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Home My WebLink About02/20/2007 Blue Sheet Hansen Hollywood Rezoning TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA MEETING DATE: February 20, 2007 AGENDA ITEM: J. 1 TO: MAYOR AND COUNCIL FROM: Kevin Kish, AICP, Interim Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2007.02: Relating to Development; approving and authorizing a rezoning for Hansen Hollywood. DISCUSSION Plannine Commission Hearine A public hearing for this case was held during the December 19, 2006, Planning Commission meeting. During this meeting, no property owners or concerned citizens appeared before the Commission. The Planning Commission voted 7-0 recommending approval to the Town Council. Summary of Application David Williams & Associates, on behalf of Lynn Hansen, requests approval for a change in zoning on 4.14 acres. This site is generally located at the southwest comer of Hollywood Boulevard and Saint Patrick Road. Rezonine Reauest The applicant proposes a change of zoning from "R-144" (single family residential 144,000 square foot minimum lot area) to "R-36" (Single Family Residential, 36,000 square foot minimum lot size). The site is bordered by "c" (Large Lot Zone) to the north and west, "R-36" (Single Family Residential, 36,000 square foot minimum lot size) to the east, and "R-144" (Single Family Residential, 144,000 square foot minimum lot size) to the south. The owners wish to divide the property into three lots. As a condition of the rezoning the property owners (current or future) will be required to process a final subdivision plat for any future subdividing of the property. Marana General Plan The General Plan designates the property as Low Density Residential (LDR, 0.6 - 3 dwelling units/acre). The proposed "R-36" zoning with 3 lots would create 1.38 dwelling units/acre meeting the intent and density requirements for the LDR land use designation. Rieht-of- W av/ Access The subject parcel has direct access off of Hollywood Boulevard, which is currently a dirt road. As a condition of rezoning, all weather access is required. This will be accomplished by the owner/applicant constructing portions of St. Patrick Road and Hollywood Boulevard to Town standards. 022007 PCZ-06090 Hansen Hollywood Rezoning TC.doc Disturbance/U tilities As a condition of rezoning, the overall site disturbance will be limited to 30%; washes will be maintained in there natural condition and all development will adhere to the Town of Marana's native plant ordinance. The total disturbance area for each lot shall be recorded on the final plat to ensure the overall site disturbance is not exceeded. Utilities are proposed to be placed under the driveways (except water) and septic systems will be incorporated inside building envelopes. The owner proposes that water will be provided to all three lots by a shared private well; the existing "Water Well Agreement" will have to be amended prior to any further subdividing. All on-site utilities will be placed underground. Schools The property owner has agreed to a voluntary contribution of $1 ,200 per dwelling unit payable to the Marana Unified School District at the time of building permit. Public Notification A public notice for the hearing was published in the newspaper as well as posted at various locations around the Town. In addition, public hearing notification letters were sent to all owners of properties within 300 feet of the site. To date, staff has received 3 letters; one in support, one opposed and one requesting additional restrictions (included in packets). Waiver of Potential Arizona Property Ri1!hts Protection Act Compensation Claims To protect the Town against potential claims filed under the Arizona Property Rights Protection Act as a result of changes in the land use laws that apply to the rezoning areas by the Town's adoption of this ordinance, staff requires the applicant waive any rights to compensation for diminution in value by execution and recordation of the attached waiver instrument: the Consent to Conditions of Rezoning and Waiver of Claims for Possible Diminution of Value Resulting from Town of Marana Ordinance No. 2007.XX. Ordinance No. 2007.XX is not operative unless and until the applicant waives any potential compensation claims. If the applicant doesn't forward the waiver in time to record it within 15 days after the ordinance is passed, the ordinance becomes null and void, as if no action were ever taken to pass the ordinance. ATTACHMENTS Application, location map, and site analysis with a tentative development plan, three letters from property owners. RECOMMENDATION Staff recommends conditional approval of the Hansen Hollywood rezoning. Staff has reviewed the application for compliance with the Marana Land Development Code and the Marana General Plan. This rezoning is in conformance with all required development regulations. RECOMMENDED CONDITIONS OF APPROVAL 022007 PCZ-06090 Hansen Hollywood Rezoning TC.doc 1. Compliance with all provisions of Towns Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. Any property owner of this parcel shall be required to process a final subdivision plat to create any new lots. All parcels created by the subdivision plat must have paved all weather access. 3. The owner shall limit the overall disturbance of the parcel to a total of not more than 30 percent. 4. The total disturbance area for each lot shall be recorded on the final plat. 5. A native plant permit must be obtained with each building/grading permit. The plant inventory methodology must be used. 6. A contribution of $1 ,200 per dwelling unit is paid to the Marana Unified School District at the time of building permit. SUGGESTED MOTION I move to adopt Ordinance No. 2007.02. 022007 PCZ-06090 Hansen Hollywood Rezoning TC.doc ~~ MARANA ~/ 1 "'- TOWN Of MARAN" TOWN OF MARAN A DEVELOPMENT SERVICES MEMORANDUM TO: Mayor and Council FROM: Lisa Shafer, Planner III DATE: February 20,2007 ( SUBJECT: Public Hearing Ordinance No. 2007.02 -Hansen Hollywood Rezoning In reviewing the Blue Sheet (Staff Report), dated February 20, 2007 for the Hansen Hollywood Rezoning, staff neglected to include two Conditions. The following conditions shall be added to Ordinance No. 2007.02: 7. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 8. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into Northwest Fire District or otherwise provide for fire protection service. Staff apologizes for omitting the additional conditions. - I - MARANA ORDINANCE NO. 2007.02 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR HANSEN HOLLYWOOD. WHEREAS, Lynn Hansen is the property owner of approximately 4.14 acres located on the southwest comer of Hollywood Boulevard and Saint Patrick Road in a portion of Section 1, Township 12 South, Range 12 East, as described on Exhibit "A", attached hereto; and, WHEREAS, the Marana Planning Commission held a public hearing on December 20, 2006, and at said meeting voted 7-0 to recommend that the Town Council approve said rezoning; and, WHEREAS, the Marana Town Council heard from representatives ofthe owner, staff and members of the public at the regular Town Council meeting held February 20, 2007, and have determined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town of Maran a, Arizona, as follows: Section 1. The rezoning of approximately 4.14 acres of land as described below is located on the southwest comer of Hollywood Boulevard and Saint Patrick Road complies with the General Plan. Section 2. The rezoning area is hereby changed from "R-144" (single family residential 144,000 square foot minimum lot area) to "R-36" (single family residential 36,000 square foot minimum lot area) on the 4.14 acres of land located on the southwest comer of Hollywood Boulevard and Saint Patrick Road. Section 3. The intent of the rezoning is to allow the use of the rezoned area for single family custom homes on large lots. This rezoning is subject to the following conditions, the violation of which shall be treated in the same manner as a violation ofthe Town of Maran a Land Development Code (but which shall not cause a reversion ofthis rezoning ordinance): 1. Compliance with all provisions of Towns Codes, Ordinances, and policies ofthe General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. Any property owner of this parcel shall be required to process a final subdivision plat to create any new lots. All parcels created by the subdivision plat must have paved all weather access. 3. The owner shall limit the overall disturbance of the parcel to a total of not more than 30 percent. 4. The total disturbance area for each lot shall be recorded on the final plat Page 1 of2 5. A native plant permit must be obtained with each building/grading permit. The plant inventory methodology must be used. 6. A contribution of $1,200 per dwelling unit is paid to the Marana Unified School District at the time of building permit. Section 4. This Ordinance shall be treated as having been adopted and the 3D-day referendum period established by Arizona Revised Statutes section ("A.R.S. ~") 19-142(D) shall begin when the Town files with the county recorder an instrument (in a form acceptable to the Town Attorney), executed by the Developer and any other party having any title interest in the Rezoning Area, that waives any potential claims against the Town under the Arizona Property Rights Protection Act (A.R.S. ~ 12-1131 et seq., and specifically A.R.S. ~ 12-1134) resulting from changes in the land use laws that apply to the Rezoning Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded within 15 calendar days after the motion approving this Ordinance, this Ordinance shall be void and of no force and effect. Section 5. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions ofthis Ordinance are hereby repealed, as of the effective date of Ordinance No. 2007.02. Section 6. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council of the Town of Maran a, Arizona, this 20th day of February, 2007. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Page 2 of2 .~ EXHIBIT A HANSEN HOLLYWOOD PARCEL THE NORTH HALF OF THE SOUTHEAST QUARTER OF LOT 3 OF SECTION 1, TOWNSHIP 12 SOUTH, RANGE 12 EAST GILA AND SAL T RIVER MERIDIAN, PIMA COUNTY, ARIZONA, COMPRISING 4.14 ACRES. ) ...~,,,~ M-ARAm ~/I" .-01....... o Preliminary Plat o Final Plat o Development Plan o Landscape Plan o Native Plant Pennit Gross Area (Acre/Sq. Ft.) DevelopmentlProject Name Project Location Description of Project Property Owner Street Address City tJro t1?iI/~ Contact Person Applicant Street Address City Contact Person AgentIRepresentative Street Address City /fU ~ 'SC/ ;.J Contact Person TOWN OF MARANA Planning Department 11555 W. Civic Center Dr. Marana AZ 85653 (520) 382-2600 Fax: (520) 382-2639 PLANNING & ZONING APPLICATION t....fiPEQFAPPLIC.AfiONCCtliiitt~ltj o General Plan Amendment o Specific Plan Amendment )( Rezone/Specific Plan o Significant Land Use Change o Minor Land Division ~~5"I/ Phone Number Zip Code 857 s7 1I-a/1 S?Pt 7'1z,-/06 Q)' wt1-.c:v State Zip Code Phone Number o Variance o Conditional Use Permit o Other Fax Number E-Mail Address :)75' c'~J Shf'C~l4i4'J1 {- Phone Number -?'/Z- - ILI/o Fax Number E-Mail Address Phone Number K:\SHARED FlLES\Review Checklist\Application.doc May 2005 Fax Number E-Mail Address 'qV / ~ WI lh..i $' /I-Iv, t,J eA 1.41~ 'Ir. Stare Z~Cod Phone Number A 2- 95115 19/ B '-I"2-~ '/)qv // MlkJl1~ 4-1 e-p ~...~lJ'.'""()~'tlOf(Q~,jQ..g:l'Y..()~ I, the Wldersigned, certify that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writitu! by the owner to file this application and checklist. (If not owner of record, attach written authorization from the owner.) :PCi.-O~C.J.qO. <>~~ '~~:riJJ~~s ~ 1 Print Name of A licant/ A ent Si ture g. 7/oy Date ~-~ - - 1- I MARAN A ~/! " TOWN OF MARAN A o ~ OJ Z <( I- Z :::> o ~ w > o o 600 0 600 1200 Feet I Hansen Hollywood Rezoning CASE NO. PCZ-06090 ~ ~ ~ ~ ~ "" ~ The Town of Maran_ jYovidu this map information "As IsH at the requut of the USeT with the understanding that It Is not guaranteed to be accurate, correct or campleta and conclusions drawn from such ln1onnatlon are the rupons'-blNty of the uur. In no event shall The Town of Malana become liable to users of these data, or any other party, for any Ion or direct, indirect, spectal, Inddental or consequential damages. Including but not 41mlted to Urne. money or goodwill, arblng from the use or modiflcfltion of the data. II REQUEST Approval to change the zoning of 4.14 acres from "R-144" to "R-36" in order to build three single family homes December 3, 2006 Town of Marana Town Clerk 11555 West Civic Center Drive Marana, Arizona 85653 Ref: Hansen Hollywood Rezoning PCZ-06090 Dear Town Clerk: We want to express our support for Mr. Hansen's rezone request to rezone his 4.14 acre parcel from R-144 to R36. We own the 4.14 acre parcel adjacent to the South of his parcel. We believe that it is a positive request for the area and recommend approval of this change. Sincerely, p~ JI~. Jay and Gerald Woehlck P.O. Box 636 Cortaro, Arizona 85652 Sunday, December 03, 2006 America Online: Chakiowa Page I ot I To: Town of Marana, Development Services 11555 W. Civic Center Dr., Bldg. A2 Marana, AZ 85653 (520) 382-2600 :. ....... ~ c. VJ Date: December 20, 2006 From: Lowell and Rebecca Shafe 5011 W. Tangerine Rd. Marana, AZ 85653 (520) 572-3980 Re: Rezoning request initiated by David Williams and Associates for Lynn Hansen This letter is in response to Mr. Hansen's request for rezoning of his property on the southwest comer of Hollywood Blvd. and Saint Patrick Rd. Over the last several years, my son and I have made several attempts to accomplish the same rezoning with my property (which is adjacent to Mr. Hansen's property). Our attempts were met with extreme negativity by zoning officials. Most recently, I referred to Mr. Hansen's request for rezoning (Spring of 2006). The response by zoning representatives was that just because he petitions for rezoning does not mean that it will happen and most likely, it will not. I am opposed to rezoning of Mr. Hansen's property unless all adjacent properties have the same options, for the following reasons: · Rezoning will increase the overall value of his property while reducing the value of adjacent properties. · It will increase the population density, causing an increase in traffic; nullifying the most important reasons that we purchased our property here in the first place. Therefore, the exception to my opposition to this rezoning would be that adjacent properties could exercise the same rezoning options. Thank you fOrYourc~ Lowell Shafe Ca~e- No. PC2..-o6D'1a Arizona Cenler for Law in the Pubuc Interest Nizona League of Conservation Voters Education Fund Arizona Native Piant Society Buffers CaMer for Biological Diversity Center for Environmental Connections Center for Environmental Ethics Defenders of Wiidi~e Desert Watch DrylandS Institute Environmentat and Cultural Conservation Organization Environmental Law Society Friends of Cabeza Prieta Friends of Tortolita Gates Pass Area Neighborhood Association Neighborhood Coalftion of Greater Tucson Northwest Coalition for Responsible Development Nort~'Jeighborlloo(is Alii, Oro II. ,I',eighborhood Coalition Pima FarmsiScenic Drive Neighborhood Association Protect Land and Neighborhoods Safford Peak Watershed Education Team 53.B the Scenic Santa Ritas Sierra Club-Grand Canyon Chapter Sierra Club-Rincon Group Silverbell Mountain Alliance Sky Island Amance Sky Island Watch Society of Ecologital Restoration Sonoran Arthropod Studies Institute Sonoran Permaculture GUill Southwestern Biotogical Instilule Tortolit. Homeowners Association Tucson Audu!lon Society Tucson Herpetot09ical Society Tucson Mountains Association The Wildlands Project "",.t_ Wik nage Review WOI. . Sustainable Tecllnolog ies Coalition for Sonoran Desert Protection 300 E. University Blvd., Suite 120 Tucson,Arizona85705 p (520) 388-9925 · f (520) 620-6401 www.sonorandesert.org December 20, 2006 Chairman Russell Clanagan Marana Planning Commission Marana Municipal Complex 11555 W. Civic Center Dr., A3 Marana, AZ 85653 RE: PCZ-06090 - Hansen Hollywood Rezoning Dear Chairman Clanagan and Commissioners, The Coalition for Sonoran Desert appreciates the opportunity to comment on the above- mentioned rezoning proposal. As you know, we have previously written to the Commission, and have had numerous meetings with the Town Manager, Councilmembers and staff regarding the need for consistent application of conservation measures, including open space set-asides and development configuration, in lands with similar habitat types, within adjoiningjurisdictions. In particular, the Coalition requests that the Town adopt a rezoning policy to implement the Conservation Lands System (CLS). The CLS was developed by biological experts for, and adopted by, Pima County and subsequently shared with the Town, through a Memorandum of Understanding, to use as the biological basis for development of its conservation planning efforts. The Hansen Hollywood Development project is found within the biologically-rich Tortolita Fan area of the Conservation Land System category of Special Species Management Area, which calls for a natural undisturbed open space set-aside of at least 80%, when approved for a zoning change. We thank the Town for Condition #7, which limits the project's site disturbance to no more than 30%, but would like to put on record, once again, that we support the adoption of a Town policy consistent with the CLS standards, and are hopeful that the Mayor and Council will do this in the near future. As always, thank you for the opportunity to comment on this development. I hope that you find our comments useful. I will be unable to attend the meeting this evening, but please feel free to contact me if you would like to discuss this issue. I am also available to meet with Town staff and/or the property owner and their representatives. Sincerely, ~+~ Carolyn Campbell Executive Director cc: Mike Reuwsaat, Marana Town Manager Jennifer Christleman, Marana Environmental Planner David Williams, DWA Hansen Hollywood Site Analysis Rezone 4.14 Acres from R-144 to R-36 Nl/2, SEl/4, NEl/4, NWl/4 of Section 1, TI2S, RI2E Revised December 6, 2006 Case # PCZ-06090 Contact Information: Property Owner: Lynn Hansen P.O. Box 68511 Oro Valley, AZ 85737 Consultant! Agent: David Williams, AICP DWA 1421 W. Chapala Drive Tucson, AZ 85704 520~ 797-8426 520-797-3194 (fax) dwaplanning@comcast.net TABLE OF CONTENTS Part I Inventory and Analysis A. Existing Land Uses.................................................................................................................1 B. Topography........................................................................ ............... ............ .............. ...........5 C. Hydrology.............................................. .................... ...... .......................... ................ ...........7 D. Vegetation.................................................................................................... ......................... 9 E. Wildlife ..... .................... ....... ... ...... ... ..................... ......................... .................................. .....1 0 F. Viewsheds. ...... .................. ................. ... ................................................................................15 G. Traffic.. ..... ............ .......... ........... .... ...... .................................................................................19 H. Recreation and Trails.......................................... ......... ............ ............. ........................ ......... .21 I. Cultural Resources ...........................,..................... ............. .................. ........ ........................ .21 J. McHarg Composite Map ................................................ .......... ..................... ........................ .21 Part n Land Use Proposal A. Project Overview......................................................... ..... ..... ................................................ .24 B. Tentative Development Plan.................................................................................................. .25 C. Existing Land Uses..... ................................................................................ ............. ............. ..25 D. Topography................................... ................................................... ................... .................. .25 E. Hydrology...... ........................................................... ................. ................................... ....... .27 F . Vegetation......................................................................................................................... ....28 G. Wildlife..... ........................................................................................................................... .30 H. Viewsheds............................................... ............ ......................... ............................. ........... .30 I. Traffic....................................................................... ........... ...... .................................... .......30 J. Public Utilities......................................................... .............. ...... ........ ............... ............ ....... .31 K. Public Service Impacts ...... ...... .......... .......... ................................................................ .......... .32 L. Recreation and Trails..............................................................................................................3 2 M. Cultural Resources ................................................... ................................. ............ .................32 Bibliography .. ..................................................................... ............... ............... .........................37 MAPS AND EXBmITS 1. Location Map....................................... ............ ........................ ...........................3 2. Existing Land Uses.. ................................. ................. ................. ................ ...~.....4 3. Topography... ........................................... ........... .... ........... ..... ........ .............. ...... 6 4. Hydrology ...... ....... ................................... ..... ........ ........ ......... ............... .... ..........8 4A. Hydrology Detail... ........................................... ............ ............... ........................9 5. Vegetation .... ...... .................... .............................................................................11 6. ADGF Letter .............................. .........................................................................12-14 7. Viewshed Photo Locations...................................................................................16 8. Viewshed Photos .................................................................................................17-18 9. Traffic....................................................... ........... ...... ........................................ .20 10. Arizona State Museum Letter.................... ...... ............ ............. ........................... .22 11. McHarg Composite ............................... ..... ....... .............. ....... ................... ......... .23 12. Tentative Development Plan ...... ................. ............ ................. ................ .., .........26 13. FIRM Map............. .................................. ........... ................................... .......... ...29 14. A.L. T .A. Survey....................................... ...... .................... ....... ..... ........ ............ .33 15. Recorded Well Agreement ............................................................................ ... ...34 Part I Inventory and Analysis A. Existing Land Uses 1. The Hansen Hollywood, 4.14 acre site is located in the Town ofMarana in the NW 'l4 of Section 1, TI2S, RI2E, G&SRBM (see Exhibit 1). The site lies approximately 660 feet south of Tangerine Road and immediately west of the proposed Tangerine Ridge subdivision. The site is bordered on the north, east, and west by public rights-of-way and on the south by private property. 2. The subject property is currently vacant. The existing zoning is R-I44. The zoning permits one dwelling per 3.3 acres, and was applied to the property upon rezoning from Tangerine Hills Specific Plan to R-I44 in 2000. 3. Adjacent Properties: a. Adjacent and nearby zoning (Exhibit 2) includes Large Lot Zone C to the north and west; and R-36, Tangerine Ridge property to the east. R- 144 zoning is immediately to the south, with Tangerine Ridge property farther south. b. Adjacent properties to the north and west have existing single family homes and accessory structures. East of St. Patrick Road, the currently vacant property is being developed as a residential subdivision under R- 36 zoning. The property to the south is vacant. c. The residential and accessory structures on adjacent property to the north and west are single story. d. There are no pending rezonings. e. Tangerine Ridge rezoning case was approved for R-36 with conditions per Marana Ordinance #2002-25, including a maximum 30% site disturbance limitation. f. A subdivision plat for Tangerine Ridge is pending and has not yet been approved for 61 lots with a minimum size of about 37,000 square feet and an average lot size of about one acre. It is a low density residential project with a maximum building height of two stories (25 feet). g. There are no adjacent existing housing projects to compare architectural styles with. The intended styles for Tangerine Ridge are unknown. 1 4. There is one private well, owned by Gerald and Jay Woehlck; within 100 feet of the subject property. It is located on the 4-acre parcel to the south and has an ADWR registration number of55-205853. 2 co 8 N Q; .0 g MIGITTY LN :>. 'E 0 foO CI> foO 0 e- :J Q. 0. 01 C <C Iii 'E c :E e as III a. Z 0... 'ii "0 Q; 0 0 c ~ CI> ~ 01 .... .z::. .2 SAINT PATRICK RD 0 .!!! 0 J: CI> 0 c: foO III :J CJ ~ !! '0 c: CI> I III "E~ '0 ~ ~ J: c ~~ ::i J!! c: .E :: II (!. u> , c I III 0 c: Oij; ~ III foO i :i E 0 C '0 C 0 ! as I fIJ ~ 0 OJ 0;:: i 2 ID a: ~ III Q; "0 Q Q c: .l!l 0 ::J as ... 0 '0 M I 0 W .0 ~ (!) ~ Iii 'ii Z 0 e fIJ oC Gl j I CC III c: :x: 0... ::i '0 I c: CI> :J: ~D oQ 0.. '0 ~ OJ 0 en as ~ .!!! 0 Z '0 <C c as :x: foO ~ 10 N .s .~ ("') 0 i OJ CI> ~ ~ C/) lL I- en 'ii 8 0 iii 'E 0_ oC 0 - ~ :x: >< ~ c W :J 0 0 as E a: OJ 0 E .+ .! ~ ,g 0 Ii i~ c 0 ;;; 1111 foO i> E Q; II ~! Q. s ~ U'> S J! i!i ~ JI JI ~ '0 ! ,R CI> I~~ '0 -"" "5 ~ ~ 0 0 <:i. 0 C!. '" .l!l as iii!:! Q c .m c C(U ::J- 00. ~.g (1)0- >0 0(1) oS- (f.--- (ijC .- (I) ~E (I) a. EO EG> 0> _O~ I I ~ -~ ! (I) .!!! c- O c N-8 - .- o lJ) ....J(I) (1)0:: ~O) (U .!: ....J1;; OJj (UC =(U .5 a:: (I) 0 (I) .- (UTI lJ) (I) (Ua. 0(1) R-36 Vacant Tangerine Ridge 45' R/W I- lti Q. ~ l- t) l!:f ~ CI) - c (U o ~ Co (J) 10 - c ~ ~ 'V 'V ..... I 0:: ~ ..... ri ,"-0& I ~- o 1lI - :p ene: - --Gl .!!1:1 CIlO- e:1II 0_ Gl enD::: ~- ,g411 ene: Gl Gl _ 1:1 CIl.- e:1II 0_ Gl enD::: ~- - (I) ,g.!! c 0) (ij (U "U ent: (I) 0 i2 Gl Gl C +> ~ _ 1:1 0 C (I) CIlO- (I) (I) e:1II N c ._ Gl - "U C <0 .C enD::: I .3 en 0 C') (I) (I) N ..... ri 0) (I) 0:: - c 0 Z ~ ~O) ....J ~ _ --(U--F- -:::&~::::::~~ -- --::.:J-1;; 0 Jj ..... ::> j o ~-1IilII ,g~Bli en-e: - - - GlGl 01:2 e:1II ._ Gl enD::: I --~-=-- ,g~ ene: Gl Gl 01:2 e: 111 ._ Gl enD::: w en :J C Z c( ...I C) Z ~ i= .. u. en on .... >< .... W C ~ 0 '" 1:1 0 C :::J 0 ~ lD 0 ~ ~ ...I 0 0 on :I: ,..: '" '" Z w on en .... z .... c( :I: . . ('II ?- m 5: )( w d ! .+ ~ - ~" co" CD ~ :;; .a o 8 2i- c o '" Gl '" ~ :::J Q. C> C C c '" a. e ~ & .E ,!!1 Gl !l 1:1 ~ C !; .; 5 '0; '" 'E o 1:1 C '" l!! g Gl .l!I ~ Oi ~ "j 1:1 Gl a. ~ ,!!1 1:1 c '" '" 2J '~ Gl lJ) 1i 'c ~ o {E. ~ :::J 8 ~ 0:: E ,g 5 '0; ,Ill E 8- ~ ~ al 1:1 '~ Q. -m o ~ B. Topography 1. Topographic Features: The property slopes very gently and uniformly from the northeast to the southwest (see Exhibit 3). a. There are no hillside conservation areas on the property. b. There are no rock outcrops on the property. c. There are no slopes of 15% or greater on the property. d. There are no significant topographic features on the property. 2. Pre-development cross-slope calculations: I = Contour Interval: L= Total Length of Contour Lines: Conversion Factor A= Area of parcel: N= Number of Contour Lines 2 foot 2,592 0.0023 180,338 sq. ft. or 4.14 acres 8 ACS = 2 x 2.592 x .0023 = 3.6% 4.14 x (8 -118) The pre-development average cross-slope is 3.6%. 5 /,.-- 'I-~1<;// / / I " l / /' /' / / / / // //,,,,,, // / " / -' / " / / I / J / I J I f I i I { I J I / I ! j i ~I ;;;j i I ( ;' / // ,- r"p- .r / /' /' ,/4 ---- ;' f / / / / / / / / / " / / I I' I / / Il< ~/ OJ/ l::'/ ct'/ " I' / / / .r~". ....;" ,I _if.' 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C o ., lD 8- 5 0- Cl c 'c c '" a. ~ lD C & .E ,II! lD ., ::J al '0 C jJ ~ o 'w ., E o '0 c III l!! g lD J!l {!l OJ ,f; '=i '0 ! lD 8 '" ,II! '0 c '" '" lD o ~ c'8 ~ 'c .c ~ .?;- C ::J 8 ~ a: g c o 'w ., 'E ~ ,f; '=i '0 lD '0 '5 e 0- -m o ~ to r-- / / 'l-qj;~:'/ ~ <n //- / i" ,.- c. Hydrology 1. A separate preliminary hydrology study has been completed for the subject property and has been submitted under separate cover. The site is located in the Tortolita Basin Management Area and is classified as a critical basin. Offsite watersheds affecting the site are delineated on Exhibit 4. Offsite drainage enters the site along the northern and eastern property lines. 2. The proposed Tangerine Ridge subdivision is located to the east of this project. No significant alterations of drainage patterns are planned for this un-built project. Low density residential development to the north has slightly altered upstream flows, as some runoff remains in the right-of-way and no longer crosses the property to the north. 3. The offsite watersheds range in size from 36 to 134.7 acres with IOO-year peak discharges ranging from 36 to 487 cfs for the pre-developed condition. TABLE OF PRE-DEVELOPED 100-YEAR PEAK DISCHARGES Concentration Point Drainage Area (ac) 100 year Discharge (cfs) 1 7.11 36 2 134.7 487 4. Exhibit 4 indicates the onsite drainage basins, IOO-year flow quantities, approximate floodplains and erosion hazard setbacks. Drainage Basin 2 has a QI00 of 487 cfs at concentration point 2, which is located south and east of the subject property. A small portion of the subject property is tributary to this wash. The IOO-year flood limits for this wash have a small impact on the subject property and are indicated on Exhibit 4. 5. Drainage exits the property, flowing generally southwest, in shallow sheet flow and in a small channel near the southwest comer of the site. Flows are not obstructed or altered as they cross the downstream property boundary onto the adjacent vacant parcel 7 POST4>evEIlOPED 100-YEAA P~K~JC~ES .-. _ . Exhibit 4 ,-. // /") I / \-.'- ~. \ - , , I 1---.1 l i / I / { i I , \ \; O' i!lIO' ~ 4lllI' 6CllI' e &\ ... . ......118 ...w,~..-. ,-.IIZ_ -fIIIIll- fillfIIIIll_ DRAINAGE CONCEPT HANSEN HOLLYWOOD REZONING DlIE: Of' 1 1'12 1 ..... ....- _ '''' 8 Hydrology Exhibit 4A Detail of Estimated 100 ear flood limits and Draina <'.. ]",( '"" POSffb~GOPE.Il1~-~ ~~E~ e .?' __.., ~ -~~- :, ;,~'- , "- -~- ~-1' .' ,,~~.- ..... ,.-- ;' ~"/ ' '. ()~'/~.. 1" ,'~, ,I ", i /" I .~. I ." -.\ / ., '.' / ) .\'~ \ //\ '....r( 'L. ) .<' ,.' . I '-... -_,' f '\....1 J \ l ----""", t.,. . "';' . >-<::: 7 \/ tOO'Year FI:od Limits " i I t " ? i 0' i!OI' - - D Drainage Crossing e 8 .,--- .. ..at- -,III _W.__ _lIZ_ --- ...--- DRAINAGE CONCEPT HANSEN HOLLYWOOD REZONING 9 D. Vegetation 1. Palo Verde/Saguaro and Xeroriparian vegetative associations exist within the Upland Sonoran Desert Plant Community on the subject property. The site is typical of surrounding properties, ahhough somewhat less dense and diverse, from a vegetation standpoint, than the surrounding Tortolita Fan area. Few healthy, mature trees exist on the property and they include mesquites and foothills palo verde. Several large saguaros are found on the site. Vegetation on the site is noticeably stressed from severe drought conditions, with approximately 10-20 percent of the observed trees dead or severely damaged. With recent rains, new under-story growth is evident across the site. 2. Approximately 24 saguaros (2 feet or larger) exist on the site. Their locations are mapped on Exhibit 5. Specimens heights range from 2' to 20'. Larger trees (12" or greater caliper) are also mapped on Exhibit 5. A cluster of palo verde trees has been identified in the northeast portion of the property, and is mapped along with the relatively higher densities of xeroriparian vegetation along a portion of the small wash crossing the site. The quality of this xeroriparian is relatively low in terms of density and diversity. No federally-listed threatened or endangered species of plants were observed on the site. AGFD notes that Tumamoc Globeberry, a vine-like plant that can occur in desert washes, is a 'sensitive' plant species that does occur in the Tortolita Fan area 3. Vegetative densities on the site range from 10-20%, with slightly higher densities, up to 30%, along a portion of the small wash. E. Wildlife 1. A letter from the habitat specialist at AGFD is included as Exhibit 6. 2. While no concerns were expressed concerning this site specifically, the AGFD notes that special status species (pygmy Owl and Tumamoc Globeberry) have been documented within three miles of the site. According to the AGFD letter, the project "does not occur in the vicinity of any Proposed or Designated Critical Habitats. " 10 SAINT PATRICK RD. @ @ ci ~ al Q o o ~ ..J o ::J: - @ @ - @ ICJI\ ~ .\.~ @ @ @~ ~~ '1......".'. ~ { @- ~~ '@'?I , , ~; ~ ~ ~::~ - 'eo 0) 10 + ;0 (!) ~ a ~ a u" '" :~ CD ~~ .0 ~" .9 ...~ 8 C .2 jji ., Cl ~ C 1Il .C 1Il 0- e ~ "" c o '" .. ~ :::J 0- D) C "c C 1Il 0. e ~ .. Ol z o i= ~ w C) w > c o o ~ ~ J ..J 1j 0; ~Dli en o.!!! Z ~ ~ c:c ~ 8 J: (/) ~ ., (/) .E .!!! .. ~j 0- :::J o " .. ., ~ .. "E ~ o ~ ui C o "iii '" "e o "0 C 1Il l!! g ., .l!! ~ Gi CD lL ll) ... II) I- m x >< w @ 1j "c r. o ~ ~ :::J o o ~ a: E ,g ~l .,0; "EO ~8, 00; ~~ a C -i .. E B. 5 "~ "0 .. "0 ~ 0- ~ o ~ ll) ,..: '" 1"1 i E .. :i 8 I I' II ~ ~ E; !Ill t ~~ . Ilil CJ !e o z ll) ... E)(VJ"~J-.t &; 2221 WEST GREENWAY ROAD PHOENIX, AZ 85023-4399 (602) 942-3000 · AZGFD.GOV GOVERNOR JANET NAPOLITANO COMMISSIONERS CHAIRMAN, JOE MELTON, YUMA MICHAEL M. GOLIGHTLY, FLAGSTAFF WILLIAM H. McLEAN, GOLD CANYON BOB HERNBRODE, TuCSON W. HAYS GILSTRAP, PHOENIX DIRECTOR DUANE L. SHROUFE DEPUTY DIRECTOR STEVE K. FERRELL jtL,} ftIV~{ OJ, THE STATE OF ARIZONA GAME AND FISH DEPARTMENT June 20, 2006 Mr. David A. Williams David Williams & Associates 1421 W. Chapala Dr. Tucson, AZ 85704 Re: Special Status Species Information for Township 12 South, Range 12 East, Section 1; Proposed Residential Development. Dear Mr. Williams: The Arizona Game and Fish Department (Department) has reviewed your request, dated May 10, 2006, regarding special status species information associated with the above-referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project vicinity (3-mile buffer). In addition, this project does not occur in the vicinity of any Proposed or Designated Critical Habitats. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife-related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. " - J~- AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY ~'j~.~ Mr. David A. Williams June 20, 2006 2 If you have any questions regarding this letter, please contact me at (602) 789-3606. General status information, county and watershed distribution lists and abstracts for some special status species are also available on our web site at http://www.azgfd.gov/hdms. Ginger L. R1 er Project Evaluation Program Specialist SSS:glr Attachment cc: Rebecca Davidson, Project Evaluation Program Supervisor Joan Scott, Habitat Program Manager, Region V AGFD #M06-06200520 ~)fh.{P Special Status Species within 3 Miles of T12S, R12E Sec. 1 NAME GJaucidium brasilianum cactorum Tumamoca macdou alii No Critical Habitats in project area. AGFD #M06-06200520. Proposed Residential Development. Arizona Game and Fish Department, Heritage Data Management System, June 20,2006. Project Evaluation Program. F. Viewsheds 1. The photos on the following pages show views across the site from the north, east, south and west. All photos were taken on October 21,2006. Views to the west are generally more distant. The low intensity nature of the proposed uses of the property along with generous setbacks will not block any views from neighboring residential properties. Foreground views across the site are mainly limited by vegetation. There are some distant views to north and east of the Tortolita and Catalina mountain ranges. The best distant views are to the west of the Tucson Mountains and Sombrero Peak. There are presently residential uses on the property to the west and north. Views from these properties, and vacant property to the east and west, across the subject property could be impacted, not blocked, by tall structures located adjacent to property lines. This is similar to the impact of views from the subject property when looking towards existing, adjacent development (see Photo 2). Viewshed Summary: North: Foreground Distant East: Foreground Distant South: Foreground Mid-ground Distant West: Foreground Mid-ground Distant residential development T ortolita Mountains desert vegetation Catalina Mountains desert vegetation vacant desert Santa Rita Mountains residential development, cleared desert vacant desert Tucson Mountains, Sombrero Peak 2. The northern and eastern perimeters of the site have the highest visibility from offsite locations. Due to relatively sparse vegetation and flat topography, views onto this parcel and adjacent properties are generally good. 15 R-36 Vacant ST. PATRICK RD. t a; ci e ~ G> +' ~ C C a:: 0 G) m C C N 1:J 0 ~ <<I (0 <<I - "m 0 0 .3 0 0 ~ 0> ~ 0:: 0 ~ 10 G> C) ~ e> c .... ~ ~ <<I +' frl ~ ~ ...J rJ) ...J ...- ...-. .x . I 0 W 0 ~ 0:: 0:: J: CI) .I-OC le!luap!sa~ 6u!lspg auoz lOl aBJ~ 8 CD - 0 - ~ uu. 1l co'" ~i ~'Z 0 ~4 8 <<oJ ~ .. ~~ -I- ~" -<I "",.. =:!:' - - <=0 :>. c 0 UJ en Gl UJ Z ~ " 0 a. Cl ~ C 'c c '" Ci 0 ~ 0 ~ Gl ..J Cl ~ .E .!!! Gl 0 !!l c u J: 0 CD U ~ c a. ~ i5 C oll l!! W c 0 0 u; J: li III ~ E en 0 ;:: .9 u c 0 '" W .r::. I'! CL 2 ~8 Q; s ~ 0 'iij ~ ,E 0 'j; ~ "0 Gl a. ~ Gl 0 al 0 U al ..J c ,!!! " 0 0 u OJ c 'iij '" J: 0 UJ iii Gl 0 Z CL '~ Gl W [J rJ) en ~ 'c $ Z .r::. 0 IL. <C {E. 8 J: ~ " 0 0 ,.... ~ t- o:: in E ,g - c J: 0 'lD >< III 'E 0 W 8. .r::. l u CD u 0 ~ '" a. ~ 0 8 .. +. ~ Exhibit 8 VIEW SHED PHOTOS Photo 1 View to the South from Residential Property to the North Photo 2 View to the North from vacant property to the south- Note neighboring home 17 Exhibit 8 VIEW SHED PHOTOS -~ + _ .. 'i Photo 3 View to the West across the site from St. Patrick Road Photo 4 View to the East across the subject property, power lines along S1. Patrick Road visible 18 G. Traffic 1. Access to the site is provided by Saint Patrick Road, a 3D-foot wide public right of way, and Hollywood Boulevard, a 45-foot wide public right of way. Saint Patrick Road intersects with Tangerine Road, 660 feet north of the subject property (Exhibit 9). Both Saint Patrick and Hollywood are unpaved roads. 2. Arterial street information: Feature Taneerine Rd. Dove Mt. Blvd. Existing R/W 100' 150' Proposed R/W 350-400' 150' Meets Min. Reqts. Yes Yes Ownership TownofMarana TownofMarana Continuous R/W Yes Yes Travel Lanes 2 4 Capacity 15,600 32,900 Design Speed 50 50 ADT 8,044 9,750 Surface Asphalt Asphalt Planned Expansion to four None Known Improvements lanes 3. The intersection of Tangerine Road and Saint Patrick Road provides access to the site. The two-way intersection is controlled by a stop sign. The intersection of Tangerine Road and Dove Mountain Boulevard is controlled by a traffic signal. 4. There are no existing bicycle or pedestrian facilities adjacent to the site or along Hollywood Boulevard or Saint Patrick Road. 19 ! ~ ~i I ii!> Thomydale Rd. i Pima County . .. . I. II I' " I f II ~ i~ L..-~ I 1 I : I I I : I ! ~T---.~~-T--r -.I I :.... ,~ I '-' i. "&. (tJ ~6h ~ o~~ I ~ ~I ~, Camino de Oeste I' l: t. I . :f I' I J I ~ ~~ ~ ~ ~ %l a: "8o~ . 't: ~ ~; '"" ~~ it' CI) 01 ~:g- II I U) -~---~~--------------- ,n; " I 1 I : I ...., I : I 1 I : I -'100.._..1 ...l I I I I OJ l._n_! ~ "co I..: ,,- I I~ l.e It I i.._.._.~ I I I I t I , I ----------------- - - ----------- . --------------------~.. ~ i> I Dove Mountain Blvd. ~:,:="".;;;;;;;''';:~-"_..:;:.;;,,~=:' _J~L _::-~ f it I ti a::: (\) c 'C (\) 0> c ~ o u: I.L ~ t- O o o ~D ..J o J: Z W en z <( J: c:- '" u C :J o lD Q; e '" a. '" u '" e o m ::!: 0) t- m - J: >< W o o o co_ - ~ ~" co% ~z ~% ~4 ....J ~a :0::" ~ u ::::; -4 ,.,,, co .~ ~ o N ~ .. .0 {l o '" .. ~ c o 15 .. en :>. c 0 '" .. '" ~ :J a. C) c 'C c '" Q. ~ ~ ~ .E ,!!l .. ~ al "0 C ~ rD c 0 u; '" E 0 "0 C '" l!! g .. .l!l '" "0 Oi E ?: "0 .. \) ti. ., 0 ~ 0 '" ,!!l "0 c '" gJ 0 '~ ., en Oi ,Q c .c; 0 {E. ~ :J 0 0 ~ a: E 0 ~ 5 '00 .!!1 E ~ :S '~ "0 ., "0 '5 [ il 0 J!l 'f: :::; c ?: ~ '" C ~ '" ::!: ! i H. Recreation and Trails 1. There are no public parks within one mile of the site. In the nearby Dove Mountain planned community, numerous private recreational facilities exist. Two trails, the Tortolita Road Trail #176 and the Prospect Wash trail are located about one-half to one mile from the site to the north and west. I. Cultural/Archaeological/Historic Resources 1. There are no known cultural, archaeological or historic resources on the site. 2. Attached is a letter from the archaeologists at Arizona State Museum (Exhibit 10). While no resources are known to exist on the site based on a survey completed over 20 years ago, the Museum is recommending a survey be performed. J. McHarg Composite Map The attached composite map, Exhibit 11, displays those significant features as described above. 21 81-IA'J b, t 10 Arizona State Museum P.O. Box 210026 Tucson, AZ 85721-0026 (520) 621-6302 FAX: (520) 621-2976 THE. UNIVE.RSITY OF ARIZONA@ TUCSON ARIZONA May 10, 2006 Mr. David A Williams, AlCP David Williams & Associates 1421 West Chapala Drive Tucson, Arizona 85704 Re: Archaeological records check for parcel 216-02-006A, located at Saint Patrick Rd. and Hollywood Blvd., in a portion of the NE V4 NW V4 ofSec 1 T12S R12E G&SRBL&M, in Marana, Arizona. Dear Mr. Williams.: On April 10, 2006, the Arizona State Museum received a request for an archaeological records check for the above-referenced property. I have consulted our records with the following results. The property had not been inspected for archaeological and historical resources since Arizona State Museum students in surveyed the area in 1981. Because the survey was conducted more than 20 years ago, and by students rather than professional archaeologists, the Arizona State Museum recommends a surface inspection by a qualified archaeologist to determine whether there are archaeological or historical resources on the property. A list of qualified archaeological contractors can be viewed on our website at http://www.statemuseum.arizona. edu/profsvcs/permits/permittees.asp Archaeological surface inspection required under city or county ordinance, or a federal regulation, will require a written report describing the results of the surface inspection and will include recommendations. The archaeologist you select should prepare your report using the standards titled: Standards For Conducting and Reporting Cultural Resource Surveys. Most contractors in Arizona have a copy of these standards. You are responsible for providing the report to the appropriate office requiring the inspection. When surface inspections are required on private lands under city or county ordinance the archaeologist will also submitted copies of your report to the appropriate archaeological site file office. If you have selected an archaeologist from the list provided, that contractor knows where and when to submit reports. If you have questions or need fwther assistance please contact me. Sincerely, .~.~ Su Benaron Assistant Permits .Administrator Phone/fax 520-621-2096 sbenaron@email.arizona.edu ... z- z... - (0 m 10 ...... @ .......... ..-...... .. . -..-..---.. . ...#..... N II 0; ~ .. 0 E :; o C o o 0 10 .~. ~. 31 11. 8 /8 D. <C :E w I- en o D. :E o o c o o ~ ..J o :I: Z W tJ) Z <C :I: .. "" i lill'" "5 .... lD ~ 8, '" c 'e o ~ '" "0 c '" o lD ~@ a. [J ~,~ .,0; "E~ ~e. 0", ;f'ij or- or- ?- m :I: >< W ~ -g :a III E 6 i! it Ii !fl. Ii. 1!~ 101':' .1'1 1lij' "e l! ! ~ ~ 8 ~ :0 '0; '05 "'.<: "0) <l:I ~ c o '" l '" a. OJ c 'c c '" a e ., c & ~ .a ~ c o ~ ~ ~ ~ .E .!!1 ., ~ aJ "0 c !! ~ o 'j 'E o "0 C '" l'! ~ .l!l ~ I 0; € 'j aJ 15. g '" ,!!1 "0 c '" ~ '~ ., (IJ tv' N e '" '" OJ '" (IJ -- 1'l 'c .<: o ~ ~ '" o o ~ 0:: E ,g 6 'is ~ 8- .<: l aJ "0 '5 g, ~ o Part II Land Use Proposal A. Project Overview The Hansen Hollywood property is comprised of 4.14 acres located 660 feet south of Tangerine Road (see Exhibit 1). The site is about ~ ofa mile east of the Dove Mountain Boulevard and Tangerine Road intersection, and is adjacent to the proposed Tangerine Ridge subdivision (R-36 zoning) to the east. The adopted Marana General Plan designates this parcel and the surrounding area as Low Density Residential with a density of 0.6 to 3.0 dwelling units per acre. The proposed density ofthis project is 0.72 dwellings per acre. The land use proposal for the 4 acres includes the creation three parcels for custom homes. Each proposed lot will contain a minimum of 1.33 acres or 58,000 square feet, as summarized in the table below. Access will utilize Hollywood Boulevard, an existing unpaved, public road. No onsite roads- only driveways- will be constructed to provide access to each lot. The developer will make improvements to St. Patrick Road and Hollywood Boulevard to provide paved, all-weather access to the site. The applicant will make the necessary commitments through actual construction, bonding, assurances or other form of security acceptable to the Town of Marana, to insure the needed offsite improvements are completed prior to the construction of any homes on the site. n i< uare eet ess ote Total Utility Square Building Driveway Easement Total Acres Feet Envelope Area Area Disturbed Loti 1.36 59,289 14,000 1,800 1,930 Lot 2 1.44 62,663 13,500 3,620 1,950 Lot 3 1.34 58,543 14,000 1,280 1,990 Total 4.14 180,495 41,500 6,700 5,870 54,070 Total permitted at 30% Disturbance: 54,148 Hansen Hollywood Lot Size and Building Envelope Summary (I S F un! N d) The existing drainage patterns are to be maintained. The project is designed to minimize disturbance native vegetation and existing drainage patterns. The proposed parcels range from about 58,500 to 62,600 square feet. Building sites and septic fields are limited to specific envelopes of about 14,000 square feet each (See table above and on the TDP). The only disturbance on the property will be the building envelopes, driveways, and water utility corridors. Septic systems will be contained within the building envelopes on each lot. The table summarizes the amount of disturbance allocated to each parcel for driveway and utility needs. The land use proposal includes preservation of 70% of the 24 site in natural, undisturbed open space. Disturbance would be limited to 30% of the site, or about 54,148 square feet. Private deed restrictions are proposed to ensure preservation and maintenance of native vegetation and drainage. B. Tentative Development Plan The Tentative Development Plan (TOP) incorporates the project design, proposed layout and key environmental information described in Part I of this Site Analysis. The TOP provides for a maximum of 30% site disturbance and 700.10 natural, undisturbed open space. C. Existing Land Uses 1. Current zoning boundaries and existing land uses are clearly mapped on Exhibit 2 (page 4) in Part I of this site analysis. If this rezoning request is approved, the subject property would change from R-144 to R.36. 2. The proposed development will allow the construction of three low density, single family residences while securing through zoning and deed restrictions preservation of natural site features including topography, vegetation and drainage. The low density residential proposal will not negatively affect adjacent residential uses and vacant properties, or the proposed Tangerine Ridge subdivision- currently zoned R-36. The large lots are considered compatible with existing and proposed low density residential uses nearby. In conjunction with the division of the property for two additional dwellings, the developer will make improvements to two public roads: St. Patrick Road and Hollywood Boulevard. These improvements will create all-weather access and will serve to reduce dust, improve air quality and control drainage in the immediate neighborhood. D. Topography 1. Site topography is not a constraint to development in this case. The TOP proposes minimal disturbance to the contours of the land on the site. 2. No slopes of>15% exist on the site. No encroachment is proposed or necessary. 3. Only building envelopes, driveways and utility easements shall be disturbed on the subject property. Building envelopes are restricted to 14,000 square feet per parcel An additional 4,000 square feet of disturbance is allocated for driveway and utility installation. Total site disturbance including building envelopes, driveways and utility easements shall be limited to 30% of the site or a total 54,148 square feet. The building envelopes are delineated on the TOP. 25 i::'- C.!!! ..... ..... (/)C Q) Q) _ "0 0)'- .~ ~ (/)0::: i::'- C.!!! ..... ..... (/)C Q)Q) _"0 g>'OO .- Q) (/)0::: i::'- C.!!! ..... ..... (/)C Q) Q) _ "0 g>'OO .- Q) (/)0::: i::'- C.!!! We Q)Q) _"0 0)'- .~ ~ (/)0::: o ~ m o o o ~ ...I o ::I: ~ 0::: lo '<t C'Iol '0 ...J C I" IE Ill! IS! l~ l'!l l-g I~ 1<; Ii; I*, 10 .~ -----;:------ o.~ ~~ m]1 .'!l~ ~- ~~ !;~ ~ C") - o ...J .~08 .l33~US 03WVNNn i::'- C.!!! ..... ..... (/)C Q) Q) _ "0 0)'- .~ ~ (/)0::: 1:: " E " III .. " s ~ ~ ~ 0000 !~~~~ 5 >>8 ~ ~ 8 C" ~ <<t CD_ C'{ to:. 1f-ij)~('I')_CO It ,e; ,!: 0 -- 8l ~~ > 0 =0; $e; ~w 8 8 8 g ~ .~~~oti'~ E;g......--~ '" '" cnID Cll Q. o 0; > ~~_Nr)! g> < :!2 So ':; III I- ~~88~~l(l -q-......lO......CX)O~ ci...;~ct:i.n...;cD <<)In ~ 10 N ..... ..... Co 0> L() CllP g$ 'U)' .:g---: ~ 5 !if ., 1;) c: *~ 0';;; "B ON 'l:JCD (/)1: d- c:~ ~.8 ~m ~ > ..Q ~ " " Cll '1ij ~~B~< "8~GiCoC<1:I ~ OJ g~>-~1:I~ >.Q)cac!\1:1CD:s =.:c..Q'-~1ii-e1ii ~Cll5;g~0.a'5 c:!=:'t;)~~cn5:5 5l~(SCll_:!__ cca~!.B=.!.e ~~g~~5~~ m ., l.L. a a M1~ .08 a +. ;. a '" a a Z <C ...I 0.. t- Z W ~ == Ol 0.. &l 9<2> w > w o ~.~ w ~~ > ~~ ~ ~~ ~ D- 0 Z' W t- O o c o & ~ j 6. :I: Z W en Z <C :I: N "If"" t- m :E >< w .s::... N II -~.~ Cll E :; o C o () .J!! en Ol c ~ "3 III ~ ~ ~ I"q ~ 0 ~ ~ ~ u ~ - ~ !:i! ~.i o~ ~ ~ 1111 . ~ ~ E .... . 11d~ ~ ~ :E JI' Jo ,j;j ;l!~ .~ 1j- ~ ~ ~ ~~ -I- ~" =4 -" ~ .~ > ~ = <D o o '" B E Q) o Q) o ill en :t ui in N X o 0. a. <( :>. c 0 UJ Q) UJ 8- 5 a. Ol c 'c c OJ a. ~ Q) c Q) Ol .E .!!1 Q) ~ u Q) u c ~ ui c 0 'w UJ E 0 u c OJ I!! e Q; .l!l \ OJ u m \) ,s .~ N al \ 1i Q) 0 0 OJ .!!1 1:1 c OJ '" Q) 0 .~ Q) (f) m 0 'c .c 0 ~ .c:- c :J 0 0 ~ il: E ,g c 0 'w .!!1 E ~ :5 '~ u Q) u "S: [ .l!l OJ 0 ~ c '(ij a. u o o 0:: ~ 0. a. <( Q) Ol OJ C '(ij o Q) 5 m Q) lL c o ~ a; Ol ~ I E. Hydrology 1. The flows impacting the site are very small. Exhibit 4 delineates approximate erosion hazard setbacks and floodplains that impact the site in the southeast comer. These approximations are based on Tangerine Ridge plat information. The concept of the TDP is to avoid relatively low-lying areas and utilize the higher portions of the property for building sites, thereby minimizing any disturbance to existing drainage patterns. 70% of the site is planned for conservation. Flows onsite are estimated at less than 40 cfs. Drainage improvements associated with offsite roadway crossings ofthe small local washes will be detailed and designed on required roadway improvement plans. 2. No encroachment into floodplains with QIOO discharges of 100 cfs or greater (none exist on the property) is planned. The building envelope for Lot I has been modified to avoid potential flooding impacts. However, if it is determined that a floodplain impacts the building envelope on Lot I, the building pad will be raised one foot about the lOO-year water surface elevation and will be erosion protected with gunite or rip-rap, as acceptable to the Town. 3. Due to the low intensity nature of the proposed development, no upstream or downstream negative impacts are anticipated. Offsite roadway improvements will include drainage and erosion control in accordance with Town of Marana standards at three locations. Exhibit 4A in Section I identifies the location of existing drainage crossings. Project design will include rip rap and similar improvements to prevent erosion and control 'nuisance' drainage along the driveway improvements. In an effort to minimize erosion, all points of concentration will be protected with riprap. The points of concentrated flow would be at the downstream end of roof scuppers, weep holes in the walls, curb openings or spillways. Potential erosion is not considered to be a problem with this development, again due to very small flow quantities. The table below summarizes the post-development runoff anticipated by this project. Exhibit 5 in Part I of this site analysis delineates the drainage areas impacting the site. TABLE OF POST DEVELOPED 100-YEAR PEAK DISCHARGES Concentration Point Drainage Area (ac) 100 year Discharge (cfs) 1 7.11 40 2 134.7 487 4. The site is located within the Tortolita Basin Management Area, which has been classified as a Critical Basin by Pima County. A Critical Basin is a watershed or 27 sub-watershed that has been identified as having severe flooding problems as a result of existing watershed conditions. Storm water detention/retention should be incorporated within all new developments to the extent possible to provide a reduction in the 2-, 10-, and 100- year peak discharges from the site. The 5-year threshold retention criterion is not required as the developed density of this project is less than three (3) houses per acre. Existing runoff patterns are to be maintained. Finally, there are no FEMA special flood hazard areas onsite. F . Vegetation 1. The TDP responds to the vegetation resources on the site by proposing 70% of the property remain in a natural state. The TDP has been designed to maximize preservation of tree, saguaro and xeroriparian vegetation. The most significant trees (several palo verde) and saguaro specimens shall be preserved in place. Building envelopes will work around and preserve such specimens. Two of the building envelopes include a large saguaro that is to be preserved in place and will be incorporated into the design and footprint. of the residence. There are numerous small saguaros (under 3 feet) on the site. It for some reason, a saguaro or healthy palo verde tree is impacted by proposed improvements, it will be relocated onsite. 2. A Native Plant Preservation Plan will be prepared in conjunction with land division and prior to any ground disturbing activities such as utility installation. The Plan will address plant inventory, preservation in place, relocation methodology and nursery requirements. 28 Firm Panel Exhibit 13 <> ." E .~ ~ ... a.. 8 ~! "" ~ -- g ~ ~, LJ ri.1 UJ - ~ ~ ..... !;;1 ~i .... r !i z ~ 9. """ "" UJ I './; iJil i ~ loW 2 ~I -' ~ il 6 :z: ~ C>^ en - "" - 0 is "" 1;:1:: ~ = " ~ .... ~ < :e :!: ~ e ~ x lCIIl: Cl 0 <= c:: - = I&. ....... <l- .... <l- c( "" <=> g """" .... ... It> :E6 ::>- z.... CD !iii5 :E<5 ~~ ""- ~; Iii! ~ ., ~. \ '* -r: C ~ ;t c i i << iii e ~ iH ! i~~.. 1 ..1::~ 1i{1Il i '5..1 !! hf:; ~ un i UU ! ~"U bls~ ~ ~ -Ill. ...-1 ~ ~~,! . i!'>-"-1l ~HI:! -5:ic:14E ~~~I~ ~'"i' i~~ !! ~8l F !!..~ -< ~ " <( :lSoc. ...... ...... ~o o~ '1lJlO.l\lO.1 -\ .- (Y) ~ ~I ~ ~ ~ )( w Z o N ~ ~ o f-' Vi 0_:1: <"'00 "'~~ Zo..o q 9.Q \ 29 G. Wildlife 1. No specific buffering is proposed as associated impacts will be minimal to none. All outdoor lighting will comply with Town of Mar ana adopted lighting code. 2. This is a low density residential project. 70% of the site is to be preserved in its natural state. Further buffering is provided by setting back all residential buildings a minimum of 50 feet from the parcel's north, east, south and west boundaries. H. Viewsheds 1. The land use proposal for low density residential use ensures minima~ if any, impacts to existing viewsheds. Preservation of existing vegetation on the site will help mitigate any possible viewshed impacts. The homes on the subject property will be visible from surrounding properties as are the existing homes in the area. When additional low density development follows on adjacent properties, portions of the homes onsite will be visible, similar to other low density areas nearby. 2. Preservation of onsite vegetation, including 70% of the property and in all perimeter areas of the site, ensures minimal impacts in the areas of higher visibility along the perimeter of the site. I. Traffic 1. Traffic Analysis: a. All-weather, paved access to the site from Tangerine Road will be provided on St. Patrick Road and Hollywood Boulevard, existing public rights of way. Access to each of the proposed home sites will be from Hollywood Boulevard. b. Off-site road improvements are planned in accordance with Town requirements including paved, all-weather access. The developer will complete the necessary improvements while ensuring the minimal amount of disturbance to existing conditions. The offsite improvements will be completed prior to the construction of any homes on the site. c. The projected ADT for Hollywood Boulevard attributable to the subject property is 30 trips per day, based on a build-out of three single family homes. Level of Service (LOS) A will exist on Hollywood Boulevard. Adequate capacity exists to handle the projected volume for the three- way intersections of Hollywood Boulevard and St. Patrick Road, and St. 30 ,. "-'-""---"~"""""'-''''''1 Patrick Road and Tangerine Road. A build-out figure of 80 ADT is assumed for St. Patrick Road between Hollywood Boulevard and Tangerine Road. This figure includes buildout for the 4-acre parcel to the south and the existing homes north of the subject property. d. The additional traffic generated by the project- two additional homes, or about 20 additional trips- will have a minimal effect on the two existing residential properties along the west side of St. Patrick Road. e. There are no internal streets associated with this proposal Any improvements to St. Patrick Road or Hollywood Boulevard will be designed to Town ofMarana standards. If the Town determines a Stop sign is needed at the three-way intersection of Hollywood Boulevard and St. Patrick Road, the applicant agrees to be responsible for its costs. f. The property owner will complete improvements, as required by the Town of Marana, for the drainage crossing on St. Patrick Road. While no specific design has been determined, the crossing may include a dip section, and appropriate bank protection. g. The property owner, possibly in conjunction with other benefiting owners, will be responsible for the necessary improvements. 2. There are no on-site roadways. The nearby streets are public rights-of-way. 3. No separate bicycle or pedestrian facilities are proposed due to small scale of the project and the very low traffic volumes in the area. J. Public Utilities Sewer: The project will provide individual septic systems. Water: Water will be provided by a private well located on the property to the south. A recorded well agreement exists with that property owner. A copy of the agreement is included as Exhibit 15 at the back of this site analysis document. A new agreement will be required to provide service to the two additional homes. Gas: Southwest Gas service may be extended from Tangerine Road. Electric: Trico Electric will provide service from existing lines adjacent to the property. Onsite lines will be underground and shall follow individual driveway alignments. 31 .""._~".,......~~ K. Public Service Impacts 1. The proposed addition of three homes, two more than currently permitted by existing zoning, creates only minimal impacts on demands for police, fire and sanitary services. Annexation into the Northwest Fire District is planned in order to provide service to the property. 2. The proposed development will generate an additional two school-age children (ages 6 - 18 yrs.). The total projected population for the parcel is about 9 persons - an average of three residents per dwelling. Overall impacts to schools and parks are considered minimal The property owner will contribute to the Marana School District's fair share program including a $1,200 per dwelling unit contribution to be paid at the time of building permit. L. Recreation and Trails 1. Due to the low density and small size of the project, no recreation areas will be provided within the development. New homes will participate in Town of Marana adopted fees for parks and recreation. 2. Natural areas, those areas outside the building envelopes on each of the three lots will be under restriction and subject to private and public controls. Deed restrictions will be used to assure their preservation as intended by any Town approvals. 3. There are no existing or planned trails nearby. M. Cultural, Archaeological and Historic Resources 1. A survey for cultural and historic resources~ as recommended by the Arizona State Museum, will be conducted on the subject property prior to ground disturbing activities. 2. 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DOCDT. 1.2.928 Pl..' 4'153 RO. 0'" PAGES, , szQOBBCB~ 2DO'alT1GS3 11.i8!i /:iIUi' AS 1.7f3C JU,IIo A!IiOtDlT pAn) $ l-~.OO WATER WELL AGREEMENT 12'72'i1/4752. - 3l/-' "^ _.,~....- . I ..... . "1Y:YtJ.~ --- '? , Pg-. 1 01' 3 ~ ~ 1'4'\,..1'1' L.U VV VL..VVfJ L...yr H 1 r IQ( .""V"l t ~Lr~O~UU 1~~~U r~~ ilk~ (~~ ~V~y \_"-""/ _t _ .....-'-" t .4"'~ ....,................~.........a- ...... _&......-.-...... e e WIdcrWdlA#~ A water Mil is ~ farsupplyiDg water to two paroeIs of fCClPOIlY located near Tmgerine Road in PimaCOWSly- The well is lObe ~ em tht Soulb bulfof SE4 of Lot 3. 4.15 AC See t-l2.-12 800k216, Mlp02.Parccl006B7 currcatlyowned by Gentd. IlIlCl Jay J. WoeIIk:k. Wa&cr will be SlJlIP1fed fium this .u to the adjacent lot 1ocated..1Ie North bowu u NordtIWf ofSE4 of Lot 3. 4_1 S AC See 1-12-12 Book 11f. Map04Pm:el 006A8 fi1r ~ial_ siftgle rUlily resideace ~~ oaly~ pw-ntly ownalll!Y Mart1 and JoleDc La.1.ta. "Cbc foUcrw\n1 COI1ditiGnI will apply iD tbis apeement: . aer.l4emlJay Wocb1ck will manage 1Ile wdl and wi.11JlIh;~ end equipment decisioas and will fairly chide COlIs aec;otdi. to usage.. TIle owners ofJWceJ 006A.8 MD 1'e&1rieIUS1Ipoftkcir sIIIU"e in the water to one single family residence on-tiIewith _ ~... TbDy"NiB lbarem !be electrical and D'ICICbaaica1 mai~~ upamdin, ef.en ad asaoeialed eqpipr-tr and waler.lIlstiJag~ TheyvriJI DOt mm: ~iorwto b V4eI1 or equipment withudt \VrlUI::D CODSCIlt of1he 1Willl1lllll8fF($) Ifia die event 1Mt paJDIICIlt is not rccoived b expenses. the opt 10 ac ..... ma.r be t.crarinated aila' 1 I) days \wittca DOtic:c WJtil ft.lIl pa.ymeDt :is ftIICeived Thi$ a.grecnaca4 is not CD lJe ~ c.A as the \il~ ofa P'tiic... orutililywmpay. ihc well will be IoC8II:d neE'the popcrty line ~1he two p1l'Cels. Each pany to Ibis apcIIlCfIt .......1i1at.. pm, to this ageemcm DIl,dMdetIieiT riPt to obtain water fiab 1iJn.ell Both pa:ttics mutudly agree ..fi!ctlli$ WeB ~ fA the office of the Piwa. CClWty recorder. '., "//#"&4. . . ~l~~.fJ~?fk U /"., V I :'. ,~.,. /' "\lS->/ f !~ L;1 d&tC~ (:,' _It; -. . (. dlrc3-r4-~ '- .'1...\ '...... \,...-, .. ./-- 1"'- p...l j 1 . 1'9: 2 or 3 t "IVY C-V VV VL...vvt-'" ~YIIII I fYIIV'." , '--....1 -. "'" .............. . e - The terms and conditions of said Water Well Agreement dated September 14" 2OO4:t is hereby approved and accepted.. .....- ~\1U.l . l'V~:3 of :3 1 l ~ o i ::> 4 BffiLIOGRAPHY 1. GIS data provided by the Town of Mar ana and Pima County. 2. Topographic data from Pima Association of Governments. 3. Preliminary Hydrologic Analysis by Tracy Bogardus Engineering, LLC. 4. Arizona Game and Fish Department provided the enclosed response letter. 5. Arizona State Museum performed a records check and prepared preliminary recommendations. 6. 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