of any court of competent juris-
HE~ATING' TO DEVELOPMENT; AP- diction, sucn decision shall not atlect
PROVIPIG AND 4UTHORIZING A RE- the vaiidity of the remaining portions
ZONING FOR SILVERBELL CROSS- hereof.
ROADS. PASSED AND ADOPTED by the Mayor
WHEREAS, MJM Consutting represerrts antl Council of the Town of Marana, Ari-
the properly owners of 9.95 acres of Zpna, this 19th day of September, 2006.
land located within a portion of Section Mayor Ed Honea ATTEST: _ Joceiyn
2, Township 13 South, Range 12 East gronson, Town Clerk APPROVED
as depicted on Exhibtt "A" and Exhibit AS ?O FORM: _ Frenk Cassidy, ?own
B" attacned hereto; and Attomey
`NHEREAS, the Marana Planning Com- All exhibits are on fi!e and available for
mission held a public hearing on Aug~st viewing during normal business hours in ~
30, 2006, and at said mc;eting voted 5•0 me Office uf the Tovm C1erk, t 1555 UJ.
(Cummissioner Wostenbarg declaring a Civic Center Drive, Mazana..4Z 85653.
conflict oi irnerast and Commissioner pUBLISH: The Daily Terdtorlal
Heshvood excused) to recommend that September 25, 28. 27, 28, 2006 ~
?he Town Councll approve said rezon- gnord2006.29 a.s
ing; and
WHEAEAS, the Marana Town Council
heard from representatives of ths
owner, staff and members of the pubiic
at the regular Town Council meeting
held September 19, 2006, and has de-
termined that the rezoning should be
approved.
NOW, THEREFORE, BE IT ORDAINED
by the Mayor and Council of the Town
of Marana, Arizona, as follows:
Sectlon t. The rezoning of 9.95 acres
of land ganeraily located within a por-
tion of Section 2. Township 13 South,
Fango "2 Eas; at [he sou:hwest ccma:
of Ina Road and Silverbell Road (the
"FiezoNng ~ Area'~) complies with the
Generai Plan.
Sectlon 2. The rezoning area is hereby
changed fram "NC" (Neighborhood
Commerciaq and "A-144" (Singie Fam-
ily Residential, 144,000 square toot
minimum lot size) to "VC" (Vlllage Com-
mercial) on the 9.95 acres at the south-
west comer of Ina Road and Sllverbell
Road.
5ectlon 3. The intent of the rezoning is
to allow fOr the developmerrt of a retail
shopptng center. This rezoning is sub-
ject to the folbwing condftions, the vio-
lation of which shall be treated In the
same manner as a vblatbn of the Town
of Marana Land Development Code
(but which shall not cause a reversion
of this rezoning ordinance):
1. Compliance with all provislons of
Town's Codes, Ordinances, and polfcies
ot the General Plan currerrt at the time
of development Including, but not Iim-
ited to, requirements for publ~ improve-
merrts.
2. Compllance with Title 24.S.Use
Regulations in the Sliverbell Road Com-
mercial Overlay District of the Land De-
velopment Code with the following ex-
emptions:
a. Atlow one bank drive-through locatlon
and facility generally as shown in the
ieMative development plan.
b. Allow one restaurant drive-through lo-
cation and facility generally as shown in
the terrtative development plan.
3. The developer shall provide en-
hanced landscape and/or hardscape to
ensure that headllghts trom cars er,ter-
inq the ddve-[hrough lanas do not shine
onio adJacent properry•
4. The developer shall be responsible
for all lmprovaments needed onslte and
lor the oilsite drlveway connecNons and
sewerage. The developer shall be re-
sponsible /or making a monetary conml-
bution to lhe Town to in an amount sut-
ficient to cover the cost ol ihe design
and construction of a northbound left
turn lane in S(Nerbell Road at the south
driveway and a westbound IeR turn lane
in Ina Road at the wesf dr(veway, to be
incorporated tnro the Silveibell Road !m-
provement project.
5. The Town of Marana shall not fssue
a certiflcate ol occupancy for any com-
me~cial use in [he proposed shopping
cenfer untll the Town's capital fmprove-
ment project on Sllverbell Road is sub-
stanNalry completed.
Sectlon 4. All ordinances, resolutions
and motions and parts of ordinances,
resolutions, and motions of the Marana
Town Council In conNict with the provi-
sions of thls Ordlnance are hereby re-
pealed, effective as of the effective date
of Ordinance No. 200629.
Section 5. If any secUon. subsection,
sentence, clause, phrase or portion of
this ordinance is for any reason heid to
AFFIDAVIT OF PUBLICATION
STATE OF ARIZONA )
) ss.
COUNTY OF PIMA )
Audrey Smith, being first duly sworr., deposes and says that (s)he is the Legal
Advertising Manager of THE DAILY TERRITORIAL, a daily newspaper printed and
published in the County of Pima, State of Arizona, and of general circulation in the City of
Tucson, County of Pima, State of Arizona and elsewhere, and the hereto attached:
PUBLIC HEARING NOTICE
SEPTEMBER 19, 2006
PCZ-06013 SILVERBELL CROSSROADS
was printed and published correctly in the regular and entire issue of said THE DAILY
TERRITORIAL for 1 issues; that was first made on the 1 st day of September 2006
and the last publication thereof was made on the 1st day of September 2006 ;
that said publication was made on each of the following dates, to-wit:
09/01 /06
at the Request of: Town of Marana Dev. Svcs. Ctr.
; ,
,
by al Advertising Manager
Subscribed and swor o efor e t~s 1 st day of eptem er 2006 .
J!!M!c t. MAClAS ' ~ ~ ~ ~
~:r~-~~~
va,;~~,:~~ 7~ Notary !~u5fic - Rr'szon~ N,ary Pub(i~ in and for the County ~f Pima, State of Ariz~na
~=-".V;'x>~~ Pima County
~~_L.'~ Expires 02/04/O8
My commission expires:
ZONING
PUBLIC HESRING NOTICE
,.°.H~ONING
The Marana Town Council will hold a
public hearing on September 19, 2006
at or after 7:00 p.m. in the Mayor and
Council Chambers, Marana Municipal
Complex, t 1555 W. Civic Center Drive,
Marana, Arizona, to consider the follow-
ing:
A request by the property owners to
rezone approximately 10 acres of
land from "NC" (Neighborhood
Commercial) and "R-144 (Single
Family Residential 144,000 square
foot minimum lot size) to "VC' (Vil-
lage Commercial). The property is
located at the southwest comer of
Ina Road and Silverbell Road '
Marana File Number PCZ-06013.
For information regarding this matter,
call Paul R. Popelka, Town of Marana ~
Planning Department at (520)
382-2654.
Silverbell Crossroads
CASE NO. PCZ-06013
TENTATIVE DEVELOPMENT PLAN
RE~UEST
A request for rezoning approximately 10
acres of land irom "R-144" (Single Fam-
ily Residential, 144,000 square feet '
minimum) and "NC" (Neighborhood
Commercial) [o "VC" (Village Commer- .
cial.
PUBLISH: The Daily Territorial
September 1, 2006
hrpcz-06013/sep1~ o.t