HomeMy WebLinkAboutSilverbell Ridge Rezone PCZ2101-001 Approved
Silverbell Ridge Rezone P a g e | 1
SILVERBELL RIDGE REZONE
Marana, Arizona
August 2021
Case # PCZ2101 -001
REVIEWED FOR CODE
COMPLIANCE
10/29/2021 - cbilow
No. PCZ2101-001 Approved
Rezone
Accepted: 08/17/2021
Ord. No.: 2021.016
Silverbell Ridge Rezone P a g e | ii
Silverbell Ridge Rezone
Marana, Arizona
Submitted to:
Town of Marana
Planning Department
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
C&C Construction
7616 North La Cholla Boulevard
Tucson, Arizona 85741
Telephone: (520) 575 -0600
Email: bud@theriver.com
Prepared by:
The Planning Center
2 East Congress Street, Suite 600
Tucson, Arizona 85701
Telephone: (520) 623 -6246
Email: bunderwood@azplanningcenter.com
With assistance from:
Baker & Associates Engineering , Inc.
3561 E. Sunrise Dr. 225
Tucson AZ 85718
Telephone: (520) 318-1930
Email: Mike@baetucson.com
August 2021
REVIEWED FOR CODECOMPLIANCE
10/29/2021 - cbilow
No. PCZ2101-001 Approved
Rezone
Accepted: 08/17/2021
Ord. No.: 2021.016
ov Pltyl IIIA 01110111 IIIA 10110111011111111IR IIII IIllGABRIELLACP,ZARES-KELLY, RECORDER
Recorded By: LW
DEPUTY RECORDER SEQUENCE: 20212320150
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TOWN OF MARANA 42IZO t' 10: 05: 50
PICKUP
MARANA ORDINANCE NO. 2021.016
RELATING TO DEVELOPMENT; APPROVING A REZONING OF APPROXIMATELY
49 ACRES OF LAND LOCATED APPROXIMATELY ONE-QUARTER MILE SOUTH OF
INA ROAD, WEST OF SILVERBELL ROAD, FROM R-16 (RESIDENTIAL) TO R-6
RESIDENTIAL)
WHEREAS C & C Construction Co., Inc., (the "Property Owner") owns 49 acres
of land located approximately one-quarter mile south of Ina Road,west of Silverbell Road
within Section 2, Township 13 South, and Range 12 East, described on Exhibit "E"
attached to and incorporated in this ordinance by this reference (the "Rezoning Area");
and
WHEREAS the Property Owner has authorized The Planning Center to submit an
application to rezone the Rezoning Area from R-16 (Residential) to R-6 (Residential); and
WHEREAS the Marana Planning Commission held a public hearing on this
Rezoning on July 28, 2021, and voted five to zero (with two Commissioners absent) to
recommend that the Town Council approve this Rezoning, subject to the recommended
conditions; and
WHEREAS the Marana Mayor and Town Council held a public hearing on August
17, 2021 and determined that the application for rezoning should be approved; and
NOW,THEREFORE,BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The zoning of the Rezoning Area is hereby changed from R-16
Residential) to R-6 (Residential).
Section 2. This Rezoning is subject to the following conditions, the violation of
which shall be treated in the same manner as a violation of the Town of Marana Land
Development Code (but which shall not cause a reversion of this Rezoning), and which
shall be binding on the Property Owner and their successors in interest (all of whom are
collectively included in the term"Property Owners" in the following conditions):
1. Compliance with all applicable provisions of the Town's Codes and Ordinances
current at the time of any subsequent development including, but not limited to,
requirements for public improvements and payment of application fees and
applicable development impact fees.
2. Any preliminary plat or development plan for any portion of the Rezoning Area
shall be in substantial conformance with the tentative development plan (shown
Ordinance No.2021.016 1 -8/16/2021 2:33 PM[CLR]
Silverbell Ridge Rezone P a g e | iii
TABLE OF CONTENTS
INTRODUCTION .................................................................................................1
I. DEVELOPMENT CAPABILITY REPORT ...........................................................4
A. Location & Land Use ....................................................................................................... 5
B. Information on Properties within a Quarter Mile ......................................................... 8
1. Existing Zoning ............................................................................................................ 8
2. General Plan Land Use ............................................................................................. 8
3. Surrounding Land Use ............................................................................................... 8
4. Number of stories for existing structures ................................................................. 8
5. Pending and Conditional Rezoning Cases.......................................................... 12
6. Subdivisions & Development Plans ....................................................................... 12
7. Adjacent Architecture............................................................................................ 14
C. Wells................................................................................................................................. 14
D. Topography & Slope ..................................................................................................... 16
E. Hydrology ....................................................................................................................... 18
F. Vegetation ..................................................................................................................... 20
1. Vegetative Communities and Associations On-Site .......................................... 20
2. Significant Cacti and Groups of Trees & Federally Listed Threatened or
Endangered Species .............................................................................................. 20
3. Vegetative Densities by Percentage of Plant Cover ......................................... 21
G. Wildlife ............................................................................................................................. 26
1. Letter from Habitat Specialist ................................................................................ 26
2. AGFD Wildlife Concerns ......................................................................................... 27
3. Wildlife Crossings...................................................................................................... 27
H. Soils .................................................................................................................................. 28
I. Viewsheds....................................................................................................................... 29
J. Traffic ............................................................................................................................... 33
K. Bicycle, Recreation & Trails .......................................................................................... 35
L. Cultural, Archaeological & Historic Resources.......................................................... 37
M. Existing Infrastructure & Public Facilities ..................................................................... 37
1. Police......................................................................................................................... 37
2. Fire ............................................................................................................................. 37
3. Schools ...................................................................................................................... 37
4. Library ........................................................................................................................ 37
Silverbell Ridge Rezone P a g e | iv
5. Water......................................................................................................................... 37
6. Natural Gas .............................................................................................................. 37
7. Electricity................................................................................................................... 37
8. Wastewater .............................................................................................................. 39
N. Composite Constraints (McHarg) Map ...................................................................... 40
II. PROPOSED LAND USE PLAN ..................................................................... 42
A. Narrative ......................................................................................................................... 43
B. Relationship to M arana General and Strategic Plan............................................... 43
C. Compatibility with Adjoining Properties ..................................................................... 44
D. Tentative Development Plan ....................................................................................... 45
E. Proposed Topography .................................................................................................. 48
F. Proposed Hydrology ..................................................................................................... 50
1. Drainage Concept.................................................................................................. 50
2. Conformance with Current Policies...................................................................... 51
3. Disturbance .............................................................................................................. 51
4. Erosion Protection .................................................................................................... 51
5. Effect on Off -site Properties ................................................................................... 51
G. Vegetation ..................................................................................................................... 53
H. Wildlife ............................................................................................................................. 53
I. Viewsheds....................................................................................................................... 53
J. Traffic ............................................................................................................................... 53
K. Public Utilities .................................................................................................................. 54
L. Public Service Impacts ................................................................................................. 59
M. Recreation & Trails ......................................................................................................... 60
N. Cultural, Archaeological & Historic Resources.......................................................... 60
APPENDICES .................................................................................................... 61
A. Ordinance 2015.003 ...................................................................................................... 62
B. AGFD Heritage Data Management System Environmental Report ...................... 70
LIST OF EXHIBITS
Exhibit I.A.1: Regional Location .................................................................................................. 5
Exhibit I.A.2: Location ................................................................................................................... 6
Exhibit I.A.3: On-site Land Use ..................................................................................................... 7
Silverbell Ridge Rezone P a g e | v
Exhibit I.B.1: Existing Zoning .......................................................................................................... 9
Exhibit I.B.2: General Plan Land Use ......................................................................................... 10
Exhibit I.B.3: Existing Land Use.................................................................................................... 11
Exhibit I.B.4: Development ......................................................................................................... 13
Exhibit I.C.1: Wells........................................................................................................................ 15
Exhibit I.D.1: Topography & Slope ............................................................................................ 17
Exhibit I.E: Existing Drainage ...................................................................................................... 19
Exhibit I.F.1: Vegetation.............................................................................................................. 21
Exhibit I.F.2: Site Resource Inventory......................................................................................... 22
Exhibit I.F.2: Site Resource Inventory (continued) .................................................................. 23
Exhibit I.F.2: Site Resource Inventory (continued) .................................................................. 24
Exhibit I.F.2: Site Resource Inventory (continued) .................................................................. 25
Exhibit I.H.1: Soils .......................................................................................................................... 28
Exhibit I.I.1: Visibility ..................................................................................................................... 29
Exhibit I.I.2: Viewsheds ................................................................................................................ 30
Exhibit I.I.2: Viewsheds (continued) .......................................................................................... 32
Exhibit I.J.1: Traffic ....................................................................................................................... 34
Exhibit I.K.1: Bicycle, Recreation & Trails .................................................................................. 36
Exhibit I.M.1: Wastewater ........................................................................................................... 39
Exhibit I.N.1: McHarg Map ......................................................................................................... 41
Exhibit II.D.1: Conceptual Land Use Plan ................................................................................ 46
Exhibit II.D.2: Natural Undisturbed Open Space..................................................................... 47
Exhibit II.E.1: Conceptual Grading ........................................................................................... 49
Exhibit II.F.1: Conceptual Hydrology ........................................................................................ 52
Exhibit II.K.1: Sewer Capacity Letter ......................................................................................... 55
Exhibit II.K.2: Will Serve Letters.................................................................................................... 56
Exhibit II.K.2: Will Serve Letters (cont.)....................................................................................... 57
Exhibit II.K.2: Will Serve Letters (cont.)....................................................................................... 58
Silverbell Ridge Rezone P a g e | 1
INTRODUCTION
This Development Capability Report is prepared in conformance with the Town of
Marana Rezoning Code and Checklist. It summarizes the results of a recently
completed inventory and analysis study , and was compiled utilizing topographic
and hydrologic analyses, responses from the appropriate governmental
agencies, background data , and information gained from visiting the site. The
purpose of this study was to establish and manifest all of the factors that directly
or indirectly influence a rezoning decision fo r the subject property located
approximately 800 feet south of the southwest corner of N. Silverbell Road and W.
Ina Road, Marana, Arizona. More specifically, the site borders Silverbell Road to
the east, vacant land to the north, and existing homes to the south and west.
Rezoning from R -16 to R-6 (residential zone) is requested for development on site.
Silverbell Ridge rezoning and subsequent plat shall be in substantial conformance
with the conditional requirements of Marana Ordinance No. 2002.19 as adop ted
by the Town of Marana Mayor and Council on September 17, 2002 and amended
by Ordinance No. 2015.003 on January 20, 2015 , and a future ordinance
associated with this request. The Tentative Development Plan contained herein
responds to the site’s opportu nities, constraints, and prior rezoning history while
conveying sound engineering and planning principles.
Background
This once 58.78-acre property was rezoned for the University of Arizona
Foundation in 2002 from R -144 to R-16 per Marana Ordinance No. 2002.19. Since
the pygmy -owl was listed as an endangered species at the time, the property
was limited to forty -one lots and a maximum site disturbance of thirty percent
(30%). It was subsequently platted and subdivided in 2006 for forty -one lots per
the Ina & Silverbell Final Plat (Book 61, Page 20 , Sequence 20060910729 ). As part
of this plat, 2.34 acres were dedicated to the Silverbell Road right -of-way and 7.44
acres were dedicated to the Town of Marana , reducing the property acreage to
49 acres. Unfortunately, even at the height of the housing boom, efforts to sell the
property to a homebuilder failed, and the property remained vacant. Lots were
too big and costly to develop for production homebuilders. Custom builders also
passed on the project due to high development costs relative to prices they could
demand.
Given this feedback, in 2015, the owner modified the 2002 rezoning conditions to
increase the maximum number of residential lots from forty -one to fifty-six and
total site disturbance from 30% to 37% (no more than 948,000 square feet of
disturbance per Ordinance No. 2015.003). Each lot was to be graded individually
Silverbell Ridge Rezone P a g e | 2
rather than mass graded, with a disturbance envelope of ten thousand square
feet per lot. However, after several yea rs of negotiating with potential builders to
construct the fifty -six-lot plan, it was determined that the amount of cut and fill
combined with retaining and drainage infrastructure needed per that plan was
cost-prohibitive, and again the development of the site stalled. A copy of
Ordinance No . 2015.003 is included for reference in this document’s appendices.
In 2018, the property was resubdivided via the Final Block Plat for Silverbell Ridge
Estates (Sequence 20182500098). The Final Block Plat supersede s and erases the
previous plat. However, it excluded the 7.44-acre parcel (APN: 214 -04-1150)
covering the two washes that was dedicated to the Town of Marana in 2006.
2021 Proposal
Like the 2015 plan, the current plan restricts access to the south and west, re stricts
two -story homes except along Silverbell Road, and limits the maximum height of
one-story homes to twenty feet. Protections for the two wildlife corridors will also
be maintained, including the minimum two -hundred-foot corridor width (now
wider in some places), the owner’s commitment to establishing an open space
covenant or conservation easement, and the removal of invasive plant species.
As shown in the Tentative Development Plan, although the new plan proposes
fifty-seven homes on smaller lots instead of fifty -six homes, several differences
make this proposal an improvement over the last approved plan. Given that
wildlife connectivity was a central focus in 2015, we have reduced the overall site
disturbance to less than 30% of the original property acreage of 58.78 acres to
honor the 70% open space commitment from 2002. An access point on Silverbell
Road has also been eliminated due to its proximity to the southern wildlife corridor.
Additional improvements over the last approved plan, include:
• Larger open space buffers
• Less hillside disturbance and cut/fill
• Fewer homes along the washes
• Fewer homes on the north part of the property (nine down from eleven)
• Removal of private residential lots abutting the south and west
boundaries
There was con cern expressed in 2015 about lots extending to the property
boundary on the previous plan, despite this area’s designation as undisturbed
open space on those lots. Concern was expressed that future homeowners would
not honor the grading restrictions on their lots. This new plan provides a continuous
border of commonly owned natural open space controlled by the future
Silverbell Ridge Rezone P a g e | 3
homeowner’s association, providing greater assurance that no disturbance will
happen adjacent to the south and west boundaries.
In addition to addressing neighbor’s concerns, the current plan also supports the
goals and policies outlined in Make Marana 2040 and the Marana Strategic Plan.
The development increases housing inventory in a desirable location while
respecting wildlife and preserving habitat. The 57 homes proposed on the 49-acre
property result in a density of 1.16 residences per acre (RAC), which is consistent
with the existing Low Density Residential general plan land use designation. The
development also builds upon existing transportation and utility infrastructure
making effective use of existing capacity . The additional homes will support
anticipated commercial growth in the area. All of these elements combine to
create a community that is sensitive to the site and its surroundings.
Silverbell Ridge Rezone P a g e | 4
I. DEVELOPMENT CAPABILITY REPORT
SILVERBELL RIDGE
I. Development Capability Report
Silverbell Ridge Rezone P a g e | 5
DEVELOPMENT CAPABILITY REPORT
A. Location & Land Use
The property is approximately 49 acres and is located in southern Marana on
Silverbell Road south of Ina Road ; see the regional location exhibit below. It is
made up of three parcels, Assessor ’s Parcel Numbers (APN): 214 -04-1170, 214-04-
1180 and 214 -04-1190. The Marana Town Limits run along the south and west
property boundar ies as shown in Exhibit I.A.2: Location. Though the property was
subdivided multiple times, it is currently vacant. The Ina & Silverbell P lat (Book 61,
Page 20, Sequence Number 20060910729) dedicated one approximately 7.44-
acre parcel (APN 214-04-1150) covering two wash es to the Town of Marana which
are not a part of this rezoning . Additionally, 2.34 acres of right-of-way were
dedicated for the widening of Silverbell Road, which is why the property is now
only 49 acres. See Exhibit I.A.3: On-site Land Use.
Exhibit I.A.1: Regional Location
Silverbell Ridge Rezone P a g e | 6
Exhibit I.A.2: Location
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 7
Exhibit I.A.3: On-site Land Use
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 8
B. Information on Properties within a Quarter Mile
1. Existing Zoning
Silverbell Ridge is currently zoned R -16 with the surrounding zoning within ¼-
mile divided between the Town of Marana and Pima County as listed in Table
I.B.
2. General Plan Land Use
Surrounding Town of Marana General Plan designations and Pima County
Comprehensive Plan designations within ¼-mile are listed in Table I.B.
3. Surrounding Land Use
Silverbell Ridge is generally surrounded by low density residential housing to the
south and west and mostly vacant land to the north and east. The only
development north of the property is a Circle K convenience store and gas
station located on the southeast corner of Silverbell Road and Ina Road. The
vacant property east of Silverbell Road is designated as a cultural resource
parcel and has been committed to conservation per the Pima County
Multispecies Conservation Plan.
4. Number of stories for existing structures
Surrounding structures heights are listed in Table I.B.
Table I.B: Surrounding Zoning, General Plan Designations, Land Use, & Height
North East South West
Zone
(Jurisdiction)
R-144 (Marana)
VC (Marana)
F (Marana)
R-36 (Marana) SR
(Pima County)
CR-1
(Pima County)
General Plan
Designation
Commercial, Master
Planned Area, &
Traditional
Neighborhood
Low Density
Residential,
Open Space, &
Employment
Low Intensity
Urban-0.3
(Pima County)
Low Intensity
Urban-0.3
(Pima County)
Land Use
(Existing)
Vacant,
Commercial Vacant Single Family
Residential
Single Family
Residential
Building Height 1-story N/A 1- & 2-Story 1-story
Silverbell Ridge Rezone P a g e | 9
Exhibit I.B.1: Existing Zoning
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 10
Exhibit I.B.2: General Plan Land Use
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 11
Exhibit I.B.3: Existing Land Use
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 12
5. Pending and Conditional Rezoning Cases
No pending or conditional rezoning cases are present within one -quarter mile
of the property.
6. Subdivisions & Development Plans
As shown in Exhibit I.B.6, several subdivisions and two development plans are
located near the property. The property itself was subdivided into the Ina &
Silverbell (1-41) Subdivision in 2005. In 2018, the property was resubdivided per
the Final Block Plat for Silverbell Ridge Estates recorded at Sequence No.
20182500098, replacing the former Ina & Silverbell subdivision plat. A Circle K
gas station and convenience store located on the southeast corner of Ina
Road and Silverbell was recently developed with an approved development
plan in 2016. The Casa del Norte Development Plan, which proposed
commercial development at the southwest corner of Silverbell Road and Ina
Road, was approved in June of 1986. The property remains undeveloped to
this day.
Table I.B.6.a: Surrounding Subdivisions
Map Id Subdivision Name Book/Page Jurisdiction Sequence Number
1 Silverbell West R-10 (1-42) Marana 20140800103
2 Silverbell West R-10 Marana 20130740060
3 Bridlewood West (1-41) 20048 Pima County
4 Bridlewood West (42-102) 31075 Pima County
5 Ina & Silverbell (1-41) 61020 Marana 20060910729
6 Casas Arroyo (1-20) 33064 Pima County
7 Silverbell Ridge Estates
Final Block Plat Marana 20182500098
Table I.B.6.b: Surrounding Development Plans
Map Id Name Jurisdiction Project Number Approved Date
A Casa del Norte Marana CO1286025 June 11, 1986
B Circle K SEC Ina & Silverbell Marana DPR1611-001 November 7, 2016
Silverbell Ridge Rezone P a g e | 13
Exhibit I.B.6: Development
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 14
7. Adjacent Architecture
Adjacent development consists of single-family homes on larger lots to the
south and west. Architectural styles of these homes are typical of the
Southwest, consisting mainly of one- and two -story ranch, Pueblo or Santa Fe
style architecture.
C. Wells
No wells are present on -site. However, a well does exist just outside of the
southwest corner of the property. The Arizona Department of Water Resources
(ADWR) well registry nu mber for this well is 804001. See Exhibit I.C.1: Wells.
Silverbell Ridge Rezone P a g e | 15
Exhibit I.C.1: Wells
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 16
D. Topography & Slope
1. Topographic Characteristics:
Existing topography at one-foot contour intervals is shown in Exhibit I.D.1.
a. Hillside Conservation Areas:
There are no Hillside Conservation Areas within the site boundary
b. Rock Outcrops:
There are no rock outcrops within the site boundary
c. Slopes of 15% or greater:
Areas with slopes 15% or greater are illustrated upon Exhibit I.D.1:
Topography & Slope.
d. Other Significant Topographic Features:
There are no other significant topographic features within the site
boundary .
2. Pre-development Cross-slope:
The contour interval used for the calculation of the average cross -slope
is one (1) foot. The formula used to derive the average cross -slope is:
Average Cross-slope = I x L x 0.0023
A
Where: I = contour interval (1 ft)
L = total length of contour (278,990 ft)
0.0023 = conversion of “square feet” into acres x 100 ft
A = total site area in acres (49 ac)
Average Cross Slope = 13.1%.
Silverbell Ridge Rezone P a g e | 17
Exhibit I.D.1: Topography & Slope
Martingale L ane Waycross Road
Silverbell Ridge Rezone P a g e | 18
E. Hydrology
The project site, and all off-site upstream watersheds, generally drain from the
south to the northwest, predominately conveyed via two unnamed washes.
Stormwater runoff exiting the site currently crosses Silverbell Road through sheet
flow and roadway depressions to existing natural channels which convey the
runoff approximately 800 feet northeast to the Santa Cruz River.
The project site is located within the Town of Marana , and it has been determined
that the parcel lies within the Tucson Mountain Management Area . A s such, it has
been designated by Pima County as being a “balanced basin”. This designation
requires that post-development discharge be reduced to, or less than, pre -
development values.
The existing 100-year storm event hydrology presented herein was obtained from
the Revised Drainage Report prepared by The WLB Group. No. 102070 -A-001-
0400, dated May 7, 2004. Said report was reviewed and generally accepted for
use as part of this Development Capability Report.
The southeast wash that traverses the project site falls within a special hazard area
designated Zone A as determined by FIRM Panel 04019C1605K.
The remainder of the site has been determined to be in an unshaded Zone X ,
indicating the area is outside the 500 -year floodplain.
Silverbell Ridge Rezone P a g e | 19
Exhibit I.E: Existing Drainage
Martingale Lane Waycross Road
Silverbell Ridge Rezone P a g e | 20
F. Vegetation
1. Vegetative Communities and Associations On -Site
Vegetation on -site and in the surrounding area is typical Sonoran Desert scrub,
predominantly foothills palo verde, creosote, and saguaro . This vegetation
cover is consistent across the entire site except for a strip of riparian vegetation
associated with Animal Wash in the property’s southeastern portion . The
property occurs within the Arizona Upland subdivision of the Sonoran Desert
Scrub biotic community (Brown and Lowe 1980) and the existing on -site
vegetation is categorized as Palo Verde-Mixed Cacti except for the unnamed
wash and Animal Wash.
Site visits conducted in the Fall of 2020 revealed the site’s vegetation is
distinctly different north and south of the WAPA transmission lines. Generally,
north of the WAPA lines and in the lower lying portions of the property , there is
little vegetation except for perennials and creo sote with a small number of
saguaros in a state of decline. South of the WAPA lines and in the upper
elevations of the property , there is a very large population of saguaro in various
states of growth. This area is also where the vast majority of palo verde and
mesquite trees can be found as well as a greater diversity of understory shrubs
and cacti.
Table I.F.1: On-site Vegetation
Common Name Scientific Name
Foothills Palo Verde Parkinsonia micro phylla
Mesquite Prosopis velutina
Saguaro Carnegiea gigantea
Creosote Larrea tridentata
Barrel Cactus Ferocactus wislizeni
Cholla Cacti (various) Cylindropuntia species
2. Significant Cacti and Groups of Trees & Federally Listed Threatened or
Endangered Species
The Saguaro population appears to be healthy and shows all aspects of
growth and regeneration from young cacti under one foot in height to fully
mature saguaro more than twenty feet in height. Most saguaro are located
south of the WAPA lines and significan t specimen have been identified on the
Site Resource Inventory.
Silverbell Ridge Rezone P a g e | 21
The U.S. Fish and Wildlife Service (USFWS) identifies six plant species in Pima
County that have protection under the Endangered Species Act (ESA), none
of which are expected to occur on the property.
3. Vegetative Densities by Percentage of Plant Cover
Pima County GIS (2016) categorizes the upland, Palo Verde – Mixed Cactus
vegetation on the property , which accounts for approximately 39.2 acres, as
medium density .
Exhibit I.F.1: Vegetation
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 22
Exhibit I.F.2: Site Resource Inventory
MARTINGALE LANE
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Exhibit I.F.2: Site Resource Inventory (continued)
MARTINGALE
LANE
Silverbell Ridge Rezone P a g e | 24
Exhibit I.F.2: Site Resource Inventory (continued)
Silverbell Ridge Rezone P a g e | 25
Exhibit I.F.2: Site Resource Inventory (continued)
Silverbell Ridge Rezone P a g e | 26
G. Wildlife
1. Letter from Habitat Specialist
In support of this analysis, the Arizona Game and Fish Department (AGFD)
Heritage Data Management System (HDMS) was accessed via their On -line
Environmental Review Tool to locate records of habitat and species
occurrence within three miles of the property. The entire HDMS review
document is submitted in Appendix B of this document.
i. Presence of any Threatened or Endangered Species
The Cactus Ferruginous Pygmy -owl (Glaucidium brasilianum cactorum)
has been identified by the HDMS as occurring within three miles of the
project site. The owl carries a SC (species of concern) desig nation by the
US Fish and Wildlife Service and is listed as a sensitive species (S) by the
US Forest Service (USFS) and the Bureau of Land Management (BLM).
The Arizona Ridge-nosed Rattlesnake (Crotalus willardi willardi) is listed
as a sensitive (S) species by the USFS and has been documented within
three miles of the project site.
The Fulvous Whistling -Duck (Dendrocygna bicolor) has been identified
by the HDMS as occurring within three miles of the project site. The duck
carries a SC (species of concer n) designation by the US Fish and Wildlife
Service.
The Cave Myotis (Myotis Velifer) has been identified by the HDMS as
occurring within three miles of the project site. The cave myotis carries a
SC (species of concern) designation by the US Fish and Wil dlife Service
and is listed as a sensitive (S) species by the BLM.
The Desert Mud Turtle (Kinosternon sonoriense sonoriense) has been
identified by the HDMS as occurring within three miles of the project site.
The turtle is listed as a sensitive species (S) by the BLM.
The stag-horn Cholla (Opuntia Versicolor) has been identified by the
HDMS as occurring within three miles of the project site. The stag -horn
cholla is designated as SR (salvage restricted) by the Arizona
Department of Agriculture Protected Plants.
Other species occurring within three miles of the site include the Brazilian
Free-tailed Bat, Desert Box Turtle, California Leaf -nosed Bat, Sonoran
Desert Tortoise, and Gila monster. These species carry varying degrees
of protection and are further described in the HDMS review tool
included in the appendix.
Silverbell Ridge Rezone P a g e | 27
ii. High densities of given species population
As indicated by the HDMS review, there are no high densities of a given
species located within the boundaries of the proposed site.
iii. Aquatic or riparian ecosystems
There is Pima County Important Riparian Area (IRA) located along the
Animal Wash that traverses the property.
iv. Wildlife corridors
The property has been identified by the HDMS as being within three miles
of the Saguaro National Park (West) and the Santa Cruz River Wildlife
Movement Area.
2. AGFD Wildlife Concerns
The proposed development will con sider specific recommendations
presented by AGFD regarding the design of the project as a means of
maintaining wildlife connectivity and minimizing adverse impacts to wildlife.
3. Wildlife Crossings
Aside from the aforementioned wildlife crossings, there are no other crossings
in the general project vicinity.
Silverbell Ridge Rezone P a g e | 28
H. Soils
The soil on the property consists mainly of the Pinaleño -Nickel-Palos Verdes soil
series. This well-drained, gravelly sandy soil is typical of the Tucson Mountain
foothills. A strip of Tanque-Riveroad-Arizo -Riggs soil type crosses the southeastern
portion of the property. This soil is associated with the Animal Wash that traverses
the property.
Exhibit I.H.1: Soils
Martingale Ln Waycross Rd
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I. Viewsheds
The subject property sits east of the Tucson Mountains. The sloping terrain creates
a good vantage point to see the Tucson Metro area and surrounding mountains.
Views from the site are predominantly to the east and northeast. These include
views across Tucson to the Catalina and Rincon Mountains. Ridges and other
terrain on the western and southern portion of the property generally block views
in these directions. See Exhibit I.I.2 : Viewsheds.
The property is most visible from Silverbell Road . Neighboring properties to the west
are approximately twenty to thirty feet higher in elevation than the nearest
developable portions of the property resulting in views over and across the site.
Neighboring properties along the south boundary are slightly higher in elev ation,
except for those closer to Silverbell, which sit slightly lower.
Exhibit I.I.1: Visibility
Martingale Ln Waycross Rd
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Exhibit I.I.2: Viewsheds
1: View from northeast property corner looking north 3: View from northeast property corner looking south 5: View from the center of the property looking north
2: View from northeast property corner looking east 4: View from northeast property corner looking west 6: View from the center of the property looking east
Silverbell Ridge Rezone P a g e | 31
7: View from the center of the property looking south 9: View from southwest property corner looking north 11: View from southwest property corner looking south
8: View from the center of the property looking west 10: View from southwest property corner looking east 12: View from southwest property corner looking west
Silverbell Ridge Rezone P a g e | 32
13: View from southeast property corner looking north 15: View from southeast property corner looking south
14: View from southeast property corner looking east 16: View from southeast property corner looking west
Martingale Ln Waycross Rd
Silverbell Ridge Rezone P a g e | 33
J. Traffic
The property fronts onto Silverbell Road, a two -lane arterial, along the eastern
property boundary . Silverbell Road intersects with Ina Road, a four -lane arterial,
approximately one-quarter mile to the north , and is the only key intersection that
will be impacted. Silverbell Road is a bike route on the Tucson Metro Bike Map
and has striped bike lanes north of Ina and striped shoulders south of
Sunset. However, neither will exist along the project frontage until Silverbell Road
is widened. The Loop multi-use trail is also located within one mile of the property
and is accessible along the Santa Cruz River approximately one-half mile from the
project. The Belmont Bike trail is located southwest of the project and is
designated as a mountain bike trail. See Exhibit I.J.1: Traffic.
The table below describes the arterial streets within one mile of the property. See
also Exhibit I.J.1: Traffic.
Table I.J.1: Arterial Streets within One Mile
Silverbell Road Silverbell Road Ina Road Ina Road
Road Segment
(from/to)
Panorama
Drive – Ina
Road
Ina Road -
Cortaro Road
Interstate 10 –
Silverbell Road
Silverbell Road –
Cortaro Road
Existing R.O.W (feet) 60-100 150-200 150-275 60-150
R.O.W Conformance
to Marana Minimum
Requirements
Yes Yes Yes Yes
Ownership Pima County/
Marana Marana Marana Pima County/
Marana
Continuous/Jogged
R.O.W. Jogged Continuous Jogged Jogged
Number of Lanes
(capacity)
2
(15,930)
4
(35,820)
4
(35,820)
2
(15,930)
Speed Limit
(miles per hour) 45 45 45 45
ADT (source/year)
7,537*
(PAG, 2019)
*count is from
Ina Road to
Camino Del
Cerro
11,461
(PAG, 2019)
13,266
(PAG, 2019)
4,049*
(PAG, 2019)
*count is from
Silverbell Road
to Wade Road
Surface Condition Paved Paved Paved Paved
Sources: PimaMaps, Pima County Geographic Information Systems, 2020;
Road Network Proposed Major Routes 2010 Marana General Plan, 2016;
Pima Association of Governments, 2019
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Exhibit I.J.1: Traffic
Martingale Ln Waycross Rd
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K. Bicycle, Recreation & Trails
Recreation areas within one mile of the property are primarily associated with
Saguaro National Park to the west and the Santa Cruz River to the east. Existing
trails generally correspond with these recreation areas. Existing bicycle
infrastructure along Silverbell Road and Ina Road connect s the site to the
recreation facilities along the Santa Cruz River. The Santa Cruz River Park (i.e., The
Loop) runs along the eastern bank of the Santa Cruz River south of Ina Road and
the western bank north of Ina Road.
Crossroads at Silverbell District Park, an approximate forty -eight-acre park, is a
major recreational resource. The District Park is located on Silverbell Road
approximately three-quarters of a mile north of the property. Recreational
amenities here include soccer, baseball and softball fields; playgrounds; a splash
pad; athletic courts; and a dog park.
The Tucson Mountain District of the Saguaro National Park is located south west of
the property. Trails in this portion of the National P ark are limited to pedestrian,
equestrian and bicycle uses. See Exhibit I.K.1: Bicycle, Recreation & Trails.
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Exhibit I.K.1: Bicycle, Recreation & Trails
Martingale Ln Waycross Rd
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L. Cultural, Archaeological & Historic Resources
Submitted under separate cover .
M. Existing Infrastructure & Public Facilities
1. Police
The property is located within Marana’s town limits and will be served by the
Marana Police Department. The nearest station is located at the Marana
Municipal Complex approximately seventeen miles north of the property.
2. Fire
Fire protection is provided by Northwest Fire. The nearest fire station is
Northwest Fire Station 34 located on Wade Road west of Silverbell Road,
approximately two miles north of the property.
3. Schools
The property is located within the Marana Unified School District. Coyote Trail
Elementary School on Silverbell Road north of Cortaro Road is the nearest
public school. Two charter schools are located within one mile of the property.
The Leman Academy of E xcellence is on Silverbell Road next to Crossroad s at
Silverbell District Park. Pima Vocational High School’s Ina Campus is located on
Ina Road between Interstate 10 and the Santa Cruz River .
4. Library
Pima County’s Wheeler Taft Abbett, Senior Library is lo cated at Crossroads at
Silverbell District Park.
5. Water
Tucson Water will provide service to the property. A Tucson Water meter has
already been installed on each of the three parcels.
6. Natural Gas
Southwest Gas provides natural gas service to the proper ty.
7. Electricity
Tucson Electric Power (TEP) is the electricity service provider to the property.
Additionally, an electrical transmission line runs through the middle of the
property within a one-hundred-twenty -foot dedicated TEP / Western Area
Power Administration (WAPA) easement shown in Exhibit I.N.1: McHarg
Composite Map. Development is allowed near the transmission line, but no
Silverbell Ridge Rezone P a g e | 38
structures may be located within the 120 -foot easement. The following aerial
images shows the WAPA line.
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8. Wastewater
A potential connection to public wastewater infrastructure exists at a manhole
located on Silverbell Road approximately nine hundred feet north of the
property . The manhole, identification number 3271 -08, connects to an eight-
inch PVC line running north along the west side of Silverbell Road. Pima County
Regional Wastewater Reclamation Depa rtment has indicated capacity if
available to accommodate the proposed development.
Exhibit I.M.8: Wastewater
Waycross Rd
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N. Composite Constraints (McHarg) Map
The following map combines individual elements detailed in prior sections to
illustrate existing on-site constraints. The purpose of the McHarg Composite Map
is to highlight areas that are available for development. As shown, most
constraints are associated with the two was hes owned by the Town except for
the steep slopes, inventoried significant vegetation, and electrical easement.
Refer to Section II . Proposed Land Use Plan for more information on how the
Tentative Development Plan (TDP) responds to the site’s physical con straints.
Silverbell Ridge Rezone P a g e | 41
Exhibit I.N.1: McHarg Composite Map
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II. PROPOSED LAND USE PLAN SILVERBELL RIDGE
II. Proposed Land Use Plan
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PROPOSED LAND USE PLAN
A. Narrative
The conceptual land use plan proposes rezoning an approximately forty -nine-
acre property in south Marana from R -16 to R-6 for the purpose of developing a
single-family residential subdivision. The site’s natural setting combined with its
proximity to existing infrastructure and amenities make it an ideal location to build
homes. Current demand for quality housing coupled with recently completed
improvements to Ina Road have positioned the property to realize its long -
envisioned potential. Prior attempts to develop the property never came to
fruition as construction costs in each of the previous cases prevented the
development from moving forward.
Effects on neighboring properties, wildlife, and vegetation are key consideration s
in this revised conceptual land use plan. This plan concentrates homes on the
more constructible areas of the property with adequate separation from
neighbors. Much of the site is set aside for open space, preserving wide swaths of
undisturbed land for wildlife to traverse the site, and protecting existing habitat.
The Silverbell Ridge Conceptual Land Use plan thoughtfully balances wildlife
needs and minimizes impact on neighbors while focusing on a constructible
design. This approach ensures Silverbell Ridge will fit seamlessly into t he existing
natural and built environments, further enhancing Mar ana’s community
character.
B. Relationship to Marana General and Strategic Plan
The proposed land use plan supports the goals and policies of the Make Marana
2040 General Plan by:
• Locating development adjacent to existing transp ortation and utility
infrastructure (Policies BE 15 -1, BE 18 -3 & 18-5, BE 21-1 & 21-3)
o The subject property fronts on Silverbell Road to the east and is
located approximately one thousand feet south of Ina Road. These
two major roads provide convenient vehicular and utility access to
the site. Residential streets connect directly to Silverbell Road.
• Adding desirable homes to the existing housing stock (Policies BE 27-2, BE
28-1)
o The land use plan proposes the development of fifty-seven homes
clustered in the eastern portion of the site.
• Incorporating open space and recreation amenities within the
development (Policy PC 24-2)
Silverbell Ridge Rezone P a g e | 44
o Silverbell Ridge proposes over 7066% undisturbed open space in
addition to recreation areas.
• Developing a compact subdivision that is sensitive to the natural
surroundings (Policies BE 12 -1 & 12-3, RS 1-1, RS 11-6, RS 13-2)
o Habitat preservation and wildlife connectivity are emphasized in t his
proposal that provides greater sensitivity to neighboring properties
and the steep slopes and washes on -site.
• Limiting impact on the environment through use of native vegetation,
water conservation and Low Impact Development strategies (Policies RS 4 -
6, RS 7-1 & 7-5)
o Landscaping will consist of low water use, drought-tolerant trees and
plants and as many transplanted saguaros as possible.
C. Compatibility with Adjoining Properties
The property is surrounded by single-family residential development to the south
and west, and vacant land to the north and east. The proposed development
complements adjacent properties by continuing development of single -family
homes with respect to the desert setting.
The Bridlewood West Subdivision to the west consists of single-family homes on
approximately one-acre lots. Homes to the south are situated on unsubdivided
parcels ranging in size from one to five acres. The nearest proposed home in
Silverbell Ridge will be at least 170 feet away from existing residences, or over
twice that distance in most cases. Traffic in the adjoining residential
neighborhoods will be unaffected by the proposed development. New streets
providing access to the proposed development will connect to Silverbell Road
and avoid connecting to the existing roads in these residential areas.
Properties to the north are currently vacant except for a Circle K convenience
store and gas station on the southeast corner of Silverbell Road and Ina Road. A
development plan for three parcels to the north was approved in 1986 , but no
development has occurred. Now that the Ina Road interchange at Interstate 10
is complete, existing and future commercial activity is likely to increase around
the Silverbell Road and Ina Road intersection. The addition of fifty -seven
residences will further support commercial activity at this intersection.
Pima County Flood Control owns the sixty-one-acre parcel across Silverbell Road
to the east. The parcel is set aside as an open space preserve subject to a
conservation easement. This property is on the Santa Cruz River’s western bank,
providing an open space connection to this significant watercourse.
Silverbell Ridge Rezone P a g e | 45
D. Tentative Development Plan
The Tentative Development Plan (TDP) depicts the development scenario for
Silverbell Ridge. The plan contemplates the development of fifty-seven single-
family homes clustered to complement the site’s natural character. Lots have
been located to maximize development efficiency while balancing on- and off-
site constraints. They have been placed to accommodate wildlife movement
and grading that minimizes cut and fill. The development is sensitive to adjoining
neighbors by providing substantial buffers to mitigate potential impacts. A
minimum 6-foot masonry wall will also be provided for the row of homes along the
south boundary. Single-story homes will be limited in height to 20 feet or less and
two -story homes are restricted to lots 1-17 as shown on the TDP.
Wildlife and vegetation considerations include the preservation of two 230-foot
minimum width wildlife corridors associated with existing washes to facilitate
wildlife movement across the site. Wildlife-friendly fencing will be installed in one
of two locations shown in Exhibit II.D.1: Tentative Development Plan to prevent
unauthorized ATV access through the Waycross neighborhood to the south.
Exhibit II.D.1 also shows the emergency access road will be constructed with a
stabilized non-asphalt surface and the roadway area adjacent to the Animal
Wash will be screened from wildlife’s view by a continuo us row of shrubs. Low
Impact Development (LID) techniques such as the proposed rock -lined channels
with sandy bottoms will be incorporated to accommodate drainage.
Seventy Sixty-six percent of the 49-acre property will be preserved as open space
under the control of a future homeowner’s association. The development will
make up the remaining thirty-four percent (or less) of the site to accommodate
homes, streets, and supporting elements. Recreational amenities will be
incorporated in the development area and connect to the open space network.
The subdivision’s thoughtful design creates an attractive community suited to its
surrounding s that will expand housing choice in this portion of southern Marana.
Silverbell Ridge Rezone P a g e | 46
Exhibit II.D.1: Tentative Development Plan
Silverbell Ridge Rezone P a g e | 47
Exhibit II.D.2: Natural Undisturbed Open Space
Silverbell Ridge Rezone P a g e | 48
E. Proposed Topography
The land use plan , as proposed, is designed to minimize disturbance to naturally
occurring slopes and drainage areas within the site boundary, restricting grading
to areas outside the previously established wildlife corridor, resulting in no
disturbance to the significant washes travers ing the site.
Silverbell Ridge Rezone P a g e | 49
Exhibit II.E.1: Conceptual Grading
Silverbell Ridge Rezone P a g e | 50
F. Proposed Hydrology
1. Drainage Concept
All 100-year storm event off-site upstream runoff will be conveyed through the
site via two natural washes or combined with developed flows and conveyed
through the development via proposed culvert and channel improvements.
At CP -A2.2., about 60-cfs natural drainage will be intercepted and conveyed
beneath Street-A via pipe culvert(s), discharging into a proposed rock -lined
channel to be constructed parallel to the east right-of-way of Street-A.
Similarly, about 14-cfs natural drainage, CP -B2.2, will be conveyed beneath
Street-A via pipe culvert and eventually enter the same rock -lined channel.
Approximately 17 -cfs developed runoff from Street-C, CP -2.2A, will be
discharged via sidewalk scupper into the natural drainage, eventually
entering the same rock-lined channel, CP -C2.2.
The combined flows will be conveyed below Street-A via pipe culverts(s)
discharged into a rock-lined channel, which in turn discharges into the westerly
wash, north of lot-55, at the existing point of discharge.
The combined 100-year flows, CP -2.2E, are estimated to total 91-cfs
comparable to the existing discharge estimated to be 94 -cfs.
At CP -A2.3, about 3 -cfs natural drainage will be intercepted via a channel
improvement between lots 43 & 44 and conveyed beneath Street -A via a pipe
culvert discharged into natural drainage.
At CP -B2.3, about 18 -cfs natural drainage is conveyed beneath Street-A via a
pipe culvert, discharging into a proposed rock -lined channel paralleling lots 2
through 7, discharging about 22 -cfs into the westerly wash, CP -C2.3.
Approximately 18-cfs of natural and developed runoff will be conveyed within
the Street-B street section to its intersection with Street-A, CP-D2.3. Here the
runoff combines with developed run o ff from Street-A and discharges about
30-cfs into a proposed rock-lined channel, CP -E2.3, to be constructed as part
of this project’s Silverbell Road improvements, discharge ultimately flowing
across Silverbell Road and into an existing natural drainage.
The combined 100-year flows, CP -C2.3 plus CP -E2.3 plus CP -F2.3 are estimated
to total 57-cfs comparable to the existing discharge, CP -2.3E, estimated to be
69-cfs.
Silverbell Ridge Rezone P a g e | 51
Approximately 19 -cfs developed runoff from Street-A, CP -A3.1, will be
discharged via sidewalk scupper into the natural drainage entering the
easterly wash at its existing point of discharge.
As presented with previous designs for the conveyance of storm waters
beneath Street-D, CP -2A, about 207 -cfs will be conveyed via six -barrel, 36-inch
pipe culverts.
As previously mentioned, the existing 100-year storm event hydrology
presented herein was obtained from the Revised Drainage Report prepared
by The WLB Group. No. 102070 -A-001-0400, dated May 7, 2004. Said report was
reviewed and generally accepted for use as part of this Site Analysis.
2. Conformance with Current Policies
The site is located within a balanced basin requiring post -developed flows
leaving the site be restricted to pre-developed levels. As presented in the 2004
drainage report, post-developed flows leaving the site were reduced below
pre-developed levels due to large variation between the time of
concentration for the off-site watershed and the on -site watershed. Post-
developed discharges presented above appear to support their findings. As
post-developed flows are comparable to pre-existing con ditions, stormwater
detention/retention is not warranted. These findings will be substantiated as
part of a new stormwater management report prepared in conjunction with
the future tentative plat.
3. Disturbance
As stated above, grading is restricted to area s outside the previously
established wildlife corridor. Therefore, encroachment into the 100 -year flood
limit of the significant washes is avoided.
4. Erosion Protection
All lots are outside the significant washes’ erosion hazard setback except for
lot 1 and lo t 49, which will need minimal erosion protection .
5. Effect on Off -site Properties
No adverse impacts to off-site land use, either upstream or downstream of the
proposed development, are foreseen due to this development.
Silverbell Ridge Rezone P a g e | 52
Exhibit II.F.1: Drainage Concept
Silverbell Ridge Rezone P a g e | 53
G. Vegetation
With at least seventy percenttwo-thirds of the 49-acre site set aside as open
space, much of the existing native vegetation will be preserve d. No disturbance
is allowed along the south and west property boundaries to buffer neighbors from
future development. Vegetation in distu rbed areas will be transplanted or
mitigated per Marana’s native plant protection requirements. The developer will
also work to remove invasive plant species currently on -site.
H. Wildlife
The subject property is located between the Tucson Mountains and the S anta
Cruz River, providing habitat connection s for various species. Maintaining this
wildlife connection is a key component of the proposed development. As such,
two preserved wildlife corridors are proposed to traverse the site along
corresponding washes. The larger of the two corridors, known as the Animal Wash,
is in the southeastern corner of the property. It is four hundred feet wide at the
narrowest portion. Development is proposed only on the w estern side of this
corridor, providing unfettered wildlife access across the entire eastern third of the
property. The second corridor is located farther west, between the two proposed
development areas. The minimum width of this corridor was increased from the
200-foot minimum in 2015 to a minimum of 230 feet. It is also significantly wider
south of the WAPA easement than it was in 2015 , further promoting wildlife
movement through the property . Each of these two corridors is located within the
open space set-aside area, ensuring con tinued wildlife passage in perpetuity. The
corridors will be subject to a conservation easement and protected with f encing
and flagging during construction .
I. Viewsheds
Due to the existing terrain, the western and southern portions of the property are
visible from adjacent properties. To mitigate potential impacts to these neighbors,
disturbance is prohibited within one hundred feet of the western boundary and
one hundred and twenty feet of the southern boundary. These limits provide a
visual buffer. When combined with the lots clustered even further away in most
cases, toward the center and east of the site, they minimize the impact on
surrounding viewsheds.
J. Traffic
See Traffic Impact Statement prepared by Southwest Traffic Engineering, LLC and
submitted under separate cover.
Silverbell Ridge Rezone P a g e | 54
K. Public Utilities
Sanitary Sewer
A Pima County Regional Wastewater Reclamation Department eight -inch public
sanitary sewer (G-2004-170) exists within Silverbell Road right-of-way. A new eight-
inch public sewer will connect at existing SMH -3271-08 located about 850 feet
west of the proposed Street-A project entrance, outside of the existing pavement
along the street’s southerly side. See Exhibit II.K.1: Sewer Capacity Letter.
Water
A Tucson Water twelve-inch public water line (PN043-1980) exists within the
Silverbell Road right-of-way outside the existing pavement along the street’s
northerly side. A new eight-inch public water, providing a looped system within
this development, will be connected.
See Exhibit II.K.2: Will Serve Letters for each parcel.
Gas
Southwest Gas serves this site.
Electric
Tucson Electric Power provides electric service to the site. The existing one -
hundred-twenty -foot electrical transmission easement will remain in place with
minimal disturbance for roads and walking paths. Roads cross the easement
where necessary to provide access to lots, including the tip of the Street A cul-de-
sac, which will consist of a wedge curb to not impede the utility provider’s access .
A raked earth walking path across the easement from the end of Street A is
anticipated to provide pedestrian access to the proposed park.
Silverbell Ridge Rezone P a g e | 55
Exhibit II.K.1: Sewer Capacity Letter
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Exhibit II.K.2: Will Serve Letters
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Exhibit II.K.2: Will Serve Letters (cont.)
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Exhibit II.K.2: Will Serve Letters (cont.)
Silverbell Ridge Rezone P a g e | 59
L. Public Service Impacts
Police
The Marana Police Department will provide police service to the site. The nearest
station is located at the Marana Municipal Complex.
Fire
The subject property is located within the Northwest Fire District. Station 34,
located at 8165 North Wade Road, is the nearest fire station.
Refuse
Waste Management will provide trash pick -up for the property on a subscription
basis.
Schools
The project site is located within the Marana Unified School District (MUSD). The
nearest MUSD elementary school is Coyote Trail Elementary School, two miles
north of the site, and the nearest middle school is Tortolita Middle School, located
approximately five miles northeast. The nearest high school is Mountain View High
School, which is about six miles northeast.
It is anticipated that this project will generate approximately fifty-seven single-
family residential units. The proposed rezoning is located within the Marana
Unified School District (MUSD). MUSD uses the following multipliers for student
enrollment projections:
Elementary: 0.25 students per home (0.25 x 57) = 15 students
Junior High & High School: 0.10 students per home (0.10 x 57) = 6 students
In addition to MUSD schools, surrounding public charter schools provide various
education options to accommodate the proposed homes.
Parks
Crossroads at Silverbell District Park , on Silverbell Road south of Cortaro Road, is
the nearest public park. It has the capacity and amenities to accommodate the
proposed number of homes. The conceptual land use plan also includes a
central park and pocket park. These parks, combined with Crossroads Park to the
north, provide adequate recreation opportunities for future residents.
Silverbell Ridge Rezone P a g e | 60
M. Recreation & Trails
With most of the property set aside as open space, on -site recreation is mostly
passive. The proposed development includes a central park to serve the main
development area and a pocket park for the cluster of northern lots. Th ese
recreation areas are connected to future residences by internal paths and
sidewalks, as shown in Exhibit II.D.1: Tentative Development Plan . Amenities may
include habitat gardens, seat walls, tables, ramadas, play structures or
interpretive trails. the The homes/lots in Silverbell Ridge will be subject to and
compliant with the Town of Marana Subdivision Recreation Standards (Town
Code 17-5-3.9), which requires that subdivisions with an average lot size of 8,000
square feet or less, but larger than 6,000 square feet, provide 300 square feet of
recreation area per residential unit.
A future homeowner’s association will own the recreation areas and other open
space unless preserved open space is transferred to an environmental
organization. No trails will be developed in the set-aside area or wildlife corridors
to minimize human interaction with wildlife. Residents may access The Loop
regional trail system at the nearby Santa Cruz River Park via sidewalks located
along Silverbell Road and Ina Road .
N. Cultural, Archaeological & Historic Resources
Submitted under separate cover .
Silverbell Ridge Rezone P a g e | 61
APPENDICES
SILVERBELL RIDGE
Appendices
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A. Ordinance 2015.003
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B. AGFD Heritage Data Management System Environmental Report
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