HomeMy WebLinkAboutRancho Palomitas Specific Plan (Tangerine Business Park)/CHO PALONjIT
RANCHO PALOMITAS
SPECIFIC PLAN
A BUSINESS PARK
ON TANGERINE ROAD NEAR BREAKER'S
7753 W. Tangerine Road
PCZ -10040
Prepared for:
Rancho Palomitas Advisors, LLC
2850 E. Skyline, Ste. 130
Tucson, Az. 85718
November 18, 2010
Revised February 21, 2011
Second Revision May 6, 2011
F. ANN RODRIGUEZ, RECORDER
Recorded By: BDR
DEPUTY RECORDER
4884
SMARA
TOWN OF MARANA
TOWN CLERK
SEQUENCE:
NO. PAGES:
ORDIN
MAIL
11555 W CIVIC CENTER DR AMOUNT PAID:
MARANA AZ 85653
MARANA ORDINANCE NO. 2011.19
20112240004
4
08/12/2011
9:26
$8.00
RELATING TO DEVELOPMENT; APPROVING A REZONING CREATING THE RANCHO
PALOMITAS SPECIFIC PLAN
WHEREAS RANCHO PAL,omrrA ADVISORS, L.L.C., an Arizona limited liability company (the
"Owner"), owns approximately 78.11 acres of property located approximately 1.8 miles east of
Interstate 10 on the south side of Tangerine Road within a portion of Section 4, Township 12 South,
Range 12 East, as described on Exhibit "A", attached to and incorporated in this Ordinance by this
reference (the "Rezoning Area"); and
WHEREAS the Marana Planning Commission held a public hearing on June 29, 2011, and
at said meeting voted 4-2, to recommend that the Town Council approve this rezoning, subject to a
waste transfer station not being allowed within the Rezoning Area; and
WHEREAS the Marana Mayor and Town Council held a public hearing on August 2, 2011
and determined that the application for rezoning should be approved without the Planning
Commission's recommended revision, but with a requirement that the waste transfer station use be
preceded with a development agreement addressing the use.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE
TOWN OF MARANA, ARIZONA, AS FOLLOWS:
SECTION 1. A minor amendment to the General Plan of approximately 78.11 acres of the
Rezoning Area located approximately 1.8 miles east of Interstate 10 on the south side of Tangerine
Road, changing the General Plan designation from Industrial (I) to Master Planning Area (MPA), is
hereby approved.
SECTION 2. The zoning of Rezoning Area is hereby changed from `R-80' (Single Family
Residential - minimum lot size of 80,000 square feet) to `F' Specific Plan creating the Rancho
Palomitas Specific Plan.
SECTION 3 This rezoning is subject to the following conditions, the violation ofwhich 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 Codes, Ordinances, and policies of the General Plan
current at the time of development including, but not limited to, requirements for public
improvements.
2. The developer/owner must dedicate 125 -feet of right-of-way along the entire northern
property line for Tangerine Road prior to or at the same time as the dedication of the well site
upon demand of the Town or prior to approval of the development plan or in the platting
process.
Marana Ordinance No. 2011.19 - I - 8/4/20118:38 AM
3. The developer/owner shall dedicate a minimum of 2.4 acre water well site upon demand of
the Town or prior to approval of the development plan or in the platting process.
4. The developer/owner will be responsible for the development of a new well, a booster
station, and storage facilities subject to a Water Service Agreement.
5. The developer/owner shall connect to sewer lines as accepted by the utilities director. This
connection shall be done at the owner's expense.
6. The developer/owner shall be responsible for the design and construction of the eastbound
deceleration (right -turn) lane(s) and continuous center left -turn lane on Tangerine Road at its
intersections with the project's two access streets.
7. The developer/owner shall design and construct any other roadway or traffic control
improvements found warranted based on the data and findings of additional traffic studies
that shall be prepared at the platting or development plan stages of this project.
8. Any waste transfer station use shall be allowed only pursuant to a development agreement
entered into between the Town of Marana and the developer/owner, and shall be conducted
completely in an enclosed building, and the property containing the transfer station shall be
surrounded by a block wall as deemed acceptable by the Planning Director.
9. This project shall not use chain link fence materials.
10. This development shall meet the Commercial Design Standards of the Land Development
Code as deemed applicable by the Planning Director.
11. Any required 404 permits for this project will include the proposed well site.
12. A Sonoran Desert tortoise survey shall be completed on the property by a qualified biologist
prior to any disturbance as determined by the Town Engineer.
13. Any property owner of this parcel shall be required to process a subdivision plat to create any
new lots.
14. No approval, permit or authorization by the Town of Marana authorizes the applicant and/or
landowner to violation of any applicable federal or state law or regulation, nor relieves the
applicant or the land owner from the responsibility to ensure compliance with all applicable
federal and state laws and regulations, including the Endangered Species Act and the Clean
Water Act. The applicant is hereby advised to retain an appropriate expert and/or consult
with federal and state agencies to determine any action necessary to assure compliance with
applicable laws and regulations.
SECTION 4. This Ordinance shall not be effective until the Town files with the county
recorder an instrument (in a form acceptable to the Town Attorney), executed by the Property
Owners and any other party having any title interest in the Rezoning Area, that waives any potential
claims against the Town under the Arizona Property Rights Protection Act (A.R. S. § 12-1131 et seq.,
and specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the
Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not
recorded within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be
void and of no force and effect.
Marana Ordinance No. 2011.19 - 2 - 8/4/20118:38 AM
SECTION 5. 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 this Ordinance.
SECTION 6. 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 2nd day of August, 2011.
ATTEST:
C. Bronson, Town Clerk
APPROVED AS TO FORM:
Mayor qd onea
Manana Ordinance No. 2011.19 - 3 - 8/4/2011 8:38 AM
EXH I BIT A
LEGAL DESCRIPTION
The West half of Lot 4 and the West half of the Southwest Quarter of the Northwest Quarter of
Section 4. Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County,
Arizona, EXCEPT the North 50.00 feet of said LOT 4; and the East half of Lot 4 and the East
half of the Southwest Quarter of the Northwest Quarter of Section 4, Township 12 South, Range
12 East, Gila and Salt River Meridian, Pima County, Arizona, EXCEPT the North 50.00 feet of
said Lot 4; more particularly described as follows:
BEGINNING at the Northwest corner of said Section 4:
THENCE South 89°58'47" East along the North line of said Section 4, a distance of 1,320.52
feet to the Northeast corner of said Lot 4:
THENCE South 00°13'09" East along the East line of said Lot 4 and the East line of said
Southwest Quarter of the Northwest Quarter of Section 4 a distance of 2,627.33 feet to the
Southeast corner of said Southwest Quarter of the Northwest Quarter of Section 4.
THENCE North 89058'34' Wrest along the South line of said Southwest Quarter of the Northwest
Quarter of said Section 4, a distance of 1.319.84 feet to the West Quarter corner of said Section
4;
THENCE North 00'14'03" West along the West line of said Northwest Quarter of Section 4. a
distance of 2,627.25 feet to the Northwest corner of said Section 4, and the POINT OF
BEGINNING;
EXCEPT the north 50.00 feet thereof being within the right of way of Tangerine Road as
recorded in Book 7 of Road Maps at Page 83.
Containing 78.11 acres, more or less.
F. ANN RODRIGUEZ, RECORDER
Recorded By: BDR of
DEPUTY RECORDER
4884 ��O
SMARA W� VZ
x�\ ';
TOWN OF MARANA
TOWN CLERK q$IZO1`ZQ'
11555 W CIVIC CENTER DR
MARANA AZ 85653
SEQUENCE:
NO. PAGES:
CONSEN
MAIL
AMOUNT PAID:
CONSENT TO CONDITIONS OF REZONING AND WAIVER
OF CLAIMS FOR POSSIBLE DIMINUTION OF VALUE
RESULTING FROM TOWN OF MARANA ORDINANCE
NO. 2011.19
20112240003
1
08/12/2011
9:26
RANCHO PALOMITA ADVISORS, L.L.C., an Arizona limited liability company (the
"Owner"), owns the land referred to in this instrument as the "Property," which is
particularly described in Exhibit "A" attached to Marana Ordinance No. 2011.19 (the
"Rezoning Ordinance") and incorporated by this reference in this instrument. The
Property is the subject of Town of Marana rezoning case PCZ -10040, filed on behalf of
the Owner.
The Owner hereby agrees and consents to all of the conditions imposed by the
Rezoning Ordinance, including all stipulations adopted by the Marana Town Council in
conjunction with the approval of said Ordinance, and waives any right to compensation
for diminution in value pursuant to Arizona Revised Statutes § 12-.1134 that may now or
in the future exist as a result of the approval of the Rezoning Ordinance. The Owner also
consents to the recording of this document in the office of the Pima County Recorder, to
give notice of this instrument and its effects to successors in interest of the Property, who
shall be bound by it.
Dated this 2nd day of August, 2011.
RANCHO PALOMITA ADVISORS, L.L.C.,
anArizona limited liability company
By: CPE DEVELOPMENT COMPANY, INC.,
an Arizona corpor tion, its ana ager
By:—
Y
Its:
STATE OF ARIZONA )
County of Pima ) ss.
$8.00
TABLE OF CONTENTS
Page
SECTION I — Introduction
1
A. Specific Plan Summary
2
B. Purpose and Intent
2
C. Authority and Scope
3
D. Location
3
E. Legal Description
3
SECTION II — Development Capability Report 7
A.
Existing Land Uses
7
B.
Topography
10
C.
Hydrology
12
D.
Vegetation
18
E.
Wildlife
20
F.
Viewsheds
20
G.
Traffic
20
H.
Recreation and Trails
28
L
Cultural / Archaeological / Historic Resources
28
J.
McHarg Composite Map
28
K.
Geology and Soils
30
L.
Existing Infrastructure and Public Utilities
30
SECTION III — Development Plan 32
A. Project Overview
33
B. Specific Plan Map
33
C. Existing Land Uses
35
D. Topography
39
E. Hydrology
41
F. Vegetation
45
G. Wildlife
45
H. Viewsheds
46
L Traffic
46
J. Public Utilities
47
K. Public Service Impacts
48
L. Recreation and Trails
48
M. Cultural, Archaeology and Historic Sites
48
N. Goals and Objectives
49
SECTION IV — Development Regulations 50
A. Introduction 51
B. Applicability of Town of Marana Land Development Code 51
C. Development Standards 51
D. Landscape Standards 54
E. Commercial Design Standards 55
SECTION V — Implementation and Administration 56
A.
Purpose and Intent
57
B.
Applicability of Town Ordinances
57
C.
Development Plan and Review Process
57
D.
General Implementation Responsibilities
58
E.
Specific Plan Administration
58
F.
Phasing for Major and Collector Streets
59
G.
Phasing for Utilities
59
11
LIST OF EXHIBITS
Page
SECTION I — Introduction
EXHIBIT I.D.1 Aerial Photograph 4
EXHIBIT I.D2 Location and Vicinity 5
SECTION II — Development Capability Report
EXHIBIT II.A.3
Existing Zoning Within 1/4 Mile
9
EXHIBIT ILB.
Topography
11
EXHIBIT II.C.1
Off -Site Watersheds
14
EXHIBIT ILC.2
FEMA FIRM Map
15
EXHIBIT ILC.3
Updated FEMA FIRM Map
16
EXHIBIT ILC.4
Pre -Development On -Site Hydrology
17
EXHIBIT ILD.
Vegetation
19
EXHIBIT II.F.1
Viewsheds Photos
22-25
EXHIBIT II.F2
Viewsheds
26
EXHIBIT ILG
Traffic
27
EXHIBIT ILJ
McHarg Composite Map
29
EXHIBIT IIK
Soils Map
31
SECTION III — Development Plan
EXHIBIT IILB.1
Specific Plan Land Use Map
36
EXHIBIT III.B.2
Land Use Concept Plan
37
EXHIBIT IILC.
Zoning Boundaries
38
EXHIBIT IILD
Concept Water Plant Layout
40
EXHIBIT III.E
Post Development Hydrology
44
APPENDIX
APPENDIX A: Legal Description 61
APPENDIX B: Arizona Department of Water Resources Letter 63
APPENDIX C: Arizona Game and Fish Department Letter 81
iii
Rancho Palomitas Specific Plan — Section L• Introduction
Section I
Introduction
Rancho Palomitas Specific Plan — Section I. Introduction
A. Specific Plan Summary
The Rancho Palomitas Specific Plan encompasses an area of 78.11 acres on the south
side of Tangerine Road 1.8 miles east of Interstate 10 and 2.8 miles west of Dove
Mountain Boulevard.. The location is well suited for a business park that can expand both
the employment opportunities and the sales tax base for the Town.
The Specific Plan area modifies the existing uses to provide for these commercial and
industrial opportunities and establishes comprehensive guidance and regulation for the
development of this area. The Rancho Palomitas Specific Plan establishes the
development regulations, programs, development standards, and design guidelines
required for the implementation of the development plan.
The Specific Plan is a tool used to implement the Town of Marana General Plan at a
more detailed site-specific level for a focused area. The Specific Plan articulates the
planning considerations for such parcels and imposes regulations or controls on the use of
such parcels.
In the Development Capability Report section of this document, the site is analyzed to
determine development capabilities with consideration given to the physical constraints
of the site, existing and proposed infrastructure, and the unique opportunities the site
presents for development.
The authority for preparation of Specific Plans is found in the Arizona Revised Statutes,
Section 9-461.08. The law allows the preparation of Specific Plans based on the General
Land Use Plan, as may be required for the systematic execution of the General Land Use
Designations, and further allows for the review and adoption.
B. Purpose and Intent
The purpose of the Specific Plan is to provide a business park that will create a land use
transition between heavy industrial uses on the west and a planned activity corridor area
with the draft Habitat Conservation Plan (HCP) wildlife corridor on the east. This land
use transition area will also serve to provide an employment base and contribute to sales
tax revenue for the Town of Marana. This business park will be located along Tangerine
Road which is a planned 350' wide right-of-way with a road that serves as a major link
between Interstate 10 and State Route 77 in Oro Valley.
The Specific Plan establishes the type and character of development within the Plan Area.
It functions as a guide for future development of the site and provides a detailed set of
design and development standards that are established based on the existing site-specific
conditions and characteristics. The primary objective of the Specific Plan is to ensure that
2
Rancho Palomitas Specific Plan — Section I. Introduction
the development of Rancho Palomitas will be guided in an orderly and responsible
manner, responsive to the physical parameters of the site and its environs.
The Specific Plan is an extension of the Town of Marana General Plan in that it sets
guidelines for quality development and specifically addresses the goals and objectives of
the Town of Marana. The 2010 General Plan, adopted by the Mayor and Council
December 7, 2010 and ratified by voters in May of 2010 calls for the project area of the
Specific Plan area to be Industrial within the Tangerine Road Corridor Activity Center.
The proposed business park uses in the area are consistent with the goals of the General
Plan and the Corridor itself.
C. Authority and Scope
The Rancho Palomitas Specific Plan is a regulatory plan which will serve as the zoning
ordinance for the property. Proposed development plans and plats should be consistent
with the Specific Plan. Projects consistent with the Rancho Palomitas Specific Plan will
be automatically deemed consistent with the Town of Marana General Plan.
D. Location
This 78.11 acre site is located on the south side of Tangerine Road, 1.8 miles east of
Interstate 10 and 2.8 miles west of Dove Mountain Boulevard. More specifically, the site
is located within a portion of the W2 NW4, Section 4, Township 12 South, Range 12
East, and is further identified as Arizona Tax Code parcels 216-07-OOIA and 216-07-
00113.
See Exhibit LD.1 Aerial Photograph and See Exhibit LD.2 Location and Vicinity.
E. Legal Description
The legal description is provided in Appendix A.
3
Rancho Palomitas Specific Plan — Section I. Introduction
:IJI
��+ :'"k'l.LJ71l11 LCfrldrll 1 - '
LEGEND
Rancho Palornitaa Speck Plan Boundary
12
Exhibit I.D.1
Aerial Photozravh
w
��+ :'"k'l.LJ71l11 LCfrldrll 1 - '
LEGEND
Rancho Palornitaa Speck Plan Boundary
12
Exhibit I.D.1
Aerial Photozravh
Rancho Palomitas Specific Plan — Section I. Introduction
'"r"W11V flF MADANA
LEGEND
Marana Town Limits
Boundary/Project Site
5
%moi
L2
Exhibit I.D.2
Location and Vicinity
Rancho Palomitas Specific Plan — Section IL• Development Capability Report
Section II
Development Capability Report
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
Section II — Development Capability Report
On March 30, 2006, the US Army Corps of Engineers (USACE) approved a Section 404
Jurisdictional Delineation for this property. This property was then rezoned from C
(Large Lot Zone) to R-80 (Single Family Residential - 80,000 sq. ft. minimum lot size)
on November 21, 2006 (Marana Ordinance No. 2006.30). In 2008, a preliminary plat
(PRV-07093 Ironwood Acres) for a 35 custom lot subdivision was approved by the
Mayor and Council, and a nationwide 404 permit #SPL -2006 -00540 -MB was issued by
the USACE. During this time submittals of the native plant protection plan, landscape
plan and site resource analysis report were made. Finally, there were two submittals of a
final plat in 2007 about the time that a substantial drop in the residential real estate
market occurred and the project has been dormant since then.
A. EXISTING LAND USES
1. Site Location
This 78.11 acre site is located on the south side of Tangerine Road, 1.8 miles east of
Interstate 10 and 2.8 miles west of Dove Mountain Boulevard. More specifically, the site
is located within a portion of the W2 NW4 Section 4, Township 12 South, Range 12 East,
and is further identified as Arizona Tax Code parcels 216-07-001A and 216-07-001B.
See Exhibit LD.2 Location and Vicinity Map.
2. Existing Land Uses
There are no existing land uses and the site is undeveloped.
3. Adjacent Property Conditions within 1/4 Mile Radius of the Site
a. Zoning. The zoning to the west is Heavy Industry (HI) and Large Lot Zone (C).
The zoning to the south and east is C and the zoning on the north side of
Tangerine Road is Agriculture (AG). See Exhibit ILA.3.
b. Existing Land Use. The existing land use to the west is heavy industrial and
unimproved. The heavy industrial uses are a recreational vehicle and boat storage
facility, a materials processing yard, steel fabrication, a concrete products plant
and a construction yard. Properties to the south, east and north are unimproved.
See Exhibit ILA.3.
c. Number of Stories of Existing Structures. The existing structures are all single
story.
d. Pending rezonings. The nearest pending rezoning, Northwest Business Park
(PCZ -07081), is outside the 1/4 mile radius.
7
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
e. Conditional rezonings. There are two conditional rezonings within a'/4 mile
radius of the project. In December, 2002, PCZ -02082, was approved rezoning
approximately 24 acres to Heavy Industrial. In April, 2005, PCZ -03107, was
approved rezoning approximately 20 acres to Heavy Industrial.
L Subdivision/development plans approved. Town staff is reviewing a revision to
a development plan for Hunter Contracting adjacent to the southwest boundary of
Rancho Palomitas.
g. Architectural styles used in adjacent projects. The adjacent existing uses are
predominantly outdoor storage and activities with little architectural style
4. Well Sites Within 100 Feet of the Site.
There are two padlocked well casings on the Rancho Palomitas property, as shown on
Exhibit ILA.3 and no others within 100'. Appendix B contains Arizona Department of
Water Resources (ADWR) well registration data prepared in June, 2009, as well as on-
site pumping information from September, 2002. Turner Laboratories Inc. conducted a
battery of tests from on-site samples drawn on December 29, 2008. Neither fluoride,
arsenic or nitrate tested above the regulatory standards.
0
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
I
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WTANGERINE RD -
ADWR ID#55-808831 '
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Fr STORAGE F '
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1_800I
114 Mile Radius
LEGEND
Specific Plan Boundary
E Transportation Corridor Zone Well Site
EHI Heavy Industrial Exhibit 11.A.3.
C Large Lot Zone E AG Agricultural Adjacent Property
ER-$0 Single Family Residential Conditions within 1/4 Mile
9
Rancho Palomitas Specific Plan — Section II.• Development Capahility Report
B. TOPOGRAPHY
1. Topographic Characteristics
a. Hillside conservation areas. The property has no hillsides.
b. Rock outcrops. There are none.
c. Slopes of 15% or greater. The site slopes gently in a northeast to southwest direction.
The elevations range from 2,184' to 2,108'over a distance of 2,900'. The site is cut by a
dozen washes running 0.5' to 1.5' deep. The property contains no areas of 15% or greater
slopes except within the banks of these washes.
d. All other significant topographic features. None.
2. Predevelopment Average Cross Slope
The site has an average cross -slope of approximately 5.44%. The following formula was
used to calculate this ACS:
ACS = I x L x 0.0023 / A, where
ACS is the Average Cross Slope;
I is the contour interval in feet,
L is the total length of contour lines on the site in feet,
0.0023 is the conversion factor (square feet to acres),
A is the area of the project site in acres.
ACS = 1' x 184,915.36'x 0.0023 / 78.11 = 5.44%
See Exhibit II.B. Topography.
10
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
"=350'
>urIntervaL
J"dd%.AAA R■L .1T
J . i/a
AERIAL PHOTOGRAPH AND TOPOGRAPHIC
MAPPING; COOPER AERIAL, INC. (2005) Topography
11
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
C. HYDROLOGY
This report prepared by Rene A. G. Pina, P.E. in collaboration with CPE
Consultants, April 17, 2010 and revised February 16, 2011
The subject property lies in a shallow alluvial floodplain that drains in a southwesterly
direction, from the Tortolita Mountains to the Santa Cruz River. This portion of
northeastern Pima County has been identified as the Tortolita Mountain Bajada in
previous drainage studies. Average terrain slope for the region is 3%. The Tortolita Fan
alluvial floodplain is characterized by shallow flow, with braided and dispersed drainage
patterns; in the vicinity of the project site, it is associated with the alluvial fans for Ruelas
Canyon Wash and Prospect Wash (see Exhibit ILC.1). The two floodplains are
identified in the current FEMA FIRM (Flood Insurance Rate Map) Panel 904019CO995K
as shallow flooding areas, and given the designator AO (see Exhibit ILC.2). The parcel
northern two-thirds portion lies within the Ruelas Canyon Wash flood zone, and was
classified as subject to 1' flooding; the remainder of the parcel lies in the Prospect Wash
flood zone, and was classified as subject to 2' flooding. This map has recently been
updated with FIRM Panel 904019C 1045L, which is to formally take effect later this year.
The updated new FIRM shows that the two floodplains intermingle, south of Tangerine
Road, which will place the subject parcel in a common 1' floodplain (see Exhibit ILC.3).
The Site Analysis Report approved under Marana Planning Department Case Numbers
PCZ -06028 and GPA -06044 (78.94 -acres at 7700 Blk. Tangerine Road, Marana, AZ, Site
Analysis Submittal for the Town of Marana, last revised August 22, 2006, prepared by
Planning Resources), indicates that the subject parcel is more directly impacted by an off-
site watershed of approximately 1,066 acres, which could be considered to deliver a 100 -
year rainstorm peak flow of 1,524 cfs to the general project vicinity. Another subsequent
study, has taken a closer look into this off-site watershed, and revealed that it could be
considered to include five natural channels that can be more discretely defined by dip
crossings on Tangerine Road. In that study, the sub -basins that correspond to each natural
drainageway have been identified as basins Tl through T5 (see Exhibit I.CA). Of these,
sub -basins T1, T2 and T3 are tributaries to the Ruelas Canyon Wash floodplain; while T4
and T5 are tributaries to the Prospect Wash floodplain. As mentioned earlier, the two
floodplains intermingle, especially in areas downstream from the subject parcel, partially
due to the shallow and braided nature of drainageways within the floodplain, and also by
flow control features associated with agricultural land along the Union Pacific Railroad
(UPRR) /I-10 east right-of-way, as well as I-10 and UPRR themselves, which partially
block overland flow along their east right-of-way, directing area runoff into a system of
culverts that eventually drain towards the Santa Cruz River, to the west. Due to the
complex nature of the floodplain for several major washes along the I-10/UPRR east
right-of-way in northern Pima County, their watersheds along the Tortolita Fan Area
have been designated as Critical Basins, as shown on the Pima County Balanced and
Critical Basin Map of 1987.
The two drainageways associated with Prospect Wash, in sub -basins T4 and T5, impact
the project site only indirectly, with their natural conveyance not entering the subject
parcel. The three drainageways associated with Ruelas Canyon Wash, in sub -basins Tl,
12
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
T2 and T3, drain through the subject parcel. All of these drainageways drain in a
southwesterly direction, conforming to the average terrain slope of 3%. In addition to the
five sub -basins for the off-site watershed, several other smaller sub -basins have been
identified for the area between Tangerine Road and the parcel east property line. These
smaller sub -basins were identified with the designators A through H, and those which
were estimated to generate 100 -year peak flows of 50 cfs or greater, have been
graphically identified in this document, with their peak discharges annotated as they enter
or leave the subject parcel (see Exhibit ILCA). All of the peak discharge computations
were estimated in accordance with the methodology presented in the Pima County
Hydrology Manual. For the purposes of illustration, the corresponding flood prone areas
for the same washes were modeled within the master parcel, using Hydrologic
Engineering Centers River Analysis System (HecRAS) and the I00 -year peak flows
estimated for each wash. For the purposes of illustration, the corresponding flood plain
areas for the same washes were modeled within the master parcel, using HecRAS and the
I00 -year peak flows estimated for each wash. These floodplain boundaries were
developed in the drainage report prepared by CPEC Consultants in support of the
preliminary plat for Marana Planning Department Case Number PRV-07093F. This plat
is for a custom home subdivision approved by Mayor and Council in September of 2009.
Most of the land parcels located downstream from the project site are currently
undeveloped, a majority of this land being put to agricultural use. The only exceptions are
a concrete pipe manufacturing plant lying adjacent to the project site northwest boundary
and a contractor's material storage yard.
13
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Rancho Palomitas Specific Plan — Section II. • Development Capahility Report
D. VEGETATION
1. Inventory
a. Vegetative communities and associations on site: This property is part of the
Tortolita Fan. The vegetation is typical Sonoran Desert Scrub that includes foothills
palo verde, blue palo verde, ironwood trees, velvet mesquite, Whitethorn acacia,
Catclaw acacia, Saguaro, Fishhook barrel, Cholla and prickly pear. This vegetative
community covers the entire site. Although the site is crossed by many small washes,
none support a riparian habitat.
b. Significant cacti and groups of trees and federally listed threatened or
endangered species: The site was surveyed July, 2007 for regulated native plant
species in accordance with the Town of Marana's Land Development Code under
Title 17 — Environmental Resource, Native Plant and Landscape. A Native Plant
Preservation Plan (NPPP) was submitted to the Town on September 17, 2007 as part
of the platting process for a residential subdivision, Ironwood Acres (PRV-07093), on
this property. A high value was placed on the need for preservation and
transplantation of the following plants: Saguaros, Ironwood trees, Fishook barrels and
Night -blooming cereus.
This site is located within Zone 4 of Marana's draft Habitat Conservation Plan. There
is no Natural Undisturbed Open Space (NUOS) requirement for lands one mile on
either side of Tangerine Road in this vicinity.
c. Vegetative densities by percentage of plant cover. The vegetative density was
determined through aerial photographs and field verification. The results of the site
survey indicate that there is approximately 10% vegetative cover on the site.
Exhibit ILD. shows the plant densities on an aerial photograph. The site contains
about 39% high density vegetation, 39% medium density vegetation and 22% low
density vegetation.
im
Rancho Palomitas Specific Plan — Section H.• Development Capahility Report
TANGERINE ROAD
19
Sit H.D.
vegetation
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
E. WILDLIFE
A letter from a habitat specialist. A cover letter, dated April 12, 2010, from Mr. Daniel
E. Nelson, Project Evaluation Specialist with an On-line Environmental Review for
Rancho Palomitas dated April 9, 2010 from the Arizona Game and Fish Department is in
Appendix C.
2. A description and map of any wildlife concerns expressed by Arizona Department of
Game and Fish. This report states than no Listed Threatened or Endangered Species and
no Proposed or Designated Critical Habitat were identified within three miles of the
Rancho Palomitas site. This report also cites the Cactus Ferrunginous Pygmy -owl and the
Tumamoc Globeberry as special status species occurrences. No high density of a given
species population was indicated and no aquatic or riparian ecosystems were identified.
Following an initial survey for pygmy owls on March 3, 2007, another survey was
conducted on April 30, 2007. No Cactus Ferrunginous Pygmy -owl's were detected. In
addition, the site was surveyed July, 2007 for regulated native plant species in accordance
with the Town of Marana's Land Development Code under Title 17 — Environmental
Resource, Native Plant and Landscape. A Native Plant Preservation Plan (PRV-07093
Ironwood Acres) was submitted to the Town on September 17, 2007. At that time, no
Tumamoc Globeberry plants were found.
F. VIEWSHEDS
1. Viewsheds onto and across the site from adjacent areas. Due to the relatively flat
nature of the topography and the relatively high density of vegetation on the site
boundaries, views in all directions across the site are of distant mountains. The views
from the north side of Tangerine Road looking south are of the Tucson Mountains and
Avra Valley. The same is true from the east side of the site looking west. The properties
to the west have views to the east of the Tortolita Mountains and the northern reaches of
the Catalina Mountains. The same is true for the properties on the south looking north.
Please refer to Exhibit II.F.l.
2. Site Visibility. The cross slopes in the area are very gentle and the site is heavily
vegetated. Therefore, the site today is highly visible for about the first 100 feet from
Tangerine Road and neighboring property. The interior portions of the site are not visible
from Tangerine Road or from neighboring properties. Please refer to Exhibit II.F.2.
G. TRAFFIC
1. All existing and proposed off-site streets to the nearest arterial. None are proposed or
existing. The site fronts on Tangerine Road and there are no other arterials within one
mile of the site. Please refer to Exhibit II.G.
20
Rancho Palomitas Specific Plan — Section H. Development Capability Report
2. Information for Tangerine Road.
a. Existing and proposed rights-of-way widths. 100 feet existing (50 feet half
right-of-way each side of centerline); 350 feet proposed (175 feet on each side of
centerline).
b. ROW conformity to existing. Existing right-of-way (ROW) does not conform to
the planned ROW. The existing ROW is 100 feet however the planned ROW is 350
feet. A ROW dedication of 125 feet along Tangerine Road to accommodate the
Tangerine Road Corridor Project is required. The dedication shall be completed as a
condition of final plat approval.
c. Ownership. Town of Marana.
d. Right -of -Way pattern. Right-of-way is continuous with the exception of a jog at
the newly developed Park n Shade RV and Boat Storage development, approximately
one quarter mile west of the Rancho Palomitas site. See Exhibit II.G.
e. Travel lanes, capacity and speed. A transition from four lanes to two lanes east
takes place along the Tangerine Road frontage of the Rancho Palomitas site. The
design capacity for the two lane roadway is 15,600 Average Daily Traffic (ADT) and
the speed limit is posted at 50 mph.
L Existing ADT. A recent traffic study on the west side of Dove Mountain Blvd. at
its intersection with Tangerine Road produced an existing traffic count of 6,000 ADT.
Since there is no development between Dove Mountain Blvd. and the Rancho
Palomitas site, this traffic count holds true at Rancho Palomitas as well.
g. Surface conditions. Tangerine Road is a paved major arterial that transitions from
four lanes to two lanes across the Rancho Palomitas frontage. There are six foot
paved shoulders. In November, 2010, Marana added two inches of asphalt pavement
over a rubberized chip seal to Tangerine Road from I-10 to Thornydale Road.
It. Program for roadway improvements. The Town of Marana, lead Agency for the
Project, has contracted with Psomas, Inc. to provide a Design Concept Report (DCR)
for Tangerine Road from I-10 to La Canada Drive. One of the purposes of the DCR
is to determine a schedule of improvements through a process of alternatives. At this
point in time, the tentative plan for the Project is a four (4) lane divided roadway.
3. Existing and proposed intersections. There are no existing arterial roadway
intersections within one mile of the project site nor are any planned. There is an
intersection at Tangerine Road one quarter mile west with an access easement known as
Breaker's Road Easement. Two access streets for this project are proposed to intersect
with Tangerine Road.
4. Existing bicycle and pedestrian ways. There are none adjacent to the site and, therefore,
there are no connections with arterial streets, parks or schools.
21
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
EXHIBIT II.F.1 VIEWSHED PHOTOS
1. Views north to south from Tangerine Road
�l
2. Views north to south from Tangerine Road
22
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
EXHIBIT II.F.1 VIEWSHED PHOTOS
r,
3. Views from east to west.
4. Views from east to west of the Tucson Mountains
23
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
EXHIBIT II.F.1 VIEWSHED PHOTOS
5. Views west to east from the concrete plant
6. Views west to east from the concrete plant
24
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
EXHIBIT II.F.1 VIEWSHED PHOTOS
7. Views south to north
0
4
8. Views south to north
25
FROM WEST TO
EASTTHERE
ARE NO
SIGNIFICANT
VIEWS THAT WELL
BE BLOCKED BY
DEVELOPMENT.
FROM SOME
PROPERTIES, _
THE TORTOLITA
OR CATALINA
MOUNTAINS ARE
VISIBLE IN THE
DISTANT
BACKGROUND.
Rancho Palomitas Specific Plan — Section H. Development Capability Report
TANGERINE ROAD
FROM EASTTO
WEST THERE ARE
VIEWS FROM THE
VIEWSTHATWILL
PROPERTIESTOTHE
BE BLOCKED BY
NORTH ARE DISTANT
�•�
PROPERTIES, THE
VIEWS OF THE TUCSON
TUCSON
MOUTAINS. NO OTHER
VISIBLE IN THE
VIEWS EXISTTHATWILL
DISTANT
BE AFFECTED BY
DEVELOPMENT.
HIGH VISIBILITY
f-
...
FROM SOUTH TO NORTH THERE ARE VIEWS OF THL
TORTOLITA AND CATALINA MOUNTAINS. THEY ARE IN THE
DISTANT BACKGROUND AND NOT HIGHLY SIGNIFICANT
Exhibit II.F.2
MEDIUM VISIBILITY 'Viewsheds
26
FROM EASTTO
WEST THERE ARE
No SIGNIFICANT
VIEWSTHATWILL
BE BLOCKED BY
DEVELOPMENT.
FROM SOME
�•�
PROPERTIES, THE
TUCSON
MOUNTAINS ARE
VISIBLE IN THE
DISTANT
BACKGROUND.
f-
...
FROM SOUTH TO NORTH THERE ARE VIEWS OF THL
TORTOLITA AND CATALINA MOUNTAINS. THEY ARE IN THE
DISTANT BACKGROUND AND NOT HIGHLY SIGNIFICANT
Exhibit II.F.2
MEDIUM VISIBILITY 'Viewsheds
26
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
{
WILD BURRO
WASH TRAIL
BREAKERS
WATER PARK
LEGEND
f*Nft 11%
•� ONE -MILE RADIUS
POWER TRANSMISSION
LINE TRAIL
PROJECT
SITE
1.8 MILES 2.8 MILES •
TO 1-10 TO DOVE MTN. BLVD
■ TANGERINE ROAD
RV & BOAT
STORAGE
WaNb qft.
now
V=1800'
I
—4� Existing Sewer Line Exhibit II.G.
TRAFFIC, RECREATION, SEWER
27
SCOTTY'S
■ * LOOP TRAIL
�wr
r
■
1 -MILE WIDE
15" PVC ■
WILDLIFE CORRIDOR
G -2000-a8 ■ 10
(MARANA DRAFT
HCP)
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'
V=1800'
I
—4� Existing Sewer Line Exhibit II.G.
TRAFFIC, RECREATION, SEWER
27
Rancho Palomitas Specific Plan — Section H. Development Capahility Report
H. RECREATION AND TRAILS
1. Map all trails, parks and recreation areas.
There are three additional trails within one mile of the site: Wild Burro Wash (primary),
Power Transmission Line Trail (secondary) and Scottie's Loop (local trail, third priority)
in the Pima County regional trail system. The Town of Marana's Parks and Trails Plan
recognizes only Power Transmission Line Trail. There is one private recreational facility
in the area, Breakers Water Park. Please refer to Exhibit II.G.
L CULTURAL / ARCHAEOLOGICAL / HISTORIC RESOURCES
1. Describe locations of resources. In October, 2005, P.A.S.T. prepared a Cultural
Resources Survey of Ironwood Estates, the former name of the proposed residential
subdivision on the Rancho Palomitas site at that time. This report found no resources on
site which meet the Arizona State Museum minimum standard for recording as an
archaeological site. The report was submitted with this rezoning application as a separate
item.
2. Recommendation from qualified archaeologist. P.A.S.T. did not endorse the need for
any additional archaeological studies.
J. MCHARG COMPOSITE MAP
1. McHarg Composite Map. Exhibit II.J. shows site constraints for hydrology, vegetation
and viewsheds. There are no site constraints for topography or wildlife.
W
Rancho Palomitas Specific Plan — Section H. Development Capability Report
100 -YR FLOODPLAIN
F-1HIGH VEGETATION
DENSITY (38.5% OF SITE)
29
=350'
Exhibit II J.
Composite Map
Rancho Palomitas Specific Plan — Section II. • Development Capahility Report
K. GEOLOGY AND SOILS
The soil on the property is classified as Hydrological Soil Type B: Q Anthony sandy
loam.
A Geotechnical Engineering Report by Terracon Consulting Engineers and Scientists was
prepared on July 11, 2007. This report was submitted to the Town during the
improvement plan process for Ironwood Acres on this same site. This Report declared
that the soils from the surface and extending to the bottom of their explorations were
typically loamy sand (USDA Soil Triangle Classification), and did not show any
mottling. Based upon 34 test borings, Terracon found the soil profiles to be very
consistent across the site.
See Exhibit II.K. Soils Map.
L. EXISTING INFRASTRUCTURE AND PUBLIC UTILITIES
There are no water lines or sewer lines within the near vicinity. The nearest trunk sewer
main, Dove Mountain, is located approximately one quarter mile east of the property.
This 15" sewer line (G-2000-48) extends south about 10,000 feet to an existing 15" sewer
line (G-2003-054) that travels west under I-10 in the vicinity of Continental Ranch. See
Exhibit II.G.
There are two padlocked water well casings on the Rancho Palomitas property as shown
on Exhibit I.D. and no others within 100 feet of the property boundaries. Appendix B
contains ADWR well registration data prepared in June, 2009 as well as on-site pumping
information from September, 2002.
Southwest Gas has a 12" line that crosses Tangerine Road about 2,700 feet east of the
site. There are existing Trico Electric lines in the Tangerine Road right-of-way north of
the property.
30
Rancho Palomitas Specific Plan — Section II. • Development Capability Report
GbB
Gila loam, I to 3
percent slopes
LEGEND
AhB
Anthony, sandy loam
7 to 3 percent slopes
Map: Tucson-Avra valley Area AZ,
Eastem Part (AZ668)
0 Specific Plan Boundary
AnB 35
F1AhB
CnB
31
CA
A
1 "=800'
Source: US Department ofAgriculture
Natural Resources Conservation Service
websoilssurvey.nres. usda.gov
Exhibit II.K.
Soils Map
Rancho Palomitas Specific Plan — Section III: Development Plan
Section III
Development Plan
32
Rancho Palomitas Specific Plan — Section III. • Development Plan
Section III — Development Plan
A. PROJECT OVERVIEW
The Rancho Palomitas Specific Plan contains an area of 78.11 acres on the south side of
Tangerine Road, 1.8 miles east of I-10, one quarter mile east of Breakers Water Park and
2.8 miles west of Dove Mountain Boulevard.
A preliminary plat (PRV-07093 Ironwood Acres) was approved for this property by the
Town of Marana in 2008 for a custom lot subdivision with 35 lots. At that time, the Town
required an expensive dry sewer system that would not connect to any off-site sewer line
for many years to come. Given the substantial drop in the residential real estate market
together with the loss of property value proved to be hard to defend residential
development. In addition, heavy industrial use along the west boundary of this property
has expanded from a concrete plant to construction yards and a proposed transfer station.
These industrial uses adjacent to the property are no longer compatible with the proposed
custom lot residential subdivision.
Looking east, a prominent wildlife corridor drafted by Northern Arizona University was
thought to exist along the east boundary of this Rancho Palomitas site. It was generally
understood by all that the large lot residential subdivision was compatible with that
corridor. However, further mapping developed for Marana's draft Habitat Conservation
Plan (HCP) relocates this one -mile wide wildlife "linkage" one quarter mile east of the
property.
Accordingly, Rancho Palomitas provides a 300 foot wide natural undisturbed open space
buffer on its east and south boundaries out of respect for the proximity of this draft HCP
wildlife corridor and the adjacent planned high intensity corridor use in the Town of
Marana's 2010 General Plan.
The bottom line objective then is that the new non-residential uses featured in the Rancho
Palomitas Rezoning will: (1) generate value for the landowner and the Town, (2) will
justify the Town's goal to ensure that future growth will be connected to a sewer system
with the emphasis on water reclamation, and (3) will support protection of the natural
desert in close proximity to an important wildlife corridor.
B. SPECIFIC PLAN LAND USE
1. Specific Plan Land Uses. The following land uses are designated within the Rancho
Palomitas Specific Plan:
• Commerce Park
• Industrial
• Natural Undisturbed Open Space (NUOS)
33
Rancho Palomitas Specific Plan — Section III. • Development Plan
Exhibit IILB.1 shows the land use designations within the Rancho Palomitas Specific
Plan and are defined as follows:
a. Commerce Park
This land use is intended to accommodate regional and local commercial
businesses, professional and administrative offices, and limited manufacturing
uses that complement the commerce park areas. Principal uses include but are not
limited to: retail and commercial service uses, research and development,
development laboratories, high performance manufacturing and assembly,
professional office, office/showroom, office/warehouse, restaurants and
complementary uses such as administrative and accessory facilities necessary to
serve employees and related uses. These uses permitted in all areas designated as
Commerce Park and Industrial on the Land Use Concept Plan Map (Exhibit
III.B2).
b. Industrial
This land use is intended to accommodate industrial and manufacturing business
uses that often require outdoor activity and/or storage and provide employment
opportunity in the Town. Principal uses include but are not limited to:
manufacturing and assembly, office/warehouse, solid waste transfer station and
complementary uses such as certain retail and commercial service uses and
related uses. These uses permitted in all areas designated as Industrial on the Land
Use Concept Plan Map (Exhibit IILB.2).
c. Natural Undisturbed Open Space (NUOS)
This land use is intended to act as a buffer for future neighbors and the Town's
draft HCP wildlife "linkage" to the east and south of the property. The land will
remain in a natural state but will provide for minor encroachments that shall only
be permitted if reasonably required for utility crossing or future connectivity.
There are no uses permitted in all areas designated as NUOS on the Land Use
Concept Plan Map. (Exhibit IILB.2)
2. Specific Plan Land Use Concept Plan. The Land Use Concept Plan demonstrates a
detailed, 10 -lot commerce/industrial park development with the planned boundaries for
Commerce Park, Industrial and NUOS land uses. The site will also provide a future well
site for the Town of Marana. In order to maintain the native desert character in the area
and buffer Marana's draft HCP wildlife "linkage", one quarter mile east of the property, a
large portion of the site is to be preserved and kept undisturbed as NUOS which also
leaves the natural streams relatively untouched. Grading will be restricted to the western
portion of the site and drainage will be based on the existing topography.
Two points of access off of Tangerine Road will provide ingress/egress to an internal
circulation system that will be built to the Town's Industrial/Commercial street standard.
Future off-site road improvements will include eastbound right -turn deceleration lanes
and continuous center left -turn lane on Tangerine Road at both proposed project
driveways.
34
Rancho Palomitas Specific Plan — Section III.• Development Plan
A planned, private sewer system is shown that will be built on site and designed for
gravity flow to the south. Sewer service will be provided through a connection in
Tangerine Road, one quarter mile east to an existing sewer line. See Exhibit IILB.2
C. EXISTING LAND USES
1. Map of Zoning Boundaries. The zoning to the west is Heavy Industry (HI) and Large
Lot Zone (C). The zoning to the south and east is C and the zoning on the north side of
Tangerine Road is Agriculture (AG). Please refer to Exhibit IILC. for the zoning
boundaries and existing land uses on adjacent properties.
Land Use Impacts. There are no existing uses on site and therefore no impacts. The
positive impacts to adjacent properties are discussed in Section ILA.
35
CONC. ...
PMDUC i z
PpUFdi..
TPANSFEP a -
Rancho Palomitas Specific Plan — Section III: Development Plan
Tangerine Road
OF
1. The gross area is 78.11 ac
Commerce Park 33.45 ac
Industrial 23.15 ac
NUOS 21.51 ac
Commerce r=3sa z
Parr r; 3dEU
33.45 ac
Industrial
23.15 ac
CQWRi.
YAk:
NUOS
21.51 ac
UNIMPFtl. JiLidF'i1.7JE%J
LEGEND
Commerce Park
i Industrial
Natural Undisturbed Open Space (NUOS)
Exhibit III.B.1
Specific Plan Land Use Map
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Rancho Palomitas Specific Plan — Section III: Development Plan
1
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E Transportation Corridor Zone Well Site
■ HI Heavy Industrial
C Large Lot Zone E AG Agricultural
■ R-80 Single Family Residential
m
Exhibit III.C.
ZoninLy Boundaries
Rancho Palomitas Specific Plan — Section III. • Development Plan
D. TOPOGRAPHY
1. Specific Plan response to topography. The only significant topographic features are
eight washes entering the site from the east and one wash entering the site from
Tangerine Road at the northwest corner. The Tangerine Road wash is located within the
125' ROW dedication to the Town of Marana. Two of the northern three washes entering
the site are located within a well site that will be dedicated to the Town. Previous work
with the Town on this subject resulted in a willingness to grade around them.
Approximately one-half of the future 2.4 acre well site is located in the floodplain. Since
this site will need to house a reservoir, well (s) and booster pumps, the site will need to be
elevated per Town of Marana Floodplain standards. It is possible, however, to locate
these structures outside the erosion hazard setback line as shown on Exhibit IILD. This
exhibit presents a Concept Water Plant Layout Plan prepared by Westland Resources
Inc., December 5, 2008. The site will be fenced.
The third wash south of Tangerine Road is protected within a 300' NUOS buffer. The
remainder of these washes are blocked downstream along the west boundary of the site
where Hayden Concrete makes and stores concrete pipe and other products. Therefore,
the downstream extremities are candidates for mass grading and the upstream waters are
diverted south to detention/retention via a landscaped interceptor channel.
The remaining five "eastern" washes are preserved as NUOS throughout the site.
Altogether, approximately one third of the entire site is preserved as natural undisturbed
open space.
2. Encroachment on 15% slopes. There are no 15% slopes on site except for the banks of
the washes.
3. New cross slope after allowances. The average cross slope (5.44%) of the entire site is
less than 15% and, therefore, it is not necessary to take advantage of the allowances in the
Marana Land Development Code, Title 19, Standards for Grading and Related Site Work.
39
Rancho Palomitas Specific Plan — Section III. Development Plan
i
\ 'hi SEMtMMH=,,
Z ;p
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POME WELL
MEM 9 Pw MR
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CONCEPTUAL WATER PLANT
LAYOUT PLAN
LAYOUT BY WESTLAND
RESOURCES, INC
Exhibit IIID.
Concept Water Plant Lavout
w
Rancho Palomitas Specific Plan — Section III. • Development Plan
E. HYDROLOGY
This property obtained a 404 Nationwide Jurisdictional Wash permit (SPL -2006-00540)
for a custom lot residential subdivision that expired in December, 2010. Marjorie Blaine
of the USAGE, wrote on January 12, 2011 that because the use has now changed from
residential to commercial, the permitting process needs to be started all over again.
Rancho Palomitas has met with SWCA Environmental Consultants on the new permitting
process and has requested a meeting with to discuss the need for a new Jurisdictional
Wash permit as well. The permitting process will include any impacts to the jurisdictional
areas for the well site that will be dedicated to the Town of Marana. Previous planning
for the well site by Westland Resources also located the structures outside the floodplain
area.
As shown on Exhibit III.E. lot 10 will be accessed from the Beacon Hill Road cul-de-
sac by a con -arch to avoid disturbance to the two likely jurisdictional washes. Extensive
use of con -arches were approved for this property thru the Drainage Report and
preliminary plat for Ironwood Acres (PCZ -06028). Lots 1 and 2 have washes that
transverse their areas and will not be diverted. Rancho Palomitas has calculated that
disturbance of all washes will not exceed the 0.5 acre disturbance nor the 300 lineal foot
disturbance as allowed under a 404 Nationwide Jurisdictional Wash permit.
The Town of Marana adopted Title 25 — Stormwater Management of the Land
Development Code with an effective date of October 18, 2007. To comply with this Title,
a Stormwater Pollution Prevention Plan and Notice of Intent (NOI) will be submitted to
the Town with the grading plan submittal after the water and sewer plans are approved.
The Land Use Concept Plan contemplates a business park development with low -
intensity occupancy (See Exhibit IILB.2). The site will also provide a future well site for
the Town of Marana. In order to accommodate the aesthetic and native desert values in
the area, the owner has agreed to dedicate a significant portion of the master parcel to be
preserved and kept undisturbed; as shown on the site layout exhibit, this encompasses
approximately 30% of the parcel site, and leaves the natural streams for onsite sub -basins
F, G and H relatively untouched. Mass grading will be restricted to the western portion
of the master parcel, encompassing approximately 48 acres, including streets, parking
lots, building pads, underground utilities, landscaping and storm drainage facilities.
Graded areas will drain based on the existing topography onsite, capturing and delivering
storm runoff to the original drainage concentration points at the parcel perimeter, in order
to maintain the original drainage patterns on site. The goal is to keep incoming and
outgoing flows as they currently exist, to be handled internally by means of drainage
control and conveyance facilities, as may be necessary to mitigate any increase in runoff
due to urbanization and to avoid disruption of existing off-site drainage patterns.
See Exhibit III.E.
Project Drainage Scheme and Design Features. The first feature that stands out in the
proposed Land Use Concept Plan is that the natural drainageways on the south portion of
the master parcel are to be deliberately set aside as undisturbed natural open space. This
effectively avoids impacting existing drainage conditions in off-site sub -basins F through
J, T4 and T5, as well as their corresponding onsite portions. In addition, the owner has
41
Rancho Palomitas Specific Plan — Section III. • Development Plan
agreed to dedicate a significant portion of land along the north boundary, to increase the
Tangerine Road right-of-way. This area will remain undisturbed or be returned to similar
landscaping conditions as exist now, except for the street entrances into the proposed
development. The area will be graded to maintain its current slope to the parcel northwest
corner, where runoff can continue to join the natural swale at concentration point A3; as
needed, culverts will be provided under the entrance driveways, to ensure positive
drainage to the west.
The remaining onsite sub -basins, B through E, will be mass graded into the proposed
subdivision and allowed to drain at the existing exit concentration points along the west
parcel boundary with the following provisions as shown on Exhibit II.E.
a. Offsite flows in drainageway B, which have been estimated as Qloo=235 cfs, will
be captured a the inlet of a 300' culvert, constructed along the alignment of the
existing natural wash and crossing under the east loop access road The culvert
will be made to discharge into a trapezoidal channel prior to reaching the west
loop access road, crossing under the latter through a 60' similar culvert. Discharge
from the second culvert will be allowed to disperse into the flood prone limits
identified in the onsite hydrology illustration. The area of dispersal will include
undisturbed site areas, encompassing the flood prone limits identified in the
approved HecRAS model. Thus, offsite runoff will be allowed to reach CP B4 at
the master parcel west property line, just as it does under the current drainage
patterns.
b. Offsite flows in drainageway C, which have been estimated as Q100=366 cfs, will
be addressed in a similar manner as drainageway B, previous. Thus, offsite runoff
will be allowed to reach CP C4 at the master parcel west property line, just as it
does under the current drainage patterns.
c. An earth -bottom, trapezoidal collector channel is proposed, roughly following the
alignment of drainageway E, designed to convey the off-site Q100=74 cfs
estimated to reach the parcel east property line. The channel will drain into a 300'
culvert, whose inlet will begin at the proposed interior road. Discharge from this
culvert will be allowed to disperse into the flood prone limits identified in the
onsite hydrology illustration. The area of dispersal will include undisturbed site
areas, encompassing the flood prone limits identified in the approved HecRAS
model. Thus, offsite runoff will be allowed to reach CP E5 at the master parcel
west property line, just as it does under the current drainage patterns.
d. Offsite flows in drainageway F, which have been estimated as Qloo=85 cfs, will
be allowed to maintain their current drainage patterns within the limits of the
modeled flood prone areas. A 60' con -arch culvert will be the only feature
interrupting this flow in order to permit access into the development southeast
areas. Thus, offsite runoff will be allowed to reach CP F4 at the master parcel
west property line, just as it does under the current drainage patterns.
42
Rancho Palomitas Specific Plan — Section III. • Development Plan
e. Grading in the developed areas will include provisions for detention basins within
the developed limits of the subdivision adjacent to lots 3, 4 and 9. The detention
basins will be designed to mitigate post -development release peak flows (Table
E.1.) from the corresponding developed areas to 15% less than under existing
conditions, as instructed by the critical basin provisions in the flood plain
ordinance. Discharging flows will be discretely bled away into the available
natural channels on site, at locations that allow dispersal into the modeled flood
prone limits, upstream from the exiting concentration points. Runoff originating
within the proposed development will join the flows in the natural channels, such
that 100 -year peak runoff flows exiting the project site remain similar or smaller
than under existing conditions.
Inflow Outflow
Table E.1— Existing and Post -Development Peak Flows
Using the Pima County methodology, the estimate is that the developed project site will
increase existing runoff by 153 cfs during the 100 -year rainstorm event, from 150 cfs to
303 cfs, if one considers the entire 48.61 acres to be urbanized. In conformance with
critical basin provisions, the cumulative post -development peak runoff is to be decreased
to 127.5 cfs, prior to being released into their corresponding existing runoff peaks
traversing the master parcel. Utilizing the Pima County stormwater detention manual
formulas, the detention/retention basin requirement will be in the order of a surface area
of 4.3 acres, and 9.5 ac -ft storage capacity. This requirement has been distributed in three
detention basins adjacent to lots 3, 4 and 9.
Specific Plan Conformity to Area Policies. The Land Use Concept Map shows that the
proposed development can successfully be constructed, and be observant of floodplain
and natural resource concerns in the Tortolita Alluvial Fan area, in the Town of Marana.
The proposed project preserves a significant portion of its land parcel, as undisturbed
open space and regulatory watercourses. The proposed drainage scheme for this project
allows for discharge and acceptance of existing peak flows (Table E.1.), at the same
location where they naturally occur under existing conditions. Mitigation of increased
runoff due to development and urbanization is accomplished by means of drainage
control structures and a detention/retention basin constructed onsite, and maintained by
the property owners. The extant drainage patterns are maintained, in downstream and
upstream off-site areas. The project meets Town of Marana development and floodplain
regulations and ordinances.
43
Existing
Trapezoid
Existing
CP
SubBasin
CP Location
Qloo (cfs)
Culvert
Channel
Q100 (cfs)
CP
A3+T1
W Prop Line
118
A3
B3
B3+T2
E Prop Line
235
2-6'x4' RCBC
8' Bott, 1:1 SS / D=2.5'
244
B4
C3
C3+T3
W Prop Line
366
2-6'x6' RCBC
8' Bott, 1:1 SS / D=3.5'
370
C4
E3
E3
W Prop Line
74
2-36" RCP
4' Bott, 1:1 SS / D=1.5'
129
E5
F3
F3
W Prop Line
85
2-42" RCP
4' Bott, 1:1 SS / D=2.5'
91
F4
Table E.1— Existing and Post -Development Peak Flows
Using the Pima County methodology, the estimate is that the developed project site will
increase existing runoff by 153 cfs during the 100 -year rainstorm event, from 150 cfs to
303 cfs, if one considers the entire 48.61 acres to be urbanized. In conformance with
critical basin provisions, the cumulative post -development peak runoff is to be decreased
to 127.5 cfs, prior to being released into their corresponding existing runoff peaks
traversing the master parcel. Utilizing the Pima County stormwater detention manual
formulas, the detention/retention basin requirement will be in the order of a surface area
of 4.3 acres, and 9.5 ac -ft storage capacity. This requirement has been distributed in three
detention basins adjacent to lots 3, 4 and 9.
Specific Plan Conformity to Area Policies. The Land Use Concept Map shows that the
proposed development can successfully be constructed, and be observant of floodplain
and natural resource concerns in the Tortolita Alluvial Fan area, in the Town of Marana.
The proposed project preserves a significant portion of its land parcel, as undisturbed
open space and regulatory watercourses. The proposed drainage scheme for this project
allows for discharge and acceptance of existing peak flows (Table E.1.), at the same
location where they naturally occur under existing conditions. Mitigation of increased
runoff due to development and urbanization is accomplished by means of drainage
control structures and a detention/retention basin constructed onsite, and maintained by
the property owners. The extant drainage patterns are maintained, in downstream and
upstream off-site areas. The project meets Town of Marana development and floodplain
regulations and ordinances.
43
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Rancho Palomitas Specific Plan — Section III. • Development Plan
F. VEGETATION
Specific Plan response to vegetation. Approximately thirty (30%) percent of the site is
planned to be preserved as NUOS in setbacks of 300' from the east and south property
boundaries including two protected wash corridors. This buffer area contains a
considerable amount of the high density vegetation mapped in Section II Development
Capability Report.
2. Specific Plan response to the NPP. The 30% NUOS proposed in the Specific Plan is
continuous and connected and, therefore, qualifies as the 30% set-aside option in the
NPPO. The owners of Rancho Palomitas have elected to identify and transplant
Saguaros, Fishhook barrel, Ironwood trees and Night -blooming cereus from the portion
of the site that will be graded. Transplantation will occur within the retention/ detention
basins, the constructed channels, the landscape buffer yard along Tangerine Road, and
the perimeter landscaping requirements for the development of each lot.
G. WILDLIFE
1. Map of buffer areas. As presented on the Land Use Concept Plan, Rancho
Palomitas allocates approximately 30% of the site as NUOS that is connected over
the entire site providing wildlife corridors.
2. Habitat. The On-line Environmental Review for Rancho Palomitas dated April 9,
2010 from the Arizona Game and Fish department in Appendix C found that no
Listed Threatened or Endangered species nor Proposed or Designated Critical Habitat
were identified within 3 miles of the Rancho Palomitas site. However, on January 12,
2011, Marjorie Blaine of the USAGE, commented on the need for a new 404 permit
since the permit previously issued had expired, and the change of use from residential
to commerce requires a new permitting process in any event. She did say that the
USACE may have to reinitiate consultation with the Fish and Wildlife Service
regarding bats depending on how the project changes.
45
Rancho Palomitas Specific Plan — Section III. • Development Plan
H. VIEWSHEDS
1. Specific Plan Mitigation.
a. Views and vistas from off-site. Views from Tangerine Road will be mitigated
by a required 20' landscape buffer yard. Views from the east and south will remain
the same due to the provision of a NUOS buffer 300' or greater.
b. Areas of high visibility. The areas of high visibility are contained within
approximately 100' around the perimeter of the Rancho Palomitas site. Views from
Tangerine Road will be mitigated by a 20' landscape bufferyard.
L TRAFFIC
1. Internal circulation. Ruelas Canyon Road was located a sufficient distance from the
driveway of Hayden Concrete to satisfy the 230' separation requirement for driveway
access to an arterial. It was also located a sufficient distance from the west property line
to create a workable depth for lots 1 thru 6. At a pre -application meeting, Northwest Fire
District, Marana Traffic Engineering and Development Engineering all requested a
second access to Tangerine Road. In addition, the cul-de-sac on Beacon Hill Road has
been shortened to 600' in length to overcome the objections by Northwest Fire District.
All internal streets shall be public and will be built to the Town's Industrial/Commercial
street standards.
2. Future off-site road improvements. Future off-site road improvements will include
eastbound right -turn deceleration lanes and a continuous center left -turn lane on
Tangerine Road to serve both proposed project driveways. The need for additional
roadway improvements, for which the developer will be responsible, will be determined
by the Town based on the findings of a traffic study to be submitted during the platting or
development plan stage of this project, whichever comes first.
The Developer acknowledges that plans are currently being developed for the
reconstruction of Tangerine Road as a four to six -lane divided roadway. Once the
improvements occur to widen the roadway from the two-lane undivided section,
modifications to this development's access to and from Tangerine Road may be required.
3. Projected Average Daily Traffic. A detailed trip generation analysis will be included in
the traffic study mentioned above.
4. Impact to existing development. The project's impact to the surrounding road network
will be analyzed in the traffic study mentioned above. Rancho Palomitas will
comply with the American's with Disabilities Act for handicap accommodations which
include access, parking, sidewalks, truncated domes, commercial, and public right of
way.
Rancho Palomitas Specific Plan — Section III. • Development Plan
5. Standards for internal and off-site streets. All internal streets shall be public and will
be built to the Town's Industrial/Commercial street standard.
6. Description of Improvements. Ruelas Canyon Road and Agua Canyon Road provide
access to the business park from Tangerine Road. Ruelas Canyon Road is located more
than 230' from the driveway of Hayden Concrete to the west. In addition, Aqua Canyon
Road is located almost 500' east of Ruelas Canyon Road. The cul-de-sac on Beacon Road
is located a maximum distance of 600' from Cottonwood Springs Road. Rancho
Palomitas will provide eastbound right -turn deceleration lanes and continuous center left -
turn lane on Tangerine Road at both proposed project driveways. Finally, the internal
industrial/commerce roadways will contain a 60' cross-section according to the Town's
subdivision street standards.
7. Improvement responsibilities. The developer of Rancho Palomitas will be responsible
for constructing the internal street system, eastbound right -turn deceleration lanes and
continuous center left -turn lane on Tangerine Road at both proposed project driveways,
as well as any additional roadway improvements determined to be required by the Town
based on the findings of a traffic study to be submitted during the platting or development
plan stage of this project, whichever comes first.
J. PUBLIC UTILITIES
Sewer service will be provided through a connection in Tangerine Road one quarter mile
east to an existing 15" trunk sewer line crossing Tangerine Road extending south to
Continental Ranch. A private sewer system will be built on site that will be designed for
gravity flow to the south. Until a public sewer is built south and west of this property, a
private lift station will be located in the N. Beacon Hill Road cul-de-sac to re -direct the
flow north to a private forced main sewer proposed for Tangerine Road. The force main
will extend east 1/4 mile to the existing 15" sewer line. For a future sewer that may be
built by others south and west of the Rancho Palomitas, the subdivision plat for Rancho
Palomitas will grant a 20' sewer easement south of Beacon Hill Road to the south
boundary of the property then west to the southwest corner of the property. Please see
Exhibit III.B.2.
The Town of Marana has designed a 16" water transmission line and a parallel 8" non -
potable line for construction within Tangerine Road. Previous negotiations between the
Marana Utilities Department and the owners of the project site resulted in an agreement
to dedicate to the Town a well -site of approximately 2.4 acres and contribute to the cost
of a well, a booster station and a storage tank. The previous agreements determined size,
capacity and flow requirements for these facilities when a residential project was working
its way thru Town agencies. A new modeling study will be required based upon non-
residential uses at a $1,500 cost to the property owners. It is possible that the cost of
water modeling may exceed $1,500, and the Town will advise the developer of any costs
that will exceed the $1,500 prior to proceeding with the work and collect the difference in
47
Rancho Palomitas Specific Plan — Section III. • Development Plan
cost from the developer. A Water Service Agreement will be needed to reflect the on and
offsite water requirements determined through this new water model.
Electrical service will be provided from existing Trico Electric lines in Tangerine Road
and east of the property. All electric service lines on the site will be placed underground.
There are no plans to extend a gas line to this property from a 12" line that crosses
Tangerine Road 2700' east of this project
K. PUBLIC SERVICE IMPACTS
Police, fire and sanitary pick-up. Police and sanitation services are already provide on
Tangerine Road to the west at I-10 and to the east at Dove Mountain. The project site has
been annexed into the Northwest Fire District coverage area.
2. Schools and Parks. No impacts. This is a non-residential development.
L. RECREATION AND TRAILS
1. Recreation Areas. No active recreation will be provided on-site.
2. Ownership of open space. The NUOS and revegetated open space will be owned by a
property owner's association and will be maintained as common area.
Access to off-site trails. None proposed since this is a non-residential development and
no trails are planned in close proximity to this site.
M. CULTURAL, ARCHAEOLOGY AND HISTORIC SITES
1. Protection of resources. Please refer to Section II.I. in this report. There are no
resources on-site.
2. Resources incorporated into development. There are no resources on-site.
Next survey. A January 12, 2011 letter from the USACE indicated no additional surveys
are recommended. Marjorie Blaine stated that since the use has now changed from
residential to commercial, a new cultural resource survey would not be necessary
provided the area has not been expanded and no offsite areas are incorporated into the
project for road/utility alignments, spoil deposition sites or borrow sites.
ER
Rancho Palomitas Specific Plan — Section III. • Development Plan
N. GOALS AND OBJECTIVES
The goal of Rancho Palomitas Specific Plan is to establish a development framework that
will provide for economic development and establish compatible land uses.
Objectives:
a. Identify compatible land uses that will add to the Town's tax revenues,
employment opportunities, and to the overall quality of the Town.
b. Provide opportunities that promote compatibility between land uses.
c. Provide circulation and right of way that is compatible with future circulation
requirements.
d. Identify parameters for development that address drainage patterns, and other
infrastructure issues such as sewer and water.
Rancho Palomitas Specific Plan — Section IV: Development Regulations
Section IV
Development Regulations
50
Rancho Palomitas Specific Plan — Section IV. Development Regulations
Section IV — Development Regulations
A. INTRODUCTION
These Development Regulations serve as the primary mechanism for implementing the
Rancho Palomitas Specific Plan. They set forth a framework for planning in an orderly
and consistent manner while providing the flexibility needed to anticipate future needs.
As provided in the Development Plan section of this document, principal land use
designations within the Rancho Palomitas Specific Plan are: Commerce Park (CP),
Industrial (I) and Natural Undisturbed Open Space (NUOS).
B. APPLICABILITY OF TOWN OF MARANA LAND DEVELOPMENT
CODE
If an issue, condition or situation arises or occur that is not addressed by this Specific
Plan, the applicable portions of the Town of Marana Land Development Code shall
apply.
C. DEVELOPMENT STANDARDS
The following standards have been assigned to each land use designation within the
Rancho Palomitas Specific Plan. Each designation has a list of permitted uses and
development standards to ensure quality of design.
1. Commerce Park Uses
a. Permitted Uses
• Uses primarily engaged in research activities, including, but not limited
to, research laboratories and facilities, developmental laboratories and
facilities including compatible light manufacturing
• Medical, professional and general business offices.
• Office/warehouse
• Warehouse and distribution in connection with a permitted use
• Public service like government and public utility offices
• Corporate and regional headquarter facilities and offices
• Banks including drive-thru
• Furniture/warehouse stores
• Office equipment sales and service
• Restaurants including carry -out and drive-thru services
• Theaters not including drive-ins
• Schools like music and business
• Supermarkets
• Department stores
51
Rancho Palomitas Specific Plan — Section IV: Development Regulations
• Retail warehouse outlets
• Showroom catalog stores
• Home improvement centers
• Automotive supplies and service stations such as, auto dealers and car
wash
• Convenience markets including gasoline service
• Super drug stores (over 10,000 sq. ft)
• Bars and cocktail lounges without restaurant use
• Plant nurseries, home and garden supplies
• Clubs, lodges and meeting halls
• Such other comparable uses as may be determined by the Planning
Director
b. Prohibited Uses
• Contractor's yard
• Heavy equipment sales or leases
• Agriculture or industrial equipment sales
• Animal boarding and kennels
• Residential
• Such other comparable uses as may be determined by the Planning
Director
c. Conditional Use Permit
• RV Storage
• Auto paint, body and fender shops
d. Development Standards
• Minimum Site Area: One acre
• Minimum Site Setbacks: 30' minimum from any street lot line, 20'
minimum from any side or rear yard lot line.
• Lot Coverage: 50% maximum for total ground area of all buildings.
• Maximum Building Height: No principal building shall exceed 50'. No
other structure shall exceed 30'.
e. Parking Standards: As required by the Town of Marana Land Development Code.
• Required parking may be reduced up to 20% of the number of spaces
required by the Town of Marana Land Development Code if the
project has adjoining uses which share the same parking area and have
different hours of operation and covenants authorizing shared parking
that are recorded against title to the affected parcels.
This reduction may also be utilized if three or more of the following
are met:
52
Rancho Palomitas Specific Plan — Section IV. Development Regulations
1. 50% more bicycle parking than required by the Land
Development Code.
2. Parking areas are located to the rear of the building.
3. If there is a transit stop within 600 feet.
4. The entire project is integrated to provide pedestrian linkages
between the project components and provides direct pedestrian
access to the project from adjoining residential areas.
5. Parking is decentralized and dispersed evenly as parking pockets
throughout the Commerce Park Development.
2. Industrial Uses
a. Permitted Uses
•
All Commerce Park uses as outlined in this exhibit
•
Manufacture, research, assembly, testing, and repair of components,
devices, equipment, and systems and parts
•
Manufacturing of electronics such as, electrical appliances and
televisions
•
Manufacturing of instruments such as, medical and dental tools
•
Manufacturing of office and related machinery such as, computers
•
Manufacturing of pharmaceuticals such as, cosmetics and drugs
•
Laboratories such as, chemical and optical
•
Manufacture and maintenance of signs
•
Manufacturing of furniture and upholstering
•
Wholesaling and warehousing
•
Services such as, blueprinting and day care
•
Processing such as, carpet cleaning and dyeing
•
Outdoor materials storage
•
Solid waste transfer station
•
Auto paint, body and fender shops
•
Contractor's yard
•
Heavy equipment sales or leases
•
Agriculture or industrial equipment sales
•
RV Storage
•
Such other comparable uses as may be determined by the Planning
Administrator
b. Prohibited Uses
• Residential
• Manufacturing uses such as, a chemical plant, glue, metals extraction
and smelting, and tannery processing uses such as, animal by-products,
auto salvage yard and tar or asphalt roofing
• Such other comparable uses as may be determined by the Planning
Director
c. Development Standards
53
Rancho Palomitas Specific Plan — Section IV. Development Regulations
• Minimum Site Area: One acre
• Building Site Setbacks: 30' minimum from any street lot line, 15'
minimum from any side or rear yard lot line.
• Lot coverage: 50% maximum for total ground area of all buildings.
• Maximum building Height: not greater than 50'.
• Landscaping: As required by the Town of Marana Land Development
Code.
d. Parking Standards: As required by the Town of Marana Land Development Code.
D. LANDSCAPE STANDARDS
All landscaping design standards for the development of Rancho Palomitas shall meet the
requirements of Title 17 — Environmental Resource, Native Plant & Landscape of the
Land Development Code.
The planned landscape buffer yard adjacent to Tangerine Road may be ten feet on the
Rancho Palomitas site and ten feet in the public right-of-way (ROW), with the
appropriate license agreement with the Town of Marana, for a total buffer yard of twenty
feet.
Landscape buffer yards adjacent to the interior street ROW is fifteen feet with a
minimum, 3-1/2' masonry wall. Buffer yards adjacent to the interior street ROW can
provide up to 50% of the buffer within the public street ROW with the appropriate
license agreement with the Town.
Landscape buffer yards from rear and side yard property line is fifteen feet. No side
buffer yard is required on single project sites with interior property lines.
Lots adjacent to the planned North Agua Canyon Road will not be required to provide a
landscape buffer yard on the east property lines due to the 300' NUOS buffer will be
provided to the east. In a similar fashion, the lots adjacent to the 300' NUOS buffer on the
south will not be required to provide a landscape buffer yard along their south property
lines.
The perimeter landscape buffer yards and revegetated open spaces are presented on
Exhibit IILB.2. Land Use Concept Map. The priority selection of plant materials for all
landscaping is listed as follows: first, on-site transplantation of Saguaros, Fishhook
barrel, Ironwood trees and Night -blooming cereus; second, importation of these same
species if on-site transplantation does not yield sufficient plants for the revegetation
requirements; and third, importation of additional plant species native to the site such
as, foothills palo verde, blue palo verde, velvet mesquite, Whitethorn acacia, Catclaw
acacia, Cholla and prickly pear.
54
Rancho Palomitas Specific Plan — Section IV. Development Regulations
E. COMMERCIAL DESIGN STANDARDS
This development shall meet the Commercial Design Standards of the Land Development
Code as deemed applicable by the Planning Director.
55
Rancho Palomitas Specific Plan — Section V. Implementation and Administration
Section V
Implementation and Administration
56
Rancho Palomitas Specific Plan — Section V. Implementation and Administration
Part V — Implementation and Administration
A. PURPOSE AND INTENT
This section provides information regarding general administration and amendment
procedures. The regulations and guidelines contained in the Specific Plan prescribe the
implementation of development on the Rancho Palomitas Specific Plan site.
For the purpose of identifying those responsible for implementation of the improvements
of the Rancho Palomitas Specific Plan area, two entities must be identified. These are the
Builder and the Town of Marana.
The Builder is the purchaser of a development area responsible to build ancillary
roadways and building within the areas of ownership following the precepts provided in
the Development Regulations section of this document.
The basic requirements specified for processing projects within the Specific Plan
boundaries are: (1) preliminary/final plats for the processing of any project requiring
lotting; and (2) development plan review process for each commercial project with the
Specific Plan area.
B. APPLICABILITY OF TOWN ORDINANCES
The Development Standards section of this Specific Plan addresses some areas that differ
from the Town of Marana Land Development Code. The Specific Plan may also be
regulated by terms of a development agreement between the Town and the developer
such as, a water service agreement. If an issue, condition or situation arises that is not
covered or provided for in this Specific Plan or the development agreement, those
regulation of the Town of Marana Land Development Code that are applicable for the
most similar issue, condition or situation shall be used by the Planning Director and the
Planning Department as the guidelines to resolve the unclear issue, condition or situation.
Approval of the proposed development of this site will follow all applicable Town and
Land Development Code requirements in effect at the time of application, or as modified.
C. DEVELOPMENT PLAN AND PLAN REVIEW PROCESS
All development plans and plats within the Rancho Palomitas Specific Plan shall be
implemented through the review and approval process adopted by the Town of Marana.
In addition, all development is subject to the building permit process as outlined by the
Town of Marana.
57
Rancho Palomitas Specific Plan — Section V. Implementation and Administration
D. GENERAL IMPLEMENTATION RESPONSIBILITIES
The owner of the lands designated for Industrial Uses is the implementation entity
responsible for the engineering and implementation of spine infrastructure serving the
uses generated within the Industrial site. The owner of the lands designated for
Commerce is the implementation entity responsible for Commerce uses.
E. SPECIFIC PLAN ADMINISTRATION
Responsible Parties. There are three parties responsible for the implementation of the
Specific Plan: the developer, the Town of Marana and the individual lot owner. The
developer is responsible for preparation of the preliminary plat and final plat for
dedication of the well site and Tangerine Road ROW; construction of eastbound right -
turn deceleration lanes and continuous center left -turn lane on Tangerine Road at both
proposed project driveways, as well as any additional roadway improvements determined
to be required by the Town based on the findings of a traffic study to be submitted during
the platting, improvement plan or development plan stage of this project, whichever
comes first; the development of the on-site roadway system including Ruelas Canyon
Road, Cottonwood Springs Road, Beacon Hill Road and Agua Canyon Road;
construction of the sewer system both on-site and off-site; fair share contributions of
improvements to the well site as well as construction of the on-site water lines;
construction of the drainage channels, detention/ retention basins and the Tangerine Road
buffer yard; and creation of CCR's and a property owners' association all of which shall
be completed prior to the issuance of a building permit by the Town of Marana. All
dedications shall be completed prior to acceptance of the Final Plat. Other improvements,
licenses and easements must be completed prior to approval of the Engineering,
Landscaping and/or Improvement Plans.
The Town of Marana is responsible to ensure that the off-site and on-site infrastructure is
planned and constructed through its improvement plan process to serve the individual lot
owners. The Town is also the entity responsible for the maintenance and management of
all dedicated public roads, water and sewer systems and the well site subject to a Water
and Sewer Service Agreement agreed to by the Town of Marana and the developer. It
should be emphasized that the DEVELOPER will be responsible for all those items that
will be listed in the Water Service agreement, Sewer Service agreement and as required
by the standards and policies of the Town of Marana Utilities Department.
The individual lot owner is responsible for the preparation of improvement and
development plans, and construction of on-site improvements all of which shall be
consistent with the regulations and standards of the Town, the Rancho Palomitas Specific
Plan and CC&R's.
2. Enforcement. The Rancho Palomitas Specific Plan shall be administered and enforced
by the Town of Marana Development Services Department in accordance with the
provisions of the Town of Marana Land Development Code, Town Code and stipulations
provided in the Development Agreement between the Town of Marana and landowners
RN
Rancho Palomitas Specific Plan — Section V. Implementation and Administration
with the Specific Plan, if needed.
3. Administrative Change. Any changes that may need to be made to the Rancho
Palomitas Specific Plan must conform to the objectives of the Specific Plan. The Town of
Marana Planning Director may make certain changes to the explicit provisions in the
Specific Plan administratively, providing said changes are not in conflict with the overall
intent as expressed in the Specific Plan.
The Planning Director's decision regarding administrative changes include, but are not
limited to the following categories: (a) The addition of new information to the Specific
Plan maps or text that does not change the effect of any regulations or guidelines, as
interpreted by the Planning Director; (b) changes to the community infrastructure
planning and alignment such as roads, drainage, water and sewer systems that do not
increase the development capacity in the Specific Plan area; (c) changes to development
plan boundaries due to platting. Minor adjustments to development plan areas, drainage
areas and other technical refinements to the Specific Plan due to adjustment in final road
alignments will not require an amendment to the Specific Plan but will require staff
approval; or (d) changes to development regulations that are in the interest of the
community and do not affect health or safety issues.
4. Substantial Change. Rancho Palomitas may be substantially amended by the same
procedure as it was adopted. Each request shall include all sections or portions of Rancho
Palomitas that are affected by the change. The Planning Director shall determine if the
amendment would result in a substantial change in plan regulations, as defined in the
Town of Marana Land Development Code.
5. Interpretation. Interpretation of the provisions of this Specific Plan shall be the Planning
Director's responsibility. Appeals to the Planning Director's interpretation may be made
with fifteen (15) days from the date of the interpretation to the Board of Adjustment.
6. Fees. Fees will be assessed as indicated by the Town's adopted fee schedule that is in
place at the same time of development.
F. PHASING FOR MAJOR AND COLLECTOR STREETS
The only major or collector street issue for Rancho Palomitas is the widening of
Tangerine Road to provide eastbound right turn deceleration lands and continuous center
left turn lane at both proposed project driveways. Construction of this Tangerine Road
widening will be completed prior to issuance of any building permits for Rancho
Palomitas. Maintenance of the new roadway will be the responsibility of the Town of
Marana. The landscape buffer yard constructed within the new Tangerine Road ROW by
Rancho Palomitas will be maintained by the Rancho Palomitas property owners
association by agreement with the Town.
59
Rancho Palomitas Specific Plan — Section V. Implementation and Administration
G. PHASING FOR UTILITIES
Both the on-site and off-site sewer system will be constructed by Rancho Palomitas and
will be kept as a private sewer system unless the Town gains ownership and operational
control of the existing 15" sewer line located 1/4 mile east of the Rancho Palomitas
property. In the event that a new public sewer line is built south and west of the property,
Rancho Palomitas will provide easements and reconstruct the on-site sewer system to
drain by gravity flow to the southwest corner of the site.
Collector channels, pipes and detention/retention facilities will be constructed by Rancho
Palomitas. The Rancho Palomitas property owners' association will contract with a
private solid waste hauler for on-site collection services.
It should be emphasized that the DEVELOPER will be responsible for all those items that
will be listed in the Water Service agreement, Sewer Service agreement and as required
by the standards and policies of the Town of Marana Utilities Department.
Upon 60 days notice the Developer shall dedicate to the Town of Marana the well site if
requested prior to dedication by final plat.
Rancho Palomitas Specific Plan —Appendix
APPENDIX A
Legal Description
61
Rancho Palomitas Specific Plan Appendix
LEGAL DESCRIPTION
IRONWOOD ACRES SUBDIVISION
The West half of Lot 4 and the West half of the Southwest Quarter of the Northwest Quarter of
Section 4, Township 12 South, Range 12 East, Gila and Salt River Meridian, Pima County,
Arizona, EXCEPT the North 50.00 feet of said LOT 4; and the East half of Lot 4 and the East
half of the Southwest Quarter of the Northwest Quarter of Section 4, Township 12 South, Range
12 East, Gila and Salt River Meridian, Pima County, Arizona, EXCEPT the North 50.00 feet of
said Lot 4; more particularly described as follows:
BEGINNING at the Northwest corner of said Section 4;
THENCE South 89°58'47" East along the North line of said Section 4, a distance of 1,320.52
feet to the Northeast corner of said Lot 4;
THENCE South 00°13'09" East along the East line of said Lot 4 and the East line of said
Southwest Quarter of the Northwest Quarter of Section 4 a distance of 2,627.33 feet to the
Southeast corner of said Southwest Quarter of the Northwest Quarter of Section 4;
THENCE North 89°58'34' West along the South line of said Southwest Quarter of the Northwest
Quarter of said Section 4, a distance of 1,319.84 feet to the West Quarter corner of said Section
4;
THENCE North 00°14'03" West along the West line of said Northwest Quarter of Section 4, a
distance of 2,627.25 feet to the Northwest corner of said Section 4, and the POINT OF
BEGINNING;
EXCEPT the north 50.00 feet thereof being within the right of way of Tangerine Road as
recorded in Book 7 of Road Maps at Page 83.
Containing 78.11 acres, more or less.
62
Rancho Palomitas Specific Plan —Appendix
APPENDIX B
Arizona Department of Water Resources
63
Run Date: 06/2512009 AZ DEPARTMENT OF WATER RESOURCES
WELL REGISTRY REPORT - WELLS55
Location D 12.0 12.0 4 B 8 A
Registered STONEHAVEN DEVELOPMENT LLC
Name PO 64182
TUCSON AZ 85728
Owner OWNER
Driller No. 0
Driller Name
Driller Phone
County PIMA
Parcel No. 216-07-001 B
Intended Capacity GPM 0.00
Well Reg.No
55-808832 AMA TUCSON AMA
Pile Type LATE REGISTRATION
Applicationtissue Date 05/24/2005
Well Type
EXEMPT
SuhBasin
UPPER SANTA CRUZ
Watershed
SANTA CRUZ RIVER
Registered Water Uses
DOMESTIC
Registered Well Uses
WATER PRODUCTION
Discharge Method
NO DISCHARGE METHOD LISTED
Power
NO POWER CODE LISTED
Well Depth 346.00 Case Diam
0.00
Pump Cap. 0.00 Case Depth
0.00
Draw Down 0.00 Water Level
225.00
Acres Irrig
0.00
Contamination Site: NO - NOT IN ANY WQARF SITE
Comments 618105 - No pump installed. TH
Places Of Use
D 12 0 12 0 4 B B A
Current Action
6/28/2005 860 CHANGE OF WELL OWNERSHIP
Action Comment: DH
Action History
6/8/2005 101 LATE REGISTRATION APPROVED
Action Comment: TH
5/24/2005 100 LATE REGISTRATION RECEIVED
Action Comment: TH
9/1/1970 755 WELL CONSTRUCTION COMPLETED
Action Comment: TH
Tested Cap 0.00
CRT
Log
Finish NO CASING CODE LISTED
Arba" Dopot osrMt of W@$W R"Owc s
Gic" wwmiw movwmt Swpmt .odor
PD. qac 469 • Phoonbc Arians X109 -OM LAW I Is lb-, a- dd an af R
(W 40-2470 • ) 352-84M
www.r
+ AwtNw kobuaWm p*w to oonq* q fom in a.ok or Mo kk
+ You No ww yow o*Ocoftw
f Mho d Crow" ads fwft b*)
+ ►wma�sy for tsx P1.iZ.i, � �iCi-t��, mac. � tt�ts�(s�sf
PLEASE PRW CLEARLY
WALOWADOMM
9855 E. Desert Vista Plact
OWN"
r
Tucson Arizona 85748-7524
mar' drip"&vs. Wo^ home aww" or
2. i n�a ar ik]eac� ssar
aw+adMi�d rrlt wwR't
VAO an
ft papod Wom ? "
OW00O vresoMUM)�.+d! 65
❖ Review instructions prior to completing form in black or
❖ You must include with your Notice:
check or money order for any required fee(s)
+ Authority for fee: A.A.C. R12-15-151(B)(4)(a), A.R.S. §
w♦ n1 n151AIT /11 CAni v *+
4"'"-
/t. e - J 1 Fr v
Request to Change Well Information
UVVNIY A55ESSVR-S PARCEL IV NUMBER
C WHERE WELL IS LOCATED
98-3z-
�w
Minutes Sec mds i
PARCEL
LJ Change of Well Drilling Contractor Change of Well Ownership Change of Well Information
Fii/ out Section 2 Fitt out Section 3 location, use, etc. Fill out Se,
♦ If drilling or abandoning a well, the Department must receive this request and issue atmorizabon to the new
drilling firm prior to the commencement of well drilling or abandonment.
IT�il1
Wow lfat`4Ittil'ow off
FULL NAME OF COMPANY, ORGANIZATION, OR INDIVIDUAL FULL NAME OF COMPANY, ORGANIZATION OR IND
t If this
NOTE:
FAX
$10 FEE
f Intent to Drill a Wail m,mt hA fiineq
Larte Registration of a Well
Q Irrigartlon (# of acres
) Q
irrigaum (# of acres
Q
j�j�
ity
utility
Commercial
Q
Commercial
Domestic
Q
Domestic
Q Municipal
4
Municipal
[3 IndusWal
Industdal
❑ Mining
Q
Mining
❑ Stock
Stack
Recharge
Rede
Dewatering
Dowatwing
other (pier WSPO*)-,
Omer 4AW" ).
14v Pa vyi o f rt r UFO Gatans Per Wnuta
TOTAL DEPTH OF WELL
fl{ (p t Fast Below Land SurfaoG
$TAM WATER LEVEL r
.;�kJ Feet Below land Sr we
,.:.
yam•
r, ,ya« � -�. - �.. � �'f+�x�.Y "4K�F d•+�i��r^.t�a-�ar�
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on
WANNESS
1 state #het oris region coa p*te and correct to tt* best of my
PRINT AN
i} SI T3 OF wELL ow oR u+rx7o+rrnt� � D
DWR 56.65 (RFvfSED M0iC1.?) Pop 2 of 2
b/
'^ i- !.`F,SM=.�w:w�.,t �e5�yy. `Yw�,3`a�,� .iS e4:3��s���xd��t•:�i..i..y:as..;-i:�
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11
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1 state #het oris region coa p*te and correct to tt* best of my
PRINT AN
i} SI T3 OF wELL ow oR u+rx7o+rrnt� � D
DWR 56.65 (RFvfSED M0iC1.?) Pop 2 of 2
b/
-TTE= - -
1 1232 E11 233 E111234
-21204 E121203
E121210
208 E12,209
Saguaro Well & Pumtown Rd., Suft 110, Tucson, AZp Co
7752 (520) 290-8775 • Pox ($20)200-S x8
ujuarow*11,com
Az. Drillara Ueonse No. 6W
Ai. Contnwtors Liaense No. SO= A-! & 9WAS 0-53
$epterytw Liar 2002
Mr, Rick ZIpita
Tangerine Road limited Partners
Tucson, AL
RE: Pump fast of 20 -inch dlae. va l on Tangodno Road
Door Rick:
`'Y-'-3�S
r `� �J
AY 2C 5
ARIZONA Eep 00 W FEJ RF-souRCE;.S
As you know, we lnsWIW a large subnrwsrsibie pump in the well on Tangerine Road,
and conducted a pump teat on September 2&- The attached field data notes,
drawdown and recovery graphs, and photographs document the results of that tetiting_
Out earliest investigation of the well disalo% d a 225 -foot st0c water fret to a well that
v* measured to to 346 feet deep. We installed a 250 GPM, 40 Hp. suh mersible pump
In the well to a depth at the bottom of the motor of 326 feet. This Would put the pump
inlet at 322 feet.
During the first three rninutm of pumping the wall draw down rapidly, l noticed that the
flow meter was indicabog the flow rate was over 3t10 GPM while the pumping water
level was still relatively high. As I shut in the pump to con" the pumping at a lesser
rate, a portion of the flow meter manifdd (3 -inch dia. Sch. 80 PVC.) exploded. We
managed to obtain some galvanized pipe and pate vales of the sarree di2meter and
restarted the teat.
We had to hold tfm pump belt wl## 220 plus pounds per squam inch to obtarin a flow
rata that soarrod to match the well's pwkwmance. We continued pumping the well at
approArnafiely 100 CPM for the duration of the test. They puttiping water level was very
near the pump inlet after 180 minutes. I shut lyes pump off at 2:00 PM, and began
collecting recovery water levet ralWings. The std wartier level recovered to within one
tout of the starting level after 120 minutes.
Well & Pump 8*Wyp---Envrroteeeesnlm4 Commwalaf vmd 14mlOwftlal W6110
,-1C)C V _5 a
All the data collected to date about this well would Indicate that it could produce
approArnately 1 i70 GPM on a daily basis. This is without knowing anything about the
formations the well is completed in, the number and depths of perforations in the well
Casing, and whether or not any work was done to develop this well to it's highest level of
productivity.
We cannot recovery the data regarding the formatkm encountered during the drilling of
this well. We can make extrapolations from some nearby wells, if we had the Drillers
Log for them. We could video log this well and find out where and how many
perforations there in this well to let the water enter. Estimated C"t for obtaining this
dater $750.
Developiru this well to it's rnaxinvim potential would require putting a cable tool ON rig
over it for several days of worts. Estimated oast for doing this is $3004. ff the well needs
to be deepened in order to assure an adequate supply of water rnany years dowry the
road, the cable tool rig would be the best way to perform this task.
If this well were to be used for providing a potable water supply it would have to have a
surface seal installed around the steel casing of cement grout, at least 2 -inches thick,
and to a depth of twenty feet. Estimated cost for doing this well modification is $4040 to
$5400.
I feel confident that there is adequate water beneath this propwrty to sustain M(W
intended uses. Perhaps this is not the well from which to extract that water, and a now
%*II would be a better option.
This surnrnarizes the Information I have obtained about this well. If you have any
questions about the testing, or my rreport, pleaw call mB directly.
;al,
r L. Hix
Ends.
Well & Frim $er"S - E"WrOrurianUl, COnwmrclal and Resrdantial 1Ahfls
AQW FGR PUMA' 'TEST FIELD DATA
POP 1 of 4
September 28, 2CO2
Pap 2of4
71
Pap 2ot4
Generator aw power owArol pariv used to run submwsiNo pump during fts test.
72
AQUIFER PUMP TEST DATA PLOT$ Page 3 of 4
SaptwttW 20, 2042
Drawdown In well during pump teat
Time in minut** since pumping began
0 M 2b 42 SB 70 94 4e 112 126 140 154 168
2002
220.0
240.(3 _
260,0
280.0
300.0
320.0 -
340.{3
t
ASUVL.
Data plot curve shown above indicate that this well holt the limas purnpi g We of around 100 QPM
throughout the duration of the test periost with swoe minor impnrvernerlts towards the and of the test.
-- orr " r �` F` Ci"f a f oto are o attvtes reciuk i to a c onft o m
string Of data for plotting, and ox4inuity of evefft.
BELOW.
Field evidence indicates that the well was not pr9viou*ly equipped with a pump. A
aubmtsittle pump was kx4alied (250 GPM, 40 HP, 4$0V, 3 Pb) with a pump tnhK of
324 tt. below torp of wait casing. A 1 -inch dia. 6oundkV tune was Oso measled forrxtiieoft
wetar level re mlings.
73
ACRAFER PUMP TEST DATA PLOTS Page 4 of 4
Recovery water level readings in well
Time in minutes since pumping stoWod.
1 4 7 10 18 30 45 60 90 120
200.0
220.0
.G 240.4 - —
260.0
280.0
304.0
320,0 —
34€).0
MUM N.
Piot of recovery veter level readings in well after pump stopped. The rate of recovery represents
the rnaharat flow of vrater into the borehole & Weil. CalculWad tfiew"o vale of filling
ABOVE:
Pumping equipment Installed was desiprwd for 204 to 300 CPM from a pumpffV levees of 300 ft.
Drawdown ire well required "ng In pump to approximaWy 100 GPM. Exoezciva shut in pmwAwa
blew flow Mete{ manifold apart. Repairs ware made awing gahraNzed pipe and the teat was
restarted. Turquie nov d` water eseeaping paaast WO in valve caused variations in flow rate at meter.
Photo st right illustrates flaw rats late In teat when water had clewed to only slightly rusty -
Shirt po** teat equlpmrrtt indicatald a pH of 6.3, and a Total Dimdved Shcd cent M of 330 pprn.
74
Run Date: 06/2512009 AZ DEPARTMENT OF WATER RESOURCES
WELL REGISTRY REPORT - WELLS55
Well Reg.No
Location D 12. 0 12. 0 4 S B A 55-808831
Registered STONEHAVEN DEVELOPMENT LLC
Name PO 64182
TUCSON AZ 85728
Owner
OWNER
Driller No.
0
Driller Name
SANTA CRUZ RIVER
Driller Phone
STOCK
County
PIMA
Parcel No.
216-07-001B
Intended Capacity GPM 0.00
AMA TUCSON AMA
File Type LATE REGISTRATION
Application/issue Date 05/24/2005
Well Type
EXEMPT
SubBasin
UPPER SANTA CRUZ
Watershed
SANTA CRUZ RIVER
Registered Water Uses
STOCK
Registered Well Uses
WATER PRODUCTION
Discharge Method
NO DISCHARGE METHOD LISTED
Power
NO POWER CODE LISTED
Well Depth 0.00 Case Diam
0.00
Pump Cap. 0.00 Case Depth
0.00
Draw Down 0.00 Water Level
0.00
Acres Irrig
0.00
Contamination Site: NO - NOT IN ANY WQARi= SITE
Comments 618105 - No pump installed. TH
Places Of Use
D 12 0 12 0 4 B B A
Current Action
6/27/2005 860 CHANGE OF WELL OWNERSHIP
Action Comment: DH
Action History
6/812005 101 LATE REGISTRATION APPROVED
Action Comment: TH
5/24/2005 100 LATE REGISTRATION RECEIVED
Action Comment: TH
1/111970 755 WELL CONSTRUCTION COMPLETED
Action Comment: TH
Tested Cap 0.00
CRT
Log
Finish NO CASING CODE LISTED
Arizona Department of Water Resourcesa. ` lJT7
Groundwater Management Support Section j9 o
P.O. Box 458 • Phoenix, Arizona 85001-0458 Request to Change Well Information
602 417-2470 • 800 352-8488
r � �
www.water.az.gov i E� `7 .'.... it V TO {
4- Review instructions prior to completing form in black or bluesli!� 1 I �
You must include with your Notice:,
➢ check or money order for any required fee(s) WELL REGISTRATION NUMBER
o, Authority for fee. A.A.C. R12-15-151(B)(4)(a), A.R.S. § 45-1 �E p . : l 55 - ?488 7
•` PLEASE PRINT CLEARLY
SECTION i Ell "iCi'' fH> E Rif i1"l f?t11
W010"er Lncaat of til
FULL NAME OF COMPANY, ORGANIZATION, OR INDIVIDUAL WELL LOCATION ADDRESS (IF ANY)
MAL (( eKt ,X `Tti i�.�Atsr� 2iNi~ 15�c=c�
CITY I STATE /ZIP CODE LATITUDE LONGTUDE
rens Minutes Sscat tees Minutes 5ecor4s
CONTACT PERSON NAME AND TITLE COUNTY ASSESSOR'S PARCEL ID NUMBER
BOOK MAP '7 PARCEL
TELEPHONE NUMBER FAX 2- C � O l ct � a1
r ri
♦ If this chance nertains to mora than one wail and the names are the same. only one $If) fee is ranuirert_ $10 FEE
t'8u1+Du yikfell.C>ryvner .
N4w WWl�t3wtrar
.
FULL NAME OF COMPANY, ORGANIZATION, OR INDIVIDUAL
Va.R'k" eus� 1P
FULL. NAME OF COMPANY, ORGANIZATION, OR iND1VIDUAL
S oN�hAV .tom �eu� apmec� �- C .L .
MAILING ADDRESS
cty_s!�-) i •, �)Csm0 \1�o' P���
MAILING ADDRESS
e.& fax
CITY I STATE 1 ZIP CODE
ti l\ C i Zfl Pa.
CITY / STATE I ZIP CODE
" TVKCS ( N N z- � 5,'7 2-8
;
CONTACT PERSON NAME AND TITLEC
ALC. .Cmm�J�A s,G;
ACT PERSON NAME AND T TLE
,�
`c�t�
TELEPHONE NUMBER
FAX
52.c -131 - t3q
TELEPHONE NUMBERFAX
c�;2_6-143 _%q
5 Zi; _. 2q :3 -Z-Z-
I l `0F.VVELINFORMA i +t. lee. R: 4irea NO SEE
NOTE: ADDUes only to wells that have already been drilled. For proposed wells, an amended Notice of Intent to Drill a Well must be filet
I HEREBY CERTIFY that the above statements are true to the best of my knowledge and belief.
- TYPE OR PRI?JT NAMED TITLE �^76 RE �y / CAT"
A 10'e 0 I_ L i b , , r!1 M i k L-: c' i vP ^ Pn n � r, \P ' '7 "7//r,.
rwmm wwm wivwwwwsw wl �
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fbmmo-Mair+Films k rsMMkeraftwL
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c III��MI�r11i1111�1
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oww NCW (Approx 77£11 W. TarEgerirte Read)
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low ww •c»AOM
216 Ell1 00187 39.16
ftAM liOg1111► aw �r111iMM#�gco"M117Fw�LLl
OMPAIMW 4loop= I somm 1 CoA 1 w4ft
Li OCW - EST 1970
z Is tam �wom OW W 1immovoka
wMa�ilrlfr�r111M+�1r�
3. N 1* ip w►nrr�yll a i� #! ihlrw�ar�rii
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owmrws#wmwm%v"p1rs 77
x
X
Late ReglsVotim of at Welt
Q Irrigation (# of acres
0 uwy -
Q Commercial
Q Domestic
Q Municipal
Q lrAiWal
a MInkV
stock
Rectrarge
neNataing
Outer O&W Vftft)
} Q Irrigation (# of acres
Q l]tility
❑ Corrrmer W
❑ Domestic
❑ MunWpal
Cl inau*al
Cl Minhq
Q stock
0 Redww
1800"w"
other ):
; . 7 f .1 ! l r r, i Ggors Per Minute
TOTAL DEPTH OF WEJLL
L4 �I K I e". Feet B*w land SExhm
TATtC WATER LEVEL
i J.VT v . " ni Foal 8oiow Land SuFftm
.- meq•.
JM✓ ^:.}q.awM.6 ^+r.DEPTH
goal7lf'4yJ)`5,�
•
1' 77
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all,
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goal7lf'4yJ)`5,�
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Rancho Paloinitas Rezoning — Appendix
APPENDIX C
Arizona Game and Fish Department Letter
CPE Consultants, LLC SO
m
THE STATE OF ARIZONA
fl�
Q GAME AND FISH DEPARTMENT
0 5000 W. CAREFREE HIGHWAY
PHOENIX, AZ 85086-5000
(602) 942.3000 • WWW.AZGFD.Gov
April 12, 2410
Ron Asta
CPE Consultants, LLC
378 N. Main Avenue
Tucson, Arizona 85701
GOVERNOR Qu- ' 'k-4aRt
SAWCE K. BR£wER
COMMISSIONERS
CHAIR. JENNIFER L. MARTIN. PRIDENIN
ROBERT R. WOODHOUSE. ROLL
NORMAN W. FREEMAN, CHINO VALLEY
,JACx F. HLUSTED, SPRINGERYILLE
J.W. HARRIS, TUCSON
DIRECTOR
LARRY D. VOYLES k +
DEPUTY iDIREC70RS
GARY R. HOVA'rTER
900 BROSCHE ID
Re: Rancho Palomitas - - -
c
Dear Mr. Asta:
The Arizona Game and Fish Department (Department) has reviewed your request for a review of
the On-line Too] search you conducted (receipt 20100409011863) which identified no Listed
Threatened or Endangered Species and no Proposed or Designated Critical Aabitat within 3
miles of your project site. The receipt did identify Cactus Ferruginous Pygmy -owls in the
project area. This species is no longer Federally listed as threatened or endangered, but it is still
a species of concern to the Fish and Wildlife Service, the Forest Service, BLM, and The
Depar ment. There is no regulatory requirement, but we suggest you contact the U.S. Fish and
Wildlife Service for recommendations to avoid, minimize, or mitigate any impacts your project
may have on t�is species.
The Department appreciates the opportunity to provide comments early in the planning and
design stages of the proposed project. We would like to continue this coordinated effort and offer
additional site-specific guidance that will help conserve wildlife and their habitats, including
sensitive, threatened, non -game and game species. If you have any questions regarding this
letter, please contact me at 623 236-7513.
Sincerely,
TILL
C 'p LJ
Daniel E. Nelson
Project Evaluation Specialists; �.�: ,
Cc: John Windes, AGFD
CPE I -AN IJ, LLC
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