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HomeMy WebLinkAbout03/20/2007 Blue Sheet Marana Place Rezoning TOWN COUNCIL MEETING INFORMATION MEETING DATE: TOWN OF MARANA March 20, 2007 AGENDA ITEM: J.3 TO: MAYOR AND COUNCIL FROM: Kevin Kish, AICP, Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2007.06: Relating to Development; approving and authorizing a rezoning for Marana Place. DISCUSSION Plannine: Commission Hearine: A public hearing for this case was held during the February 28, 2007, Planning Commission meeting. The Planning Commission voted unanimously to recommend approval to the Town Council. Summary of Application The Planning Center, on behalf of TNS L.L.C. Commercial Development, requests approval for a change in zoning on 2.4 acres. This site is generally located at the southwest comer of Sandario and Grier Road. Rezonine: Reauest The applicant proposes a change of zoning from "A" (Small Lot Zone) to "NC" (Neighborhood Commercial). The land directly north, west and east of the site is zoned "A." The land south of the property is zoned "A" and "F" (Specific Plan - Marana Gardens). The tentative development plan (TDP) calls for two retail buildings for a total of 17,580 square feet of retail space. The development will provide a total of 95 parking spaces. Because of the adjacent single family residences, deliveries will be allowed between the hours of 6:00 a.m. and 10 p.m. only. Marana General Plan The General Plan designates the property as Town Core (TC). The TC category is intended to be a focal point of public and private commerce surrounded by medium density residential neighborhoods with strategically located community facilities. Retail shops, offices, employment centers and a variety of other services and facilities round out the Town Core. The Neighborhood Commercial zoning district is intended to provide for indoor business serving neighborhood residential area needs such as retail sales of convenience goods and services and to insure compatibility with adjacent residential uses. It is further intended that these activities will provide local business and employment opportunities for Marana. The purpose of the rezoning is to replace the antiquated alphabet zoning of "A" with a contemporary zoning. The proposed "NC" zoning district would be consistent with the TC designation ofthe General Plan. 032007 PCZ-06ll6 Marana Place Rezoning TC.doc Rieht-of- W av/ Access Ingress/egress points from both Sandario and Grier Roads will be provided into the development. The Town's Major Routes Right-of-Way Plan designates Sandario and Grier Roads as requiring a total right-of-way of 90 feet. During the review of this rezoning, the Town of Marana requested an additional 15 feet of right-of-way for the future improvements to these roads. Utilities The proposed retail development will connect to an existing 8 inch sewer line located within Sandario and Grier Roads. The potable water will be provided by Marana Water. A water service agreement will be required. 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 not received any calls or letters from residents with concerns. Waiver of Potential Arizona Property Riehts 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. 2007.06. Ordinance No. 2007.06 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. RECOMMENDATION Staff recommends conditional approval of the Marana Place 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 1. Compliance with all provisions of Town Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. 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 032007 PCl-06ll6 Marana Place Rezoning TC.doc be retained and appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. 3. Deliveries to the development will be allowed between the hours of6:00 a.m. and 10:00 p.m. only. 4. The developer shall dedicate, or cause to have dedicated, 15 feet of new right-of-way along Sandario and Grier Roads running the entire length of the north and east portion of the property upon request by the Town of Marana. 5. A water service agreement is required with the Town of Marana prior to approval of water plans and prior to approval of the development plan. 6. An archaeological survey shall be done prior to any disturbance of the site. SUGGESTED MOTION I move to adopt Ordinance No. 2007.06. 032007 PCZ-06ll6 Marana Place Rezoning TC.doc MARANA ORDINANCE NO. 2007.06 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR MARANA PLACE. WHEREAS, TNS L.L. C. Commercial Development is the property owner of approximately 2.4 acres located on the southwest comer of Sandario and Grier Roads in a quarter of Section 28, Township 11 South, Range 11 East, as described on Exhibit "A", attached hereto; and, WHEREAS, the Marana Planning Commission held a public hearing on February 28, 2007, 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 of the owner, staff and members of the public at the regular Town Council meeting held March 20, 2007, and has determined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Maran a, Arizona, as follows: Section 1. The rezoning of approximately 2.4 acres of land as described below is located on the southwest comer of Sandario and Grier Roads complies with the General Plan. Section 2. The rezoning area is hereby changed from "A" (Small Lot Zone) to "NC" (Neighborhood Commercial) on the 2.4 acres ofland located on the southwest comer ofSandario and Grier Roads. Section 3. The intent of the rezoning is to allow the development of two retail buildings. 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 Town Codes, Ordinances, and policies of the General Plan current at the time of development including, but not limited to, requirements for public improvements. 2. 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. 3. Deliveries to the development will be allowed between the hours of 6:00 a.m. and 10:00 p.m. only. Page 1 of2 4. The developer shall dedicate, or cause to have dedicated, 15 feet of new right-of-way along Sandario and Grier Roads running the entire length of the north and east portion of the property upon request by the Town of Marana. 5. A water service agreement is required with the Town of Maran a prior to approval of water plans and prior to approval of the development plan. 6. An archaeological survey shall be done prior to any disturbance of the site. Section 4. This Ordinance shall be treated as having been adopted and the 30-day referendum period established by Arizona Revised Statutes section ("A.R.S. f') 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 ofthe 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 ofthe Marana Town Council in conflict with the provisions ofthis Ordinance are hereby repealed, as of the effective date of Ordinance No. 2007.06. 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 ofthe Town of Maran a, Arizona, this 20th day of March, 2007. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Page 2 of2 Exhibit A fhe West 370 feet of the East 400 feet of the South 335 feet of the North 365 feet of the Northeast Quarter of Section 28, Township 11 South, Range 11 East, of the Gila and Salt River Base and Meridian, Pima County, Arizona. Except the North 50 feet of the South 60 feet of the East 80 feet thereof, And Further Except any portion lying within Sandario Road and Grier Road as now established, And Except that certain parcel of land conveyed to Locks Inc., an Arizona Corporation by instrument recorded December 29, 2000 in Docket 11455 at Page 2187. Gv arb 75) IJ!U\>S .,," ~'-t .."",, '. --'- TOWN OF MARANA Planning Department 11555 W. Civic Center Dr. Marana AZ 85653 (520) 382-2600 Fax: (520) 382-2639 MARANA ~~/ 1"- 9OWN()f~ ~ -",>' PLANNING & ZONING APPLICATION ''', ' '-" "'.' '-'-. '..'....". 'I'Kil:T"'.....'''..,..'..... ..... ' .": .>l.'J,y:pE-QF-t\RfmeA~ ~.l',<l(:jil~PI!t'Q.~J . -'(" ., -.;;)~;.}. ^.,,"',(....;.,' . ~',. 'I ,,":; - -<:X;';" '"_'. I ",' ".; o Preliminary Plat o Final Plat o Development Plan o Landscape Plan o Native Plant Permit o General Plan Amendment o Specific Plan Amendment X Rezone/Specific Plan o Significant Land Use Change o Minor Land Division o Variance o Conditional Use Permit o Other Gross Area (Acre/Sq. Ft.) 2.38 AcreslI03,672 SF A--Small Lot Zone Development/Project Name Marana Place Rezoning NC--Neighborhood Commercial Project Location Southwest Comer of Sandario Road & Grier Road Description of Project Commercial Development: 2 Buildings/17,820 SF Property Owner Street Address Clifford and Pamela Halbert Trust 10020 W. Orange Ranch Road City State Zip Code Phone Number Fax Number E-Mail Address Tucson AZ 85742 ~ontact Person Phone Number Applicant Street Address TNS LLC Commercial Development 5671 N. OracIe Road, #1103 City State Zip Code Phone Fax Number E-Mail Address Tucson Contact Person AZ Perry Humbert 85704 (520) 293-0040 Phone Number Agent/Representative Street Address perry .humbert@gmai\.com The Planning Center 110 S. Church Ave., Ste. 6320 AZ Zip 85701 Phone Fax E-Mail Cty State Tucson 623-6146 622-1950 Contact Person Robin Valenzuela I, the undersigned, 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 writing by the owner to file this application and checklist. (If not owner of record, attach written authorization from the owner.) ~ 8tDID -- 00 I 1 D)~J \ DlP --pc. -1- 0(.0 It ~ RobIn In. V~k.fJ"t/.1C/tfL /0- '?II- O~ Print Name of A licant/A ent Date X:\SHARED FILES\Review Checklist\Application.doc May 2005 /'~_... Marana Place Rezoning CASE NO.: PCZ-06116 N 1\ Agricultural Marana Health Center PPEP Housing Development Community Christian Church of Marana Vacant i I First Baptist Church of I Avra Valley I I ~ I <t> ~ I 200 0 2 0 Feet Valley of the Sun Mobile Home Park Data"Disctaimer Th. Town of Marana provid....thl.. map intorrn-atton ..As I....... __ r.qu....t of i the u_r with""' unde,...tandlng that It~... not guarant..d to be ..:c-..at.. conect or complet. and conclu.ions d..-n from such infonn.tlon er. the r..po'"tbQtty otthe ueer. In no ev.nt" shall Th. To'Wn Of MMana become liable to us.r. of the.. data. or any otfM.r party. for .ny Josa or direct. indirect" .p.clal.lncid.mal or con....quanti.. damag.s. ~nctuding but not ItrrlItltd to tIm.. hlo~y or goodwill. arl.~ng rrom n-.. us. or modtf'lcatton of .....1..... I I . request or approva to rezone a 2.4 acre parcel from A (Small Lot Zone) to NC (Neighborhood Commercial) for the development of two retail buildings - - Marano Place Rezoning Southwest Corner of Sandario Road & Grier Road PCl-06116 - - - - - - - - - - - - - - 110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950 www.azplanningcenter.com - THE PlANNIt.!G I1111 MARANA PLACE REZONING Southwest Corner of Sandario Road and Grier Road Marana, Arizona Submitted to: Town of Marana Planning Department 11555 West Civic Center Drive Marana, Arizona 85653 Prepared for: TNS LLC Commercial Development 5671 North Oracle Road, #1103 Tucson, Arizona 85704 Telephone: (520) 293-0040 Prepared by: The Planning Center 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 With assistance from: - Rick Engineering 1745 East River Road, Suite 101 Tucson, Arizona 85718 Telephone: (520) 795-1000 And: Burlini/Silberschlag, Ltd. 4400 East Broadway, Suite 400 Tucson, Arizona 85711 Telephone: (520) 323-1996 ~ October 2006 Revised February 2007 For clarification of material contained in this report contact: THE PLANNING CENTER 110 South Church Avenue, Suite 6320 Tucson, Arizona 85701 Telephone: (520) 623-6146 Fax: (520) 622-1950 ~THE PLANNING CENTER Table of Contents I. INVENTORY AND ANALYSIS A. EXISTI NG LAND USES........................................................................................................ 1 1. Description of Site Location in Regional Context.............................................................................. 1 2. Description of Existing Land Uses.................................................................................................... 1 3. Surrounding Property within One-Quarter of a Mile.......................................................................... 1 4. Location of Wells............................................................................................................................ ..6 B. TOPOGRAPHy...... .................................................................................... ....................... .... 6 1 . Topographical Characteristics.......................................................................................................... 6 2. Pre-Development Cross-Slope......................................................................................................... 6 C. HyDROLOGy...................................................................................................................... .9 1 . Information Regarding Off -Site Watersheds.................................................................................... 9 2. Off-Site Natural or Man-Made Features............................... ....... .....................................................9 3. Acreage of Upstream Off-Site Watersheds (100- Year Discharges Greater than 100 cfs)............... 9 4. On-Site Hydrology............................................................................................................................ . 9 5. Existing Drainage Conditions along Downstream Property Boundary..............................................9 D. VEGETATION..................................................................................................................... 11 1 . Inventory and Description............................................................................................................... 11 2. Densities of Vegetation................................................................................................................... 11 E. WI LDLI FE ................................................................. .......................................................... 13 1 . Letter from Habitat Specialist ......................................................................................................... 13 2. Description of Wildlife Concerns.................................................................................................... 13 F. VI EWSHEDS ...... ................ .................. ................................. ........................... ..................15 1. Viewsheds Onto and Across the Site .............................................................................................15 2. Areas of High, Medium and Low Visibility from Nearby Off-Site Locations: ...................................19 G. TRAFFiC........................................................................................................................ .....21 - 1 . Existing and Proposed Off -Site Streets.......................................................................................... 21 2. Arterial Streets within One Mile of the Project Site .........................................................................21 3. Existing and Proposed Intersections.............................................................................................. 22 4. Existing Bicycle and Pedestrian Ways............................................................................................ 22 H. RECREATION AND SCHOOLS.......................................................................................... 24 - 1 . Recreation...................................................................................................................... ................24 2. Schools......................................................................................................................... ..................24 I. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES ....................................26 1 . On-Site Cultural and/or Historic Resources.................................................................................... 26 J. COMPOSITE MAP ................................................ ............................................ .................. 26 II. LAND USE PROPOSAL A. PROJECT OVERVI EW ................ ......................................... .............. ...................... ..........30 B. RELATIONSHIP TO TOWN OF MARANA GENERAL PLAN.............................................. 30 C. TENTATIVE DEVELOPMENT PLAN ......................................................................... .........32 Marana Place Rezoning i Table of Contents D. EXISTI NG LAND USES.................................... .................................................................. 32 1 . Zoning Boundaries..................................................................................................................... .....32 2. Assessment of Impact on Existing Land Uses ...............................................................................32 E. TOPOGRAPHy...................................................................................................................35 1. TDP Response to Existing Topographic Characteristics................................................................35 2. Encroachment onto Slopes 15 Percent or Greater.........................................................................35 3. New Average Cross-Slope............................................................................................................. 35 F. HyDROLOGy..................................................................................................................... 35 1. TDP Response to Existing Hydrological Characteristics ................................................................35 2. Encroachment/Modification of Drainage Patterns ................................ ....................................... ...35 3. Potential Drainage Impact to Off-Site Land Uses...........................................................................35 4. Engineering and Design Features.................................................................................................. 35 5. Conformance with Applicable Plans ... ............ ................................ ................................ ................37 G. VEG ETA TION AND WILDLI FE........................................................................................... 37 - 1. TDP Response to Existing Vegetative Characteristics...................................................................37 2. TDP Response to the Native Plant Ordinance and Habitat Disturbance........................................37 H. BUFFERS........................................................................................................................... 37 I. VI EWSHEDS ...................................................................................................................... 38 1. Mitigation of Impacts to Views and Vistas from Off-Site.................................................................38 2. Mitigation of Impacts to Areas of High Visibility ..............................................................................38 J. TRAFFiC......................................................................................................................... ....38 K. PUBLIC UTILITI ES ............................................................................................................. 39 ..... 1 . Sewer........................................................................................................................... ................... 39 2. Water............................................................................................................................ ..................39 3. Gas.................................................................................................................................. ...............39 4. Electric......................................................................................................................... ...................39 L. PUBLIC SERVICE IMPACTS.......................................................................... ...... ..... ......... 42 1 . Police.......................................................................................................................... ....................42 2. Fire42 3. Sanitary Pick-Up.......................................................................................................................... ... 42 M. RECREATION & TRAI LS.................................................................................................... 42 N. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES ....................................42 Bibliography.................................................................................................................... ....................43 .... - Marana Place Rezoning ii Table of Contents EXHIBITS - Exhibit LA. 1 : Location and Vicinity Map..................................................................................... 2 Exhibit I.A.3.a: Existing Zoning.................................................................................................. 3 Exhibit I.A.4: Well Locations ...................................................................................................... 7 Exhibit I.B: Topography............................................................................................................. 8 Exhibit I.C: Hydrology............................................................................................................... 10 Exhibit I.D: Vegetation Communities and Densities................................................................. 12 Exhibit I.E: Letter from Arizona Game and Fish Department....................................................14 Exhibit: I.F.1.a: Photo Key Map................................................................................................16 Exhibit I. F .1.b: Site Photos....................................................................................................... 17 Exhibit I. F .2: Visibility............................................................................................................... 20 Exhibit I. H: Recreation and Schools......................................................................................... 25 Exhibit 1.1: Arizona State Museum Letter.. ..................... ............................................................ 27 Exhibit I.J: Composite Map...................................................................................................... 28 Exhibit 11.8: General Plan Designations................................................................................... 31 Exhibit II.C: Tentative Development Plan................................................................................. 33 Exhibit II. D: Zoning Boundaries................................................................................................ 34 Exhibit II.F: Post-Development Hydrology Concept................................ .................................. 36 Exhibit II. K.1 : Wastewater Capacity Letter ...............................................................................40 Exhibit II.K.2: Statement of Water Service Provision and Availability.......................................41 - - Marana Place Rezoning iii I. Inventory and Analysis - - - - Inventory and Analysis A. EXISTING LAND USES 1. Description of Site Location in Regional Context The 2.38-acre project site is located in the northwestern portion of the Town of Marana (Township 11 S, Range 11 E, Section 28) and is bound by Grier Road to the north and Sandario Road to the east (see Exhibit I. A. 1 : Location and Vicinity Map). The project site is composed of a single parcel, identified by the Pima County Assessor's Office with the following number: 217-40-002A. ,- 2. Description of Existing Land Uses Currently, the site is vacant. 3. Surrounding Property within One-Quarter of a Mile - a. Existing Zoning Project Site: North: South: East: West: A (Small Lot Zone) A (Small Lot Zone), VC (Village Commercial) A (Small Lot Zone), F (Marana Gardens Specific Plan) A (Small Lot Zone), F (Rancho Marana Specific Plan) A (Small Lot Zone) (See Exhibit 1.A.3.a: Existing Zoning.) - - - Marana Place Rezoning 1 Inventory and Analysis Exhibit I.A.l: Location and Vicinity Map 11S11E21 11S11E22 GrIer Road ,...... ..1. _. '.1. _. ..1. _.. ......." . . I ~ . ! . I It: . 0 . 1: . II . i . I JiI . . I . . ....... ....... - II. 11S11E27 11S11E2S '.1'.".". . . . . . ....11....., ... .11... .11... _.. .11... .1.." .11., I....... '.1 ....... Legend .--... ,-. ., Site Boundary ~ ao~NING c:I:) CENTER SO' 100' I - CJ Township, Range, Sectioo 1:\ TN S-O 1 \gnIpIlIc,lexhit;lsllocallJ1 S<ul:.: Pima Ctu1lyOOT Geograptical lntonnalCll Services ,2006 Marana Place Rezoning 2 Inventory and Analysis Exhibit I.A.3.a: Existing Zoning .... - - ..-... 1.- .. - - D D D F (Specific Plan) A (SmaU Lot Zone) VC (Village Commercial) l. _ I I22J . Site Boundary One-Quarter Mile Radius Pending Rezonings Pending Rezonings' Names i -'1"''''-,,~-, / ! . '/ / 1 I { ( F '* .....__.........J . J'. . t ? i ; Rancho Maranl ! i SP.ldtlC.~IIri'_..j i Am."dm.I)t.... ; i (SPAo.03,o.92) \! l 1 :1 , I III , I !1II1 , I L.c;! ., I 'Ie! "" " \~I "" I' \2-\ \ \ i . I 1 i I I I I , /4,. /~ .,~ . /~... .... l'e(:> .' i(j . I . (fl _n. ~ ~~ 300' 600' I tITN$.()1\t'.pIl........,........,.. "UfOl: ,., C.u,.. DOT G",'lphlNl ...""... hrvloH . zooe Marana Place Rezoning 3 Inventory and Analysis b. Existing Land Use Project Site: North: South: East: Vacant Agricultural, Religious, Medical, Office Vacant, Mobile home park, Single-family residential, Agriculture Religious, Single-family residential, Public service (Cortaro Marana Irrigation District well site- inactive storage and booster tanks) Industrial, Commercial, Agricultural, Multi-family residential West: See Exhibit LA.3.b: Existing Land Uses and Regional Development. c. Number of Stories of Existing Structures The majority of the existing structures within a one-quarter mile radius of the project site are single-story. d. Pending Rezonings, Conditionally-Approved Zonings, Subdivision Plats and Development Plans Located approximately one-quarter mile northeast of the project site, the Barrios de Marana Specific Plan (PCZ-06084) is currently under review by the Town of Marana (see Exhibit LA.3.a: Existing Zoning). In addition, the Richmond Marana Town Center Preliminary Plat (PRV-05111) was approved on August 1, 2006 (see Exhibit LA.3.b: Existing Land Uses and Regional Development). The Richmond Town Center is also located southeast of the project site. e. Architectural Styles Used in Adjacent Projects The majority of the buildings to the south and the west of the project site are manufactured homes and commercial buildings, and agricultural land is located north of the site. The photos below display the architectural styles of the church and the single-family residences to the east of the site. - - Marana Place Rezoning 4 Inventory and Analysis Exhibit I.A.3.b: Existing land Uses - Legend Site Boundary One-Quarter Mile f!j ~THE PlANNING CENTER 300' 600' I Subdivision Name Development Plans Name Approved Subdivisions Development Plans Rancho Marana Specific Plan _ Marana Gardens Specific Plan Richmond Marana Town Center Subdivision Plat (PRV-05111) 0' .. - I . * t\TNs.G1\gr.pMca\exh.I:I:'lr..Ion.aUIIIWIo,llMnt Source: ,1m. Count;' DOT Geotrlphioll Infonndon ",..,Iou . 2000 - Marana Place Rezoning 5 Inventory and Analysis 4. Location of Wells There is one well located on the project site. According to the Arizona Department of Water Resources, the well (Registry ID # 807019) was constructed in 1996 for water production and is located in the southwest corner of the site. (See Exhibit I.A.4: Well Locations.) The Cortaro-Marana Irrigation District (CMID) well site, located on the adjacent parcel southeast of the subject property, includes both a storage tank and a booster tank. However, according to Brad DeSpain at the Marana Water Department, both tanks are currently inactive, as the well pumps directly to the storage tank at the Ora Mae Ham District Park. B. TOPOGRAPHY 1. Topographical Characteristics a. Restricted Peaks and Ridges The site contains no restricted peaks or ridges. b. Rock Outcrops There are no rock outcroppings located on the project site. c. Slopes of 15% or Greater As Exhibit I.B: Topography displays, the majority of the site is relatively flat and contains no slopes 15 percent or greater. d. Other Significant Topographic Features The site exhibits no significant topographic features (see Exhibit I.B: Topography). 2. Pre-Development Cross-Slope The pre-development average cross slope was calculated using topography provided by Shane Surveying with one-foot intervals. The average cross slope is 2.14 percent. Average cross slope = [I x L x 0.0023] / A Where: I = contour interval (1 feet) L = total length of contours (1,108.88) 0.0023 = conversion of "square feet" into "acres x 100" A = total site area in acres (2.38) Marana Place Rezoning 6 Inventory and Analysis Exhibit I.A.4: Well Locations "....--------------- ". .. #' , I I , a GrIer Road .. tl... _. ...... .... _. ....... ..1... _, . I .~ Ii .: il .i .! I, . : iI . i . ! Ii i__,____..____.___._.._,_...~__....__."_.._..__.___...__________.__.......__.: l ~.._.._.._.._..- 'a ! 0:: o i ;! 'I.fIlI- ~ "'" ... , , I , I I I I I I I I I I I I I \ \ '\ "- " . r........... . . ! . . ' i 1....._...., ,. + -.. - . . -.. ~ . . _!_!_~___.,~_~~!'~~.'!I_~.~__~~~,,~__~_~~.~.!_!l.~.!I,~__._._!l_......1 Cortaro-Marana .10 #807019 I I , #' .. --"" '" ... ... llIIrtt_.____ -------------- Legend .-.... l._.. Site Boundary [!j ~THE PlANNING CENTER .. _ , 1oo-fod Raclus . existing WeDs SO' '" " '\ \ " 1 I I I I . I I I I I I I I I I I I I I I " ... 100' I I:\TNS'O'~c.....-.". source: PIma CourtyOOT GeograptlCal lnIOIIllal<Jl SOrvtce. ,2006 Marana Place Rezoning 7 Inventory and Analysis Exhibit I.B: Topography L Grier Road 1~ "" "-'1_ -198') ;- - - - -1983-- .................-, ~-j : II I [ I .wwww _ I r--- - - -+- .. It ~I ~I I I ~ 1; I~ Iii ~ 'I9B3 ~ : i l 1:'....t.SD'w....._~~ I I ~ _::~w _ ~ - - - - - ____ - - - -1- ___ _ _ ~ .~.. ~.... l. __...____._ 1983 c 103.1ll8.1 sa. FT 2.311 ACAElI 'I9B3 1982 - - - - PROJECT BOUNDARY EXISTING TOPOGRAPHY C!5 fS=~ IT 26' IIG' 100' _: 1"100' *: f:lIHltIISJ:lWG \fOlO Marana Place Rezoning 8 Inventory and Analysis c. HYDROLOGY 1. Information Regarding Off-Site Watersheds There is one off-site watershed that affects the site. This watershed drains from the southeast to the northwest and crosses the site as a sheet flow. The project site is located within a balanced basin. 2. Off-Site Natural or Man-Made Features The only offsite man-made feature is Sandario Road, which is along the eastern boundary. The watershed sheet flows across Sandario Road onto the project site. 3. Acreage of Upstream Off-Site Watersheds (100-Year Discharges Greater than 100 cfs) The area of the watershed is about 27 acres and the design flow was approximated to be 140 cfs. 4. On-Site Hydrology a. 100-Year Floodplain Greater Than or Equal to 100 cfs Similar to the offsite conditions the project site drains northwesterly towards the Grier Road. With a cumulative area of about 30 acres, the design flow across the project site was approximated to be 150 cfs (see Exhibit I.C: Hydrology). b. Areas of Sheet Flooding with Average Depth This runoff sheet flows across the site with a flow depth of about 4-inches. c. Federally Mapped Floodways and Floodplains Per the FEMA LOMR Case No: 02-09-1039P (the Letter of Map Revision is submitted for reference under a separate cover), the project site is located within a "Shaded" Zone X. FEMA defines this zone as areas of 0.2% annual chance flood; areas of 1 % annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from the 1 % annual chance flood. d. 100 year Peak Discharges Exceeding 100 cfs The discharge generated on the 2.38-acre site is approximately 10 cfs. 5. Existing Drainage Conditions along Downstream Property Boundary Based on the analysis, approximately 0.5 cfs per linear foot enters and leaves the project site with a very shallow flow depth and a slow flow velocity. Marana Place Rezoning 9 Inventory and Analysis Exhibit I.e: Hydrology 13 Qa,eolft A- 30 AC JL Grier Road 1~ ',", H II't/I1lF UIU'198".. . ;-----1983- --..-, !j j, [ . . .,,_w_ I ..- - -----...- , .I ~ -. ~. I ~ 1; .~ Ii i ~983 I ~ : ' I L . ....I.IZI'w"",,,\, I ! t=:. -~ ~ - - - - - - -~_;',~:-- -l ~~.~..~. -. ---- 1983 c 'O3.7lll1. t so. FT 2.31 ACRES ~98'3 1982 13 Qa'OOlft Aa21AC - - - - PROJECT BOUNDARY EXISTING TOPOGRAPHY C!5 ~=~ 13 OFFSITE HYDROlOGY 0" 2S 50' 'ClO' _''''ClO' ,..: t..".,OlllIG Of'1llt HmID Marana Place Rezoning 10 Inventory and Analysis D. VEGETATION 1. Inventory and Description a. Vegetative Communities and Associations On-Site According to Pima County DOT Geographical Information Services (2006), the majority of the project site is classified as Warm Temperate Grasslands, Shrub- Scrub Disclimax series and Haplopappus Tenuisectus (Burroweed) Association vegetation coverage. In addition, the vegetative community found on the entire site is Low Vegetation Valley Floor. Low density vegetation was observed during a site visit and included mesquite trees and desert scrub. The vegetative communities and densities are depicted in Exhibit I.D. b. Significant Cacti/Groups of Trees and Federally-Listed Threatened or Endangered Species According to the Arizona Game and Fish Department (AGFD), the project site does not occur in the vicinity of any vegetative Proposed Critical Habitat. AGFD has identified Special Status Species that occur within a 3-mile radius of the project site. See Table 1: Special Status Species in Section E. Wildlife. c. Areas of Especially Important Vegetation There are no areas of important vegetation on the project site. 2. Densities of Vegetation As noted in Exhibit I.D: Vegetation Communities and Densities, the entire site exhibits low-density vegetation. Vegetation densities were categorized using the following percentages of coverage: High-Density: Medium-Density: Low-Density: 76% - 100% 31% -75% 0% - 30% Marana Place Rezoning 11 Inventory and Analysis Exhibit 1.0: Vegetation Communities and Densities Legend Note: The entire site exhibits low densityvegetetion. ..-... 1._.1 Site Boundary D Low Vegetation Vaney Floor VVarm Temperate Grasslands; .-'1 Scrub-Scrub Disclimax Series; Haplopappus tenuisectus Association m L.:.J lIJTHE PlANNING CENTER 50' 100' . tITN8-01IOr.phlaJlo>ch.....".._n Iou,..: 'ftl. Co'lftty DOT Gto,r.hloll Information s.,vtoes ,2OOe Marana Place Rezoning 12 Inventory and Analysis E. WILDLIFE 1. Letter from Habitat Specialist A letter from the Arizona Game and Fish Department, Tucson Regional Office is included in this report as Exhibit: I.E: Letter from Arizona Game and Fish Department. There are no state-listed threatened or endangered species or any high densities of any specific species present on the project site. Additionally, the project site does not exhibit any riparian ecosystems. 2. Description of Wildlife Concerns As listed in Table I.E below, the Arizona Game and Fish Department's Heritage Data Management System (HDMS) identified the following Special Status species as occurring within a 3-mile radius of the project site: a e . . ipecla tatus ipecles . Common Name Scientific Name Status Western Burrowing Owl Athene curricularia hypagaea SC, S (BLM) Western Yellow-Billed Cuckoo Coccyzus americanus occidentalis C, S (USFS), WSC Cactus Ferruginous Pygmy-Owl Glaucidium brasilianum cactorum SC, WSC Sonoran Desert Tortoise Gopherus agassizii (Sonoran Population) SC, WSC Yellow-Nosed Cotton Rat Sigmodon ochrognathus SC T bl IE 8 .18 8 Status Definitions: C: Candidate LE: S: SC: SR: WSC: Listed Endangered Sensitive (BLM & USFS) Species of Concem Salvage Restricted Wildlife of Special Concem - - Marana Place Rezoning 13 Inventory and Analysis m c: I i I ! 1.1 II II II -& II sl ~I II 11 ~ If hu i ~ i~i t ' !~i I l'~.i" ,la Exhibit I.E: Letter from Arizona Game and Fish Department I I ~ ~ I lJ'I I VJ I ~o ~ ~ ~ j ~J I I i Q. J II I ~ J ) I;! I Ii I J I ~ l!! I I I 1 !!l J I j 5 .c:. I I 1 '. .SI if I I g l! Ii I I CI ~,lI(lnl\..' h ~ . 13 G i=lD ! ~~f ~ .~ I ill '~ II J! ~ If it!jtse B 'lI Q. ~!!i (II ~ I~ e II, ! l~~ i8 I I S' 1~ I ~ Ul ~ 'I loin !~Iil I II i 8 18111 I- !iSiGltI ;; II" ~ .. S I h nUlIilllhtl j filII Marana Place Rezoning 14 Inventory and Analysis F. VIEWSHEDS 1 . Viewsheds Onto and Across the Site Various photographs were taken of views from and across the project site, as shown in Exhibit I.F.1.b: Site Photos. Exhibit I.F.1.a: Photo Key Map indicates the locations from which the photos were taken. a. Views and Vistas from Adjacent Properties North Land to the south of the project site is vacant; therefore, the project site is highly visible from properties to the south. South The project site is highly visible from Grier Road and the property to the north due to agricultural use. East The project site exhibits medium visibility from properties to the west of the project site. Existing low-density vegetation on the project site currently reduces complete visibility. West The project site is highly visible from Sandario Road to the east, although the Cortaro Marana Irrigation District (CMID) well site limits a portion of the view from southeast of the site. b. Views and Vistas from Areas Beyond Adjacent Properties The significant view beyond adjacent properties is of the Tortolita Mountains to the east. This vista is slight due to the distance and existing development between the Tortolita Mountains and the project site. Marana Place Rezoning 15 Inventory and Analysis Exhibit: I.F.1.a: Photo Key Map ...,. Legend SIte Boundary e. Phcto 10 & Location the photo was taken NORTH K!J - - 0' 500' 1000' LDcoIlJ'1: TNS-01\exhlblls\ptllml<ey_map.mxa SllJI'Ce: Pima CaunlyDOT GeOlJllhllCallntbnnalion,2006 Marana Place Rezoning 16 Inventory and Analysis - Exhibit I.F.1.b: Site Photos Photo 1: Looking south along Sandario Road Photo 2: Looking west along Grier Road from the from the northern corner of the site. northeastern corner of the property. - - Photo 3: Looking south from across Grier Road onto and across the site. Photo 4: Looking east along canal located on the north side of Grier Road. - Photo 5: From west of the property looking southeast onto and across of the site. Photo 6: From the southwestern corner of the site looking northeast across the site. Marana Place Rezoning 17 Inventory and Analysis Exhibit I.F.l.b: Site Photos continued Photo 7: From the southwestern corner of the site looking northeast across the site. Photo 9: Looking south at a nearby mobile home community from the southern boundary of the site. Photo 8: Looking north from the middle of the southern boundary of the site. Photo 10: From the southeast corner looking northwest at the CMID well site which includes inactive storage and booster tanks. Photo 11: From the southeast corner looking west along the southern boundary of the site. Photo 12: Looking onto the adjacent property to the east from the southeast corner of the site. Marana Place Rezoning 18 Inventory and Analysis 2. Areas of High, Medium and Low Visibility from Nearby Off-Site Locations: As illustrated in Exhibit I.F.2, the majority of the project site is highly visible from off- site locations, except for an area of medium visibility located along the western and southwestern property boundaries. Visibility was determined as follows: High Visibility: Areas not obscured by vegetation or terrain and visible from the edge of the site. The majority of the site is considered highly visible due to the roadways and the vacant and agricultural properties that are adjacent to the site. Medium Visibility: Areas visible from off-site but obscured somewhat by vegetation. The western and southwestern portion of the project site is somewhat screened by vegetation and fencing along existing commercial and residential properties to the west. Low Visibility: Areas on-site that cannot be seen from off-site due to vegetation and/or topography. The site exhibits no areas of low visibility. Marana Place Rezoning 19 Inventory and Analysis Grier Road 1983 ;- _ _ ~oz.~~r1982.. ___... _, ~ I r~~ ~ I ( __~~)I : \ I ., iwww_ I \) - 1982 1983 /-"--"\ / ' / \ f \ J /'\ / /~.... I) (. '- -_/ f' J /~._" I ) ~983 \, J -...-.'" ~96'3 '03.1Ile.' 9CI. FT 2.38 ACRES - - - - - - - PROJECT BOUNDARY EXISTING TOPOGRAPHY ~ '\.. '\. '\. '\ ~ MEDIUM VISIBILITY NOTE: THE MAJORITY OF THE PROJECT SITE IS HlGHl. Y VISIBLE FROM OFF-8m1 LOCATIONS. (-- ,~._-) EXISTING VEGETATION Exhibit I.F.2: Visibility j 1l!J1! ~.'(".".""....,.. I i \'" . J ,.....~ ~..........'-~'" /- Cv) U1 r" \, " ~ \ '.J \2 )\~ " l -,'. 1 r ~.'O I \) (j , \,) "~".I /......c.... ( .'\ \..~/ (!) ~=R~ 0' :w Ia '00' _, ''''00' -= f..ut'3WG WUlff I t j 1; I~ Ii J J 0 : I L . _ -..u!ZI'W.....i' - (-1 . F. '~_ . '+,. / ! _._..~ -Ja - - - ~=-::. - - - - - - - -I - ....-- -' - --:. .~~--~...- ~ ~-----_..'_.'-.'----+--" Marana Place Rezoning 20 Inventory and Analysis G. TRAFFIC 1. Existing and Proposed Off-Site Streets Grier Road is an undivided two-lane Rural Minor Collector that bounds the property to the north. The speed limit is 35 mph west of Sandario Road and 25 mph east of Sandario Road. On-street parking is prohibited. Grier Road is currently 32 feet from curb to curb. Sandario Road is a two lane undivided Rural Major Collector that bounds the property to the east. On-street parking is prohibited and the speed limited is posted as 35 mph. Sandario Road is 42 feet wide from edge to the pavement to edge of pavement. 2. Arterial Streets within One Mile of the Project Site Table I.G: Existing Roadway Inventory is an inventory of major roads within one mile of the project site; roadway locations are depicted in Exhibit I.G: Major Roads 1-Mile Context. Right-of-way (ROW) widths are from the Town of Marana's Major Streets and Routes Map, Pima County's Major Streets and Scenic Routes map and from the Transportation Impact Study Report from Rick Engineering Company. Daily volumes are from recorded traffic volume data from CLA, Pima County, ADOT or the Pima Association of Governments. Table I.G: Existing Roadway Inventory ExistinglMSRP I I No. of Travel I Speed I 0'1 Road Segment Ownership Limit al Y (ft) Lanes (mph) Volume Grier Road West of Sandario 60/90 TOM 2 35 900 East of Sandario 60/90 TOM 2 25 1,200 Sandario Road North of Grier I 60/90 TOM 2 35 1,820 South of Grier 60/90 TOM 2 35 1,580 Marana Road 60/250 TOM 2 45 2,200 Barnett Road 60/90 TOM 2 25 500 Moore Road 60/250 TOM 2 35 976 Sanders Road 60/250 TOM 2 25x >1,000 a. Conformance with Minimum Requirements - - The widths of the existing major streets that provide existing access to the project site conform to minimum requirements. b. Continuous Rights-of-Way The project roadways' rights-of-way widths are continuous. Marana Place Rezoning 21 Inventory and Analysis c. Surface Conditions of Existing Roadway Providing Access to Site Based on visual inspection and apparent ride quality only, the surface conditions of Grier Road and Sandario Road are fair. 3. Existing and Proposed Intersections The Grier Road/Sandario Road intersection provides direct access to the project site. This intersection is four-way stop sign controlled. 4. Existing Bicycle and Pedestrian Ways Currently, there are no bicycle lanes or pedestrian ways located on the roadways that access the site. Marana Place Rezoning 22 Inventory and Analysis Exhibit I.G: Major Roads One-Mile Context J 'g I~ ~ ,e.: e N I 1II iii 'g I Ii t2 I I/) I I J , , - \ \ <:::::::~,.-., """'~ "~, --~=~-- '~~~~~:.;.,-.... - - - - - ....... .... ..... .... .:~- ., ,,:~~><>~,.,' ,.,.,".'":",.",."::~':i~"':'i.",,,.,..,.,,',,,.'_,_-::- :"",'d'7~ " '''::;<, '.~-- '.. . . 'T< ......< . ,/" . ";;0'~";:::,<, '----Cochl..Can;,on..,. II .-.~< ,,; "~;.';:, '. ~ .""'11 ~ .... . , ~~ , "';~~~~,;:>:~:3:t.,.. . 'i".' .... .,,'. ...'s. \. , , "\~~.:::,-, ' i< ~'~----'-""""'=----=_""'_~Marana'Road"""..".",'.,.'r..'".~' <:-.S?...'---I"'>. ,-' \ (64.90) ..... .::.~~:<~:',' "~>{) \ .. .'-~.~~',.,.. "<.' ',\ ...-"-~":>" ',.. \.. 'I ~<'" "', '. ",' "'. 00. . .' . ~<<~"- ~Adonis.Road a::m7'~,;,'" ' ,::, ~,~ '<>., o-r',~ .. .~0-><> ' i~ . i., ,. . '~,>:>,,- I i~::ti.. '. .' '~~<::'- (32;90) ":....," > iU)' ..... i.' ~~<::>,' .s' , · ""<:,~"" ~'...; I' . .'~ 0~~ ~ ~ ~~~~~ ~ ~<< ~~ ; ~!! '-,~,' Q'o..... ... orlvec ..',i' o~ ~- e' .~,. I " 'C . ..".<-~ 'g ~ ~, I JR t! I u \ \. \. \. \. \. " " " (35.90) I I , , , , , ,,; ,,; " '" - Legend .. - 00, 1._.. Site Boundary ~Tll c:::I:) n....JC: r:r~ CJD~ (120.150) Current Right-of-Way. Future Right-of-Way 1000' 2000' I t\TNS.Q1"'..h_........ SeUfot: ,., c.u~ DOT Cho,r.Moal IMormdtn ..,.... . 200e Marana Place Rezoning 23 Inventory and Analysis H. RECREATION AND SCHOOLS 1 . Recreation As displayed in Exhibit I.H: Recreation and Schools, Ora Mae Harn District Park is the only existing recreation area located within a one-mile radius of the project site. This 44-acre park is located at 13250 North Lon Adams Road, approximately one-half mile east of the project site and offers the following amenities: . 3 lighted ball fields . 1 lighted soccer field . 7 covered ramadas, complete with grills, lighting and electrical outlets . 2 lighted tennis courts . 1 lighted basketball court . 1 large soccer/multi-use field . 1 outdoor swimming pool . 3 lighted covered playground areas . 1 community center/recreation center Approximately one-mile northeast of the project site, the San Lucas Park is currently under construction. There are no trails within one-mile of the project site. 2. Schools As displayed in Exhibit I.H: Recreation and Schools, there are three schools located within one mile of the project site: Estes Elementary School, Marana Middle School, and Marana Plus Alternative Ed. All of the schools are located at 11279 West Grier Road. As this is a non-residential project, this development will not impact these public services. Marana Place Rezoning 24 Inventory and Analysis Exhibit I.H: Recreation and Schools '\ '\ , \ \ \ Adonis ROlld \ \ Est.. ElementarY I ; :'R:~. .~.1 II 1 AltematlJe.Ed i ., ir~~:l ~~(<)t V~t\~~:e I '" c1 . S District Part< c3..JL-__J I I I I I , , , , , ,. ,. ,. ." ,. ." ,. ,. ,. , , , , , , I Maran. Road I , I I 'i I ti : I I \ \ \ '\ ~ 0:: o 'C IV '0 i (/) Grier Road ... r:..J Bamett Road Moore Road .....'~'... ." ... .... Legend ..-... 1._.. Site Boundary Bike Routes .t Public Schools Trails .. _ lOne-Mile Radius o Parks River Parks .....", em THE t2J CID~ 0' 1000' 2000' t\TNs.ol"q,h"_"~"J""'. SeurOl: ft.. Co_ DOT Goetff.hie.1 "formltioft Se,.... .2OOe Marana Place Rezoning 25 Inventory and Analysis I. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES 1. On-Site Cultural and/or Historic Resources A records check by the Arizona State Museum (ASM) indicated that there was one cultural resource survey completed within the project area, but it did not include the entire site. A Hohokam site, prehistoric site AZ AA:12:923, was recorded as found within the proposed site. Additionally several surveys were completed within a mile of the project site. Five prehistoric and one late-historic Euro-American sites were found through those surveys. The surveys covering large blocks of land were conducted in 1982 and 1983, and the smaller inventories were completed in 1995 and 2000. (See Exhibit 1.1: Arizona State Museum Letter.) J. COMPOSITE MAP Thorough site analysis and research of the subject property's existing conditions have revealed few physical constraints that might impede development on this site. Information on the site's topography, hydrology, vegetation and views have been compiled to create a McHarg Composite Map, displayed as Exhibit I.J. Marana Place Rezoning 26 Inventory and Analysis Exhibit 1.1: Arizona State Museum Letter An:(lH..1 ;;;;'tatt~ \tu.;,.cum 1'0 liox210026 rllcsnn. AZ 857210026 < 320) 6216302 lAX i520\621 2<176 THE UNIVERSITY Of ARlZONA,~ j 2 lO(Ii TUCSON ARIZONA Archaeological Records Check Form Date of Request: 9/1/2006 Date of Records Check Completion: 9/8/2006 Request came In by letter Requested by Name and Title: Company: Address: City, State, Zip Code: Phone/Fax/or E-mail: Jessica Bunce. planner The Planning Center 110 South Church. Suite 6320 Tucson 85701 (520) 623-6146 Project Name and/or Number TNS-01, Parcel 217-40-002A Project Description Commercial rezoning of 2.38 acres fm NC to A Location of Project Area (general description such as street Intersections): Southwest comer of Grier and Sandario Road. Legal Description: Parcel 217 -40-002A in NE. S28, T11 S, R 11 E in Marana. Pima County, Arizona. Results of Search: Several cultural resources surveys have been completed within a mile of the area proposed for rezoning; one was completed within the project area, but did not encompass the entire parcel, leaving some portions unexamined. Most of these surveys covered large blocks of land and were completed in 1982 and 1983; some are smaller inventories completed in 1995 and 2000. Sites In the Project Area: One Hohokam site, prehistoric site AZ AA:12:923, is recorded within the parcel proposed for rezoning. Within a mile of the parcel are five additional prehistoric and one late-historic Euro- American sites. Recommendations: A 2005 aerial photo taken of the parcel (attached to this form) shows some native scrub and formeny cultivated agricultural land. Because a site is recorded within the parcel and others are recorded nearby. and because some parts of the parcel have never been inspected, a cultural resources survey in advance of the ground modification might provide useful information. The Planning Center might consider authorizing a cultural resources survey with a qualified archaeological contractor. A list of qualified archaeological contractors is available on our website at http://www.statemuseum.arizona . edu/profsvcs/permitslpermittees.asp. If you have any questions. please contact me at the addresses or phone number listed below. Sincerely, - .7\~9utL-'\r--.- Nancy E.66~rson Assistant Permits Administrator Arizona State Museum (520) 621-2096 Phone and Fax nepearso@email.arizona.edu . Marana Place Rezoning 27 Inventory and Analysis Exhibit I.J: Composite Map A-sMAtL lOT .. ZONE I::;s Qo<1.Cl'lI A. 30 AC j Grittr Road 198 .~, N':."1~~~1982. ___ .. _, I I I ('- r-- \J t<~WT JI (--t-_~) J : " I ~w_ I /.,..-..';..., A-SMAl.L LbTj ; \; . ZONE.-~ (-~i "J[ I J ~ l.; C~~ Ii J I \ l I ~ 1\0 I J \.) ~-, f II! "-' , 0 ) \\ () \,<,~/ A.sMAU.LOT.ZOIE [ I A-SMAU. LOT I ZONE I , I i I I I i I ~ t I -) ..-. ~ 100. I I /' , P ~. I C_.~) : -an." - ~ ! ----------------- r--",Y~--:-~---""-._-':-_~:, .~~~---- .-.~---~.-:-"''--''',--,-,----- ~~~-_.-,: , ') A-8MALL LOT I h___ _ ~r,,,,_ 1982Z0fE I I -- ~-_._./. ,"r------," ..... . 1-)' I "'" c I -_J I , I I I I , ; i I i i ! 1983 ,.....r'...." / \ / " (/ ///D -_/ q \- /---"'-. \,\ ~9e3 " ) ~983 103.7S8.1l1Cl FT. UI_ 13 00140 CF8 A''ZTAC F- MARANA GARDENS SPECIFIC PlAN - - - - PROJECT BOUNDARY EXISTING TOPOGRAPHY EXISTING VEGETATION ~ \... '\. '\. \. ~ MEDIUM VISIBILITY 13 OFFSITE HYDROLOGY NOTE: THE MAJORITY OF THE PROJECT SITE IS HlGHL Y VISIBLE FROM OFF.srre LOCATIONS. C!S ~=~ 11' 26' 10' 100' A- SMAl.LLOT ZONE _,1"100' tie: t........~ Marana Place Rezoning 28 II. Land Use Proposal land Use Proposal A. PROJECT OVERVIEW The project site is currently vacant and surrounded by several types of land uses, from medical offices and religious institutions to industrial and residential uses. The rezoning request proposes a change from the existing Zone A (Small Lot Zone) to NC (Neighborhood Commercial). The proposed commercial development includes two separate buildings with a total area of 17,580 square feet. There is great demand in northwest Marana for such commercial retail. This small-scale development will benefit the neighborhood by offering shopping opportunities within walking distance of existing and proposed residences, increasing activity in the area and supporting the economic development goals of the Town by creating jobs and generating sales tax revenue. As the site is highly visible from adjacent off-site locations, quality architecture and landscaping will be implemented into the development. Unified architectural elements will be added to all four sides of both buildings and common elements will be incorporated into the signage. Ample landscaping will be provided in order to enhance the aesthetics of the development, as well as visually buffer parking areas and screen the proposed commercial from adjacent land uses. B. RELATIONSHIP TO TOWN OF MARANA GENERAL PLAN The project site lies within the area designated as Town Core (TC) by the Marana General Plan (see Exhibit 11.8: General Plan Designations) and is located in the Town Center of the Northwest Marana Area Plan. Areas designated as Town Core are "intended to be a focal point of public and private commerce surrounded by medium density residential neighborhoods with strategically located community facilities. Pedestrian oriented circulation patterns are required of new development. Schools, retail shops, offices and employment centers, as wells as multiple recreational areas and a variety of other services and facilities round out the Town Core." The Marana Place Rezoning application meets the goals of the General Plan by proposing a development that: · Benefits existing and proposed residential development; · Minimizes public expenditures by utilizing existing infrastructure (Le. roadways, utility connections) · Promotes high-quality design through compliance with the Town of Marana's Commercial Design Standards while maintaining a scale that is appropriate and compatible to surrounding uses; and · Contributes to the economic base of the community by introducing commercial development in an area currently lacking retail establishments, and in which residential densities are expected to increase. Marana Place Rezoning 30 Land Use Proposal Exhibit 11.8: General Plan Designations - Legend ..-... ,._.. Site Boundary _lndustriallGeneral _ Master Planning Area _ Corridor COl1TTll!rce _ Recreation .. Medium Density ResidentaiJ (3.1 - B.O DNeHing Units perAcre) Public ~ TOWl Core NO""" CJI:) THE t:lJ arJ~ 500' 1000' I t\T"s.o1",.,h~"''''.''.r.lJ~n St.,oe: ,.. C.UMf OCT G_"IPhlNl Info"""',, SIMoes , 20015 Marana Place Rezoning 31 Land Use Proposal c. TENTATIVE DEVELOPMENT PLAN As demonstrated in the Inventory and Analysis portion of this document, the project site is not constrained by existing topography, vegetation, visual resources or neighboring land uses. The proposal will be further refined through the development plan submittal and review process with the Town of Marana. Refer to Exhibit II.C: Tentative Development Plan (TOP) for an illustration of the project proposal. (A folded full-size drawing of this exhibit is included at the end of this submittal package.) D. EXISTING LAND USES 1. Zoning Boundaries The project site encompasses 2.38 acres and is currently vacant. The project proposal consists of rezoning the site from A (Small Lot Zone) to NC (Neighborhood Commercial) in order to permit the anticipated development. Exhibit 11.0 illustrates the proposed rezoning boundary and adjacent land uses. 2. Assessment of Impact on Existing Land Uses The project site is ideal for the proposed commercial development. It is located less than a mile from the Marana Town Center and is situated at the corner of two arterial roadways (Sandario Road and Grier Road). The Town Center is currently expanding, and a mixture of higher-density uses are coming into the area. The site borders commercial and industrial uses to the east and west that are similar in intensity. Surrounding developments currently experience limited views of significant mountain ranges; therefore, it is not expected that development of this site will diminish any enjoyment of such views. There are existing single-family residential homes in close proximity to the project site. Ample screening and vegetative buffering will be provided between the uses. All service and loading areas will also be appropriately screened from surrounding properties to mitigate any negative impacts on visibility and noise. Marana Place Rezoning 32 Land Use Proposal Exhibit II.C: Tentative Development Plan i I r-- I I )l VAc.oojAitlQ!X~ I-~ ~~ A-8MAtllOTZONE .~~ lI' lIIOEWI\LK AND _ 20'__ ,,. oeBIllA'fED RIGHT Of WAy ;- "'~IlUfFER ~ ~ RoM ITANDNlaIf 90' F~~~'fIay f,t,.. .__ ., :_ - ri- .,:.., - {98a l1\- I' ~ BUILDING .,400 SQ.FT. 20' BUILDING SElMCK RlPRAP e'LANDlICAPe BUfFER .......... w ...,.. ;~w---jJ A-SMAlL lOT ~ I zaE I; INDUSTRIAl ~ ~ I USE ~-I Ii I ,,; I e p , Il' LANI:lllCAP€ ,f ~ I IJlMIrCl :~:~ING t:~ . D~Ri I CMIOfTOM ~ I-I ~ well SITE I A-SMALl II ~. LOT ZONE : '-'------------ ---------------... -~.. ~~ - - - - - -a;r--..r;;;:;;;;;- - - ......+_ -~:+~~..---~"-~ ,..~.." 1 ..-_0'....-- BUILDING 9,1110 SQ.FT. '"~~/ /1?~:'./li{i~:':;~:.;,-! 1 "'.oL ___~__ _ _..l..._ _ . lOT SPLIT tiN: 'IE ; il! .i 11)..... Ii c:J c=J ,91\3 '..-+,1 Ill' LAIID8CAPE IIllFFEIl '982 VACAHr F- MARANA GARDENS SPECIFIC PlAN t - PROJECT BOUNDARY EXISTING TOPOGRAPHY LANDSCAPE BUFFER BUIlDING SETBACK POST DEVELOPMENT HYDROlOOY NOTE: PROJECT AREA: 2.3IIACFIES C!5 EXISTING ZONING: A (SIoW.l. LOT ZONE) PROPOSED USES: COMMERCW. RETAIL PROPOSED BUIlDING SQUARE FOOTAGE: 17,1lllO SF fl" 2S' PROPOSED LOT COVERAGE: +/-17 PERCeNT PROPOSED 8UlLOING HEIGHT: 30 FEET PARKING SPACES REQUIREO:.. PARKING SPACES PROVIJED: IIIi ..... - - - - - LOT SPLIT aaaaaaBB..!RP-RAP I.' I SIOEWAU<S &cite; ''''00' Af.l: f...aOlltG ~ / ------ RELIGI()USUSE A-sMAlllOT ZONE REliGIOUS use A-sMAlllOT ZONE 15' DEDECATED RIGHTOfWll,Y SEWER EAlEMENT ,f'1 LAIID8CAPE BUFFER 20' BUI.DING lIElII10l I'lIIOEWi\LK AND!CiIIW PeR"-- IT~ PFIOPOSED - lION lOCATION SINGlE-FAMll Y RESIDENTIAl A- SMAll lOT ZOIE tfI ~ut R I (: K M' _~)M ., ~TI-E PlANNING CENTER !If'I 100' Marana Place Rezoning 33 Land Use Proposal Exhibit 11.0: Zoning Boundaries A-SMALL LOT ZONE j~ Grier Road N ....... E __ ;------------, ~=~ i [ I ..-w_ I r--' - .. ._~----~-- ~ A-SMALL LOT I ZONE I ~ ~I ~I I I~ I~ ji ~ 'C I -8 I ! _~W_.J Iz I Ii I I i - -'~ -~,. - - - - - - - __ - - - -l - - - - ---:I. .....",.~ ....--- ! ---'---- ---+-< -._~+-~ ~~+ ] I I A-8MALL LOT ZONE c ~03.1IilU so. FT_ UlI ACRES A-SMALL LOT ZONE F- MARANA GARDENS SPECIFIC PlAN A- SMALL LOT ZONE - PROJECT BOUNDARY C!5 ~~ !1' 2lI' 10' 11111 _:1"111l1 '* eXHUS.DWG\ZOf4H:; ,,- Marana Place Rezoning 34 land Use Proposal E. TOPOGRAPHY 1. TDP Response to Existing Topographic Characteristics The project site is relatively flat; consequently, there are no topographic features affecting or preventing the proposed development. 2. Encroachment onto Slopes 15 Percent or Greater There are no slopes over 15 percent on the project site. 3. New Average Cross-Slope Since the project is relatively flat, calculating a post-development cross-slope average may not be necessary. F. HYDROLOGY 1. TDP Response to Existing Hydrological Characteristics - The TDP for this site will accept the existing runoff and discharge the on-site flows in a manner similar to the pre-development conditions. In order to accomplish this, a retention basin or underground retention system will be required. The storage volume required must meet the Town of Marana Development Requirements for Drainage in Northern Marana. Therefore 0.8 acre-feet of storage will be required. For a basin the maximum of 2.5 feet deep, the surface area of the basin would be 0.35 acres (15,300 square feet). 2. Encroachment/Modification of Drainage Patterns The existing flow will be conveyed across the project site or will be accommodated by the appropriate drainage facilities so that there will not be significant encroachment. The improvements will not modify the existing drainage patterns. 3. Potential Drainage Impact to Off-Site Land Uses Exhibit II.F depicts the proposed drainage pattern for the project site. 4. Engineering and Design Features The building finished floor elevations should be set at an elevation one foot higher than the water surfaces. Moreover, Exhibit II.F depicts a riprap blanket to safeguard the onsite drainage improvements against erosion. Marana Place Rezoning 35 Land Use Proposal Exhibit II.F: Post-Development Hydrology Concept dU..... ~~ lS _~8iQ!1t.G'~Wey - - ~ ;....fii3~982_..;;.. ~..~.... 'w~ .......~ J SHEET FLOW Q1_1i1OCf8 r==A-~AC II ~ l ,,- ........w _ - ---_...-. I-----------~, I i ~I I ;;1 : ~ I II I II. I I I I I ~ I . I '116< I I . . I L - - - - --- ----------- - - - - -- --t-.-"l ..IoI'&ltw ,- - - - - - -.~_~ - - _...~_.n~_... .~. :7\ - 'j i"' ~~ c=::=J '003 I , I - - <::::I - ; ~ .. II ,8 , I~ Iii lL tiI {i c=J c=J ,983 - n_-...r--. ..-..- '982 - ~ ~1Jt - - . . - PROJECT BOUNDARY EXISTING TOPOGRAPHY " POST DEVELOPMENT HYDROlOGY (!) ~=~ 0' all' iIO' 100' ....: ,...,00' tM: VHIlI'tDiIrlC WOSI' KfOllO Marana Place Rezoning 36 land Use Proposal 5. Conformance with Applicable Plans The Tentative Development Plan drainage improvements will be provided in accordance with the Town of Marana Floodplain Ordinance. G. VEGETATION AND WilDLIFE 1. TOP Response to Existing Vegetative Characteristics The site is relatively barren apart from patches of desert scrub. The project site will be mass graded; however, existing plant materials will be evaluated, and all viable vegetation will either be preserved in place or transplanted on-site into landscape islands or buffer yards. - 2. TOP Response to the Native Plant Ordinance and Habitat Disturbance - The project site is largely barren and, for the most part, lacking in quality vegetation. As a result, no protected or endangered plant or wildlife species appear to exist on the project site. H. BUFFERS As depicted in Exhibit II.C: Tentative Development Plan, landscaping will be provided along the perimeter boundaries of the project. There will be a 1 Q-foot landscape buffer adjacent to the future rights-of-way of Grier and Sandario Roads in order to soften the visual appearance of the commercial buildings. The required landscape buffer adjacent to the commercial properties northwest of the project site is 6 feet, and a 15-foot buffer is required along the southern boundary adjacent to future residential uses in the Marana Gardens Specific Plan. A 15-foot landscape buffer will be provided along the western property boundary next to the auto repair shop on the neighboring property. In addition to aesthetics, landscaping will be appropriately located and positioned for purposes of safety and welfare. Parking areas and pedestrian ways will be defined and shaded by vegetation in order to protect pedestrians from the potentially severe desert climate, and landscaping will not be located in a way that may interfere with site visibility and vehicular circulation. While the commercial project site will be adequately lighted in the evening hours for employee and customer safety, all lighting will be shielded and directed downward to protect neighboring properties, as required by Marana's Outdoor Lighting Code Marana Place Rezoning 37 land Use Proposal I. VIEWSHEDS 1. Mitigation of Impacts to Views and Vistas from Off-Site The project site will be designed with vegetated buffer yards and parking area landscaping, which will enhance the views onto the site from off-site locations. The proposed buildings will have sufficient setbacks from existing developments and will be limited to commercial-scale single-story heights, thus minimizing the impacts to distant vistas. 2. Mitigation of Impacts to Areas of High Visibility - The site is highly visible from most directions; therefore, attention will be given to the architecture design of the buildings, and landscaping will be a prominent feature of this development. Short screen walls will be built in front of parking spaces to block headlight glare into adjacent rights-of-way. Additionally, loading and delivery facilities will be screened so as to minimize their visual impact. J. TRAFFIC The project is anticipated to generate 2,213 ADT (Average Daily Trips) with 56 AM peak hour trips and 201 PM peak hour trips. Based on the results of a traffic impact analysis prepared by Rick Engineering, the nearby project intersections and roadways are expected to operate at adequate levels of service with the project's traffic. For the information regarding the transportation impact of Marana Place development, see the Marana Place transportation Impact Study (October 13, 2006) submitted under separate cover. Marana Place Rezoning 38 Land Use Proposal K. PUBLIC UTILITIES The project site is located in a developed area, surrounded by a variety of land uses, some of greater intensity than that proposed in this rezoning. All public utilities are already available for connection adjacent to or within the property. 1 . Sewer According to Pima County Wastewater Management Department, capacity will be available for this development in the existing 8-inch existing public sewer (G-80-09) within Sandario Road and Grier Road. (See Exhibit II.K.1: Wastewater Capacity Letter.) The project site is tributary to Marana Wastewater Treatment Facility (MWTF), from which all available capacity has currently been allocated; however, improvements for a treatment capacity increase will be completed by December 29, 2006, with an operational date of January 30, 2007. Because of the timing of the project, capacity will be available. 2. Water The Town of Marana Water Department will be the water service provider for this project. The State of Arizona Department of Water Resources has designated the Town of Marana Water Department as having an assured water supply. (See Exhibit II.K.2: Statement of Water Service Provision and Availability.) The developer will be responsible for the extension or modification of existing facilities in order to serve this project. 3. Gas Southwest Gas Corporation has existing facilities in the Sandario and Grier Road rights-of-way and will provide natural gas service to the project site. 4. Electric The project site will be served by Tucson Electric Power Company. Marana Place Rezoning 39 Land Use Proposal Exhibit II.K.1: Wastewater Capacity Letter Michael Gritzuk, P E Director Pima County Wastewater Management Department 201 N. Stone Ave., 8" Floor Tucson, Arizona 85701 VIsit our website: (520) 740-6500 hltp:/Iwww.pima.gov/wwm January 29, 2007 Jessica Bunce The Planning Center 110 S. Church Avenue Tucson, AZ 85701 Capacity Response No, 06-289A (Updated) RE: Sandario/Grler Rezoning, 18,200 Square feet of Commercial Development on Parcel t# 217-40-G02A. Greetings: The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF). At this time, all available capacity has been aHocated. The current rated capacity of the MWTF is 200,000 gallons per day (gpd). Current flows are at the 200,000 gpd mark. According to the PCWMD Engineering Weekly Bullets of January 19, 2007, an additional increment of 0.5 million gallons per day (MGD) treatment capacity is scheduled for completion in early 2007, with another 1 MGD operational by November 2008. It is noted that the projected timing of this project is specified as approximately two years. Due to the timing of this development, construction of infrastructure improvements can proceed. Conveyance capacity is available for this project in the 8-inch public sewer G-BO-09. This is not a commitment or allocation of capacity but a statement of the status of the system as of this date, and is valid for 90 days. If further information is needed, please feel free to contact us at (520) 740-6500. Respectfully, ~/?~ Tim Rowe, P.E. Acting Manager Wastewater Development Services TRks c: Subhash Raval, DSD T11, R11, Sec. 28 Marana Place Rezoning 40 land Use Proposal Exhibit II.K.2: Statement of Water Service Provision and Availability MiChael Gritzuk, P,E Director Pima County Wastewater Management Department 201 N, Stone Ave" 8" Floor Tucson, Arizona 85701 Visit our website: (520) 740-6500 hllp:/Iwww,pima,govlwwm January 29, 2007 Jessica Bunce The Planning Center 110 S. Church Avenue Tucson, AZ 85701 - Capacity Response No. 06-289A (Updated) RE: Sandarlo/Grier Rezoning, 18,200 Square feet of Commercial Development on Parcel II 217-40-o02A. Greetings: The above referenced project is tributary to the Marana Wastewater Treatment Facility (MWTF). At this time, all available capacity has been aUocated. The current rated capacity of the MWTF is 200,000 gallons per day (gpd). Current flows are at the 200,000 gpd mark. According to the PCWMD Engineering Weekly Bullets of January 19, 2007, an additional increment of 0.5 million gallons per day (MGD) treatment capacity is scheduled for oompletion in early 2007, with another 1 MGD operational by November 2008. It is noted that the projected timing of this project is specified as approximately two years. - Due to the timing of this development, construction of infrastructure improvements can proceed, Conveyance capacity is available for this project in the 8-inch pUblic sewer 0.80-09. This is not a commitment or allocation of capacity but a statement of the status of the system as of this date, and is valid for 90 days. If further information is needed, please feel free to contact us at (520) 740-6500. Respectfully, ~f(~ Tim Rowe, P.E. Acting Manager Wastewater Development Services TR: ks c: Subhash Raval, DSD T11, R11, Sec. 28 Marana Place Rezoning 41 Land Use Proposal L. PUBLIC SERVICE IMPACTS Because the proposed project is located in an area already surrounded by commercial and residential development served by police, fire and sanitary pick-up, there is no expected negative impact to public services. 1. Police The project site is within the Town of Marana's police jurisdiction. The Town of Marana Police Headquarters is located approximately one-half mile southeast of subject property at 11555 W. Civic Center Drive. 2. Fire The project site is within the Northwest Fire District. The nearest fire station, Northwest Fire Station # 36, is located approximately one-half mile southeast of the project site at 13475 North Marana Main Street. 3. Sanitary Pick-Up Sanitary pick-up will be provided through a contract with a private garbage collection service. M. RECREATION & TRAILS As the proposed rezoning of the subject property is solely intended for commercial development, recreation amenities will not be offered within the development and existing off-site amenities will not be affected. Additionally, there are no trails located within the vicinity of the site to facilitate access to. N. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES A new cultural resources survey will be conducted on the project site prior to development plan submittal. The resulting report will contain recommendations for the treatment of site AZ AA:12:923(ASM) and will be submitted to the Town of Marana Cultural Resources Manager for review. In the event cultural remains, including human or funerary remains, are discovered on- site, all ground-disturbing activities shall cease, and the Arizona State Museum shall be notified immediately (per Arizona Revised Statutes ~41-844 and ~41-865). Marana Place Rezoning 42 Land Use Proposal Bibliography Aerial Photographs, Pima Association of Governments, 2005. Federal Emergency Management Agency (FEMA), Letter of Map Revision (LOMR). MapGuide, Pima County Department of Transportation. Marana General Plan, 2002. Marana Land Development Code, revised 1989. Northwest Marana Area Plan, 2000. Pima County DOT Geographical Information Services, 2006. Rick Engineering Company, Marana Place Transportation Impact Study, October 13, 2006. Sonoran Desert Conservation Plan Interactive MapGuide. Town of Marana Trail System Master Plan, 2000. Traffic Volumes in Metropolitan Tucson and Eastern Pima County, 2005 Marana Place Rezoning 43