HomeMy WebLinkAboutSkyranch Specific PlanMAY 2001
SKYRANCH-
SPECIFIC. PLAN
.X _ �
• .,
a{��
x . '� '." _
� } _fir .
4,,,�
Y
e � •
•s9w
MAY 2001
F. ANN RODRIGUEZ, RECORDER
RECORDED BY: VLJ
DEPUTY RECORDER
• 7995 ROOE
SMARA
TOWN OF MARANA
ATTN: TOWN CLERK
13251 N LON ADAMS RD
MARANA AZ 85653
DOCKET: 11648
•• PAGE: 2356
NO. OF PAGES: 4
SEQUENCE: 20011930632
10/04/2001
der alb ORDIN 16:47
MAIL
AMOUNT PAID $ 8.00
MARANA ORDINANCE NO. 2001.14
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA,
ARIZONA, APPROVING A REZONING AND A SPECIFIC PLAN FOR STELLAR HOMES FOR
APPROXIMATELY 515 ACRES OF LAND LOCATED SOUTH OF TANGERINE ROAD, EAST
OF CAMINO DE OESTE, AND WEST OF THORNYDALE ROAD, SECTION 6, TOWNSHIP
12 SOUTH, RANGE 13 EAST, FROM "ZONE C" TO "ZONE F, SPECIFIC PLAN".
WHEREAS, Stellar Homes is the owner of approximately 515 acres of land located South
of Tangerine Road, East of Camino de Oeste, and West of Thornydale Road, as depicted on Exhibit
A, attached hereto and incorporated herein by this reference, and are more specifically described
as Section 6, Township 12 South, Range 13 East; and
WHEREAS, Stellar Homes has requested a Rezoning of the 515 acre property from "C" to
"F, Specific Plan"; and
WHEREAS, Stellar Homes has been in consultation with U.S. Fish and VXTildlife with respect
to compliance with the requirements of the Endangered Species Act, as they relate to the Cactus
Ferruginous Pygmy Owl; and
WHEREAS, Stellar Homes is preparing a Habitat Conservation Plan to permanently protect
80 percent of the subject site for undisturbed natural open space; and
WHEREAS, the Marana General Plan calls for the use of "clustered housing" as a preferred
method of preserving open space; and
WHEREAS, in revie«°ing the rezoning request, staff recommended to the Planning and
Zoning Comnussion the approval of the rezoning and specific plan request subject to seventeen
conditions; and
WHEREAS, the Planning Commission of the Town of Marana, after a public hearing,
considered this request on August 29, 2001, and voted to recommend approval of the rezoning and
specific plan as submitted by Stellar Homes for lands owned by it within the corporate limits of the
Town of Marana, adopting all seventeen recommended staff conditions; and
WHEREAS, the Marana Town Council heard from the representative of the owner, staff and
members of the public at the regular Town Council meeting held October 2, 2001, and has
determined that the rezone and specific plan is in conformity with the General Plan and should be
approved.
M2mrm Ordimm-P Mn I= 14
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona:
Section 1: The zoning of approximately 515 acres located in Section 6, Township 12 South,
Range 13 East, Assessor's Parcel Numbers 224-13-004F, 224-13-004E, 224-13-0030, 224-13-0020,
224-13-004J, 224-13-004D, more particularly described in Exhibit A, attached hereto, is hereby
changed from "Zone C" to "Zone F, Specific Plan".
Section 2: The purpose of this rezoning is to integrate the subject property into the Sk--)Tanch
Specific Plan, subject to the following conditions:
1. U.S. Fish and Wildlife must approve Habitat Conservation Plan prior to submittal of a
preliminary plat.
2. Compliance with all provisions of the Town's Codes, Ordinances, and policies of the
General Plan current at the time of any subsequent development including, but not limited
to, requirements for public improvements.
3. This rezoning is valid for five (5) years from the date of Town Council approval provided
that if the developer fails to have a final plat recorded prior to the five years, the property
shall revert to the original zoning without further action by the Town Council.
4. The Developer shall provide, to the Development Services Administrator's satisfaction,
the necessary roadway dedications and improvements as deemed necessary by the Town's
Development Services Administrator and Town Engineer to support the proposed
development of the site.
5. Development Agreements addressing infrastructure implementation, the Custodial Plan,
and in -lieu fees for parks and schools are required prior to the approval of the first
preliminary plat by the Town Council.
6. A water service agreement and master water plan must be submitted by the Developer, and
accepted by the Utilities Director prior to the approval of the first preliminary plat by the
Town Council.
7. A sewer service agreement and master sewer plan must be submitted, by the Developer,
and accepted by Pima County Wastewater Management and the Town Engineer prior to
the approval of the first preliminary plat by the Town Council.
%Inm a Orriinanrr Nn ?fnl 14
8. Prior to approval of the first preliminary plat by Town Council the property shall be
annexed into the Northwest Fire District.
9. Left turn bays shall be constructed for the project entrances at Thornydale Road and
Camino de Manana. Left turn bays shall also be constructed for the intersection of
Camino de Manana and Tangerine Road.
10. A building setback of 330' shall be required along the project's southern boundary.
11. Retention of the entire 5 -year, 1 -hour rainfall event shall be required for portions of the
site discharging to developed areas south of the southern property line.
12. Emergency access points shall be secured by crash gates acceptable to Northwest Fire
District, and the access routes shall be articulated so there is no direct line of sight from
the project to offsite roadways.
13. The emergency access routes shall not be used for construction access after the initial
infrastructure development phase.
14. All area lighting, with the exception of luminaries at intersections of the major streets,
shall be ground mounted and shielded.
15. All graded areas that are not expected to be developed within 6 months shall be
hydroseeded or treated with a soil stabilizing agent. In the event grading occurs and
development lags the anticipated schedule, disturbed areas shall be stabilized after 6
months.
16. If feasible, gray water irrigation systems shall be employed on all residential lots n this
development. In the event a builder seeks relief from this requirement, feasibility will be
jointly determined by the Manana Development Services Administrator and the project's
Design Review Committee.
17. No perimeter or drift fencing is to be installed, unless recommended by the U.S. Fish and
Wildlife Service, or as necessary to prevent unauthorized vehicular access, and is
acceptable to the U.S. Fish and Wildlife Service
Section 3: All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and
Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of Ordinance No. 2001.14.
Section 4: If any section, subsection, sentence, clause, phrase or portion of this Ordinance is
for any reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions hereof.
Marana Orriinanrr Nn ?nnl 14
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this
2nd day of October, 2001.
ATTEST: Mayor O BY LITTON, JR.
d
focelyn C.0
Town Clerk-
APPROVED
lerk
APPROVED AS TO FORM:
1
Darnel J. Hochuli
As Town Attorney and not personally
h mmm Ordinanrr Nn ')Dnl 14
�COF A4i8F t�
�1�rrtrrrrr��rf� ��
v GdR000��
SEAL
SKYRANCH
Development Capability Report
Town of Marana
Southwest Corner of Tangerine Road and Thornydale
Prepared for:
Town of Marana
Planning and Zoning
3696 W. Orange Grove Road
Tucson, Arizona 85653
Project applicant:
Stellar Homes
11101 N. Poinsettia Drive
Oro Valley, Arizona 85737
Prepared by:
The Planning Center
110 S. Church, Suite 1260
Tucson, Arizona 85701
Ph. (520) 623-6146
Fax (520) 622-1950
66
With Assistance From:
Walbert Baker Associates
CMG Drainage
Olsen and Associates
May 2001
For Clarification of Material
Contained in this Report
Contact:
THE PLANNING CENTER
110 S. Church Street, Suite 1260
Tucson, AZ 85701
Telephone (520) 623-6146
Fax (520) 622-1950
Table of Contents
Table of Contents
Inventory and Analysis I
Introduction
2
Site Location
3
Surrounding Property
3
Well Sites
4
Topography
9
Hydrology
11
Vegetation
15
Wildlife
19
Viewsheds
24
Traffic
32
Recreation and Trails
36
Cultural / Archaeological / Historical Resources
38
Mcharg Composite Information
41
Development Plan 43
Purpose
44
Location
46
Authority and Scope
46
Legal Description
46
Goals
46
Relationship to Adopted Plans
47
Land Use Concept Plan
47
Circulation Element
51
Grading Element
54
Water Resources / Post Development Hydrology
54
Environmental Resources and Conservation
57
Landscape Element
57
Recreation Concept
58
Cultural Resources
60
Viewsheds
60
Public Utilities
60
Development Regulations 63
Purpose and Intent 64
Applicability to Town of Marana Zoning Code 64
Definitions 64
Development Regulations 64
Implementation and Administration 69
Purpose 70
Proposed Changes to Zoning Ordinances 70
SKYRANCH SPECIFIC PLAN
May 2001
Table of Contents
Site Plan and Architectural Review Process 70
Development Review Procedure 70
General Implementation Responsibilities 71
Phasing 72
Specific Plan Administration 72
Bibliography 74
Appendix
Exhibits
Location and Vicinity Map
5
Aerial Photo
6
Existing Zoning
7
Existing Land Use
8
Topography
10
Off -Site Hydrology
13
On -Site Hydrology
14
Vegetation Community
17
Vegetation Density
18
Arizona Department of Game and Fish Letter
20
Views Across the Site
25
Site Photos
26
31
Areas of High Visibility
Traffic / Arterial Roadways in the Area
35
Existing Recreation and Trails
37
Arizona State Museum Letter
39
McHarg Composite Map
42
Rezoning Boundary
45
Land Use Concept plan
49
Conceptual Lotting
50
Circulation Plan
52
Street Cross -Sections
53
Post Development Hydrology
56
Trails Concept Plan
59
Utilities Concept Plan
62
SKYRANCH SPECIFIC PLAN
May 2001
Section I
Development Capability Report
Inventory and Analysis
SKYRANCH SPECIFIC PLAN
May 2001
inventory and Analysis
INTRODUCTION
SKYRANCH Specific Plan is a master planned development located in northeast
Marana. In total, the Specific Plan Area includes approximately 515 acres tied
together by a unique residential community that complements surrounding land
uses and protects significant portions of the site for conservation.
The SKYRANCH Specific Plan site currently falls into two jurisdictions; the Town
of Marana currently has jurisdiction over approximately 511.28 acres, while Pima
County has jurisdiction over approximately 5.51 acres located in the northeast
corner of the site. Annexation into the Town of Marana of the 5.51 acre parcel is
in process and the development regulations and policies set forth in this Specific
Plan shall apply to it upon annexation. Exhibit I.A.1: Location and Vicinity Map
distinguishes the lands in the Town of Marana and those lands currently in Pima
County that are in the process of annexation into the Town.
SKYRANCH Specific Plan has been organized around the entire 515 -acre site
for the purposes of planning for the conservation of Pygmy Owl habitat, and the
associated allowances for disturbances. The approximately 5.51- acre parcel not
currently under the Town's jurisdiction shall be designated as open space and
restricted from development according to the regulations of this document upon
annexation.
Located strategically at the intersection of major transportation corridors, area
surrounding the SKYRANCH site is considered one of the fastest growing areas
in the Town of Marana. The residential development described in this plan will
maximize existing site amenities, and compliment surrounding uses. The
occurrence of more than twelve regulatory washes that traverse the site will be
incorporated into the design. The Development Plan section of this document will
respond to the unique site conditions described in the Site Analysis. Site design
and the land use concept proposed in the Development Plan and Development
Regulations will complement surrounding uses and leave intact significant
portions of the site.
This Development Capability Report is prepared in conformance with Section
05.06.01(D) of the Marana Land Use Code.
Information for the Development Capability Report was compiled from site visits,
correspondence with Town, County, and State agencies and officials, as well as
topographic and hydrologic analyses.
SKYRANCH SPECIFIC PLAN
May 2001
2
Inventory and Analysis
I. Site Analysis and Inventory
A. EXISTING LAND USES
1. Site Location in Regional Context:
The site is approximately 515 acres, located at the southwest corner of
Tangerine Road and Thornydale Road in the Town of Marana (See
Exhibit I.A.1: Site Location Map) The total property consists of seven
parcels. The parcel numbers are 224-13-004D, 004E, 004F, 004H, 004J,
0020, 0030. They are in Section 06, Township 12 S, Range 13 E.
2. Existing Land Uses on Site:
The property is currently vacant land (See Exhibit I.A.2: Aerial Photo).
3. Surrounding Property within 1/4 Mile Radius:
a. Existing Zoning within % mile of the site. (See Exhibit I.A.3: Existing
Zoning).
North: Marana R-144 Zone
Northwest: Marana C, Marana F (Tangerine Hills), Marana R-36
Northeast: Marana R-144, Marana F (Forest City)
East: Pima County SR
West: Town of Marana F (Tangerine Hills), R-36, Pima County SR
South: Town of Marana F (Hartman Hills), Pima County SR
Southwest: Town of Marana F (Hartman Hills), Pima County SR
Southeast: Pima County CR -1 and SR
b. Existing„Land Use within '/d mile of the site. (See Exhibit I.A.4:
Existing Land Uses)
North: Single Family Residential, Tucson Water Reservoir,
and Vacant Land
East: Undeveloped State Owned Land
West: Single Family Residential
South: Single Family Residential, and Vacant Land
c. Building Heights:
Within one-quarter mile of the site, three homes to the south of the project
site are two-story all others are single story.
SKYRANCH SPECIFIC PLAN
May 2009
3
Inventory and Analysis
d. Pending Rezoninas within % mile;
There are no pending rezonings within Y4 mile of the property.
e. Conditional Rezoninas:
There are no conditional rezonings within a % mile of property.
f. Subdivisions/Development Plans Approved
The approved Forest City Specific Plan lies just north of Tangerine Road
and east of Thornydale Road, and is not adjacent to the property.
Tangerine Hills, an approved Specific Plan, is adjacent to the property on
the west border south of Tangerine and west of Camino Del Oeste. A
portion of the Hartman Hills Specific Plan to the south of Camino Del
Norte is adjacent to the property on the south.
g. Architectural Styles used in Adiacent Proiects:
All the homes in the immediate area of this project are custom-built, and
as such encompass many architectural styles.
4. Well Sites:
According to records from the Arizona Department of Water Resources
(ADWR), there are no wells located on the site, or within 100 feet of the
subject property (T12, R13, Section 6).
SKYRANCH SPECIFIC PLAN
May 2001
4
Inventory and Analysis
EXHIBIT I.A.1: Location and Vicinity Map
Site Information: PLANNITHE
NG
CENTER
Size: Approximately 515 acres
T 12S, R 13E, Section 6
0 1000 2000 Feet
Town of Marana !%W"
SKYRANCH SPECIFIC PLAN
May 2001
5
Inventory and Analysis
EXHIBIT I.A.2: Aerial Photo
NV -
ems. �frr 7ef J . t�
�, ° -y�.ra "Q+i "� r .�''S'y� � :a [t3�° r ' ° r i r{•• Y'}y�1 � � i ar.i'+L►fC r . x ``. �j d
__.,r�,�✓•w qY a�F .•yt y
I�,yi� +se- •(`;'rte t�y ,+ '�7` � � r t�- �'.+ {:°j'�/' . V�
4�� J y}r r1 �I.r {•�' y � � f�'yS rc•L � � .: ar y►'� '" - v�h '- - x . 7. r'.'
`'�l sty 7, h f. i >«c pi'.oYµ.t a}�' dFk• ,h '••�`' S a elrhf -�� q �',.•
y�k� 'C �",'sa "� iS 1i ' �.• �+�._, �5yi ,T � �•i r ..� � �,• •� � fe '_"',P
� 1
' jj } t Y F 7 TUA
sx
t } rr '� ,asr 7 _L dk�;.-�� � •. r%, •.k t.' ;!' .+ t �'@ 5 ��.�t} -e. r '� • S �1. xS
. � a '?r'i °c � t �a� >; 1•
i� •
"
-;x��'4 t'";��� � r r e '� + k +�• f e r � �� of ` �`'�� �,5 ��'w + s �.;.
'�,s :`.,�+� ����}+ ri 7 '� �,?`•�`"'�` f^� ` 5?� r�i �t ••,y,�.*1��`ya_,k r'�, t t _
r! fv � +�" It .r k �'� `�. � ��,`� k + � �� E• r r ��x'"fr�7�� �!s 4iE ;� e a � �+ � � �
_.� J 1 s�rh�rr� .Sa t � 'a'�;7� .• � �-.' r it.i ��� o! ? � � . .^ � k�:. t� �� . & is
r
754? yd^ a ra�"� rPi 9a r e R's Y r} y'+ f.q Y.•.. M,.
71!0
Y; �ir
� }`°�' j`� f� f a • '
se°
%'.
y `4A. ,, �i ��y' Y'•%Sr }y`7 f c��N.. i + i+• P( r "'S C��, f y'N � `'F�.tg.i. ti•��• [ %.'�
sl' r 7 f � v .�, r f t a' yt�r r •� P, � s �x �,5- $ k
SKYRgNCH SPECIFIC PLAN
May 2001
6
Inventory and Analysis
F
TANGERINE HILLS
EXHIBIT I.A.3: Existing Zoning
R-144, F, C, and R-36 correspond to Town of Marana Zoning
SR and CR -1 correspond to Pima County Zoning
SKYRANCH SPECIFIC PLAN
May 2001
7
F
FOREST CITY J
Annexation in Process
SR
THE
PLANNING
CENTER
0 1000 2000 Feet
J
R-144, F, C, and R-36 correspond to Town of Marana Zoning
SR and CR -1 correspond to Pima County Zoning
SKYRANCH SPECIFIC PLAN
May 2001
7
F
FOREST CITY J
Annexation in Process
SR
THE
PLANNING
CENTER
0 1000 2000 Feet
Inventory and Analysis
EXHIBIT I.A.4: Existing Land Use
LDTHE
PLANNING
M
ENTER
1000 2000 Feet
SKYRANCH SPECIFIC PLAN
May 2001
Inventory and Analysis
& TOPOGRAPHY
1. Topographic Characteristics:
Existing topography at 5' contour intervals is shown on Exhibit 1.B.1
Topography.
a. Hillside Conservation Areas:
There are no Hillside Conservation areas on the subject property.
b. Rock Outcrops:,
There are no rock outcrops on the subject site.
c. Sloaes of 15% -or areater_
There are no slopes of 15% or greater on the subject site-
d. Other Significant Topographic Features:
There are no other significant topographic features such as
restricted ridges or peaks affecting the site.
2. Pre -development Cross -Slope.
The average cross slope of the property is approximately 5.17%.
The formula used to derive the average cross slope is as follows:
Average Cross Slope = I x L x 0.0023_
A
Where: I = contour interval (10')
L = total length of contours (115,900')
0.0023 = conversion of "square feet" into "acres x 100"
A= total site area in acres (514.79)
Average Cross Slope = 10 x 115,900 x 0.0023
514.79
Average Cross Slope = 5.17 %.
SKYRANCH SPECIFIC PLAN
May 2001
9
inventory and Analysis
raI
f
�f
EXHIBIT 1.B.1: Topography
Lj
L'UN 1 VUR IN 1 Mr%v^L V r 1.
SKYRANCH SPECIFIC PLAN
May 2001
10
MTHE
CPLANNING
0 CENTER
110 S. CHURCH AVE., SUITE 1260
TUCSON AZ 55701(520)623-6146
0` 500, 1000,
Inventory and Analysis
C. HYDROLOGY
1. Offsite Watersheds: Exhibit 1.C.1: Offsite Hydrology shows the perimeter of
all offsite watersheds that affect or are affected by the subject property both
upstream and downstream to their logical conclusion. All of the washes that
cross the property emanate from the Tortolita Mountain Foothills. The
project site is located within a critical basin.
2. Offsite Features that may affect or be affected by the Site: There are no
significant man-made features within the watersheds affected by or affecting
the project site. All of the washes crossing the property exist in a natural
condition. Some of these washes have distributary flow patterns where the
channels divide into two or more flow paths that later recombine with other
channels. The channels are generally shallow having depths ranging from 1
to 2 feet. The channel bottoms are comprised of loose, sandy soils and
moderate to dense desert vegetation. Runoff is contained within the low -flow
channel systems during the more periodic low intensity rainfall events. Large
flood flows overtop the banks and spread across broad areas as sheet flow.
The largest wash crossing the property is called the Canada Agua West. This
wash flows parallel to, and just on the west side of Camino de Manana.
3. Acreage of Upstream Off-site Watersheds with 100 Year Discharge
Greater than 100 cfs: The area of the upstream offsite watersheds with a
100 -year peak discharge rate of 50 cfs or more is given in Table 1. The
location of the concentration points for these watersheds is shown on Exhibit
1.C.1.
4. Onsite Hydrology:
a. On-site drainage flow conditions are characterized bv: The area
of the upstream offsite watersheds with a 100 -year peak discharge
rate of 50 cfs or more is given in Table 1. The location of the
concentration points for these watersheds is shown on Exhibit 1.C.1.
b. Areas of Sheet Flooding with Average Depth: Areas within the
delineated 100 -year floodplain limits that are outside of the low -flow
channels can be characterized as sheet flooding zones. The depths
of flooding in the sheet flow areas range from 0.5 to 1.0 feet.
c. Federally Mapped Floodways and Floodplains: The 100 -year
floodplain areas for washes with a discharge X50 cfs are shown on
Exhibit 1,C.2: On -Site Hydrology. Areas within the delineated 100 -
year floodplain limits, which are outside of the low -flow channels, can
be characterized as sheet flooding zones. The depths of flooding in
the sheet flow areas range from 0.5 to 1.0 feet. Exhibit 1.C.2 also
shows the federally mapped FEMA floodplain areas (Panel
04019C1015K, February 8, 1999) on the project site. The FEMA
floodplain area is designated as a Zone AO with flow depths of 2 feet
and a velocity of 6 fps.
SKYRANCH SPECIFIC PLAN
May 2001
11
Inventory and Analysis
d. 100 year Peak Discharges Exceeding 50 cfs: The peak discharge
rates for all washes having a 100 -year event flow >50 cfs are listed in
Table 1.
5. Existing Drainage Conditions along Downstream Property Boundary:
Runoff along the downstream property boundary is similar to the flow conditions
through the project site. All natural watercourses leave the project site, then
pass through low-density residential areas along the south and west boundaries
of the property. The washes in the areas along the downstream boundary exist
in a natural condition and widespread shallow sheet flooding can occur, similar to
the conditions on the project site.
Table 1: Hydrology Table
Summary
Concentration Point
1 -
2 _
3 -
4
of 100 yr. Q's
Q100 (CFS)
136
Drainage Area
(Acres)
32.3
1229
578
124
25.7
173.3
38.6
5
311.6
83
6
29.5
4.6
7
1223
407
8
169
42.5
9
192
45.5
10
2714
1205
11
635
182
12
64
11
13
192
38.6
14
179
38.6
15
101
18.4
16
514
180
17
1380.5
640
18
233
72
19
643
246
20
1299
667
SKYRANCH SPECIFIC PLAN
May 2001
12
Inventory and Analysis
EXHIBIT I.C.1: Off -Site Hydrology
SKYRANCH SPECIFIC PLAN
May 2009
13
Inventory and Analysis
EXHIBIT I.C.2: On -Site Hydrology
CAMINO DEL NORTE
l,V1V 1 Vvf� Ilv 1 t-i�rr�� .
SKYRANCH SPECIFIC PLAN
May 2001
14
THE
PLANNING
00 CENTER
110 S. CHURCH AVE.. SUITE IM
TUC 3DN AZ 95+701 5TCt'tl73-R148
0. 5w low
Inventory and Analysis
D. VEGETATION
1. Vegetative Communities and Associations on the Site
The project site is part of an alluvial fan of the Tortolita Mountains, and has
vegetation types and species composition similar to areas in the vicinity. The
site contains many small, low flow washes that traverse the entire site
diagonally northeast to southwest, which include riparian areas. Exhibit I.D.1:
Vegetation Communities displays the vegetative communities on this site.
The vegetation communities and associations on the site are as follows:
1) Arizona Upland Subdivision Community, Palo Verde -Cacti -Mixed
Scrub Association.
Species commonly present in this habitat include Saguaro cactus
(Carnegiea giganteus), Foothill Palo Verde (Cercidium microphyllum.),
Mesquite (Prosopis velutina), Acacia (Acacia spp.), Crucifixion thorn
(Canotia halocantha), various Cholla cactus (Opuntilla species), and
Prickly Pear Cactus (opuntia spp.), Barrel Cactus (ferocactus,
viwlenzii), Ocotillo (Fouquieria splendens).
2) Xeororiparian Habitat
Xeroriparian habitats are supported by intermittent or ephemeral
stream flows. Typical species associated with this habitat type include
Mesquite (Prosopis species), Blue Palo Verde (Cercidium floridum),
Desert Willow (Chilopis linearis), Catclaw Acacia (Acacia greggil),
Whitethorn Acacia (Acacia species), Desert Hackberry (Celtis pallida),
and Ironwood (Olneya tesota). Actual species composition is typically
a function of the extent and frequency of streamflow.
Partial list of plants observed on the site include:
Common Name
Scientific Name
Mesquite
Prosopis velutina
Foothills Palo Verde
Cercidium microphyllum
Ocotillo
Fouquieria splendens
Catclaw Acacia
A. greg i
Whitethorn Acacia
Acacia species
Saguaro
Carnegia gigantea
Triangle -leaf Bursage
Ambrosia deltoiodea
Brittlebush
Encelia fannosa
Creosote Bush
Larrea tridentata
Barrel cactus
Ferocactus wislizeni
Hackberry
Celtis pallida
Ironwood
Olneya tesota
Cholla cactus
Various Opuntia species
perennial grasses
Various
Prickley Pear
Various Opuntia species
SKYRANCH SPECIFIC PLAN
May 2001
15
Inventory and Analysis
2. Significant Cacti and Groups of Trees and Federally -listed threatened or
Endangered Species:
There are saguaros onsite that are listed by the State of Arizona as protected
species. The saguaros are evenly scattered through the site, and are
generally in good condition.
Arizona Game and Fish Department provided a list of special status species
that are known to occur in the vicinity of the site. The list included the
following plant species, where S1 is classified as sensitive by the Regional
Forester of the USDA Forest Service, S2 is classified as sensitive by the
Arizona State Office of the BLM, and SR is salvage restricted:
Tumamoc globeberry (Tumamoca macdougalii), S1, S2, SR
3. Vegetative Densities by Percentage of Plant Cover
Vegetative densities on the site were measured from aerial photographs and
verified by onsite field investigations. Ground covers were not included in
density calculations. Exhibit I.D.2: Vegetation Densities displays the
vegetative densities for this site.
Xeroriparian Areas: Vegetation cover in these washes and area is of medium
to high densities (50%-100%) and species composition is similar to that of the
adjacent uplands on site. The plants living along the washes are larger and
more densely distributed as is typical in Xeroriparian environments.
Arizona Upland Habitat: Vegetative cover is of low to medium density,
ranging from 20%-40% coverage in this habitat.
Vegetation Densities were calculated as follows:
■ High Density: 71 %-100%
■ Medium Density: 40%-70%
■ Low Density: 0%-39%
SKYRANCH SPECIFIC PLAN
May 2001
16
Inventory and Analysis
EXHIBIT I.D.1: Vegetation Community
CAMINO DEL NORTE
THE
XERORIPARIAN PLANNING
III III III !!! III III III III !!! III III CENTER
110 S. CHURCH AVE., SLIME 1280
UPLAND PALO VERDE MIXED SCRUB IU=N.AZ 85M L3201823-9140
0, sw sopa'
SKYRANCH SPECIFIC PLAN
May 2001
17
Inventory and Analysis
EXHIBIT I.D.2: Vegetation Density
El LOW DENSITY f%*THE
0PLANNING
CENTER
® MEDIUM DENSITY
170 5. CFIl17tC7i RYE„ SL7ffE 4298
TUCWN, AZ 95701 (880) 948-814E
HIGH DENSITY s 500 1ow
SKYRANCH SPECIFIC PLAN
May 2001
18
Inventory and Analysis
E. WILDLIFE
1. Exhibit I -E: Letter from the Arizona Game and Fish Department, Tucson
Office.
A letter from the Tucson Regional Office of the Arizona State Game and Fish
Department is included in this report (See Exhibit I.E.1: Arizona Game and
Fish Department Letter). Also included, as an attachment to the letter is the
"Draft Summary of the Private Landowner Guidance" which provides
recommendations for landscape design and site planning in potential pygmy -
owl zones. Due to excessive workloads and limited personnel availability, the
A.G.F.D. was only able to provide a list of special status species that are
known to occur in the vicinity. A summary of the letter is as follows:
a. Threatened or Endangered Species:
According to the A.G.F.D., the following species may potentially occur on
or in the immediate vicinity of the proposed project:
Common Name Scientific Name
Cactus ferruginous pygmy- Glausidium brasilanium
owl cactorum
Fulvous whistling -duck Dendrocygna bicolor
Tumamoc globeberry Tumamoca macdougali
Listed Endangered, Wild
of Special Concern,
_ Sensitive
Sensitive
sensitive. Salvage Restri,
A Pygmy Owl survey was conducted in September of 1999. Pygmy owls
were detected off site, and the property owner is involved in ongoing
consultation with the U.S. Fish and Wildlife Department. Additional
surveys are being conducted by Thomas Olsen Associates, Inc., and will
be submitted as part of the Habitat Conservation Plan under separate
cover.
a. High Densities of a Given Species:
While not explicitly stated in the A.G.F.D. letter, it is believed that no
unusually high densities of any given species are known exist on the site.
c. Aquatic or Riparian Ecosystems:
While not explicitly stated in the A.G.F.D. letter, riparian areas do exist on
the site. Approximate delineation of Xeroriparian areas is illustrated in the
previous section on Exhibit I.D.1: Vegetation Communities.
2. Other concerns expressed by ADGF:
No other concerns were explicitly mentioned by the AGFD in their letter.
As such, no maps or exhibits were prepared for this section.
SKYRANCH SPECIFIC PLAN
May 2001
19
Inventory and Analysis
Exhibit I -EA : Arizona Game and Fish Department Letter
r THE STATE OF ARIZONA
9 GAME AND FISH DEPARTMENT
2221 WEST GREENWAY ROAD, PHOENIX, AZ 85023-4399
(602) 942-3000 • WWW.AZGFD.COM
November 28, 2000
Tucson Office, 555 N. Greasewood Rd., Tucson, AZ 85745
Mr. Bill Dean
The Planning Center
110 S. Church, Ste. 1260
Tucson, Arizona 85701
RECEIVED
q NO
Re: Sky Ranch: 530 -Acre Parcel on the Southwest Corner of Thomydale and Tangerine;
T12S, R13E, Section 6.
Dear Mr. Dean:
Due to excessive workloads and limited personnel availability, the Arizona Game & Fish
Department (Department) is, at this time, only able to provide you with limited information
regarding your proposed project. Enclosed, you will find a set of recommendations that relate to
Federal/State regulatory compliance and `wildlife friendly' development practices. Also
included is a list of special status species that are known to occur in the vicinity of the above -
referenced parcel (Attachment A). This list is based on the review of records in the Department's
Heritage Data Management System' (HDMS). Any of these species are likely to occur on-site to
the degree that the parcel provides the species' habitat requirements. For information that will
assist you in identifying the on-site native vegetation communities and their values as wildlife
habitat, the Department recommends the following references:
Brown, D.E. (ed). 1994. Biotic Communities - Southwestern United States and
Northwestern Mexico. University of Utah Press, 342 pp.
• Shaw W.W., L.K. Harris, M. Livingston, J.P. Charpentier, and C. Wissler. 1996.
Pima County Habitat Inventory - Phase II. Arizona Game & Fish Dept. Contract No.
G50028-001, Phoenix, AZ. 94pp. (Pima County maintains GIS coverages from this
report.)
Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats.
1 Information contained in the Department's HRMS is dynamic and updated on a periodic basis. Any
information, therefore, is likely to become outdated shortly after its release. Such information is intended to serve as
a guide regarding what species may be found in a particular area. It does not represent the results of comprehensive
species-specific surveys.
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
SKYRANCH SPECIFIC PLAN
May 2001
20
GOVER'{�
JANEDC ,LL
�\
COMMISSIONERS
CHAIRMAN, W. HAYS. GILSTRAP, PHOENIX
DENNIS D. MANNING, ALPINE
MICHAEL M. GOUGHTLY, FLAGSTAFF
JOE CARTER, SAFFORD,+
WILLIAM BERLAT, TUCSON
r
DIRECTOR
a a
DUANE L, SHROUFE
DEPIrrY DIRECTOR
STEVE K. FERRELL
Tucson Office, 555 N. Greasewood Rd., Tucson, AZ 85745
Mr. Bill Dean
The Planning Center
110 S. Church, Ste. 1260
Tucson, Arizona 85701
RECEIVED
q NO
Re: Sky Ranch: 530 -Acre Parcel on the Southwest Corner of Thomydale and Tangerine;
T12S, R13E, Section 6.
Dear Mr. Dean:
Due to excessive workloads and limited personnel availability, the Arizona Game & Fish
Department (Department) is, at this time, only able to provide you with limited information
regarding your proposed project. Enclosed, you will find a set of recommendations that relate to
Federal/State regulatory compliance and `wildlife friendly' development practices. Also
included is a list of special status species that are known to occur in the vicinity of the above -
referenced parcel (Attachment A). This list is based on the review of records in the Department's
Heritage Data Management System' (HDMS). Any of these species are likely to occur on-site to
the degree that the parcel provides the species' habitat requirements. For information that will
assist you in identifying the on-site native vegetation communities and their values as wildlife
habitat, the Department recommends the following references:
Brown, D.E. (ed). 1994. Biotic Communities - Southwestern United States and
Northwestern Mexico. University of Utah Press, 342 pp.
• Shaw W.W., L.K. Harris, M. Livingston, J.P. Charpentier, and C. Wissler. 1996.
Pima County Habitat Inventory - Phase II. Arizona Game & Fish Dept. Contract No.
G50028-001, Phoenix, AZ. 94pp. (Pima County maintains GIS coverages from this
report.)
Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats.
1 Information contained in the Department's HRMS is dynamic and updated on a periodic basis. Any
information, therefore, is likely to become outdated shortly after its release. Such information is intended to serve as
a guide regarding what species may be found in a particular area. It does not represent the results of comprehensive
species-specific surveys.
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
SKYRANCH SPECIFIC PLAN
May 2001
20
inventory and Analysis
EXHIBIT LEA: Wildlife - Arizona Game & Fish Department Letter
Mr. Dean
November 28, 2000
2
The following measures that relate to Federal/State regulatory compliance should be applied.
when appropriate. Those practices that pertain to landscape design and site planning are
practices beneficial in maintaining habitat elements compatible with native desert wildlife.
Implementation of these landscape design/site planning practices will not totally mitigate for the
loss of native desert habitats, however, evidence shows that incorporation of these practices will
foster the retention of those native wildlife species which can exist in urban/suburban
environments. The Department recommends these landscape/site planning practices be
implemented as part of any anticipated on-site development.
Federal/State Regulatory Compliance:
• It appears that the subject parcel falls within Critical Habitat for the cactus
ferruginous pygmy -owl (CFPO) as well as Zone 1 of the CFPO Survey Zones. Apply
the attached Guidance for Private Landowners from the USFWS and contact them as
appropriate.
• If plants protected under the Arizona Native Plant Law are likely to occur on the
subject parcel, contact the Arizona Department of Agriculture for additional
information regarding potential restrictions which may apply to the salvage or
removal of plant species. A suggested contact is:
Mr. James McGinnis
Manager, Native Plant Law
Plant Services Division
Arizona Dept. of Agriculture
1688 W. Adams
Phoenix, Arizona 85007
602/542-3292
• Adhere to the attached tortoise handling guidelines for development projects if
Sonoran desert tortoise are likely to occur on the subject parcel.
• Contact the Department's Tucson Regional Office immediately for direction
regarding the disposition of an active bat roost site(s) if one is found on the property.
• During pre -construction and construction activities, contact the Department's Tucson
Regional Office immediately for direction regarding the disposition of an active
raptor nest(s) if one is found on the property. (Please note that an active raptor nest
can also be located in a burrow as well as the more common arboreal situation. Nests
of the burrowing owl is one example.)
SKYRANCH SPECIFIC PLAN
May 2001
21
Inventory and Analysis
EXHIBIT LEA: Wildlife - Arizona Game & Fish Department Letter
Mr. Dean
November 28, 2000
3
Landscape DesiCn/Slte Plannins?:
• Maximize the amount of interconnected open space within the development.
• Utilize native plant species for all on-site vegetation and revegetation.
• Employ revegetation schemes that re-establish and maintain vertical diversity (ground
cover, shrub layer, and canopy cover) with native plant species.
• Retain in place or salvage mature woody vegetation including saguaros and
ironwoods (mature adults as well as immatures).
• Maintainthe vegetative and hydrologic integrity of all washes, especially those which
Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats identifies as
Class I or II Riparian Habitats.
Please call me at 520/628-5982 Ext. 137 if you have questions.
Sinc eiy,
Sherry A. RAer
Habitat Specialist
SAR:sr
cc: Bob Broscheid, Project Evaluation Program Supervisor, Habitat Branch, PHX (AGFD Log
No. 10-27-00/01)
Sherry Barrett, USFWS, Assistant Field Supervisor, Az Ecol. Services Field Ofc, TUC
James McGinnis, AZ Dept. of Ag, Plant Services Div., PHX
Attachments
CAPROJECTSUTIESNARANMSky Ranch.doc
SKYRANCH SPECIFIC PLAN
May 2001
22
Inventory and Analysis
EXHIBIT I.E.1: Wildlife - Arizona Game & Fish Department Letter
,,dr. Dean
November 28, 2000
4
ATTACHMENT A
SPECIAL STATUS SPECIES
SKY RANCH - 530 ACRES
COMMON NAME SCIENTIFIC NAME STATUS
cactus ferruginous pygmy -owl Glaucidium brasilianum cactorum LE,WC
fulvous whistling -duck Dendrocygna bicolor SZ
Tumamoc globeberry Tumamoca macdougalil S1,S2,SR
STATUS DEFINITIONS
LE - Listed Endangered. Species identified by the U.S. Fish and Wildlife Service under the
Endangered Species Act as being in imminent jeopardy of extinction.
WC- Wildlife of Special Concern in Arizona. Species whose occurrence in Arizona is or may
be in jeopardy, or with known or perceived threats or population declines, as described by
the Department's listing of Wildlife of Special Concern in Arizona (WSCA, in prep.).
Species included in WSCA are currently the same as those in Threatened Native Wildlife
in Arizona (1988).
S1- Sensitive. Species classified as "sensitive" by the Regional Forester when occurring on
lands managed by the U.S.D.A. Forest Service.
S2 - Sensitive. Those taxa occurring on Bureau of Land Management (BLM) Field Office
Lands in Arizona which are considered "sensitive" by the Arizona State Office of the BLM.
SR- Salvage Restricted. Those Arizona native plants not included in the Highly Safeguarded
Category, but that have a high potential for theft or vandalism, as described by the Arizona
Native Plant Law (1993).
SKYRANCH SPECIFIC PLAN
May 2001
23
Inventory and Analysis
F. VIEWSHEDS
1. Viewsheds Onto and Across the Site:
Views onto the site from adjacent areas include views of the on-site washes and
vegetation. The utility lines that run north to south through the center of the site
are also visible from adjacent areas. Clear views across the entire property are
not possible due to the size of the parcel, the vegetation coverage, as well as the
slope of the property; no single location from off-site adjacent areas is high
enough to afford views across the entire site. Exhibit I.F.1: Views Across Site
indicates the photo locations taken around the site. Site photos that correspond
to that exhibit are also included. No views of off-site features such as the
Catalina Mountains, Tortolita Mountains, or Tucson Mountains are anticipated to
be obstructed by this development.
2. Areas of High Visibility from Adjacent Off -Site Locations:
From adjacent off-site areas, the only areas that are highly visible are along the
property boundaries. This is due, in part, to the size of the project and the lack of
a vantage point from which to view the entire property. Also, the vegetation on
site is of generally high quality and of medium density near the project
boundaries. See Exhibit I.F.2: High Visibility Areas.
SKYRANCH SPECIFIC PLAN
May 2001
24
Inventory and Analysis
EXHIBIT I.F.1: Views Across the Site
TANGERINE ROAD
I I
�� la
l}
o
w�
wl O9'
�I I
I I
I
I
I
j
.-.
L_.�.,-..�..,-.._..-..-CAMINODEL NORTE'.,._...�...�.-
SKYRANCH SPECIFIC PLAN
May 2001
25
THE
PLANNING
CENTER
110 S. O7-IURCH AVE., SU3TE 7460
TUCSON, AT &i7 I Im623.6746
O. SOP 100V
Inventory and Analysis
Site Photos
Photo 1: Looking northward from intersection of Camino de Manana and Camino de Oeste.
Photo 2: Looking northeast along Camino de Manana from its intersection with Camino de
Oeste.
y
ire Ate' 4��.
SKYRANCH SPECIFIC PLAN
May 2001
26
Inventory and Analysis
Photo 3: Photo across site as seen from properties adjacent to the west.
Photo 4: View of Camino del Norte from its intersection with Camino de Oeste. This photo
depicts the view from adjacent properties on the west.
SKYRANCH SPECIFIC PIAN
May 2001
27
Inventory and Analysis
Photo 5: View of site vegetation and utility poles in center of site.
Photo 6: Photo from on-site looking southwest toward the Tucson Mountains in the distance.
SKYRANCH SPECIFIC PLAN
May 2001
28
Inventory and Analysis
Photo 7: Looking northeast from center of site. Same photo location as photo 6..
Photo 8: Photo from adjacent property on south boundary looking up one of the on-site washes.
2' h
SKYRANCH SPECIFIC PLAN
May 2001
29
Inventory and Analysis
Photo 9: Photo of the site's eastern edge as seen from Thornydale Road looking southwest.
Photo 10: Photo across the site as seen from Camino de Manana looking southeast.
SKYRANCH SPECIFIC PLAN
May 2001
30
Inventory and Analysis
Exhibit I.F.2: Areas of High Visibility
AREAS OF HIGH VISIBILITY FROM ADJACENT PROPERTIES.
SKYRANCH SPECIFIC PLAN
May 2001
31
THE
CPLANNING
CENTER
110 S. CHURCH AVE., SUITE 1280
TUCSON AZ 85701 (520) 523.8148
0' 500' 1000'
F
_I
wmp
Inventory and Analysis
G. TRAFFIC
1. Existing and Proposed Offsite Streets:
No off-site roads are proposed as part of this project. Existing roadways
within the project area are shown on Exhibit I.G.1: Traffic and on Table 2. A
separate traffic statement will be submitted under separate cover as a
supplement to the information included in this report.
The following is a description of roadways that abut the site.
Tangerine Road
This is a two-lane roadway that extends from the 1-10 west frontage road east
approximately 15 miles to connect to Oracle Road (State Route 77), east of
this site. The road is owned and maintained by Pima County, Marana, and
Oro Valley. This road is designated Interstate/Expressway in the Town of
Marana General Plan, and is also designated a State Route for possible
future jurisdiction by ADOT. Roadway improvements are expected to be
constructed between 1-10 and First Avenue within the next 5 to 10 years.
These improvements include widening Tangerine to a limited access corridor
within a 300 -foot right-of-way.
Thornydale Road
This road is a two-lane, paved arterial roadway that extends from Moore
Road on the north to Orange Grove Road on the south. The road provides
direct access to the Town's major business districts and Interstate 10. This
road is scheduled to be improved to a four -lane facility from Linda Vista to Ina
Road, a six -lane facility from the Canada del Oro Bridge to Orange Grove
Road, and continue as a four -lane roadway to provide a connection to River
Road. It is designated as a principal arterial in the Marana General Plan.
EI Camino de Manana
This is a two-lane roadway that extends in a northeasterly direction from the
1-10 westbound frontage road on the west to Moore Road on the north. The
road is paved south of Tangerine and unpaved north of Tangerine. This
roadway provides access into large lot residential areas that abut it.
Camino Del Norte
Camino del Norte is a local unpaved road that extends along the southern
boundary of the site.
2. All Arterial Streets within One Mile of the Project Site:
Table 2: Traffic Table includes information on arterial streets and other
roadways within one mile of the project site. Please also refer to Skyranch
Traffic Impact Analysis prepared by Curtis Lueck and Associates submitted
under separate cover.
SKYRANCH SPECIFIC PLAN
May 2001
32
Street
Inventory and Analysis
TABLE 2: Traffic Table
Existing Arterial Streets and Other Roadways Surrounding the Site*
Tangerine Thomydaie Moore W. Naranja EI Camino Camino de Camino del N.
Drive de Manana Oeste Norte Shannon
Drive
Functional
Principal
Principal
Major
Local Street
Minor
Minor
Local
Minor
Classification
Arterial
Arterial
Collector
Collector
Collector
Street
Collector
Existing
150'
150'
150'
150'
60'
150'
150'
150'
R.O.W.
Future ROW **
300'
150'
150'1
150'
60'
150'
150'
150'
(4 Lane)
Travel Lanes
2
2
2
2
2
2
2
2
Speed Limit
50 mph
50 mph
40 mph
40 mph
35 mph
25 mph
25 mph
35 mph
Theoretical
23,300
13,500
10,200
10,200
10,200
10,200
10,200
10,200
Capacity at
LOS D
Current
Thornydale
Tangerine to
Thornydale
La Cholla to
West of
South of
Camino de
Overton to
Avg. Daily
to La
Overton
to La cholla
La Canada
Camino De
Camino de
Oeste to
Tangerine
Trips
Cholla
5,558
500
2,600
Oeste
Manana
Thornydale
5,400
6,594
346
300
200
3icycle Lanes
No
No
No
No
No
No
No
No
Pedestrian
No
No
No
No
No
No
No
No
Ways
Ownership
State of
Pima County
Pima
Pima County
Town of
Town of
Town of
Pima
Arizona
and Town of
County
and Oro
Marana
Marana
Marana
County
and Town
Marana
Valley
of Marana
Surface
paved
paved
paved
paved
paved
unpaved
paved
paved
Condition
Program for
Yes
To be
To be
To be
To be
To be
To be
To be
improvements
determined
determined
determined
determined
determined
determined
determined
R.O.W.
C
C
C
C
C
C
C
C
Jog (J) or
Continuous
(C)
Sources: Pima County,
Pima Association of Governments Traffic Counts 2000, and Town of
Marana Traffic Counts
2000, Town of Marana staff.
* According to Town
officials,
the Future
Right -of -Way
and program
for improvements is
not
currently known for
some roadways. The Town's
Regional Transportation Plan is currently being
completed, and is
not yet published.
SKYRANCH SPECIFIC PLAN
May 2001
33
Inventory and Analysis
3. Existing and Proposed Intersections or Arterials within One Mile Most
Likely to Be Used by Traffic From Site
1. Dove Mountain/Tangerine- existing
2. Tangerine/Thornydale-existing
3. Tangerine/Shannon-existing
4. EI Camino de Manana and Tangerine -existing
4. Existing Bicycle and Pedestrian Ways Adjacent to the Site
There are no bicycle lanes on roadways abutting the site.
SKYRANCH SPECIFIC PLAN
May 2001
34
r.
Inventory and Analysis
MOORE RD
w
F-
U
w
O
w
0
O
z
Q
U
i TANGERINE
w
r
z
w
0
NARANJA DR
EXHIBIT I.G.1: Traffic
z
O
z
z
Q
U)
SKYRANCH SPECIFIC PLAN
May 2001
35
a
LAMBERT LN
rre
PLMNING
GFNfER
0 1000 2000 Feet
H. RECREATION AND TRAILS
According to the 1989 Eastern Pima County Trail System Master Plan and the
recently adopted Town of Marana Trail System Master Plan, there are seven
candidate trails within approximately onc: mile of the subject property (See Exhibit
I.H.1: Recreation and Trails). Table 3: Inventory of Candidate Trails provides
information on these trails.
There are currently no parks or other designated recreation areas within a one -
mile radius.
Table 3: Inventory of Candidate Trails
Trail Description
ndidate Trail Trail
Trail Map Type
Code
EI Camino
106
de Manana
Wash
x
x
x
Prospect
163
Wash
X x
Shannon
165
Extension
x
Moore
171
Road
X X
Potvin Rd.
172
Thornydale
175
Road
Dove
176
Mountain
Rd.
Ironwood
A20
Trail
X
L
L
L
L
Trail Settin
Cross- Road
Country Row
X
Recreational Uses
.inear I Whole Foot Horse Mountain Road
Park I Access Bike Bike
ROW
x
X
X
x
x
x
X
x
X x
x
x
x
x
Y
- X
X
X X
X
X
X X
x
X
X
X
Trail Type Code: P = Primary Trail, C = Connector Trail, L = Local Trail
Source: Town of Marana Trail System Master Plan, prepared by McGann & Associates, Inc.,
September 2000.
SKYRANCH SPECIFIC PLAN
May 2001
36
sal
L
F
ns
:C
O
N
�Q
U
a9 Potvin
c3�fi
Legend
Trails
Major Streets
Inventory and Analysis
EXHIBIT I.H.1: Recreation and Trails
Moore Road Trail (171)
SKYRANCH SPECIFIC PLAN
May 2001
37
EDETHE
LANNING
ENTER
0 4000 Feet
Inventory and Analysis
1. CULTURAL/ARCHAEOLOGICAL/HISTORIC RESOURCES
1. Location of Resources on Site
The property was examined for archaeological sites in 1981. There is
one known archaeological site on the SKYRANCH property. It was
recorded as AZ AA:12:200 (ASM). It is located in the southwest portion
of the site approximately 24 meters north of the southern boundary.
2. Letter from the Arizona State Museum
The Arizona State Museum recommends that since the original survey
was not done in a manner consistent with today's standards that the
entire site be resurveyed. In addition to the resurvey, the Museum
recommends rerecording site AA:12:200 (ASM). A letter from the
Museum is provided as Exhibit 1.1.1: State Museum Letter.
SKYRANCH SPECIFIC PLAN
May 2001
38
Arizona State Museum
Tucson, Arizona 85721-0026
(520) 621-6281
FAX (520) 621-2976
October 11, 2000
Mr. Bill Dean
The Planning Center
110 S. Church, Suite 1260
Tucson, Arizona 85701
Dear Mr. Dean:
Inventory and Analysis
EXHIBIT LII: Arizona State Museum Letter
THE UNIVERSITY OF
ARIZONA®
TUCSON ARIZONA
On October 23, 2000 you requested an archaeological site file check for property located
in Section 06, Township 12 South, Range 13 bast, Gila and Salt River Baseline and
Meridian, Pima County, Arizona. Your request is in conjunction with the rezoning of
approximately 530 acres on the southwest corner of Thornydale and Tangerine Road
(Attachment 1).
The Archaeological Site Survey Files at the Arizona State Museum have been consulted
with the following results. Students from the University of Arizona inspected the parcel
for archaeological sites in 1981 _ The survey was not done in a manner consistent with
today's standards therefore the Museum recommends an archaeological survey of the 530
acres. One site recorded as AZ AA 12:200 (ASM) is on the property (attachment 1).
In addition to recording new sites the archaeological contractor should rerecord site AZ
AA:12:200 (ASM). If the sites are believed to be important the contractor shall make
recommendations regarding how to protect and preserve the information contained in the
sites.
Sincerely,
h
John . Madsen
Per ' s Administrator
J621-2096
SKYRANCH SPECIFIC PLAN
May 2001
39
inventory and Analysis
Arizona State Museum (continued)
Location Map
Approximatelly 503 acres in T12S, R 13E, Section 6
SKYRANCH SPECIFIC PLAN
May 2001
40
Inventory and Analysis
J. McHarg Composite Information
Information regarding topography, hydrology, vegetation, wildlife, and views has
been combined to form the McHarg Composite Map displayed as Exhibit I.J.1.
SKYRANCH SPECIFIC PLAN
May 2001
41
FEMA ZCM
Inventory and Analysis
EXHIBIT I.J.1: McHarg Composite Map
CONTOUR INTERVAL 5 FT,
AREAS OF HIGH VISIBILITY sw torn
FROM ADJACENT PROPERTIES.
SKYRANCH SPECIFIC PLAN
May 2001
42
XERORIPARIAN AND HIGH
DENSITY VEGETATION
LOW DENSITY VEGETATION
THE
1 PLANNING
ffiCENTER
UPLAND PALO VERDE MIXED SCRUB
MEDIUM DENSITY VEGETATION
1708. CHURC74 A'VE.. OWE 1=0
TucSo", Az aml (52 62KI46
AREAS OF HIGH VISIBILITY sw torn
FROM ADJACENT PROPERTIES.
SKYRANCH SPECIFIC PLAN
May 2001
42
Development Plan
Section II
Development Plan
SKYRANCH SPECIFIC PLAN
May 2001
43
Development Plan
A. PURPOSE
The SKYRANCH Specific Plan establishes comprehensive guidance and
regulations for the development of a 515 -acre residential community within the
Town of Marana, Pima County, Arizona. The Specific Plan serves as a regulatory
tool governing planning and zoning and is adopted by ordinance. The Specific
Plan conforms to the Town of Marana General Plan and supplements the Town
Development Code. The Specific Plan is a tool used to implement the 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. The boundaries of this Specific Plan are
shown on Exhibit II.A.1.
SKYRANCH SPECIFIC PLAN
May 2001
44
Development Plan
NE
Exhibit II.A.1: Rezoning Boundary
Lu
U)
W
o�
W
0;
01 '
U� I
i
SKYRANCH
PROJECT BOUNDARY
PENDING ANNEXATION INTO
lr.aTHE TOWN OF MARANA ,
LEGEND
j S"RANCH SPECIFIC PLAN
L__ _ REZONING AREA
5.51 ACRES CURRENTLY IN PIMA COUNTY
SKYRANCH SPECIFIC PLAN
May 2001
45
THE
PLANNING
CENTER
e1csL1kU li—sv ,
f4S98H.e]_►!F3l1352FtA2� 4J±1
k-
Development Plan
B. LOCATION
The 515 acre SKYRANCH Specific Plan property is located in the northeastern
portion of the Town of Marana in Section 06, Township 12S, Range 13E. The
site lies approximately six and one-half miles east of Interstate 10, six miles north
of the Orange Grove/1-10 interchange, two miles west of Oro Valley and six
miles south of the Pima/Pinal County line.
Tangerine Road is the northern boundary and Camino Del Norte is the southern
boundary. Thornydale Road bounds the site along the eastern edge. The
western edge is bound by private property and Camino del Oeste. EI Camino de
Manana crosses the northwestern corner of the property before intersecting with
Tangerine Road.
C. AUTHORITY AND SCOPE
The Town of Marana Land Development Code provides the uniform procedures
and criteria for the preparation, review, adoption and implementation of specific
plans in Marana.
The SKYRANCH Specific Plan is a regulatory plan, which will serve as the
zoning and development code for the subject property. Final plats and any other
development approvals must be consistent with the Specific Plan.
D. LEGAL DESCRIPTION
See Appendix A for Pima County Assessor's parcel record information.
E. GOALS
The purpose of the Specific Plan is to guide the development of the SKYRANCH
site and provide direction for community design and management of open space.
This plan is intended to implement policies of the Town of Marana's General Plan
with a unique vision that suits the needs of the site. Development criteria
established in this plan will ensure quality design and marketability of this
property while bringing new concepts of subdivision design and open space
conservation.
The goals of the SKYRANCH Specific Plan are to:
Support the goals and policies of the Town of Marana's General Plan by
implementing the Town's Zoning Code.
SKYRANCH SPECIFIC PLAN
May 2001
46
Development Plan
• Create a residential development that serves the needs of the region and
contributes to the overall quality of the community;
• Coordinate project design to provide a land use pattern compatible with
natural environment;
• Integrate development and conservation techniques to conserve portions
of the site as wildlife habitat while at the same time developing a cohesive
residential setting;
• Ensure coordinated, responsible planning through the use of cohesive
procedures, development regulations, standards, and guidelines;
• Create flexibility in street standards in order to preserve significant land
around natural washes and other heavily vegetated areas;
■ Implement U.S. Fish and Wildlife guidelines for the Pygmy Owl habitat
recovery;
• Provide uniform development regulations for land use, circulation and
environmental conservation;
■ Develop design guidelines for the project that will provide for and
encourage variations in the design of all structures.
F. RELATIONSHIP TO ADOPTED PLANS
This plan conforms to the Town of Marana General Plan, and the
recommendations set forth by the U.S. Fish and Wildlife Service for this site.
G. LAND USE CONCEPT PLAN
The SKYRANCH Specific Plan is unique in that it plans for the conservation of
Pygmy Owl Habitat. The Land Use Concept Plan for SKYRANCH relies on a
unique approach to residential development that conserves significant wildlife
habitat and open space. The location of the residential areas within the setting of
habitat conservation creates and exciting opportunity that adheres to the
applicable guidelines set forth by U.S. Fish and Wildlife Service, thereby
encouraging other developments within designated critical habitat areas to adopt
similar regulations and design guidelines.
The Land Use Concept Plan is illustrated as Exhibit II.G.1. As shown on the
exhibit, the proposed land use allocation for SKYRANCH includes two
designations. Residential uses encompass approximately 20 percent of the site,
which includes all streets, lots and utility lines. Residential uses are concentrated
in two areas: the western portion of the site, and a smaller area along the
SKYRANCH SPECIFIC PLAN
May 2001
47
Development Plan
southeastern edge of the property. These two areas represent the areas where
grading is allowed. The open space in SKYRANCH encompasses 80 percent of
the site and includes open space in and around the residential areas as well as a
primary corridor of open space between residential areas. Based on these
percentages, from the total 515 acres, approximately 412 acres, or 80 percent,
will be open space, and approximately 103 acres, or 20 percent will be residential
uses. Rights-of-way will be dedicated to the Town at the time of platting and
disturbed area acreage will be refined to stay within the 20 percent ratio.
A Habitat Conservation Plan (HCP) is being prepared by Thomas Olsen and
Associates and will be submitted as a separate cover. In addition, design
guidelines which reflect the regulations and guidelines set forth in the Habitat
Conservation Plan will be prepared and submitted to the Town of Marana under
separate cover.
Many of the design regulations have been adapted from the Pima County
Conservation -Subdivision Ordinance in response to concerns raised by the U.S.
Fish and Wildlife Service during the Habitat Conservation Plan planning process.
As a result, some of the road standards and treatment of trails may be contrary to
Town of Marana policy and codes. Where there are inconsistencies between the
approved Habitat Conservation Plan and Town of Marana policies and codes, the
Town of Marana reserves the right to administratively permit, by the Town
Manager, the policies and guidelines provided in the Habitat Conservation Plan
that have been accepted and/or recommended by the U.S. Fish and Wildlife
Service.
An example of how the site may be developed is Exhibit II.G.2: Conceptual
Lotting. This exhibit illustrates the possible development of the residential areas
and the areas to be conserved as open space.
SKYRANCH SPECIFIC PLAN
May 2001
- 48
Development Plan
Exhibit II.G.1: Land Use Concept Plan
-AW UAL LU I J HIV U KUi-XU hLivrvivir-ry 1 o nrx[-. Okiwv � l I v
AS SET FORTH IN SECTION III.D OF THE SPECIFIC PLAN.
LEGEND
RESIDENTIAL AREA
PLANNING
THE
OPEN SPACE
Ncj aso� �o1152a�g1y�-0{1�
SKYRANCH SPECIFIC PLAN
May 2001
49
Development Plan
Exhibit II.G.2: Conceptual Lotting
" ACTUAL LOTS AND KUAU ALIGNMtN I S AKt 6UtSJtL, I I U I nt Utvr-Lvrivir-ry i RCUULH I "['to
AS SET FORTH IN SECTION IIID OF THE SPECIFIC PLAN.
LEGEND
n LOTS
n OPEN SPACE
SKYRANCH SPECIFIC PLAN
May 2001
50
eW%THE
PLANNING
CENTER
_ .NI- 0�M02IlIIB
Development Plan
H. Circulation Element
As displayed on Exhibit II.H.1: Proposed Circulation Plan, direct access to this
project will be provided through one access point on Thornydale Road, and one
on EI Camino de Manana. No vehicular access will be provided from Tangerine
Road due to its planned status as a limited access arterial.
General circulation in the area includes access and connectivity to Oro Valley
and business districts to the south of the site via arterial roadways around the
site. Interstate 10 is accessible by way of Tangerine Road or routes such as EI
Camino de Manana via Cortaro Farms Road and the Interstate Frontage Roads.
Internal circulation is restricted due to the size and quantity of regulatory washes
on-site. Internal circulation within the residential areas will be via a series of local
residential streets branching from two main entrance roadways. One main
entrance roadway is accessed off Thornydale Road, and one is accessed off EI
Camino de Manana. Exhibit II.H.1: Circulation Concept Plan illustrates the
proposed internal circulation system.
The internal street system shall be private beginning at those points where it
leaves the existing public right-of-way. Gated access points will be established at
these locations.
All roadway improvements will be the responsibility of the property owner. Any
required off-site roadway improvements will be identified in a traffic analysis
report submitted under separate cover. The report will be approved by the Town
Transportation Engineer prior to the final approval of subdivision plats. This traffic
study will provide an analysis of existing roadways and intersection capacities
and will be reviewed and approved by the Town Transportation Engineer.
The minimum roadway cross-sections of the main entrance road as well as
minimum roadway cross section of the local streets are discussed in the
Development Regulations section of this Specific Plan. Slope and utility
easements for internal roadways may extend beyond the minimum right-of-way.
SKYRANCH SPECIFIC PLAN
May 2001
51
Development Plan
Exhibit II.H.1: Circulation Plan
ACTUAL LOTS AND ROAU ALIGNMEN 15 AKE SUbJtU I I U I Fit UtVtLUF'MtN 1 Mt:UULH 1 IUIVLA
AS SET FORTH IN SECTION III.D OF THE SPECIFIC PLAN.
LEGEND
EXISTING ROADWAY
ENTRANCE ROADWAY
C
LOCAL RESIDENTIAL STREET
GATED ENTRY
THE
PLANNING
CENTER
�-s c�rcRxc�-sonr-ter
rsa�.r�-n��aa,.,•
CONARCH------- EMERGENCY EXIT
SKYRANCH SPECIFIC PLAN
May 2001
52
Development Plan
Exhibit II.H.2: Typical Cross Sections
RAN
20' ` 10, 20'
4' 6" TRAVEL LANE LANDSCAPED TRAVEL LANE 6" 4' 6' NOM..
SHOULDER (NO PARKING ALLOWED) MEDIAN (NO PARKING ALLOWED) SHOULDER
(TYPICAL) (TYPICAL)
60'
R.O.W.
TYPICAL COLLECTOR ROADWAY
9-
11 1 tt f
14' 14'
4' 3' 2' PAVEMENT PAVEMENT 2' 3' 4'
SIDEWALK WEDGE WEDGE SIDEWALK
(TYPlCA.L) CURS CURB (TYPICA
(TYPICAL) (1`YPICAL)
11 15,
TYPICAL LOCAL ROADWAY
(PARKING ALLOWED)
0 10' 20'
SKYRANCH SPECIFIC PLAN
May 2001
53
Development Plan
GRADING ELEMENT
Grading will take place on selected areas of the site, and in conformance with the
recommendations of the U.S. Fish and Wildlife Service. The majority of the site
will be left in its natural state, and grading will occur on no more than 20% of the
site*. The overall allowable grading and related disturbance includes internal
roadways and their rights-of-way, building pads, driveways, accessory structure
disturbances, utility crossings of natural washes, emergency access drives, and
other areas needed for infrastructure and utilities. Barriers such as temporary
wire fencing will be provided for machinery in order to ensure that the grading
limits of the developable 20 percent of the site will not be exceeded. In addition,
the grading will be in conformance with the Land Use Concept Plan and the
Development Regulations for SKYRANCH.
*Note: Calculation of the allowable grading in SKYRANCH is based upon the
adjusted gross acreage of the project site. The adjusted gross is the project
acreage minus any required dedications.
J. WATER RESOURCES
The proposed SKYRANCH development will not have any impact upon existing
overall natural site drainage patterns. All washes on site will remain natural. Any
wash crossing that is necessary will be accomplished by spanning the wash with
a conarch structure. Only one conarch structure is proposed as shown on Exhibit
II.H.1: Circulation Plan. Due to the overall low density, encroachments into
delineated floodplain areas are minimal.
All of the subdivision lots within the westerly portion of the project are located
outside of the 100 -year floodplain limits. Several of the lots along the east side of
the project may be located within a floodplain area. This floodplain area can be
described as a sheetflow zone with flow depths <0.5 feet. The building pads for
the lots that are located within the floodplain will be elevated 1 foot above the
100 -year water surface elevation to protect the proposed homes.
Encroachments into the floodplain area that will be required to facilitate a building
site on these lots will not result in any impact to adjoining properties. The extent
of encroachment is minimal and will not result in any change in flow velocities or
drainage patterns. The building pads will be located outside of the erosion
hazard setbacks, so erosion protection will not be required.
The existing flows entering the site will not change as a result of the proposed
development. Post -development discharge rates leaving the site will increase by
approximately 5%, and will flow from southern end to natural watercourses.
There will be discharge into natural watercourses, as non will be cut off. The
overall increase in runoff along the downstream property boundary is minimal
SKYRANCH SPECIFIC PLAN
May 2001
54
Development Plan
because the project will only result in the disturbance of 20% of the site. The
post -development 100 -year discharge rates for the concentration points along
the downstream project boundary are shown on Exhibit II.J.1.The project will not
result in any drainage impacts to offsite land uses both upstream and
downstream of the project site. As discussed in previous paragraphs, the project
will not result in any modifications to natural washes. Encroachment into the
100 -year floodplain areas is limited, so the changes in velocity and depth of flow
are negligible. The increase in peak discharge rates is minimal because the
project will only disturb approximately 20% of the land area on the project site.
Engineering features to mitigate drainage and erosion problems will only be
required to protect the perimeter of the building areas that are located within the
100 -year floodplain. The lots that are within the 100 -year floodplain are located
along the east edge of the site. The building pads for the lots that are within a
100 -year floodplain area will be elevated and stabilized with rock riprap to
prevent flood inundation and to control erosion. The grading that will be required
to elevate these pads will not result in any disturbance to natural channels.
The preliminary development plan conforms to the Tortolita Basin Management
Plan. The project site is located in a critical basin, but the overall development
density will be less than one house per acre. Onsite retention/detention is not
required for this land use density.
SKYRANCH SPECIFIC PLAN
May 2001
55
Development Plan
Exhibit 11.11: Post Development Hydrology
uo „ ici
„ m
_ TANGERINE ROAD
FEMA ZONE A02 '• C�� ��
II ►
I
FEMA ZONFrA l
i
ter
I
1
Lu:��
FEMA
FLOODPLAIN
LIMIT FEMA
' Q
Oi
Z Lu
I � }
I�
p13g 12
,OFS•1Y3d* 1
cp-,s •L�AWFATN�1 O�L`�oi`t '�p•�y �.. ..�Q � cp-,
pq 180 j✓� OYWI7'-Y3B8cfa PAS
1 233ch YOD42 '/�
!.� d3A=840ecpA-72ac Ia24I- / DA --32,38C
r///,E SUBJECT TO DEVELOPMENT REGULATIONS IN SECTION III
SKYRANCH SPECIFIC PLAN
May 2001
56
PT
HLANNING
CENTER
S–"-2170 S. [ -ILIRCH AVE.. SUM 7280
TUGSUN, AZ 85707 620 823-6740
4. 500' 7004'
Development Plan
K. ENVIRONMENTAL RESOURCES AND CONSERVATION
The SKYRANCH Specific Plan is designed as a private residential community
integrated with the natural environment of the site. Due to the site's location in
designated Pygmy Owl habitat, and in an effort to maintain portions of this area
as habitat, the developer will submit a Custodial Plan to address habitat
conservation in accordance with guidelines established by the U.S. Fish and
Wildlife Service. The Custodial Plan for SKYRANCH requires conservation of 80
percent of lands within the project site in perpetuity for the preservation of habitat
resources.
The Custodial Plan will address the transference and ownership of these lands to
a custodial agency, as well as a program for its implementation, and the
guidelines for the operation and maintenance of conservation areas. This
Custodial Plan is based on the Habitat Conservation Plan currently being
prepared for the U.S. Fish and Wildlife Service for this site. The Habitat
Conservation Plan is required as part of the Section 10 process of the U.S. Fish
and Wildlife Service and is currently under review. These lands will be
administered and maintained by the same or separate custodial agencies and in
cooperation with the U.S. Fish and Wildlife Service.
The SKYRANCH Custodial Plan shall implement the recommendations of the
approved resource based Habitat Conservation Plan. A full copy of those
recommendations will be provided to the Town under separate cover.
The environmental concept envisioned for SKYRANCH relies on interaction and
public-private partnerships between the owners of SKYRANCH, their Home
Owners Association, as well the custodial agency that will act to implement
management guidelines. Through partnering, it is envisioned that property
owners will partake in the stewardship of this valuable habitat, and promote its
preservation.
L. LANDSCAPE ELEMENT
The overall goal of landscaping in SKYRANCH is to maintain a desert theme,
incorporating plant materials indigenous to, and blending in with, the Sonoran
Desert. Natural buffers will be maintained along all roadways abutting and within
the site.
A separate SKYRANCH Landscape Preservation Plan will be submitted to the
Town under separate cover that addresses, among other landscape related
requirements, maintenance and preservation of native plants and habitat,
revegetation, and methods, parameters, and processes for landscape plan
approval. This plan shall pertain to areas disturbed during development.
SKYRANCH SPECIFIC PLAN
May 2001
57
Development Plan
M. RECREATION CONCEPT
The SKYRANCH Specific Plan will support the objectives of the Pima County
Trail System Master Plan and the Town of Marana Parks, Trails, and Open
Space Master Plan by increasing linkages to the surrounding area, and by
providing residences of SKYRANCH enjoyment of significant open spaces.
A minimum of 80% of the Specific Plan site will be left in a natural state. Existing
washes on the site will not be modified for pedestrian or equestrian trail access
or use. However, these washes are currently used as walking and equestrian
paths, and may be enjoyed as such by SKYRANCH residents. These existing
wash paths are illustrated on Exhibit II.M.1: Trails Concept Plan.
Two public trails, the Thornydale Trail on Thornydale Road, and the Ironwood
Trail that crosses the southeast corner of the site and links with Camino Del
Norte south of the site, will provide for public access through and around
SKYRANCH.
In accordance with the guidelines set forth by the U.S. Fish and Wildlife Service,
new internal trails in SKYRANCH will not be developed.
Due to the environmental sensitivity of this project, no parks will be provided. In
keeping with the U.S. Fish and Wildlife Service recommendations, this site will
remain predominantly a natural setting with opportunities for walking, wildlife
observation, and passive recreation.
However, the developer will contribute fees in -lieu of an actual park site. The
amount and parameters surrounding these fees will be addressed in a separate
development agreement.
SKYRANCH SPECIFIC PLAN
May 2001
58
Development Plan
Exhibit IIAA: Trails Concept Plan
ACTUAL LOTS AND ROAD ALIGNMENTS ARE SUBJECT TO THE DEVELOPMENT REGULATIONS
AS SET FORTH IN SECTION IIID OF THE SPECIFIC PLAN.
LEGEND
RESIDENTIAL AREAS PUBLIC TRAIL
NATURAL AREA EXISTING WASH TRAIL
'�. CONNECTION TO EXISTING
-' PUBLIC TRAIL
SKYRANCH SPECIFIC PLAN
May 2001
59
THE
PLANNING
CENTER
srss eve oma
Development Plan
N. CULTURAL RESOURCES
An on -the -ground survey of the property was conducted by the Arizona State
Museum in 1981, yielding one recorded site (See the Site Analysis, Section I for
more information). The Arizona State Museum recommended further
investigation of the site. Following that suggestion, P.A.S.T. Archaeology
Consultants was contracted to do a follow up survey of the entire site, including
the previously recorded site. Preliminary results of that survey are being
reviewed by the Arizona State Museum and a detailed report will be submitted to
the Town under separate cover.
O. VIEWSHEDS
This project is situated to have little or no effect on viewsheds from adjoining
properties. Views and vistas of both the existing on-site vegetation and significant
off-site features such as the Tortolita Mountains will not be inhibited by this
project, due in part by the large site area, relatively flat terrain, and existing
vegetation along the project boundaries.
Homes will be sited to take advantage of distant views of the Catalina Mountains,
Tortolita Mountains, and on-site vegetation. A natural buffer will be maintained
along the property perimeter and along major arterials, helping to maintain the
existing rural character of the area.
P. PUBLIC UTILITIES
1. Sewer:
Sewer service for SKYRANCH will connect to existing public sewer lines in
Camino de Oeste. Sewer line extensions will extend within the right-of-way of
Camino del Norte and Camino de Oeste and connect to the SKYRANCH
neighborhoods at three locations. (See Exhibit II.P.1: Utilities Plan). Access to
the sewer manholes in those lines will be provided via all-weather access from
the roadways internal to the project site.
2. Schools:
The closest school to the site is the Richard B Wilson Junior High School (K-8)
located at 2330 W. Glover Street about 1.75 miles to the east of the site. The
closest high school to the site is the Mountain View High School located at 3901
W. Linda Vista Boulevard approximately 2 % miles south of the site. The nearest
Marana Unified School District Elementary School is Ironwood Elementary
School located approximately 2 1/4 miles south of the site at 3300 W. Freer Dr.
SKYRANCH SPECIFIC PLAN
May 2001
60
Development Plan
Using formulas from the Town of Marana School District, this project could
generate approximately 440 school -aged children.
K — 6: '/2 x 440 units = 220 school aged children
7-12: '/z x 440 units = 220 school aged children
Due to the environmental sensitivity of this project, no school site will be
provided. However, the developer will contribute fees in -lieu of an actual school
site. The amount and parameters surrounding these fees will be addressed in a
separate development agreement.
3. Fire / Emergency Vehicle Service:
Emergency vehicle access for the larger of the two residential areas will be
accommodated within the right-of-way of the entrance boulevard. This entrance
has been designed to allow the passage of emergency vehicles into the project
site by means of a divided two-lane roadway with a median. SKYRANCH will be
a gated community, however, NW Fire Department officials and police officials
will have electronic opening devices or by-pass codes to ensure 24-hour access.
Additional safety measures in SKYRANCH are being taken to address
emergency access concerns. Ongoing discussions with the NW Fire Department
staff indicate that measures can be taken to address fire and emergency issues.
The SKYRANCH development may include several of these recommendations.
Possible measures include the requirement that standpipes for fire equipment
hook-up be provided within the internal streets right-of-way, and/or limiting the
individual building square footages to maintain the residential standards for fire
water flow at 1000 gallons per minute (gpm).
Secondary emergency access will be provided from two points along Camino del
Norte within sewer lines access/maintenance easements. Where sewer lines are
extended from Camino del Norte to service SKYRANCH, the easements will be
14 feet wide.
A third emergency access point from Camino de Oeste will be via the proposed
sewer access/maintenance easement and will be 14 feet wide.
4. Water Service:
Water service for SKYRANCH will be determined through a water service
agreement either between the Town of Marana or Tucson Water and the
developer. It is envisioned that water service for SKYRANCH will be provided by
one of three means: the use of an existing protected main controlled by
Cottonwood Properties and owned by Tucson Water located in Thornydale Road,
or by a new extension of an existing main in W. Naranja Drive, or by drilling new
private wells.
SKYRANCH SPECIFIC PLAN
May 2001
61
Development Plan
Exhibit II.P.1: Utilities Concept Plan
HV I UTAL LV IQ nI— r . - - - - -
AS SET FORTH IN SECTION IIID OF THE SPECIFIC PLAN
LEGEND
Existing 15" Diameter Sewer Proposed Sewer Extension THE
�1 PLANNING
ExistingProtected -- CENTER
Proposed Water Line Extension
Tucson Water Main �_ _ -�I °1DMJ-W�"°
SKYRANCH SPECIFIC PLAN
May 2001
62
Development Regulations
Section III
Development Regulations
SKYRANCH SPECIFIC PLAN
May 2001
63
Development Regulations
A. Purpose and Intent
These regulations will serve as the primary mechanism for implementation of the
land uses for SKYRANCH. The SKYRANCH Specific Plan Development
Regulations establish the intensity and character of the development by
prescribing site-specific development standards that are tailored to the unique
qualities of the project. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve
compatibility with surrounding land uses.
The SKYRANCH Specific Plan proposes a gated residential subdivision that is
more harmonious with its natural setting than traditional subdivisions developed
under R-6, R-8, R-144, or other large lot zoning. As a residential development,
SKYRANCH will utilize state of the art planning techniques to develop in
sensitive areas and create safeguards for natural resources within the planning
area. The Plan represents cohesion between protecting habitat while providing
appropriate community growth.
These development regulations apply to the 511.28 acres of land in SKYRANCH
currently under the jurisdiction of the Town of Marana, and shall apply to the
5.51 acres of land at the northeast corner upon annexation into the Town of
Marana. Annexation is currently in process.
B. Applicability of Town of Marana Zoning Code
If an issue, condition or situation arises or occurs that is not addressed by this
Plan, the applicable portions of the current Town of Marana Zoning Code shall
apply.
C. Definitions
Temporary Nursery: A nursery for the storage and protection of on-site native
protected plant species relocated or otherwise disturbed during the development
of SKYRANCH. This nursery shall be dismantled and revegetated in accordance
with the SKYRANCH Landscape Preservation Plan within 3 months of relocating
protected plants to their final sites.
Adjusted Gross: The adjusted gross is the sum of all land in SKYRANCH after
adjacent roadway rights-of-way have been deducted. The adjusted gross figure
is the basis for determining the allowable disturbance acreage.
D. Development Regulations
The project shall be limited to a maximum of 440 dwelling units.
Maximum Total Disturbance of SKYRANCH: Not to exceed 20% of the Adjusted Gross
acres of the SKYRANCH site.
SKYRANCH SPECIFIC PLAN
May 2001
64
Development Regulations
Residential
The following regulations shall apply to the Residential Area Designation (RA)�
1. Permitted Uses:
A. Site Built Residential Dwelling Units
B. Community Recreation Facilities
C. Public Trails
D. Parking
E. Utilities
F. Emergency Access Drives
2. Accessory Uses:
Residential Accessory Uses: The following accessory buildings and uses may
be located on the same lot with a permitted dwelling, provided that any
permanent building or structure shall be harmonious with the architectural
style of the main building and further provided that all residential uses are
compatible with the residential character of the neighborhood:
a. Children's playhouse;
b. Greenhouse or lathhouse;
c. Non-commercial hobby shops;
d. Patios and Cabanas;
e. Swimming pools, spas, and related structures;
f. Tool shed.
Project Accessory Uses:
a. Swimming pools in a common recreational area;
b. Community recreation uses, including tennis courts, bath house,
recreation building patio shelters and other community facilities
common to a homeowner association.
c. One (1) Temporary Nursery
3. Development Standards:
A. Minimum Lot Area: 6,000 square feet
SKYRANCH SPECIFIC PLAN
May 2001
65
Development Regulations
B. Lot Setbacks:
1. Front yard:
a, 'Living area: minimum ten (10) feet
b. Garage (side entry): minimum ten (10) feet
c. Garage (front entry): minimum twenty (20) feet
d, No more than three (3) contiguous lots shall incorporate the
same front setback
e. Where setbacks vary, they must vary by at least five (5) feet
f. Fifteen (15) feet is the minimum setback for the second story
elements.
2. Separation between buildings: minimum 10 feet
3. Street side yard: minimum 15 feet
4. Rear yard: minimum 15 feet
C. Maximum Building Height: 30 feet
Open Space
Open Space Regulations shall apply to the Open Space Designation (O/S) (total land
outside the developed portion of the RA areas). The O/S shall be no less than 80 % of the
total land area of the entire site. The lands within the O/S area shall be preserved as
natural undisturbed areas.
2. Permitted Uses:
E. Unimproved Public Trails
3. Environmental standards:
A. The open space land use designation shall be preserved for habitat
mitigation.
B. All disturbed areas will be landscaped or re -vegetated in accordance with
the SKYRANCH Landscape Preservation Plan.
C. Natural open space areas of vegetation designated to be preserved shall
be protected during grading and construction activities by fencing and
flagging, and in accordance with the SKYRANCH Landscape
Preservation Plan.
SKYRANCH SPECIFIC PLAN
May 2001
66
Development Regulations
4. Maintenance:
E. A Custodial Plan shall be developed to transfer and manage all O/S areas
and undeveloped RA areas to a custodial agency to ensure continued
preservation of these lands.
F. The Custodial Plan shall implement the guidelines of the U.S. Fish and
Wildlife Service that relate to this site.
Minimum Roadway Development Standards
1. Application
These minimum street standards are additions to the existing Town roadway
standards and cross-sections and may be used in addition to the specified details
of the Town roadway standards. All internal roadways shall be private roadways,
owned by the SKYRANCH Homeowner's Association.
2. Functional Classifications Defined:
Within SKYRANCH, the local streets may carry Average Daily Traffic Volumes
(ADT) of up to 1,500. Design Speed for these local streets is 25 mph. Collector
streets may carry ADT in the range of 1,500 to 2,500. The design speed for these
streets shall be 35 mph. Direct access to lots is not permitted from collector
streets.
3. Cul -De -Sacs:
Restrictions on the length of cul-de-sacs contained within the Town of Marana
Street Standards do not apply to SKYRANCH. There is no restriction on cul-de-
sac length. However, no cul-de-sac may serve more than 120 single-family
homes or the equivalent development that would generate 1,200 average daily
trips. The minimum turnaround right-of-way radius shall be forty-two (42) feet or
four (4) feet beyond the minimum radius of backface of wedge curb. "T" and "Y"
shaped turn-arounds may be used without curbs.
4. Curbing and Sidewalks:
Roadway layouts in SKYRANCH should have minimum affect on existing
drainage patterns in either sheet flow areas or defined channels. Wedge or
ribbon curbs are appropriate for SKYRANCH and will be a minimum of 2 feet
wide.
Sidewalks in SKYRANCH shall be in accordance with Town of Marana
standards.
SKYRANCH SPECIFIC PLAN
May 2009
67
Development Regulations
Landscaping or revegetation in accordance with the SKYRANCH Landscape
Preservation Plan shall be employed to revegetate back to the edge of curb or
sidewalk.
5. Travel Lanes:
In SKYRANCH, vehicular travel lanes are to be a minimum of fourteen (14) feet
in width.
The two entry boulevards, with access solely off Camino de Marana and
Thornydale Road, will have a minimum 60 foot right-of-way and will be
constructed with one 20 -foot lane in each direction and a divided median with a
minumum size of 10 feet.
The local streets within SKYRANCH will have a minimum of 28 feet of pavement
if streets are designed to accommodate visitor parking in the community.
SKYRANCH SPECIFIC PLAN
May 2001
68
Implementation and Administration
Section IV
Implementation and Administration
SKYRANCH SPECIFIC PLAN
May 2001
69
Implementation and Administration
A. Purpose
The regulations and guidance contained within this Specific Plan prescribe the
implementation of development on the SKYRANCH site. This chapter also provides
information regarding general administration and amendment procedures.
For the purpose of identifying those responsible for implementation of the improvements
for the SKYRANCH Specific Plan area, three entities must be identified. These are the
Master Developer, the Builder, and the Custodial Agency.
The master developer is the entity responsible for ensuring the basic infrastructure
facilities are planned and constructed to serve the development areas within the
SKYRANCH Specific Plan. The Master Developer is also responsible for creating the
Custodial Plan for the transference of relevant Open Space and undeveloped Residential
Areas, designated herein, to a Custodial Agency prior to home occupancy.
The Builder is the purchaser of a development area, or portions of a development area,
responsible to build or provide for building within their areas of ownership.
The Custodial Agency is the entity responsible for the maintenance and management of all
Open Space (O/S) areas, and undeveloped Residential Areas (RA). Upon transference of
said lands to the Custodial Agency, the Custodial Agency shall implement the
recommendations set forth by the U.S. Fish and Wildlife Service for this site.
B. Proposed Changes to Zoning Ordinances
The Development Regulations section of the Specific Plan addresses only those areas
that differ from the Town of Marana Land Development Code. If an issue, condition or
situation arises that is not covered or provided for in this Specific Plan, those regulations 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 Development
Services Administrator as the guidelines to resolve the unclear issue, condition or
situation.
C. Site Plan and Architectural Review Process
The Site Plan and Architectural Review process shall be outlined in a separate
SKYRANCH Design Guidelines manual.
D. Development Review Procedure:
The development review procedure for SKYRANCH shall be implemented through the
review and approval process of preliminary and final plats by the Town of Marana and
through the Town of Marana building permit approval process. Final decisions on grading,
drainage, final road alignment, revegetation and other matters will be made at the final plat
stage.
SKYRANCH SPECIFIC PLAN
May 2001
70
Implementation and Administration
Review process shall include the master developer as follows: No structures including
signs, shall be erected, improved or altered, nor shall any grading, excavation, tree
removal or any other work which in any way alters the exterior appearance of any
structure or area of land be commenced unless it has been approved in writing by the
master developer or designated Design Review Committee.
All proposed subdivisions within the SKYRANCH Specific Plan shall be required to submit
plans to the Master Developer or DRC for approval prior to submitting to the Town for
approval and permitting. Subdivision plats shall be approved by the Town of Marana in
accordance with Town of Marana procedures.
Final plats shall require the approval of the Town Council.
E. General Implementation Responsibilities
The Specific Plan shall be implemented through the subdivision review process. This
process will allow for the creation of lots as preliminary and final plat maps which allow for
implementation of the project. The SKYRANCH Specific Plan will guide the platting
process with other official Town of Marana ordinances, policies, maps, and regulations.
Implementation of the SKYRANCH Specific Plan shall be the responsibility of the
developer, builders and the custodial agency in accordance with the regulations and
guidance contained within the Specific Plan, unless otherwise noted. These entities shall
be responsible for the engineering and implementation of the spine infrastructure. The
spine infrastructure systems are defined as those systems that are necessary to provide
development opportunities to the SKYRANCH site. These systems include access roads,
residential collectors and associated streetscapes, trunk sewers, irrigation, water mains,
electric lines, gas, fiber optics, and phone lines and cable television facilities in the major
streets. Once these spine infrastructure systems are put into place the builder may be
responsible for implementation of facilities within the spine infrastructure system that
would be damaged or destroyed by secondary development if installed by the developer.
Approval of a subdivision plat, development plan, or building permit is subject to the
following requirements:
1. Conformance with the SKYRANCH Specific Plan as adopted;
2. Provision of development -related agreements as required by applicable
agencies;
3. Dedication of appropriate rights-of-way for roads, utilities, and drainage by plat,
or by separate instrument if the property is not to be subdivided.
4. Individual CC&R's for each residential subdivision shall be recorded.
5. Adoption of Master CC&R's.
SKYRANCH SPECIFIC PLAN
May 2001
71
Implementation and Administration
5. The maximum number of dwelling units in SKYRANCH shall not exceed 440 units.
F. Phasing
It is envisioned that this project will be developed as a cohesive, comprehensive
development, achieved in one phase. Development will require significant investment in
and installation of site infrastructure including utilities and roadway improvements for the
entire developable area.
G. Specific Plan Administration
1. Enforcement
The SKYRANCH 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, and by the Custodial Agency for areas
dedicated as Open Space in accordance with the guidelines set forth by the U.S. Fish
and Wildlife Service for this site.
2. Administrative Change
Certain changes to the explicit provisions in the Specific Plan may be made
administratively by the Planning Director or Development Services Administrator,
providing said changes are not in conflict with the overall intent as expressed in the
Plan. Any changes must conform to the goals and objectives of the Plan.
The Planning Director's or Development Services Administrator's decision regarding
administrative changes and determination of substantial change as outlined below shall
be subject to appeal to the Town Council. Categories of administrative change include,
but are not limited to:
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.
SKYRANCH SPECIFIC PLAN
May 2001
72
Implementation and Administration
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, and 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 modifications
to the boundaries and acreages of the planning areas or adjustments because of
final road alignments and drainage will occur during technical refinements in the
platting process and shall not require amendment to the Specific Plan.
d. Changes to development standards that are in the interest of the community
and do not affect health or safety issues.
3. Substantial Change
a. This specific plan may be substantially amended by the same procedure as it
was adopted. Each request shall include all sections or portions of the Specific
Plan 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.
4. Interpretation
The Planning Director shall be responsible for interpreting the provisions of this Specific
Plan. Appeals to the Planning Director's interpretation may be made within fifteen (15)
days from the date of the interpretation to the Town Council.
5. Fees
Fees will be assessed as indicated by the Town's adopted fee schedule that is in place at
the time of development.
SKYRANCH SPECIFIC PLAN
May 2001
73
Bibliography
Bibliography
Town of Marana Rezone Procedural Guide and Application, March 1997.
Marana Land Development Code:
Title 5 - Zoning, revised August 1995.
Title 10 - Procedures, revised August 1995.
Title 19 - Standards for Grading and Related Site Work, revised
August 1995.
Title 20 - Protection of Native Plants, revised August 1995.
Pima County Hydrology Map, Pima County, Arizona.
FIRM Map 1025, April 5, 1995.
Eastern Pima County Trail System Master Plan
Aerial Photographs - Cooper Aerial and WLB Group
Zoning Map - Landiscor
SKYRANCH SPECIFIC PLAN
May 2001
74
Appendix
Pima County Assessor Online
HTTP://www.asr.co.pima.az.us/apiq/asrsqlOO.cfm
2000 Pima County Assessor Property Inquiry
= W = Ej� ='Genealogy
PARCEL 22413004E Go
Book -Map -Parcel: 224-13-004E
TaxPayer Information
EXETER LXI LLC
1750 E GLENDALE AVE STE 150
PHOENIX AZ
85014 0000
Legal Description
IRR PTN LOTS 3 & 4 LYG SE OF EL CAMINO DE
MANANA
EXC E600'5.38 AC SEC 6-12-13
(FORMERLY 203-16-004E)
Secondary Valuation Data LegislativeClass
Land VACANT/AG(4 0)
Improvements
2000 Personal Property
Gross Value Totals
2000 LMTD/SCND Exemptions
Net Value Totals
PriorLimitedValue: $18,830
Recordings 10026^2258 11287^4009
Owner's 1998=$10,000 1997=$10,000
Estimate
NoEC 1999—NoC
Appeals 1998(P) 1997 P
Appraiser JIM FORBUS
TaxArea:0610 TaxYear:2000
Recording Information
Docket 11287 Page 4009 Date 200004
Zoning Information MAR
Miscellaneous
Section 6 Twn12.0S Rng13.0E
LandMeasure 5.38 A
MarketArea: NORTH EAST MARAN
Tract Block Lot
Group
CensusTract 4611 UseCode 0012
Date of Last Change Jun -30-2000
VACANT RESIDENTIAL UR
FullCash Percentage
$18,830 16.0
$18,830
$18,830
CurrentLimitedValue: $18,830
1 of 2 2/5/20014:23 PM
Pima County Assessor Online
2000 Pima County Assessor Property inquiry
== M
PARCEL 22413003 ELM
Book -Map -Parcel: 224-13-0030
TaxPayer Information
EXETER LXI LLC
1750 E GLENDALE AVE STE 150
PHOENIX AZ
85020 0000
HTTP://www.asr.co.pima.az.us/apiq/asrsqlOO.cfm
Appraiser JIM FORBUS
TaxArea:0610 TaxYear:2000
Recording Information
Docket 7725 Page 586 Date 19860220
Zoning Information MAR
Miscellaneous
Section 6 Twn12.0S Rng13.0E
LandMeasure 12.02 A
Legal Description MarketArea: NORTH EAST MARAN
E 600' OF L 3 LYG S OF EL CAMINO DE MANANA EXC Tract Block Lot Group
30' ON S & E EXC N50' 12.02 AC SEC 6-12-13 CensusTract 4611 UseCode 0012
Date of Last Change Jul -23-1997
(FORMERLY 203-16-0030)
Secondary Valuation Data LegislativeClass
Land VACANT/AG(4 0)
Improvements
2000 Personal Property
Gross Value Totals
2000 LMTD/SCND Exemptions
Net Value Totals
PriorLimitedValue: $67,763
Recordings 7725^586 11328^2501
VACANT RESIDENTIAL UR
FullCash Percentage
$84,140 16.0
$84,140
$84,140
CurrentLimitedValue: $74,539
2000 TaxRoll has been Billed.
Pima County Assessor — 115 N. Church — Tucson Az. 85701
Client: -- 209.181.121.163
1 of 1 2/5/20014:07 PM
Pima County Assessor Online
2000 Pima County Assessor Property Inquiry
PARCEL 224130020, GO M
Book -Map -Parcel: 224-13-0020
TaxPayer Information
EXETER LXI LLC
1750 E GLENDALE AVE STE 150
PHOENIX AZ
85020 0000
HTTP://www.asr.co.pima.az.us/apiq/asrsqlOO.cfTn
Appraiser JIM FORBUS
TaxArea:0610 TaxYear:2000
Recording Information
Docket 7725 Page 586 Date 19860220
Zoning Information MAR
Legal Description
N370' OF S400' OF E630' OF W660' OF LOT 2 5.35 AC
SEC 6-12-13
(FORMERLY 203-16-0020)
Secondary Valuation Data LegislativeClass
Land VACANT/AG(4 0)
Improvements
2000 Personal Property
Gross Value Totals
2000 LMTD/SCND Exemptions
Net Value Totals
PriorLimitedValue: $30,161
Recordings 7725^586 11328^2501
Miscellaneous
Section 6 Twn12.0S Rng13.0E
LandMeasure 5.35 A
MarketArea: NORTH EAST MARAN
Tract Block Lot Group
CensusTract 4611 UseCode 0012
Date of Last Change Jul -23-1997
VACANT RESIDENTIAL UR
FullCash Percentage
$37,450 16.0
$37,450
$37,450
CurrentLimitedValue: $33,177
Affidavit of FeeNumber SaleDate PropertyType Sale$ Cash$ Validation Financin
Sale 1240720 02 2000 Vacant Land $172,000 $0 R3 JAC None
Buyer/Seller Related DEED: Special Warranty Deed (R3 = BUYER/SELLER ARE RELA
CORPORATE ENTITIES.)
Sale 21072 09 1985 Vacant Land $345,286 $95,200 X ZZZ New Loa
DEED: Warranty Deed (X = Good Sale)
1 of 2 2/5/2001 4:08 PM
Pima County Assessor Online
2000 Pima County Assessor Property Inquiry
==, , [hili
PARCELI 22413004 Go
Book -Map -Parcel: 224-13-004J
TaxPayer Information
EXETER LXI LLC
1750 E GLENDALE AVE STE 150
PHOENIX AZ
85014 0000
Legal Description
E30' LOT 3 EXC N50'& S30' LOT 1 EXC E30' S30'
LOT 2 & S3988' E2 EXC S660'& EXC E30'& EXC
S400' N2048.24' W600' E630' & EXC W400' E1210'
N630' 189.93 AC SEC 6-12-13
(FORMERLY 203-16-004A)
Secondary Valuation Data LegislativeClass
Land VACANT/AG(4 0)
Improvements
2000 Personal Property
Gross Value Totals
2000 LMTD/SCND Exemptions
Net Value Totals
PriorLimitedValue: $664,755
Recordings 10026^2258 11287^4009
Owner's 1998=$300,000 1997=$350,000
Estimate
NoEC 1999—NoC
Appeals 1998(P) 1997(P)
HTTP://www.asr.co.pima.az.us/apiq/asrsqlOO.cfm
ARN!
Appraiser JIM FORBUS
TaxArea:0610 TaxYear:2000
Recording Information
Docket 11287 Page 4009 Date 200004
Zoning Information MAR
Miscellaneous
Section 6 Twn12.0S Rng13.0E
LandMeasure 189.93 A
MarketArea: NORTH EAST MARAN
Tract Block Lot Group
CensusTract 4611 UseCode 0012
Date of Last Change Jun -30-2000
VACANT RESIDENTIAL UR
FullCash Percentage
$664,755 16.0 $
$664,755
$
$664,755 $
CurrentLimitedValue: $664,755
I of 2 2/5/20014:09 PM
Pima County Assessor Online
2000 Pima County Assessor Property Inquiry
PARCEL 22413004E GO m
Book -Map -Parcel: 224-13-004D
TaxPayer Information
EXETER LXI LLC
1750 E GLENDALE AVE STE 150
PHOENIX AZ
85014 0000
HTTP://www.asr.co.pima.az.us/apiq/asrsqlOO.cfrn
Appraiser JIM FORBUS
TaxArea:0610 TaxYear:2000
Recording Information
Docket 11287 Page 4009 Date 200004
Zoning Information MAR
Legal Description
S30' W570' E600' LOT 3 & LOT 5 LYG SE OF
EL CAMINO DE MANANA & LOTS 6 & 7 & SE4 OF
NW4
& E2 OF SW4 & S2 OF S2 OF SE4 EXC E30'
255.00 AC SEC 6-12-13
(FORMERLY 203-16-004D)
Secondary Valuation Data LegislativeClass
Land VACANT/AG(4 0)
Improvements
2000 Personal Property
Gross Value Totals
2000 LMTD/SCND Exemptions
Net Value Totals
PriorLimitedValue: $892,500
Recordings 10026^2258 11287^4009
Miscellaneous
Section 6 Twn12.0S Rng13.0E
LandMeasure 255.00 A
MarketArea: NORTH EAST MARAN
Tract Block Lot Group
CensusTract 4611 UseCode 0012
Date of Last Change Jun -30-2000
VACANT RESIDENTIAL UR
FullCash Percentage
$892,500 16.0 $
$892,500
1-I
$892,500 $
CurrentLimitedValue: $892,500
Affidavit of FeeNumber SaleDatc PropertyType Sale$ Cash$ Validation
Sale 830938 012000 Vacant Land $3,000,000 $2,000,000 X JAC
DEED: Quit Claim Deed ( X = Good Sale)
Financin
UnKnow
1 of 2 2/5/20014:09 PM