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HomeMy WebLinkAboutPackets - Historic Preservation Commission (96) AGENDA Historic Preservation Commission Monday, April 14, 2008 Town of Oro Valley Council Chambers 11,000 N. La Canada Drive I. Call to Order: at of after 5:00 p.m. II. Roll Call. III. Call to the Audience. IV. Approval of March 10, 2008, minutes. V. Discussion and possible action of Commission vacancies. VI. Discussion and possible action regarding the Preservation Easement for Steam Pump Ranch. VII. Final Report on Steam Pump Ranch: Presentation by Drew Gorski of Poster Frost Associates. VIII. Discussion and possible action regarding Steam Pump Ranch: Evaluation of the Master Plan utilizing the Evaluating Criteria. LX. Discussion and possible action regarding Oro Valley Historical Society Liaison. X. Discussion and possible action regarding HPC Work Plan. a. CLG Application b. Cultural Resource Inventory Plan c. Budget d. Community Outreach e. Process Plan for Historic Designation f. Role of the HPC g. Training XI. Discussion and possible action regarding HPC special projects: a. National Alliance of Historic Commission b. HPC Rules c. Santa Cruz Heritage Alliance XII. Announcements. XIII. Items for future agendas. XIV. Adjourn. \\ComdeNApzl\PROJECTS\I-Tistoric Preservation Commigqinn\agpivinOnn8 Posted: 04 02 08 2:30 p.m. cp The Town of Oro Valley complies with the Americans with Disabilities Act(ADA). If any person(s)with a disability needs any type of accommodation, please notify the Town Clerk's office at (520) 229-4700. INSTRUCTIONS TO SPEAKERS Members of the public have the right to speak during any posted public hearing. However, those items not listed as a public hearing are for consideration and action by the Commission during the course of their business meeting. Members of the public may be allowed to speak on these topics at the discretion of the Chair. If you wish to address the Commission on any item(s) on this agenda, please complete a speaker card located on the Agenda table at the back of the room and give it to the Recording Secretary. Please indicate on the speaker card which item number and topic you wish to speak on, or if you wish to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card. Please step forward to the podium when the Chair announces the item(s) on the agenda which you are interested in addressing. 1. For the record, please state your name and whether or not you are a Town resident... 2. Speak only on the issue currently being discussed by Commission. Please organize your speech, you will only be allowed to address the Commission once regarding the topic being discussed. 3. Please limit your comments to 3 minutes. 4. During "Call to Audience"you may address the Commission on any issue you wish. 5. Any member of the public speaking must speak in a courteous and respectful manner to those present. Thank you for your cooperation. "Notice of Possible Quorum of the Oro Valley Town Council and the Planning and Zoning Commission: In accordance with Chapter 3, Title 38, Arizona Revised Statutes and Section 2-4-2 of the Oro Valley Town Code, a majority of the Town Council or Commission may attend the above referenced meeting as a member of the audience only." \\Corndev\pzi\PROPTTS\Hictoric Presentation Commission\agendas\2008 APPROVED MINUTES ORO VALLEY HISTORIC PRESERVATION COMMISSION REGULAR SESSION April 14, 2008 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE I. Call to Order: at of after 5:00 p.m. II. Roll Call. PRESENT: Chair Bob Baughman Vice Chair Salette Latas Commissioner Daniel Zwiener Commissioner Pat Spoerl Commissioner Marilyn Cook Commissioner Lois Nagy Also present: Twink Monrad, Oro Valley Historical Society Margo Hurst, Parks & Rec Advisory Board Paul Loomis, Mayor (arrived at 6:30 p.m.) Pamela Pelletier, Planner Lexa Mack, Civil Attorney III. Call to the Audience opened and closed with no speakers. IV. Approval of March 10, 2008 minutes. MOTION: A motion was made by Commissioner Cook and seconded by Vice Chair Latas to approve the March 10, 2008 Historic Preservation Commission minutes. MOTION carried, 6-0. V. Discussion and possible action of Commission vacancies. Al Kunisch, Town Council Vice Mayor and liaison to the Historic Preservation Commission (HPC) reported that three positions will be replaced: Historian, Vice Chair Latas's position, and Marilyn Cook are planning to retire. Mayor Loomis prefers the Historian position to be a voting position. The Historian will be working closely with Town Council (TC) and HPC. The Council selects the Historian. Vice Mayor Kunisch said that although Town policy states that members be citizens, the TC can waive that stipulation. An ad has been placed in the Explorer for two commission vacancies. VI. Discussion and possible action regarding the Preservation Easement for Steam Pump Ranch. April 14, 2008 Approved Historic Preservation Commission Meeting Minutes Attorney Mack gave a presentation regarding the easement for Steam Pump Ranch. The Intergovernmental Agreement (IGA) entered into by Pima County and the Town for the County to provide bond funds to purchase the Steam Pump Ranch site includes a provision that the Town grant the County a Preservation Easement over the property in perpetuity stating what the Town must do to preserve the site. The Preservation Easement creates a property right which gives the County legal remedy to enforce if the property is not being protected properly. The easement will be going forward to Council this week for their consideration and approval, and then it will go on to the County. The County will not release the remainder of the bond funds until the easement is signed, approved and accepted by the County. Commissioner comments and questions: - Section 4.1 provides that no building will be torn down, Section 4.1 , except as provided in paragraph 12 which are acts of God. If the Town decided not to rebuild the chicken coops, for example, but to demolish them, would this come into play? Response: Section D of recitals referring to the buildings, does not include chicken coops. - Page 3 item 3.2, does this say the Town will start clean up approximately a month after all paperwork is taken care of? Response: Attorney Mack stated that is correct. - Page 5, 4.3 temporary structures, if the present caretaker is kept on, will his current residence be used? If a temporary structure for the caretaker was put in during maintenance and rehabilitation, would it have to go and the renovation of the tack room as a residence have to be completed? Response: Attorney Mack thought the trailer would not have to be moved until something else was available. This will be circumstance driven and could be worked out. - Page 5, Sec. 4.2 3rd sentence regarding the "buffer", it would be appropriate to say "the vegetation is consistent with Steam Pump Ranch Master Plan and with the guidelines for Oracle Road as a scenic corridor." Response: Attorney Mack said the paragraph is not requiring a buffer, but that nothing can be built except a vegetative buffer area. The County was not enthusiastic about referring to the Town Zoning Code, because it can always be changed. -It could say native vegetation or vegetation consistent with the historical significance of the site. - Page 7, 6.3, grantor further agrees...."failure of grantee to respond to grantor within the 30 day period should be deemed to constitute disapproval of the grantor's request" should be deleted. Page 3, Stabilization and rehabilitation section, should stipulate that the Town will provide archaeological monitoring during the stabilization and rehabilitation work that necessitates any ground disturbance, and the if major ground disturbing, the Town will carry out archaeological testing. - Page 4, 3.3, regarding language regarding archaeological site, is this relevant? 2 April 14, 2008 Approved Historic Preservation Commission Meeting Minutes Response: It implicates Commissioner Spoerl's concerns, but her suggestion goes further. Mrs. Mack will address this with Linda Mayro. Mrs. Mack will email HPC the staff report going to TC on Wednesday. - Recommend the Town develop an internal process for implementing the easement that would define the role of HPC at SPR. - What is the role of HPC according to the easement? Response: Ms. Mack said the easement does not contemplate a specific role for the HPC except that HPC is part of the Town. - If the bond issue fails, what will happen? There are no provisions for that. Response: Mrs. Mack said the easement is an extension of the 2004 bond. There isn't a funding source contemplated in the easement language. The underlying sentiment regarding SPR in general, through the easement and through the IGA, is that everyone wants to do right by the site. She will look into it. - Page 2.1 "Town is contracted....", the wording seems ambiguous. Page 3.2, Purposes, the wording is specific. Page 2.1, second sentence, at end of arts and crafts shop, add the wording to include "or other similar uses." - Rehabilitation, lower case for reconstruction. The easement document should be gone through and all capital "R" in rehabilitation should be made lower case whenever the word is used to mean reconstruction, etc. Response: Ms. Mack spoke with Ms. Mayro regarding this and the County's intent was not to restrict our activities to rehabilitation. VII. Final Report on Steam Pump Ranch: Presentation by Drew Gorski of Poster Frost Associates. Drew Gorski, from Poster Frost and Associates gave a PowerPoint final report on the status of Steam Pump Ranch (SPR). Questions and comments from HPC: - Have more pedestrian areas been added? Response: Connections are proposed in the area near to the Steam Pump Village building near the multi-purpose building and another at the north end of the site. Access will be determined in the future. - Does opening phase #10 propose 2 sets of restrooms? Response: Yes. - In the ConsultEcon section, page 111-3, the map should show Saddlebrooke and to the western edge of Pima County, as well as the southern Pinal County marketing area. - The "Turn of the Century" phrase needs to be used carefully. - A modest per car admission charge would be easier to handle than the docents having 3 April 14, 2008 Approved Historic Preservation Commission Meeting Minutes to take admission. Response: It isn't determined if the TC has decided to change what the Task Force recommended. The Town is bound to not charge any more than the County would charge for a park. Chair Baughman merged items VII and VIII on the agenda to allow for comments and questions regarding the Master Plan and having Mr. Gorski available for response. - Page 9 Pre-Opening Phase, the diagram isn't consistent with the text that describes the pre-opening phase. It should include in the listing of 2008 priorities signage and graphics mentioned on page 7. The legend on the map for the Pump House says "acquire funding to completely restore the Pusch era Pump House. That is not essential to preopening. Take out the word "completely" or add a note saying that buildings 1 and 2 are desirable during this phase but may extend into the opening phase. - Suggested adding comments from public meetings and the Task Force's original comments from the form filled out at the beginning of the Task Force meetings to the appendices. - Reference the report by Harris Sobin, the Cultural Resource Survey, Initial Building and Landscape Assessment, and the IGA. - Include the National Historical register eligibility criteria and the areas of significance as part of the Master Plan. - Three comments not specific to content of MP but are recommendations HPC might want to make to TC: 1. TC plan to budget $105,000 for preopening phase in next year's budget, 2. TC plan for the $60,000 estimated for the interpretive plan, and 3. Assign a staff area of responsibility for exploration of a "Friends" type of organization. - Regarding financial aspects, why not include item #11 , multipurpose building, in the opening phase? Response: The TF emphasis was to do historic buildings first. The funding source is different for the multipurpose building as it is not historic. - Why not put the water well in sooner? Response: It is at the discretion of the TC to implement the various phases. The TF recommended it in the build out phase. Water Utility Director forwarded a memo asking for it at the opening phase or the pre-one phase so they could plan their budget. - There was never a response in the TF meetings as to the urgency of putting in the well. - HPC recommends forwarding this memo on to TC for their consideration, stating that HPC was unable to make a judgment at this time. MOTION: A motion was made by Commissioner Nagy and seconded by Commissioner Zwiener move that the Historical Preservation Commission recommend approval of the 4 April 14, 2008 Approved Historic Preservation Commission Meeting Minutes Master Plan with the following recommendations: - that the admission fees be reviewed, - that the TC plan for $105,000 for operation and maintenance, and $60,000 for an interpretive program in the 2008-09 budget, - that TC assign staff responsible to coordinate the formation of a "Friends of SPR" type organization, - that HPC supports the Task Force decision on the well site and forwards the Oro Valley Water Utility memo to Town Council for its consideration. MOTION carried, 6-0. VIII. Discussion and possible action regarding Steam Pump Ranch: Evaluation of the Master Plan utilizing the Evaluating Criteria. This item was discussed in conjunction with item VII. IX. Discussion and possible action regarding Oro Valley Historical Society Liaison. MOTION: A motion was made by Vice Chair Latas and seconded by Commissioner Zwiener postpone items 9, 10, and 11 until the next HPC meeting and continue with item 12. MOTION carried, 6-0. X. Discussion and Possible action regarding HPC Work Plan. a. CLG Application b. Cultural Resource Inventory Plan c. Budget d. Community Outreach e. Process Plan for Historic Designation f. Role of the HPC g. Training Xl. Discussion and possible action regarding HPC special projects: a. National Alliance of Historic Commission b. HPC Rules c. Santa Cruz Heritage Alliance XII. Announcements. - Site security plan staff is proposing in conjunction with the Town Manager: there was an internal meeting with Police Department, Legal, Parks and Recreation, and Planning staff for what steps to put in place after the Liebers move out on April 23rd to have a continued presence on site. PD has indicated that they would like to put bicycles for patrols in the Lieber house or in a mini mobil. Also they would like a sub-station for officers to stop in Lieber house. The cost of including webcams is being considered, as well as additional security at night. Carlos will be moving off site. - Staff is working on the heritage grant writing request for $150,000, which is due to go to TC May21 . - Staff is working with PAG transportation enhancements funding request. There was a 5 April 14, 2008 Approved Historic Preservation Commission Meeting Minutes preapplication workshop and PAG was very positive about the request. This request is due the end of June and the maximum award is $500,000. This request focuses on SP building rehabilitation. - Reminder of training in CC on Tuesday, 4/29 at 9:00 am. Please review the booklets you received ahead of time. - HP conference will be in Rio Rico this June. - Santa Cruz Heritage Alliance is sponsoring a heritage foods workshop Saturday, May 3rd, from 9:00 am to 5 pm, at the Desert Diamond Casino. For more information go to: santacruzheritage.com. Vice Chair Latas will email the information out. XIII. Items for future agenda. . - Election of Vice Chair to fill Vice Chair Latas' 2 month vacancy. XIV. Adjourn. MOTION: A motion was made by Commissioner Spoerl and seconded by Vice Chair Latas adjourn. MOTION carried, 6-0. Prepared by: n aA,),„„,,,, ri,,,,,,. Diane Chapman Senior Office Specialist 6 031008 Draft Minutes Historic Preservation Commission meeting DRAFT MINUTES ORO VALLEY HISTORIC PRESERVATION COMMISSION REGULAR MEETING March 10, 2008 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE I. Call to Order: at of after 5:02 p.m. Il. Roll Call. PRESENT: Chair Bob Baughman Vice Chair Salette Latas Commissioner Daniel Zwiener Commissioner Pat Spoerl Commissioner Marilyn Cook Commissioner Lois Nagy Also Present: Al Kunisch. Town of Oro Valley Vice Mayor and HPC Liaison Pamela Pelletier, Planner Bill Adler, Planning and Zoning Commissioner Dick Eggerding, Oro Valley Historical Society 111. Call to the Audience. Dick Eggerding, President of the Oro Valley Historical Society (OVHS), stated that the OVHS would like to see a closer relationship between OVHS and the Historic Preservation Commission (HPC). OVHS is a separate organization, not repeat organization. A joint study session to look at opportunities to support each other would be beneficial. The organizations should work together. Mr. Eggerding also announced the OVHS annual meeting is on March, 20, 2008, at 6:30 p.m. in the Council Chambers. Jay Van Orden, Tucson, will give a presentation on Geronimo's surrender. Mr. Eggerding invited the HPC to attend a book signing program April 10, 2008, at the El Conquistador Golf Club, for a book Commissioner Spoerl was involved in the development of, by Barbara Marriott and OVHS called "Images of America, Oro Valley". It is a pictorial history of the Oro Valley area. IV. Approval of February 11, 2008 minutes. MOTION: Commissioner Zwiener MOVED to approve the February 11, 2008, HPC minutes -vvith the following correction: the spelling- -o-f his name from Zweiner to Zwiener. Vice Chair Latas seconded the motion. Motion carried 1 031008 Draft Minutes Historic Preservation Commission meeting with the correction, 6:0. V. Discussion and possible action regarding Steam Pump Ranch: the Master Planning process and the future of the property. Bill Adler, Oro Valley resident and member of the Steam Pump Ranch Task Force, asked to speak on this item. Mr. Adler pointed out that the Task Force may not be able to resolve at what point the park is to be opened. HPC may have to make a recommendation on this issue. The Task Force seems to be divided on when to open regarding which educational and cultural items may be available. This item should be scheduled for a future HPC agenda to discuss the differences of when to open, so HPC can make a recommendation. A concensus point of view of when SPR should be open to the public should be forwarded to the Town Council. a. Update on Task Force progress Commissioner Spoerl gave an update on where the Task Force is at this time. Mr. Adler's statement was accurate on concensus being reached on the first phase of development, the physical features of the property and a general idea of phasing of development. When and where funding will come from is still in question. There will be one more Task Force meeting and the primary topic will be the issue of when SPR will be open. Mrs. Pelletier stated that a date has not yet been set for the next Task Force meeting. The HPC will be notified as soon as a date is known. Mrs. Pelletier said that May 7, 2008, is a tentative date for the Task Force report to go to Council. It is dependent upon the consultant completing his report, which may take about 6 weeks, and upon when HPC makes a recommendation after receipt of the report. The Task Force has decided to make recommendation on the physical plans, the Phase 1 and the buildout, as well as looking at the draft report from the consultant. Chair Baughman said that if the consultant's report is available within a week in advance of the April 14 HPC meeting, that it should be an agenda item. If not a special meeting will be scheduled to review the report. Commissioner Zwiener accompanied staff to the Pima County bond advisory meeting last Friday and was able to give his own opinion on process by which the Task Force and the consultant are arriving at their results. b. Process for Historic Designation for Steam Pump Ranch Chair Baughman has not been able to format the form so staff will have to type it. Mrs. Pelletier gave an update on the Historic Designation process. 1. The Master Plan for SPR needs to be finished, approved by Town Council, 031008 Draft Minutes Historic Preservation Commission meeting hopefully in May, and approved by the Board of Supervisors, possibly this summer. We cannot officially proceed until after the Master Plan is approved. Meanwhile we are working on other thli-igs, i.e., creating an historic district for SPR. SPR wiii be the first • site to be designatland will set the process to use for all future sites. 2. Rezoning of the site to an historic district and the historic designation process through the Historic Designation Commission can be done concurrently. 3. We also can put together a working group: Planning and Zoning, Legal Department, and an HPC Commissioner to work on creating the historic district. Work can begin on the Historic Designation process now. Application has already been sent for the Town to join the National Association of Preservation Alliance. We are waiting for email confirmation. There was extensive discussion on extending the lease to the Liebers. Several buildings have deteriorated significantly over the last year. The Liebers have ask for the extension and Town is in negotiations with them. All personal property is the Liebers. Council makes the final decision for extending the lease or not. The Town owns the property and is responsible for repairs. Mrs. Pelletier stated that since this is not an agenda item, the HPC should not be discussing. Commissioner Spoerl said it does fall under the National Historic Preservation Act. Town should initiate formal consultation with State Historic Preservation Officer (SHPO) on potential effects. Mrs. Pelletier interrupted to say she has been directed that this item isn't on the agenda and it should not be discussed. Council will be going into Executive Session next Wednesday, March 19, on this item. Chair Baughman felt this issue is important and needs to be discussed, possibly in a study session. Staff would have to check for room availability Monday of next week for a special meeting to discuss the Lieber lease.. Commissioner Zwiener would like clarification as to what role the contents of buildings have in negotiation with the Liebers. Are any provisions being made for removal of the contents? Chair Baughman called for a special meeting for study of the Lieber lease. 3 031008 Draft Minutes Historic Preservation Commission meeting VI, Discussion and possible action regarding HPC Work Plan: a. CLG Application The CLG application is on the consent agenda for Council for March 19, 2008. b. Cultural Resource Inventory Plan Commissioner Spoerl showed examples of maps for Cultural Resource Inventory planning. These may help in determining what level of mapping HPC wants to do and to get information from Town staff as to what maps are available or may be obtained. Legal needs to be checked with to see what the policy for confidentiality is regarding archaeological sites. This should be put on the next agenda and Commissioner Spoerl was asked to bring the maps back for further review. Mrs. Pelletier reminded the Commissioners that the personal property belongs to the Liebers. The only way it would become Town property is if the Liebers decided to donate it. HPC may start with a preliminary inventory, and then specifically SPR as either the first item on the inventory or the last. c. Budget A budget handout was distributed. Chair Baughman said if there were any questions they should contact Mrs. Pelletier. Mrs. Pelletier stated that a registration fee for AZSITE is not on the handout. Staff is working on contacting Pima County Cultural Resources to see if the Town could "piggy-back" with them. Pima County pays around $13,000 per year. d. Community Outreach - No report. e. Process Plan for Historic Designation - Forms are to be typed. f. Role of the HPC Vice Chair Latas handed out a purpose statement rewritten as a role statement. This is from the HPC code. Chair Baughman said the Commission is a collective body, which exists and can act only when in a formal meeting. This should cover the role of commission and commissioners. Vice Chair Latas commented that she found a copy of Riggins Rules. Staff was asked to scan Riggins Rules and send to HPC members. 4 031008 Draft Minutes Historic Preservation Commission meeting g. Training Mrs. Pelletier said Debby Abele, City of Scottsdale Historic Preservation Officer, was asked to do a training session for HPC. April 29, 2008, has been reserved for Ms. Able to come to Oro Valley. We will be working through lunch. Ms. Chapman will send out an email with details. Chair Baughman asked that others be invited: Town Council, Planning and Zoning Commission and Parks and Recreation Board. Mrs. Pelletier said this is specific for HPC and she would like to discuss inviting others with Planning and Zoning Director More. HPC forwarded their Rules on to Council some time ago. Council indicated they wanted to have a study session for the Rules. We are still waiting to get on a study session agenda. We are working with the Mayor to get scheduled soon, so we can get the Rules approved. VII. Discussion and possible action regarding HPC special projects: a. National Alliance of Historic Commission - item covered previously in meetting b. HPC Rules - item covered previously in meeting. c. Santa Cruz Heritage Alliance - there was no meeting this month. VIII. Discussion and possible action of status regarding current vacancy on HPC. Vice Mayor Kunisch said the he and the Mayor would be talking to Commissioner Spoerl regarding being the Town Historian on a temporary basis. Town Clerk, Kathi Cuvelier has indicated she would be willing to be the Town Historian after she retires. Council want to take care of historian position first and then take care of other seat vacancy. Chair Baughman said HPC recommended that the vacant seat not be ex officio. Vice Mayor Kunisch said the Mayor and he would like to have all seven members as voting members. The Town Historian would be a member and have all rights. It was pointed out that ex officio members cannot be reprimanded if misbehaved. Another concern was if a member not longer resides in Oro Valley, they should resign their seat. Mrs. Cuvelier does not reside in the Town. Vice-Mayor Kunisch referred back to the Lieber's lease and said it is under the Council's pervue. Discussion on this issue would be inappropriate. This will go to executive session on March 19. A study session is inappropriate and not necessary. Council will 031008 Draft Minutes Historic Preservation Commission meeting • be looking at the lease with Legal. Chair Baughman said SPR is historic property and therefore HPC should have some say in this. IX. Discussion and possible action regarding site tour to Honey Bee Archaeological Preserve. A Honey Bee site tour is planned for Thursday, 3/13, meeting at 9:45 a.m. at the Town. All members with the possible exception of Commissioner Cook plan to attend. The tour has been noticed. X. Announcements. - April 29: Training - Next week: SPR next meetings. - At the Pima County Bond committee meeting a member commented on the number of people from Oro Valley. Corkey Poster also attended the meeting and spoke about SPR. XL Items for future agendas. - Meeting on lease: Vice Chair Latas thinks it is an important part of our purpose to discuss the preservation on a historic property. Mrs. Pelletier will send an email out and call Commissioner Cook. Vice Mayor Kunisch and Legal should be invited. Legal needs to attend this meeting. - Discussion regarding liaison with OVHS. XII. Adjourn. MOTION: Vice Chair Latas MOVED to adjourn the HPC meeting. Commissioner Cook seconded the motion. Motion carried 6:0. Meeting adjourned at 6:20 p.m. Prepared by: Diane Chapman ii Senior Office Specialist Memorandum TO: Historic Preservation Commission FROM: Bob Baughman DATE: 2 April 2008 With your permission, we will focus on the first eight items on the agenda for the 14 April meeting. Time limits require that we make any judgments warranted on the easement on that evening: the Council will consider it shortly after our meeting. Drew Gorski of Poster Frost will present the final report of the Task Force. If we can finish consideration of that report within a reasonable time that evening, we will do so. If we need more time, we can continue consideration at a special meeting later in the week. Pamela will be in touch with you shortly for availability, if necessary. In the event that we have time available that evening we will continue down the agenda. Thanks. Page 1 of 1 Chapman, Diane From: Mack, Alexandra Sent: Wednesday, April 16, 2008 4:00 PM To: Chapman, Diane; Dan Zwiener(arizonahawkeye@comcast.net); Kunisch,Al; Lois Nagy (lanagy@aol.com); Marilyn Cook(almarilyncook@msn.com); More, Sarah; Pat Spoerl; Pelletier, Pamela; Robert Baughman (rjbaughman@comcast.net); Salette Latas Subject: Steam Pump Easement Attachments: addend um.pdf Attached please find the addendum that will be distributed to the Council for tonight's meeting. I believe it encompasses all of the suggestions from Monday's meeting, save one. That would be the change to lowercase"r"s all use of the word rehabilitation. I did not include that suggestion because as I went back thought the easement,the times rehabilitation is capitalized it refers to the "Rehabilitation Project"or"Rehabilitation Photographs"which are very specific, short-hand definitions under the easement. All other uses of the word are already lowercase. The County, as well, did not feel the use of the term in the easement was in any way restricting implementation of the Master Plan. I apologize for the delay in getting this to all of you. I was waiting to hear back from the County so that I could include their responses to the Commission's suggestions.You'll note from the addendum that the County was willing to acquiesce in some fashion to all of the Commission's suggestions. I cannot predict what the Council will do with the easement tonight. Given the new information, they may choose to continue the item until May 7th, or they may go forward incorporating the changes. I will keep you posted wither way. Thanks! Lexa Lea' ac' Civil Attorney Town of Oro Valley 11000 N. La Canada Dr. Oro Valley, AZ 85737 (520)229-4758 04/16/2008 TOWN OF ORO VALLEY Page 1 of 2 COUNCIL COMMUNICATION MEETING DATE: 04/16/08 ADDENDUM TO: HONORABLE MAYOR AND COUNCIL FROM: Sarah More, Planning and Zoning Director; Tobin Rosen,Town Attorney SUBJECT: Resolution (R) 0846) granting a deed of preservation easement to Pima County for the property known as Steam Pump Ranch. On April 14, 2008 the Historic Preservation Commission met and reviewed the proposed preservation easementp resented this evening for the Mayor and Council's consideration. Although the HPC did not make a formal recommendation as to whether the Council should approve the easement, they did offer the following comments and suggestions: • Paragraph I of the recitals--It was suggested that the phrase "...or other similar uses" be added to the end of the second sentence. This was due to the fact that Section 2 prohibits the uses on site to those specifically mentioned in the easement. The County has agreed to add the suggested language. • Section 3.2—A suggestion was made to include language requiring the Town provide archeological monitoring during any ground disturbance and testing of anything that is unearthed. The County has agreed to amend Section 3.2.1 by inserting the following sentence after the sentence that ends"...and in a good and workmanlike manner.": "Town will ensure that potential impacts to any archeological sites are considered and mitigated as appropriate in consultation with County staff and SHPO prior to any ground-disturbing activities." • Section 4.2—The allowance of a vegetative buffer was not the issue, but the Commission wondered if the term "native vegetation" was too restrictive. The suggestion was made to add vegetation that is consistent with the historic significance of the site". The County has agreed to add the phrase "or desert-adapted"between the words "native" and "vegetation." • Section 6.3--The Commission suggested that the sentence regarding the County's failure to respond within the 30 day timeframe be removed as they felt the Town was entitled to some response, even if it is a denial. The County has agreed to remove this language, but as a result wants the timeframes left in the section to be extended from 30 to 45 days. • A question was raised as to whether the"Buildings"referred to in paragraph D of the Recitals included the chicken coops. The concern raised was whether the prohibition on demolition encompassed the chicken coops. The County's response was that the chicken coops are included in the reference to "Buildings",but may be demolished if approved as part of the Master Site Plan. TOWN OF ORO VALLEY Page 2 of 2 COUNCIL COMMUNICATION MEETING DATE: 04/16/08 ADDENDUM • There was considerable discussion as to what the effect failure of any future bond election would have on the Town's responsibilities under the easement. While a fundamental principle underlying the easement is that both the Town and the County are committed to preserving the site,that commitment comes the understanding that when you're talking public funding, you do the best you can with the funds available. This is underscored by the language of the Intergovernmental Agreement, which influences the interpretation of the preservation easement, that states "Town shall assess the historic buildings and plan for their protection and stabilization and as funding becomes available, plan and develop the Property in accordance with a development plan therefor." (emphasis added) The County has agreed to insert the phrase "...as p and when funds become available therefor"into Section 3.2.1 at the end of the first sentence to supplement the language in the IGA. • The final suggestion of the Commission was that the Town Council develops an internal process for implementing the requirements of the easement that designates staff specifically responsible for monitoring compliance, and defining the role the Council would like the Commission to perform in ensuring the easement is implemented. Should the Mayor and Council determine that any or all of the changes outlined above should be incorporated into the easement, staff would recommend the following motion: I move to approve Resolution No. (R) 08.-2-6 , granting the deed of preservation easement to Pima County for the property known as Steam Pump Ranch as amended to include the changes outlined in the April 16, 2008 Council Communication Addendum. •11)6(p9-_, all More, Planning and Zoning Director Tobin Rosen, Town Attorney (i4rene Watson, Assistant Town Manager David Andrews,Town Manager p.V..EY A (4- ..7t O ffir -wz...-:----7-:-W7-if-i.--at-.1 -=----774-11. 4s) -.:,f,iviz1=.-..-i—_-.-_,AA...-0•:-. ---:I.E. ,,,N.,.,..,..-F.:-,--7.:--..._:_—,---; --...-=---•---= .... --'-p---- °UNDO) AC3 1' Office of the Town Attorney MEMORANDUM To: Historic Preservation Commission Members Copy: Council Member Kunisch; Pamela Pelletier, Planner; Sarah More, Planning and Zoning Director (rtfr-- From: Lexa Kg k, Civil Attorney Date: March 26, 2008 Re: Steam Pump Ranch Easement ........ Attached please find the final draft of the preservation easement from the Town to the County for Steam Pump Ranch, The Commission will be reviewing the easement and forwarding a recommendation to the Council at your April 14, 2008 regular meeting. The Council will be reviewing and possibly approving the easement later in the same week, on April 16, 2008. The purpose of this memo is to request that you focus your review of the proposed easement on the "big picture" issues and avoid getting mired down in the minutia of form. The proposed draft represents months of negotiations between the Town and the County and, aside from any glaring substantive issues you may uncover,is presented in the form that is acceptable to the County and will be forwarded to the Council. Should your review result in any concerns, please feel free to contact me prior to your meeting so that I may have enough time before the April 16th Council meeting to address them with the County. Fnexifforins\Memo-Regu!nr.doc WHEN RECORDED RETURN TO: Pima County Cultural Resources& Historic Preservation Office Pima County Administration 201 North Stone Avenue,6th floor Tucson, Arizona 85701 EXEMPT UNDER A.R.S. § 11-1134(A)(2) DEED OF PRESERVATION EASEMENT This DEED OF PRESERVATION EASEMENT (the "Easement") is made by and between the Town of Oro Valley, a municipal corporation, ("Grantor" or "Town"), and Pima County, a political subdivision of the State of Arizona, and existing under the laws of the State of Arizona ("Grantee" or "County") (collectively, the "Parties"). RECITALS A. County is authorized under Arizona's Uniform Conservation Easement Act, Arizona Revised Statutes, Sections 33-271 through 276, inclusive (collectively, as and if amended, the "Act") to hold conservation easements for conservation purposes or to preserve the historical, architectural, archaeological or cultural aspects of real property in Arizona. B. County is a political subdivision of the State of Arizona whose responsibilities include the protection of the public interest in preserving historically and architecturally significant structures within Pima County. C. Town is the owner in fee simple of that certain property commonly known as the Steam Pump Ranch property located on the West side of North Oracle Road near the Canada Del Oro Wash, in Oro Valley, Pima County, Arizona, which is more particularly described in Exhibit `'A" and depicted in Exhibit "A-1," attached hereto and made a part hereof(the "Site"), including all improvements and fixtures thereon. D. Existing improvements on the Site include but are not limited to the historic original steam pump building, the 1874 ranch house and the 1930's ranch house, and associated outbuildings all as shown on Exhibit A-1 (hereinafter, collectively the "Buildings"). E. The Site is eligible for listing in the National Register of Historic Places as an historic landscape and as an authentic example of a 19th century working western ranch that retains significant integrity. Specifically, the Site is eligible under Criterion 'A' for its association with early cattle ranching during the Arizona Territorial period and the founding of settlement in the Steam Pump Ranch Preservation Easement 1 of 18 Canada del Oro region, and under Criterion 'C', because the ranch house is a good representative of the architecture related to cattle ranching in Southern Arizona. F. Town and County recognize the historical and architectural value and significance of the Site and have the common purpose of conserving and preserving the aforesaid value and significance of the Site. G. The grant of a preservation easement by Grantor to Grantee on the Site will assist in preserving and maintaining the Site and its architectural, historic and cultural features for the benefit of the people of the Town of Oro Valley, Pima County, the State of Arizona, and the United States of America. H. To that end, Grantor desires to grant to Grantee, and Grantee desires to accept this Easement in gross in perpetuity over and upon the Site pursuant to the Act. This Easement is granted pursuant to paragraph 4 of the Intergovernmental Agreement dated as of October 18, 2006 (the "IGA"), by and between the Parties, and is effective as of the date signed by both Grantor and Grantee. I. Town has contracted for a Site Master Plan and nomination to the National Register of Historic Places to make adaptive use of the Site and Buildings for an historic park. Possible uses may include a visitors' center, restaurant, museum-style gift shop, equestrian center, classrooms, office space, performance and display spaces, and art and craft shops. All such planned improvements to be reviewed by the State Historic Preservation Office ("SHPO") and County to ensure the overall historical and architectural significance of the Site is retained and enhanced. J. A Special Bond Election was held in Pima County on May 18, 2004, in which the citizens of Pima County voted to approve the issuance of Pima County General Obligation Bonds to fund various public projects. K. Pima County Ordinance No. 2004-18 (the "Bond Ordinance"), as subsequently amended by Ordinance No. 2005-92 and Ordinance No. 2006-21, lists the acquisition, preservation and restoration of the Site as an approved 2004 Bond funded project and allocates $4,997,807 in bond proceeds for the project (see Ordinance No. 2004-18 (VII)(D)(1)(a)(4.6). NOW, THEREFORE, the Parties hereto agree as follows: AGREEMENT 1. Grant of Easement. For good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Town does hereby irrevocably grant, convey, transfer and assign unto County a preservation and conservation easement, as defined under the Act, in gross in perpetuity over and upon the Site, including specifically the Buildings, Historic Landscape Setting and Interior Features (as defined below) as more specifically set forth herein. As part of the Easement, Town is also undertaking certain affirmative obligations as set forth herein. Steam Pump Ranch Preservation Easement 2 of 18 2. Purpose. It is the purpose of this Easement (the "Purpose") to assure that the architectural, historic, landscape and cultural features of the Site will be retained and maintained forever substantially in their current or better condition for conservation and preservation purposes and to prevent any use or change of the Site, except as may be specifically permitted herein, that will materially impair or interfere with the Site's preservation values. 3. Grantor's Covenants: In furtherance of, and as part of, the Easement herein granted, Grantor hereby covenants and agrees with the County as follows: 3.1. Documentation of the Condition of the Site. For the purpose of this Easement, Grantor or its designee shall document and describe in a narrative fashion the existing conditions of the Buildings in a Building Condition Assessment Report ("BCAR") and depict the exterior portions of the Buildings (the "Facades") and the Site in an original set of photographs dated no later than thirty (30) days following the execution of this Easement, (collectively, the "Photographs") and filed in the office of the Pima County Historic Preservation Office and the Town of Oro Valley Manager's Office, or in the office of their respective designated successor. The exterior condition and appearance of the Facades and Site as depicted in the Photographs (collectively, the "Present Facades") is deemed to describe their external nature as of the date thereof. Grantor shall further document the interior features (the "Interior Features") photographically as described in this paragraph above and in a suitable narrative fashion and likewise placed on file in the office of the Pima County Historic Preservation Office and the Town of Oro Valley Manager's Office, or in the office of their respective designated successor. 3.2. Stabilization and Rehabilitation Project. 3.2.1. Town shall carry out planning, stabilization and rehabilitation of the Buildings ("Rehabilitation Project") and shall initiate the Rehabilitation Project within one month after recordation of this Easement, and shall diligently pursue the Rehabilitation Project to completion. Plans and specifications for the Rehabilitation Project shall be submitted to the County and the State Historic Preservation Office ("SHPO") for review and approval, as set forth in Paragraphs 3.3 and 6 below. The rehabilitation shall be done in accordance with the approved rehabilitation plans, and in a manner that preserves and enhances the preservation values, complies with all applicable laws and codes, and in a good and workmanlike manner. A second set of photographs documenting the completed Rehabilitation of the Facades and Interior features will be taken and filed as in Paragraph 3.1 above (the "Post-Rehabilitation Photographs"). The exterior condition and appearance of the Facades and Site as depicted in the Rehabilitation Photographs (collectively, the "Rehabilitated Facades") is deemed to describe their external nature after the Rehabilitation Project. The interior condition and appearance of the Buildings as depicted in the Rehabilitation Photographs (collectively, the "Rehabilitated Interior Features") is deemed to describe their interior after the Rehabilitation Project. Town shall, during the Rehabilitation Project, maintain builder's risk insurance, and the contractor shall be required to provide payment and performance bonds. 3.2.2. Upon satisfactory completion of the Rehabilitation Project, County shall, at the request of Town, execute and record an estoppel certificate acknowledging that Town has satisfied its obligations under this paragraph. Steam Pump Ranch Preservation Easement 3 of 18 3.3. Maintenance of the Rehabilitated Site, Facades and Interior Features. The Town shall, at all times, maintain each of the Buildings and their respective Facades, as well as the Site, in a good and sound state of repair in accordance with the Secretary of Interior Standards for the Rehabilitation of Historic Buildings, and County and SHPO guidelines for the Site (the "Standards") so as to prevent impact to archeological sites, the deterioration of the Rehabilitated Facades or any portion thereof; to prevent visual obstruction of the Rehabilitated Facades from public viewpoints; and to prevent the intrusion of new improvements, walls, fences, statues, landscaping or fixtures which substantially modify the public view of the Site and its associated streetscape and open space, and are deemed to be not in accordance with the Standards delineated above. Town will request and obtain advance approval from the Pima County Historic Preservation Office and SHPO prior to implementing any physical changes to the Buildings after the Rehabilitation Project (the "Rehabilitated Buildings"), Rehabilitated Facades, Rehabilitated Interior Features, or to the Site. (The term"Building" shall include the Rehabilitated Buildings, unless otherwise provided) This provision does not apply to routine maintenance, landscaping (other than hardscape improvements), or maintenance of sprinkler systems. Subject to the casualty provisions of Paragraph 12 below, this obligation to maintain shall require replacement, repair and reconstruction according to the Standards within a reasonable time whenever necessary to have the external nature of the Rehabilitated Buildings at all times appear to be the same as the Rehabilitated Facades. 3.4. Maintenance of the Structural Elements. Town shall maintain and repair each of the Rehabilitated Buildings, and any associated fences, walls or fixtures on the Site, as is required to ensure the structural soundness and the safety of the Rehabilitated Buildings, the Rehabilitated Facades, the Rehabilitated Interior Features, and the fences, walls or fixtures on the Site. 3.5. Inspection. In order to periodically observe the Buildings, Rehabilitated Facades, and Rehabilitated Interior Features, representatives of the County shall have the right to enter the Site to inspect it, from time to time, including specifically the Rehabilitated Facades, Buildings, and Rehabilitated Interior Features. Inspections will be made at a time mutually agreed upon p by Town and County. 3.6. Insurance. Town, at its sole cost and expense, shall at all times: 3.6.1. keep the Buildings insured at their replacement cost value on an "all risk" basis to ensure complete restoration of the Facades, Interior Features and Site in the event of loss or physical damage. Said property coverage policy shall contain provisions which ensure that the face amount of the policy is periodically adjusted for inflation, and Town shall provide a Certificate of Insurance to County evidencing such insurance, including an endorsement naming County as a loss payee; and 3.6.2. carry and maintain general liability insurance in an amount reasonably satisfactory to County to protect against injury to visitors or other persons on the Site, and to provide a Certificate of Insurance to the County evidencing such insurance, and naming the County as an additional insured on the policy. Steam Pump Ranch Preservation Easement 4 of 18 3.7. Public Access. At such time as the Site is determined by the Grantor and Grantee to meet all public safety requirements, Grantor shall make the Site, including interior portions of any Rehabilitated Building protected under the Easement, accessible to the public a minimum of three (3) days per year. This requirement may be fulfilled through use as an historic park, an open house, house tour, or similar event that is open to the general public following published notice. Grantor may have a representative present during such public access, and access may be subject to reasonable restrictions to ensure security of the property and safety of the visitors. At other reasonable times, upon request of Grantee made with reasonable notice to Grantor, persons affiliated with educational organizations, professional architectural associations, and historical societies shall be admitted to study the Site. In addition, Grantee may make photographs, drawings, or other representations documenting the significant historical, cultural, and architectural character and features of the Site and may publish them or distribute them for publication by others, or otherwise use them to fulfill its charitable or educational purposes. 4. Prohibited Activities and Uses of the Site. Without limiting the general restrictions and obligations set forth herein, Grantor hereby covenants and agrees that the following acts or uses are expressly forbidden on, over, or under the Site: 4.1. The Buildings shall not be demolished, removed or razed except as provided in Paragraph 12. 4.2. Nothing shall be erected or allowed to grow on the Site that would substantially impair the visibility of the Site and the Buildings from the street level or other public rights of way, except that a buffer, consisting solely of native vegetation, may be planted to obstruct the view from Oracle Road. 4.3. Unless approved by County and SHPO as part of an approved site plan, no buildings or structures, camping accommodations, or mobile homes or modular structures shall be erected or placed on the Site, except for the Buildings and temporary structures required for the maintenance or rehabilitation of the Site, such as construction trailers. Any temporary structure shall be promptly removed at the conclusion of the maintenance or rehabilitation period. 4.4. The Site shall not be divided or subdivided by law or in fact and the Site shall not be devised or conveyed except as a unit. For the purposes of this Easement, the term "subdivided" shall include a long term lease or other arrangement that creates the characteristics of a subdivision of the Site as determined in the sole discretion of the Grantee, but shall not include the use described in Paragraph 8.3 below. 4.5. The dumping of trash, rubbish, ashes, or any other unsightly or offensive materials is prohibited on the Site. 4.6. No above-ground utility transmission lines, except those reasonably necessary for the existing Buildings, may be created on the Site. Steam Pump Ranch Preservation Easement 5 of 18 5. Grantor's Conditional Rights Subject to Approval by Grantee. The following acts of Grantor are permitted only with the prior express written approval of the Grantee, or as part of an approved Site Master Plan reviewed and approved by County and SHPO, which approval may be withheld or conditioned in the sole discretion of Grantee: 5.1 Any increase or decrease in the height of, or additions to, the Buildings; 5.2 Any change to the exterior construction materials or colors of the Buildings, or any movement, improvement, alteration, reconstruction, or change to the facades (including fenestration) and roofs of the Buildings; 5.3 Any removal, demolition, or alteration of the interior features in the Buildings that have significant preservation value; 5.4 Any change to the floor plan of the Rehabilitated Buildings; 5.5 Erection of external signs or external advertisements except: (i) signs identifying the National Register of Historic Places designation; (ii) a sign stating solely the name and address of the Site; (iii) a temporary sign to advertise a special event at the Site; and (iv) a sign indicating government or non-profit partnership in historic preservation or economic activities regarding the Site. All signs shall comply with all applicable sign laws, ordinances, rules and regulations; 5.6 Any permanent topographical changes, such as, by example, excavation for the construction of roads, swimming pools, and recreational facilities; 5.7 Removal of live trees located in the open areas of the Site unless diseased or damaged as determined in the reasonable judgment of Grantee. Grantee may require a professional arborist's report as a condition of reviewing any request to remove live trees; 5.8 Any change in the use of the Site to a use different from the use set forth in Paragraph I of the Recitals portion of this Easement, unless part of the Rehabilitation Project; 5.9 Erection of visible satellite receiving dishes, cell towers, or similar electronic frequency receiving or emitting devices on the Site. 6. Review of Grantor's Requests for Approval. 6.1 Pursuant to Paragraph 5, Grantor shall submit in writing to Grantee, for Grantee's approval, information (including plans, specifications, and designs where appropriate) together with a specific request identifying the proposed activity. In addition, Grantor shall also submit to Grantee a timetable for the proposed activity which is sufficient to permit Grantee to monitor such activity. Grantor shall not make changes or take any action subject to the approval of Steam Pump Ranch Preservation Easement 6 of 18 Grantee unless expressly authorized in writing by an authorized representative of Grantee. For purposes of approvals pursuant to this Paragraph 6, the authorized representative shall be the Pima County Administrator or designee. 6.2 Grantee reserves the right to consult with governmental agencies, nonprofit preservation and conservation organizations, the SHPO and/or other advisors deemed appropriate by Grantee, concerning the appropriateness of any activity proposed under this Easement. The decision whether to consult with governmental agencies as set forth above shall be in the discretion of the Manager of the Pima County Historic Preservation and Cultural Resources Division. 6.3 All approval rights of Grantee shall be exercised in the reasonable discretion of Grantee. Grantee further agrees to respond to any request of Grantor not later than thirty(30) days following receipt by Grantee of Grantor's request. Failure of Grantee to respond to Grantor within the thirty (30) day period shall be deemed to constitute disapproval of Grantor's request. A written notice from Grantee, within such thirty (30) dayperiod, that it has received Grantor's request, but will require an additional period of time, up to an additional sixty(60) days to issue a substantive decision, will constitute a timely response hereunder. 6.4 In the event that Grantor does not implement any approval granted pursuant to this Paragraph 6, for a period of five (5) years following such approval, such approval shall be void. Grantor may resubmit the request for approval; however, such approval may be given or denied in the sole discretion of the Grantee. 7. Standards for Review. In exercising any authority created by this Easement to inspect the Site or the interior of the Rehabilitated Buildings; to review any construction, alteration, repair, or maintenance, to review casualty damage or to reconstruct or approve reconstruction of the Rehabilitated Building following casualty damage, Grantee shall apply the Standards. 8. Grantor's Reserved Rights Not Requiring Further Approval by Grantee. Subject to the provisions of Paragraphs 3,4, and 5, the following rights, uses, and activities of or by Grantor on, over, or under the Site are permitted by this Easement and may be carried out by Grantor without further approval by Grantee: 8.1 The right to engage in all those acts and uses that: (i) are permitted by governmental statute or regulation; (ii) do not substantially impair the conservation and preservation values of the Site; and (iii) are not inconsistent with the purpose of this Easement. 8.2 Pursuant to the provisions of Paragraph 3, the right to maintain and repair the Rehabilitated Buildings strictly according to the Standards. As used in this subparagraph, the right to maintain and repair shall mean the use by Grantor of in-kind materials and colors, applied with workmanship comparable to that which was used in the construction or application of those materials being repaired or maintained, for the purpose of retaining in good condition the appearance and construction of the Rehabilitated Buildings. The right to maintain and repair as used in this paragraph shall not include the right to make changes in appearance, materials, Steam Pump Ranch Preservation Easement 7 of 18 colors, and workmanship from that existing prior to the maintenance and repair without the prior written approval of Grantee in accordance with the provisions of Paragraphs 5 and 6; and (c) the right to continue all manner of existing use and enjoyment of the Site's Rehabilitated Buildings and Site, including but not limited to the maintenance, repair, and restoration of existing fences; the right to maintain existing driveways, roads, and paths with the use of same or similar surface materials; the right to maintain existing utility lines, gardening and building walkways, steps, and garden fences; the right to cut, remove, and clear grass or other vegetation and to perform routine maintenance, landscaping, horticultural activities, and upkeep, consistent with the Purpose of this Easement. 8.3 The right to utilize the Site for all uses permitted in and not prohibited by the approved Site Master Plan. 9. Warranties and Representations of the Town. Grantor hereby represents and warrants to Grantee as follows: 9.1 Information Furnished,True and Correct. All information given to County by Town in order to induce the County to accept this Easement, including all information contained in this Easement, is true, correct and complete. 9.2 Legal,Valid and Binding. This Easement is in all respects, legal, valid and binding upon Town and enforceable in accordance with its terms, and grants to the County a direct, valid and enforceable preservation easement upon the Rehabilitated Buildings, Interior Features and Site. 9.3 No Impairment of Preservation Easement. Town, for itself, its heirs, personal representatives, and assigns, has not reserved, and to its knowledge, no other person or entity has reserved, any rights, the exercise of which may impair the Easement granted herein. 10. Runs with the Land. Except as provided in paragraphs 12 and 21, the obligations imposed by this Easement (including the affirmative obligation to carry out the Rehabilitation Project as set forth in Paragraph 3 above) shall be effective in perpetuity and shall be deemed to run as a binding servitude with the Site, binding on all owners of anyinterest in anyportion of the Site. An owner of the Site shall have no obligation pursuant to this instrument where such owner shall cease to have any ownership interest in the Site by reason of a bona fide transfer. The restrictions, stipulations, and covenants contained in this Easement shall be inserted by Grantor, verbatim or by express reference, in any subsequent deed or other legal instrument by which Grantor divests itself of either the fee simple title to or any lesser estate in the Site or any part thereof, including by way of example and not limitation, a lease of all or a portion of the Site. Grantor shall provide not less than thirty (30) days written notice to Grantee, which notice shall include a copy of the proposed instrument divesting Grantor of any interest in the Site, so that Grantee may insure compliance with this paragraph. 11. Recordation; Conveyance and Assignment. Steam Pump Ranch Preservation Easement 8 of 18 11.1 Grantee shall do and perform at its own cost all acts necessary to the prompt recording of this instrument in the land records of Pima County, Arizona. 11.2 County may convey, transfer and assign this Easement to a similar local, state or national organization whose purposes, inter alia, are to promote historic preservation, and which is a"qualified organization" under Section 170(h)(3) of the Internal Revenue Code of 1986, as amended (the "Code"), provided that any conveyance or assignment requires that the conservation purposes for which this Easement was granted will continue to be carried out, and the assignee is qualified to hold a conservation easement under state law. 12. Casualty; Application of Insurance Proceeds. Subject to the insurance proceeds requirements of any recorded Deed of Trust or Mortgage applicable to the Site, in the event of damage or destruction of any of the Buildings resulting from casualty, the Town agrees to apply all available insurance proceeds and donations to the repair and reconstruction of each of the damaged Buildings and any associated fences, walls or fixtures on the Site. In the event the County determines, in its reasonable discretion, after reviewing all bona fide cost estimates in light of all available insurance proceeds and other monies available for such repair and reconstruction, that the damage to the Buildings or Site is of such magnitude and extent that repair and reconstruction of the damage would not be possible or practical, then the Town may elect not to repair or reconstruct the damaged Buildings or associated fences, walls or fixtures on the Site. Notwithstanding the foregoing, in the event the County notifies the Town in writing that the County has determined that repair and reconstruction of the damaged Buildings or associated fences, walls or fixtures on the Site is impossible or impractical and that the damaged Buildings present an imminent hazard to public safety, Town will at its sole cost and expense raze the damaged Buildings or associated fences, walls or fixtures on the Site and remove all debris, slabs, and any other portions and parts of the damaged structure or associated fences, walls or fixtures on the Site within the time period required by the County to protect the health, safety and welfare of the public, unless Town has commenced and is diligently pursuing repair or reconstruction of the damaged Buildings or associated fences, walls or fixtures on the Site. Upon razing of the damaged portion of the Buildings or associated fences, walls or fixtures on the Site, County shall release any interest it has in the insurance proceeds for the damaged Buildings or associated fences, walls or fixtures on the Site. Nothing in this paragraph is intended to supersede or impair the rights to insurance proceeds of a lienholder pursuant to a recorded Deed of Trust or Mortgage applicable to the Site. 13. Indemnification. Town covenants that it shall pay, protect, indemnify, hold harmless and defend County at Town's sole cost and expense from any and all liabilities, claims, costs, attorneys' fees,judgments or expenses asserted against County, its Administrator, County Board of Supervisors, employees, agents or independent contractors, resulting from actions or claims of any nature arising out of the conveyance, possession, administration or exercise of rights under this Easement. For purposes of explanation of this paragraph only, and without in any manner limiting the extent of the foregoing indemnification, Town and County agree that the purpose of this paragraph is to require Town to bear the expense of any claim made by any third party against County, which arises because County has an interest in the Site as a result of this Steam Pump Ranch Preservation Easement 9 of 18 Easement. Town will have no obligation to the County for any claims which may be asserted against the County as a direct result of the County's intentional misconduct or gross negligence. 14. Default/Remedy. 14.1. In the event Town (a) fails to perform any obligation of Town set forth herein, or otherwise comply with any stipulation or restriction set forth herein, or(b) any representation or warranty of Town set forth herein is determined by the County to have been untrue when made, in addition to any remedies now or hereafter provided by law and in equity, County or its designee, following prior written notice to Town, may enforce this Easement as a conservation easement pursuant to A.R.S. §33-273, and may 14.1.1. institute suit(s)to enjoin such violation by ex parte, temporary, preliminary or permanent injunction, including prohibitory and/or mandatory injunctive relief, and to require the restoration of the Site to the condition and appearance required under this Easement, and/or 14.1.2. enter upon the Site, correct any such violation, and hold Town responsible for the cost thereof, and such cost until repaid shall constitute a lien on the Site, and/or 14.1.3. revoke County's acceptance of this Easement by seeking judicial extinguishment in a court of competent jurisdiction on the grounds that Town's default renders impossible or impractical the continued use of the Site for conservation purposes as defined under the Act. 14.2. In the event Town violates any of its obligations under this Easement, the Town shall reimburse the County for any and all costs and expenses incurred in connection therewith, including all court costs and attorneys' fees. 14.3. The exercise by the County or its designee of any remedy hereunder shall not have the effect of waiving or limiting any other remedy and the failure to exercise any remedy shall not have the effect of waiving or limiting the use of any other remedy or the use of such remedy at any other time. 15. Amendment. If circumstances arise under which an amendment to or modification of this Easement would be appropriate, Town and County may by mutual written agreement jointly amend this Easement, provided that no amendment shall be made that will adversely affect the qualification of this Easement or the status of Grantee under any applicable laws, including Sections 170(h) and 501(c)(3) of the Code and the laws of the State of Arizona. Any such amendment shall be consistent with the protection of the conservation and preservation values of the Site and the Purpose of this Easement; shall not affect its perpetual duration; shall not permit additional residential and/or commercial development on the Site other than the residential and/or commercial development permitted as part of an approved Site Master Plan approved by County and SHPO or by this Easement on its effective date; shall not permit any private inurement to any person or entity; and shall not adversely impact the overall architectural, historic, natural habitat, and open space values protected by this Easement. Any such amendment shall be recorded in the office of the County Recorder of Pima County, Arizona. Nothing in this paragraph shall require Grantor or Grantee to agree to any amendment or to consult or negotiate Steam Pump Ranch Preservation Easement 10 of 18 regarding any amendment. 16. Notice from Government Authorities. Grantor shall deliver to Grantee copies of any notice of violation or lien relating to the Site received by Grantor from any government authority within five (5) calendar days of receipt by Grantor. Upon request by Grantee, Grantor shall promptly furnish Grantee with evidence of Grantor's compliance with such notice or lien where compliance is required by law. 17. Notice of Proposed Sale. Grantor shall promptly notify Grantee in writing of any proposed offer to sell the Site or of any listing of the Site for sale and provide the opportunity for Grantee to explain the terms of the Easement to the real estate listing agent and potential new owners prior to sale closing. 18. Extinguishment. 18.1. Grantor and Grantee hereby recognize that circumstances may arise that may make the continued ownership or use of the Site in a manner consistent with the Purpose of this Easement impossible and that extinguishment of the Easement may be necessary. Such circumstances may include, but are not limited to, partial or total destruction of the Buildings resulting from casualty. Extinguishment must be the result of a judicial proceeding in a court of competent jurisdiction. 18.2. After a termination or extinguishment by judicial order, and unless otherwise required by applicable law at the time, in the event of any sale of all or a portion of the Site, Grantor and Grantee shall share in any net proceeds resulting from such sale as follows: 18.2.1. "Net Proceeds" shall be mean the proceeds of any sale or conveyance of all or any portion of the Site less (i) the amount of any liens against the Site and (ii) closing costs, and shall include the fair market value of any property received in connection with an exchange or involuntary conversion of the Site. 18.2.2. the Net Proceeds shall divided equally, with 50% going to Grantee and 50% oin g g to Grantor, except that Grantee's share shall not exceed $5,000,000 in 2006 dollars, as adjusted using the Bureau of Labor Statistics Consumer Price Index which uses an average Consumer Price Index for a given calendar year (i.e. a sale in 2007 would have a cap of$5,125,141.00 for Grantee's share) 18.2.3. In the event of extinguishment, the provisions of this section 18.2 shall survive and shall constitute a lien on the Site, and any property received in connection with an exchange, with the same effect and priority as a mechanic's lien, except that such lien shall not affect the priority of any prior recorded lien of mortgage or deed of trust given in connection with a promissory note secured by the Site. 19. Condemnation. If all or any part of the Site is taken under the power of eminent domain by public, corporate, or other authority, or otherwise acquired by such authority through a purchase in lieu of a taking, Grantor and Grantee shall join in appropriate proceedings at the time Steam Pump Ranch Preservation Easement 1 1 of 18 of such taking to recover the full value of those interests in the Site that are subject to the taking and all incidental and direct damages resulting from the taking. After the satisfaction of prior claims and net of expenses reasonably incurred by Grantor and Grantee in connection with such taking, Grantor and Grantee shall be respectively entitled to compensation from the balance of the recovered proceeds in conformity with the provisions of paragraph 18 unless otherwise provided by law. 20. Effect and Interpretation. The following provisions shall govern the effectiveness and duration of this Easement: 20.1. Interpretation. Any rule of strict construction designed to limit the breadth of restriction on alienation or use of property shall not apply in the construction or interpretation of this Easement and this Easement shall be interpreted broadly to effect the purpose of the Easement. 20.2. Invalidity of the Act. This Easement is made pursuant to the Act as the same now exists or may hereafter be amended, but the invalidity of such Act or any part thereof, or the passage of any subsequent amendment thereto, shall not affect the validity and enforceabilityof this Easement according to its terms, it being the intent of the parties hereto to agree and to bind themselves, their successors, heirs and assigns, as applicable, in perpetuity, whether this Easement be enforceable by reason of any statute, common law or private agreement either in existence now or at any time subsequent thereto. 20.3. Violation of Law. Nothing contained herein shall be interpreted to authorize or permit Town to violate any ordinance or regulation relating to building materials, construction methods or use with respect to the Site and the Buildings, and Town agrees to comply with all applicable laws, including, without limitation, all building codes, zoning laws and all other laws related to the maintenance and demolition of historic property. In the event of anyconflict between any such laws and the terms hereof, Town promptly shall notify County of such conflict and shall cooperate with County and the appropriate authorities to accommodate the purposes of both this Easement and such ordinance or regulation. 20.4. Notices. Notices shall be in writing and shall be given by personal or air courier service delivery to a responsible person, by telephone facsimile, or by deposit in the United States mail, certified mail, return receipt requested, postage prepaid. Notices shall be delivered or addressed to Town and County at the addresses set forth below or at such other address as a art in party may designate in writing. The date notice is deemed to have been given, received and become effective shall be the date on which the notice is delivered, if notice is given by personal or air courier service delivery or by telephone facsimile, or two (2) days following the date of deposit in the mail, if the notice is sent through the United States mail. TOWN OF ORO VALLEY: Town Manager 11000 North Canada Del Oro Drive Oro Valley, AZ 85 73 7-7016 Steam Pump Ranch Preservation Easement 12 of 18 Telecopy: 520-742-1022 With a copy to: Town Attorney 11000 North Canada Del Oro Drive Oro Valley, AZ 85737-7016 Telecopy: 520-229-4774 PIMA COUNTY: Clerk of the Board of Supervisors 130 West Congress Street, 5th Floor Tucson, AZ 85701 With copies to: Pima County County Administrator 130 West Congress Street, 10th Floor Tucson, AZ 85701 Attn.: C.H. Huckelberry Telecopy: 520-740-8171 and: Chief Civil Deputy Pima County Attorney's Office Civil Division 32 North Stone, 21st Floor Tucson, Arizona 85701 Telecopy: 520-620-6556 and: Pima County Cultural Resources Manager 201 N. Stone Avenue, 6th Floor Tucson, AZ 85701-1215 Telecopy: 520-243-1610 20.5. No Liability. County and Town agree that none of their respective directors, officers, employees or agents have any personal obligation hereunder. No official, representative, agent, attorney or employee of County shall be personally liable to Town, or to any successor in interest to Town, in the event of default or breach by County or for any amount which may become due to Town or to Town's respective successors, or with respect to any obligation of County under the terms of this Agreement. Steam Pump Ranch Preservation Easement 13 of 18 20.6. Further Documentation. Each party agrees in good faith to execute such further or additional documents as may be necessary or appropriate to fully carry out the intent and purpose of this Easement. 20.7. Conflict of Interest. This Easement is subject to cancellation pursuant to A.R.S. Section 38-511. 20.8. Non-Discrimination. The Parties shall comply with Arizona State Executive Order No. 99- 4, if applicable, and all other applicable federal and state laws, rules and regulations, including the Americans with Disabilities Act. 20.9. Limitations. Nothing in this Easement shall be construed as limiting or expanding the statutory responsibilities of County in performing functions beyond those granted to it by law or as requiring County to expend any sum in excess of its appropriations. 20.10. Non-Availability of Funds. This Easement shall be subject to available funding, and nothing in this Agreement shall bind any party to expenditures in excess of funds authorized for purposes outlined in this Easement. 20.11. Entire Agreement. This Easement reflects the entire agreement of Grantor and Grantee. Any prior or simultaneous correspondence, understandings, agreements, and representations are null and void upon execution of this Easement, unless set out in this instrument. 20.12. Counterparts. This Easement may be executed in two counterparts and by each party on a separate counterpart, each of which when so executed and delivered shall be an original, but both of which together shall constitute one instrument. 20.13. Recitals. The above Recitals are incorporated herein by this reference. 20.14. Exhibits. Any exhibit attached hereto shall be deemed to have been incorporated herein by this reference with the same force and effect as if fully set forth in the body hereof. 20.15. Time Periods. If the time for the performance of any obligation or taking any action under this Agreement expires on a Saturday, Sunday or legal holiday, the time for performance or taking such action shall be extended to the next succeeding day which is not a Saturday, Sunday or legal holiday. 20.16. Headings. The headings of this Easement are for purposes of reference only and shall not limit or define the meaning of any provision of this Agreement. 20.17. Feminine and Masculine. For purposes of this Easement, the feminine shall include the masculine and the masculine shall include the feminine. 20.18. Time of the Essence. Time is of the essence in the performance of each and every term and condition of this Easement by Town. Steam Pump Ranch Preservation Easement 14 of 18 20.19. Construed as Consistent with IGA. It is the intent of the Parties that the terms of this Easement be construed to be consistent with the terms of the IGA referenced in Recital H above. In the event of an inconsistency of terms between the two documents, the terms of this Easement shall prevail. 21. Dispute Resolution. In the event of a dispute between the Parties concerning the interpretation of this Easement, the Parties shall promptly submit said dispute to an impartial Arbitrator, mutually selected by the Parties, for final resolution. The Parties agree to be bound by the Arbitrator's decision in the matter. IN WITNESS WHEREOF, Town has caused this Easement to be executed by the Mayor, upon resolution of the Mayor and Council and attested to by the Town Clerk, and County has caused this Easement to be executed by the Chairman of the Board of Supervisors upon resolution of the Board of Supervisors and attested to by its Clerk. This Easement shall be effective immediately upon the date of the last signature. Grantor: TOWN OF ORO VALLEY ATTEST: Mayor Town Clerk APPROVED AS TO FORM: Town Attorney Steam Pump Ranch Preservation Easement 15 of 18 ACCEPTED: PIMA COUNTY ATTEST: Chairman, Board of Supervisors Clerk, Board of Supervisors APPROVED AS TO CONTENT: By: John Bernal Deputy County Administrator— Public Works APPROVED AS TO FORM: Deputy County Attorney Exhibits: A: Legal Description A-1: Depiction Map Pima County Tax Code Parcel Number: 220-08-002C Steam Pump Ranch Preservation Easement 16 of 18 Exhibit "A" Steam Pump Ranch Preservation Easement 17 of 18 A parcel of land located in Section 7, Township 12 South, Range 14 East, Gila& Salt River Meridian, Pima County, Arizona, described as follows: Beginning at a lead capped pipe, being the northeast corner of said Section 7, run thence SOUTH 56°23'19" WEST a distance of 1672.51 feet to The True Point of Beginning, Thence SOUTH 55°17'30" WEST a distance of 395.12 feet, Thence SOUTH 35°18'30" EAST a distance of 395.25 feet to a point on the north right-of-way line of State Highway No. 77, Thence along said north right-of-way line on a curve to the left having an initial tangent of SOUTH 52°09'53" WEST, a central angle of 01°53'15" and a radius of 17,288.74 feet, a distance of 569.55 feet, Thence NORTH 39°43'22" WEST a distance of 585.99 feet, Thence NORTH 54°01'13" EAST a distance of 1005.83 feet, Thence SOUTH 361 17'23" EAST a distance of 170.48 feet to The True Point of Beginning. Together with: A parcel of land located in Section 7, Township 12 South, Range 14 East, Gila& Salt River Meridian, Pima County, Arizona, described as follows: Beginning at a lead capped pipe, being the northeast corner of said Section 7, run thence SOUTH 56°23'19" WEST a distance of 1672.51 feet, Thence SOUTH 55°17'30" WEST a distance of 395.12 feet, Thence SOUTH 35°18'30" EAST a distance of 395.25 feet to a point on the north right-of-way line of State Highway No. 77, Thence along said north right-of-way line on a curve to the left having an initial tangent of SOUTH 52°09'53" WEST, a central angle of 01°53'15" and a radius of 17,288.74 feet, a distance of 569.55 feet to the True Point of Beginning, Thence Westerly along the arc of a curve to the left, having a central angle of 09°37'48" and a radius of 1,512.39 feet and arc distance of 254.20 feet (measured) 254.13 feet(recorded) to the non-tangent West line of the Northeast quarter of Section 7, Thence NORTH 00°21'55" WEST(measured) NORTH 00°23'37" WEST (recorded), a distance of 303.74 feet(measured) 303.81 feet (recorded) to the East right-of-way line of the Canada de Oro Wash, Thence NORTH 54°01'13" EAST, (measured) NORTH 54°00'00" EAST, (recorded), a distance of 361.15 feet, Thence SOUTH 39°43'22" EAST, a distance of 585.99 feet to the True Point of Beginning. Exhibit "A-1" Steam Pump Ranch Preservation Easement 18 0118 ORO VALLEY WATER UTILITY INTEROFFICE MEMORANDUM To: The Town of Oro Valley Historic Preservation Committee From: Philip Saletta,P.E.,Water Utility Director Subject: Steam Pump Ranch Well Site Date: April 10,2008 Oro Valley Water Utility(OVWU)was asked to be involved and has participated on Task Force for the Steam Pump Ranch Master Plan. We appreciate this opportunity and fully support the process for the Master Plan. Mark Moore and Robert Jacklitch attended the Task Force Meetings on behalf of OVWU. Oro Valley Water Utility is facing challenges for locating additional well sites for our community water supply. As part of the Master Plan process, it was discussed with the Task Force that the Steam Pump Ranch is an excellent location for a well site. The aquifer beneath the Town property at Steam Pump Ranch has excellent groundwater production capacity. Locating a well on this property, benefits the Town and its water customers by constructing a well in the most efficient and productive area of the aquifer. The Task Force was cooperative regarding our request and we appreciate their willingness to include a potential well site as part of the Steam Pump Ranch Master Plan. The timing of this well and when it is constructed is important to the Towns water supply. When we can drill and construct a replacement well is critical to the needs of the community and maintaining the level of water supply. It is my understanding that the Task Force listed a potential well site as part of the Build-Out (or Phase 2)of the Steam Pump Master Plan. We request that a potential well site be considered in Phase I of the Master Plan, so OVW0 can proceed with the drilling of a needed replacement well in Fiscal Year 2008-09. This request is based upon timing and need for our existing water supply. We are currently investigating the possibility of replacing a nearby well that supplies our existing water system that is in a less productive area of the aquifer. If we put a well site on the Steam Pump Ranch property, OVWU is willing to share costs for related access and other amenities. In addition, we would build a well site that aesthetically meets the Master Plan requirements. This property has a history of water and we believe that a community well site fits with the preservation of that history. On behalf of OVWU and for our community water supply, I would appreciate the Historic Preservation Committee's consideration and support to put the potential well site in Phase I of the Steam Ranch Master Plan. If you have any questions, please do not hesitate to call me at 229-5010. Thank you. Copy: David Andrews Sarah More Pamela Pelletier TOWN OF ORO VALLEY HISTORIC PRESERVATION COMMISSION COMMUNICATION Date: April 14, 2007 TO: HISTORIC PRESERVATION COMMISSION FROM: Pamela J. Pelletier, Planner SUBJECT: Task Force Recommendations of the Steam Pump Ranch Master Plan EXECUTIVE SUMMARY: On May 18, 2004, the voters of Pima County approved the use of Pima County Bond Funds to purchase the Steam Pump Ranch site and restore/rehabilitate the historic ranch environment, buildings and structures. The Town of Oro Valley acquired the (northern) Leiber parcel in April of 2007 and the (southern) OVB parcel in August of 2007. Town of Oro Valley will be granting Pima County a Preservation Easement on the entire site to ensure the continued conservation of this historic resource. A goal of the Master Plan process was to develop the overall theme or story for the Steam Pump Ranch, which would form the foundation for overall site design standards, appropriate complementary uses, coordinated infrastructure, and active and passive recreation in a Draft Master Plan. The scope of the Master Plan project required a multi-disciplinary team with a designated project manager. The Oro Valley Town Council authorized the contract for Poster Frost Associates to begin the Master Plan process on May 16, 2007. Poster Frost Associates, in conjunction with Town staff, lead a citizen committee through development of a vision, opportunities/constraints, identification of complementary uses, and three Alternative Design Scenarios to the creation of the Draft Master Plan. The Task Force accomplished the mission set forth by Town Council and the Draft Master Plan document has been forwarded to the Historic Preservation Commission with their recommendations (please review the attached Recommendations from the Task Force). Background History: Three public meetings were held to encourage public dialogue about the Master Plan for Steam Pump Ranch: • September 6, 2007: A presentation by the Master Plan Team on the "Facts and Findings". • November 1, 2007: A presentation by the Master Plan Team on the "Alternative Design Scenarios". • January 10, 2008: A presentation by the Master Plan Team on the "Preferred Design". The Master Plan Team held eighteen meetings and site tours with the Steam Pump Ranch Task Force beginning in August of 2007. Town Council appointed the members to the Steam Pump Ranch Task Force, who represented a broad cross-section of stakeholders and Oro Valley Commissions and Boards charged with historic preservation, parks, and/or land use decisions. This nine-member Task Force (not including Town of Oro Valley staff) evaluated studies, public meeting input, to develop use and site design alternatives, and to formulate a final recommendation to be considered by the Historic Preservation Commission and Town Council. TOWN OF ORO VALLEY HISTORIC PRESERVATION COMMISSION COMMUNICATION Page 2 of 4 TASK FORCE RECOMMENDATIONS: Limited/Docent-led Access—Pre-opening Phase: Once all safety liability and presentability issues have been satisfied to the Town of Oro Valley's satisfaction, limited access to the grounds of Steam Pump Ranch should be made available for limited educational public tours and community events, with interpretative signage placed around the site and buildings. A "Friend of Steam Pump Ranch" group or other similar type of group could lead educational tours on a limited basis. Restoration/Rehabilitation of Historic Buildings - Phase I: The Draft Master Plan evolved from three alternatives to the Preferred Design Scenario of the "Two Periods of History". This scenario divides the site into two distinct historical periods - a late 19th century Pusch period and a mid-20th century Procter period. An imaginary line divides the Pusch period buildings and landscape from later Procter period buildings and landscape. The Pump House (Building #1) is proposed to be restored, with optional blacksmith and interpretive exhibits. The 1873 Pusch Ranch House (Building #2) is proposed to be restored and adaptively re-used for museum exhibits from the Pusch era, as well as a small meeting room, research library, and offices. The office use is intended for Town of Oro Valley Parks and Recreation or other Town use, Oro Valley Historical Society, or a "Friends of Steam Pump Ranch" type group. The Cowboy Bunkhouses (Building #3) are proposed to be restored and adaptively re-used for a Cowboy House museum (east building), restrooms (west building), and farm implement exhibit (covered area). The Garage/Worker's Housing (Building #4) is proposed to be restored and adaptively re-used for natural history and Native American exhibits, a rotating gallery, a multi-purpose room/classroom, restrooms, storage, and a small kitchenette. The Procter/Leiber Residence (Building #5) is proposed to be restored and adaptively re-used for Procter/Leiber exhibits and other exhibits, offices, a sun porch, handi-cap restroom, food service, and an optional gift shop. The building referred to as Carlo's House (Building #6) is proposed to be rehabilitated and adaptively re-used as a BBQ pavilion, storage, and a restroom. The Old Metal Shed (Building #7) is proposed to be utilized as the Entry Pavilion for visitors to the site. This building would orient visitors to the site, and a gift shop could be located here. The former Chicken Coops are proposed to be stabilized and used for site storage and as an Outdoor Market for artists and vendors. No chickens or livestock would be proposed in this phase of development. The Tack Building (Building #9) is proposed to be rehabilitated for a caretaker's residence. The only new construction proposed is for restroom buildings for park use. The old stables currently located in the "pan-handle" would be removed from the site at this phase of development. The historic corrals located to the south of the property are proposed to be reconstructed. There are several outdoor activity/event spaces, as well as interpretive ramadas proposed throughout the site. Primary access to the site is proposed from the existing curb cut on Oracle Road, with secondary access from the adjacent Steam Pump Village commercial development. Pedestrian access is proposed along the multi-use path located along the bank of the Canada del Oro and from the adjacent Steam Pump Village commercial development. Landscaping as appropriate for each era is proposed to be installed at or before this phase of development. TOWN OF ORO VALLEY HISTORIC PRESERVATION COMMISSION COMMUNICATION Page 3 of 4 Compatible New Construction/Support Services -Build Out Phase: The Build Out Phase indicates the transition from a Preservation/Public Heritage Model to a model that includes supportive service uses. These uses would be in new construction, and implementation of such uses would be at the discretion of future Councils - and all of these proposed uses shall be implemented only with further analysis of costs, economic benefits, historical relevance, educational benefit and other similar factors. As indicated on the Draft Master Plan with a dotted line, the following are a potential use: o Equestrian Building with Tack Room and offices, o Multi-Purpose Event Center, o Oro Valley Water Utility(OVWU) Well Site, o New Caretaker's Residence, and o Restored/rehabilitated Chicken Coop structures for potential use by a Youth Animal Husbandry program, similar to 4-H. Expenditure of Remaining 2004 Pima County Bond Funds: The Task Force has provided the following recommendation as to the direction on the expenditure of the remaining $300,000 Pima County Bond funds: a. A memo from the Pima County Cultural Resources office is requested, outlining the language restrictions and limitations regarding the use of the $300,000 funds for rehabilitation and stabilization work. This memo will also discuss the appropriateness of utilizing a portion of these funds as "matching funds" for Heritage Grants (please review the attached memo from the Pima County Cultural Resources). b. Based on this memo from the Pima County Cultural Resources office, the consultant can develop a Rehabilitation Plan with costs. c. Based on this Rehabilitation Plan, the Town should implement this plan utilizing the $300,000 funds in accordance with the memo from the Pima County Cultural Resources. d. If a Heritage Grant of an additional $150,000 is awarded, implementation will continue in accordance with the Rehabilitation Plan. e. After $450,000 has been spent (this amount included the $300,000 Pima County funds and $150,000 Heritage Grant), identify the costs of taking the project beyond $450,000 to some logical conclusion but necessarily to complete the entire Rehabilitation Plan. The Task Force recommends that the Town Council allocate the appropriate amount of funds to complete the remainder of the Rehabilitation Plan. Please note that approximate $32,000 of the remaining $300,000 bond funds were spent last summer on emergency stabilization. DISCUSSION OF ORO VALLEY WATER UTILITY WELL SITE: Town staff were members of the Task Force and, in general, agrees with the recommendations. The Draft Master Plan includes the proposed Oro Valley Water Utility (OVWU) well site as a "potential use" in the Build Out Phase. The Task Force recommendation indicates that the Task Force would support the well site in conjunction with new construction. They understood that there is a community wide benefit of the proposed TOWN OF ORO VALLEY HISTORIC PRESERVATION COMMISSION COMMUNICATION Page 4 of 4 well site. The proposed well is shown on the Build Out Phase in order to leave this final decision of when to implement the well site up to a future council—after Phase I has been implemented. OVWU meet with the Task Force and agreed that every effort will be made to work within the architectural themes for the site when designing the security wall around the well site. Sound mitigation tactics have been demonstrated to the Task Force, and as a result, this is not an issue of concern. The OVWU has provided an attachment to this report discussing the issue of timing for implementing this well site for production purposes. Staff concurs that the proposed well site provides a community wide benefit. Town of Oro Valley staff is currently working to address the ongoing Operation and Maintenance costs at Steam Pump Ranch and the OVWU will be a partner in this effort (please review the attached OVWU memo). ACTION: Staff requests that the Historic Preservation Commission evaluate the Steam Pump Ranch Draft Master Plan document utilizing the following Evaluation Criteria as outlined by the Commission: o Intergovernmental Agreement between Pima County and the Town of Oro Valley, o Secretary of Interior Standards for Historic Preservation—Treatments, o OV General Plan, o Historic Preservation Ordinance, and o National Register criteria for significance as applied to SPR. SUGGESTED MOTIONS: The HPC may wish to consider one of the following suggested motions: I move to recommend to the Town Council that the Steam Pump Ranch Master Plan be [accepted, accepted with modifications, or not accepted]. Attachments: 1. Draft Master Plan document, 2. Recommendations from the Task Force, 3. Memo from the Pima County Cultural Resources, and 4. OVWU Letter. Sarah S. More, Planning &Zoning Director \\Comdev\pz 1\PROJECTS\Steam Pump Ranch\reports Steam Pump Ranch Task Force meeting March 27, 2008 Recommendations 1. Motion to label the empty pad at Steam Pump Village as a "potential office building" and remove the keynote "14" on the Master Plan. The accompanying narrative for the Master Plan will discuss the possibilities for this office building as discussed in Task Force meetings. MOTION to approve was 6-0, with representatives from PRAB, HPC, OVHS, PCCR, P+Z Commission, and the Citizen-at-large voting for the motion. Representative from Parks and Recreation joined the meeting after this motion. 2. Motion to identify the cost of and recommend the development of a professional interpretive plan for Steam Pump Ranch. MOTION to approve was 7-0, with representatives from Parks and Recreation, PRAB, HPC, OVHS, PCCR, P+Z Commission, and the Citizen-at-large voting for the motion. 3. Motion to commend Pamela Pelletier, Town of Oro Valley planning staff and Corky Poster and Drew Gorski from Poster Frost Associates for all their time and effort in development the Master Plan. Motion was unanimous. Listed below are recommendations from the March 20, 2008 meeting. 1. Motion for the Town of Oro Valley to explore discussions with the current caretaker to stay on and continue as caretaker of Steam Pump Ranch. MOTION to approve was 4-2, with representatives from OVHS, Citizen- at-Large, PRAB, PCCR, & DRB voting for the motion; representatives from Evergreen Development Co. & P+Z Commission were against the motion. Representative from HPC joined the meeting after this motion. 2. Motion to change the chicken coop (youth animal husbandry — i.e. 4-H program) to be listed as a potential use on the Build Out Phase of the Master Plan in the same manner as the other uses in MOTION #4. All of these proposed uses shall be implemented only with further analysis of costs, economic benefits, historical relevance, educational benefit and other similar factors. MOTION to approve was 7-1, with representatives from OVHS, Citizen- at-Large, PRAB, HPC, PCCR, DRB, Evergreen Development Co. voting for the motion; representative from P+Z Commission was against the motion. 3. Motion to realign the pedestrian connection as shown on the Phase I plan to Steam Pump Village to promote a better linkage. Evergreen Development Co will provide Poster Frost Associates the schematic building plan for the empty pad adjacent to Steam Pump Ranch in order to provide additional pedestrian connections that connect the two sites. This information shall be shown on the Build Out Phase of the Master Plan. MOTION to approve was 7-0, with representatives from OVHS, Citizen- at-Large, PRAB, PCCR, DRB, & P+Z Commission voting for the motion. Evergreen Development Co. abstained from the vote. Representative from PCCR left meeting via conference call following this motion. 4. Motion that once all safety liability and presentability issues have been satisfied to the Town of Oro Valley's satisfaction, limited access to the grounds of Steam Pump Ranch should be made available for limited educational public tours and community events, with interpretative signage placed around the site and buildings. MOTION to approve was 6-1, with representatives from OVHS, Citizen- at-Large, PRAB, DRB, HPC, Evergreen Development Co. voting for the motion; representative from P+Z Commission was against the motion. 5. Motion that there is the intent for a "Friends of Steam Pump Ranch"— type of organization to form that assists with educational programs and the potential to assist further at Steam Pump Ranch. The Town of Oro Valley is responsible as the owner, for the operation, maintenance, and management of Steam Pump Ranch. MOTION to approve was 7-0, with representatives from OVHS, Citizen- at-Large, PRAB, DRB, HPC, P+Z Commission, & Evergreen Development Co. voting for the motion. Listed below are recommendations from the March 5, 2008 meeting. 1. Motion regarding direction on the expenditure of the remaining $300,000 Pima County Bond funds: a. A memo from the Pima County Cultural Resources office outlining the language restrictions and limitations regarding the use of the $300,000 funds for rehabilitation and stabilization work. This memo will also discuss the appropriateness of utilizing a portion of these funds as `matching funds" for Heritage Grants. b. Based on this memo from the Pima County Cultural Resources office, the consultant can develop a Rehabilitation Plan with costs. c. Based on this Rehabilitation Plan, plan on implementing this plan utilizing the $300,000 funds in accordance with the memo from the Pima County Cultural Resources. d. If a Heritage Grant of an additional $150,000 is awarded, implementation will continue accordance with the Rehabilitation Plan. e. After $450,000 has been spent (this amount included the $300,000 Pima County funds and $150,000 Heritage Grant), identify the costs of taking the project beyond $450,000 to some logical conclusion but necessarily to complete the entire Rehabilitation Plan. The Task Force recommends that the Town Council allocate the appropriate amount of funds to complete the remainder of the Rehabilitation Plan. MOTION to approve was 8-0, with the representatives from OVHS, Citizen-at-Large, HPC, P+Z Commission, PRAB, PCCR, Evergreen Development Co., and TOV Parks and Recreation voting. 2. Motion to change the language on the Phase I of the Master Plan as follows: "designate office uses with an asterisk rather than specifying OVHS offices. The asterisk shall refer office use intended for Town of Oro Valley Parks and Recreation or other Town use, OVHS, or a "Friends of Steam Pump Ranch"-type group. MOTION to approve was 8-0, with the representatives from OVHS, Citizen-at-Large, HPC, P+Z Commission, PRAB, PCCR, Evergreen Development Co., and TOV Parks and Recreation voting. 3. Motion to approved Phase I of the Master Plan, with the following corrections: remove the OVWU well site from this plan, change the programmatic element on Building #5 from "snacks and drinks" to "food service'; and add an "A" for a potential outdoor activity/event space directly behind Building #3. MOTION to approve was 8-0, with the representatives from OVHS, Citizen-at-Large, HPC, P+Z Commission, PRAB, PCCR, Evergreen Development Co., and TOV Parks and Recreation voting. 4. Motion to approved the Build Out Phase of the Master Plan, with the following corrections: indicate with a dotted line to show that the following is a potential use: a. Equestrian Center; b. Multi-purpose Center; c. OVWU Well Site; and d. New Caretaker's Residence. MOTION to approve was 8-0, with the representatives from OVHS, Citizen-at-Large, HPC, P+Z Commission, PRAB, PCCR, Evergreen Development Co., and TOV Parks and Recreation voting. r I • MEMORANDUM Pima County Administration x� rk Cultural Resources & Historic Preservation Office 3� r a.: .x 201 North Stone Avenue, 6t" Floor Tucson, Arizona 85701-1207 Phone: (520)740-6598 Fax: (520)740-6320 DATE: March 27, 2008 revised TO: Steam Pump Ranch Advisory Committee FROM: Linda Mayro, Cultural Resources Manager SUBJECT: Steam Pump Ranch Rehabilitation 2004 Pima County Bond 4.6 Steam Pump Ranch Rehabilitation Location: West of Oracle Road, near Canada del Oro Wash, in the Town of Oro Valley. Scope: Acquire acreage and rehabilitate the historic Canada del Oro Steam Pump Ranch - the founding site of the Oro Valley community. Benefits: George Pusch and John Zellweger arrived in Tucson in 1874. Shortly thereafter they purchased part of the old Canada del Oro Ranch. They registered the PZ brand and put in a steam pump from which the ranch got its name. Gradually, the ranch expanded to include land along the San Pedro River between Mammoth and Winkleman. Steam Pump Ranch located on the road to Camp Grant, now Oracle Road, was a stopover place for travelers in the 19th Century between the San Pedro and Santa Cruz valleys. Author Harold Bell Wright was a frequent visitor. The 1874 ranch house is well preserved but now threatened. This is a unique historic property in Oro Valley, and it has been well-documented through contemporary accounts and photographs as well as oral histories. The property is currently in private ownership and rezoning for commercial development has been proposed to Oro Valley. If the ranch is conveyed to the Town of Oro Valley, the Bond project will rehabilitate this historic ranch house for modern use. Preserving and restoring this property will provide Oro Valley with its "foundation site," and enable public access to experience this important historic place from Oro Valley's frontier era past. Costs: $4,997,807 Bond Funding: $4,997,807 (additional funding reallocated from Naranja Town Site Park 4.43) Other Funding: None identified at this time Project Duration: Planning at 11 to 15 months, Design at 15 to 25 months, Construction at 12 to 24 months, and Land acquisition at 12 to 18 months. Project Management: The Town of Oro Valley will negotiate with the property owner and acquire the property with County bond funds, pursuant to an intergovernmental agreement between Pima County and the Town. The language of the bond ordinance scope above is simple— it refers to acquisition and rehabilitation of the Steam Pump Ranch. The first task has been completed using $4.5 million and the remaining funds of roughly $450,000 are currently being used for planning for the rehabilitation and adaptive use of the site in accordance with the Intergovernmental Agreement between the Town of Oro Valley and Pima County. The highest priority uses of the remaining bond funds must be consistent with and further the intent of the bond scope—that is the rehabilitation of the historic ranch buildings for adaptive use for the public's benefit. Allowed uses of these remaining bond funds: • Site and building condition assessment reports • Emergency stabilization efforts to prevent further deterioration • Preparation of Site Plan or Master plan • Design and construction documents • National Register nomination • Consultation with SHPO • Rehabilitation of historic buildings in accordance with Site Plan, as approved by SHPO and Pima County • Site and utility work as necessary • Revised: Funds may be shown as "match" for applications for grants for eligible, allowed bond fund uses for Steam Pump Ranch. Disallowed uses of remaining bond funds: • Demolition, except as approved by the Site Plan and SHPO • Environmental clean-up of hazardous materials • New construction or uses of the site that are inconsistent with the preservation goals of the site and the public benefits of the approved Bond • Any construction or activity that detracts from maintaining the historic character and qualities of the site. • While reconstruction may be planned for the Steam Pump building, this should be considered a low priority use of the remaining bond funds which would better serve the primary goal of rehabilitation. Page 1 of 2 Chapman, Diane From: Pelletier, Pamela Sent: Wednesday, March 26, 2008 9:55 AM To: Chapman, Diane Cc: More, Sarah; Mack,Alexandra Subject: HPC meeting Ok, here's the plan after speaking with Bob for '1/ hr this morning... Poster Frost will get the number of copies necessary for HPC packet distribution for the Master Plan, Business Plan, and Cost Estimates for HPC to review by April 7. Staff will get a staff report together of the Task Force recommendation. Bob has expressed concern that if we don't deliver packets, (HPC) they will not have a full week to review the materials as requested. So we should probably plan on delivering packets in the afternoon on April 7. We will not hold a special or study session prior to the regular HPC meeting—despite the HPC's request for one, because the Chair has determined that they need one full week to review materials before having a meeting (and that would also fall on April 14 —same day as meeting). Bob is also requesting an additional special meeting one week later(April 21) in order to review the HPC recommendation and minutes from the HPC April 14 meeting as well as the staff report to Council, as it related to the HPC recommendation. I think I talked him out of HPC writing their own recommendation...but we shall see. Diane— will you reserve a room for at least 2 hours on April 21? It would be great if it could be sometime during working hours...we will likely not need the full 2 hours... ! )-.- Airut Bob also feels strongly that PRAB ought to be able to forward their recommendation on SPR if they desire...I did explain that PRAB is represented on the Task Force and that all members of the Task Force agreed to support the final recommendation even if they don't support aspects of the plan (which we still have buy-in on, a certain nameless person reiterated this agreement last week)...I am not sure what to do about this PRAB issues —and it's not even clear that PRAB even wants to forward a recommendation--and then there is also the issues of OVWU wanting to forward their own recommendation—Sarah—did we figure out what to do about them? Sorry for the long email! Pamela Pamela J. Pelletier Planner ppelletier( orovalleyaz.gov 03/26/2008 Page 1 of 1 Chapman, Diane From: Pelletier, Pamela Sent: Wednesday,April 02, 2008 2:01 PM To: Bob Baughman; Chapman, Diane; Daniel Zwiener; Lois Nagy; Mack,Alexandra; Marilyn Cook; More, Sarah; Pat Spoerl; Salette Latas Cc: Andrew Gorski; 'Corky Poster'; Chapman, Diane Subject: HPC meeting information Good afternoon Commissioners, Attached is a memo from the Chair regarding the regularly scheduled Commission meeting April 14, 2008 at 5 pm. In the event that a final recommendation on the Steam Pump Ranch Master Plan does not occur at this meeting, staff has reserved a back-up meeting room for Wednesday, 149,rxX16 from 10:00 am - 12:00 pm to finalize this decision. Please mark your calendars, just in case. Cito, Packets will be delivered on Monday, April 7, 2008 for this meeting. If you have any questions, please contact me. Have a lovely day! Pamela Pamela J. Pelletier Planner ppelletier@orovalleyaz.gov (520) 229.4813 .}., ...ya.c.. ''w -ty w•Jt •G 1.fr!.l•#.I"•'. S_ - .. :..e.r,a; -. a, ,: ;,,. ear ....1a r.,y..:.......a-a7.y .w .:✓,.,<..,....:i ...._ ..• _._. s"s'U 04/02/2008 Page 1 of. 1 Chapman, Diane From: Salette Latas Sent: Monday, April 14, 2008 4:26 PM To: Chapman, Diane Subject: Role of HPC The role of the Oro Valley Historic Preservation Commission (HPC)is to work with the Town Council to preserve the best elements of the Town of Oro Valley for future generations. The HPC comprises seven Oro Valley residents appointed by the Mayor and Council. It is a collective body that exists only when convened in a duly noticed meeting. No member can speak for the HPC without the permission of the HPC. Each member of the HPC has full voting rights and privileges. The HPC conducts surveys of the Town in an effort to discover buildings and places that may have historical significance. The HPC may, after making full and proper study, recommend any area of historic, archeological, or architectural significance within the limits of the Town of Oro Valley for designation as a historic site or district. The HPC reviews applications for historic designation, and makes recommendations to the Town Council. In addition, the HPC reviews exterior improvement projects on properties that are already designated as historic or in a historic district, and issues certificates of appropriateness, to indicate that the improvement will not damage the historical significance of the building. 04/15/2008 .-.:[... f., .. ...„.......,... . .. . . , bkvLEY AlAisk). .. ,,L,- ' 'itoklit ,* i.*:*-- • *, ..„01, it''''''''- 1 '7" ''',. '. ' 1''A' * „t ''''''' ••,,,,'"''''''' ' .,... . ,4,;,,:... . * • •1"0". 4 a *.'" .'''' t's 60, • SO 04 „.. . ,.., ,;,,,,'::1„,, ,;,2 +t •",‘,. , ,,,, : ..__Jr It . ,* AN" ,,,, • 011Prao *4, * .." -dr *"'''' ''' t.'" _At it pi is -7,,,,,NA. ,. . ..,.. ,,, 4 * ,4P.* 0,11/ v‘-‘174 ,,,wk. ' ... .*-—,p 41'"H 1°' loP •„I , -.\, ' 'le* , 4)1'.1:'. ' '144. 4'' ".* *'. '' ' '' : * 1**.' AL. ' :41:C' N' 4 me(il.. " •'10'!" Aire ' • ' , t ii,,,, / , ,,,,..,„.,,, ,,„ , . , : ' 't ..ArAkit4, ',Ng' . '' ,•#! ,,,, ,..1 , „,, A 44 ........-, X'' 407e- ' r t i .40'JO opror 40 ,•.r., . - - pi'L ( ” "0-.' *4' 61,4 - >IP „34,011, ,.:-:0,it,',,'' 4'. *,' . , , ''...f.t ... . .7 I.- .. , ..,,, Stem„.. Pump Ranch ,' -' ,,0 4• ."1 ** ...' .*4 . :. ster Plan , ..k, k.'P*; '.' , .'` ,,',/' .... . 1" • , - .' ". ,4,.' ...,,, ' ' . °',''''', '. ,.., •,,, -.,., . . ,. ' *' '''''T ' ,411 ' • ',- 't : ,''' ' ''. "'....t., '' 'it'"'' 't '" '4' - t 1 • . . , ,,,„ii.3,, i , . J..... '...eDraft Final Report . . .., _-0', -4•41„„, * , ... . ,... 4;..''• -: ,.. . ..., , . . ..,.. ., ...,.., ,,, .. ,. . , , .. ...,,,,,,,l-cis,''....,‘„,''',,,, .., ,-...,,,,,,i‘,...:- 0 7 C10 ...,...:,,,,..,...,,I. , r ,,,4.,,,,,f,,;. ,,- ,,,..' .... ''...' - , ...0 4006 A ..... 11/1P!` April 2008 . .. ' .........„... 11fr . OSTER FROS 401011111" i . ' as...7w. Attla.MICIUMB .......„ Pu***Nie . 1 * ..„,.... ' op 0011****** • ''' ''I, " ' • . A , -,,-- -, • di ,, , ' li'L ',' .,r, , - .. ,- , . . ,i aho .... .. . . ,,, . . . 4.„,,4 , , ' - , . ,...._.,... . , --,,,--L .., -L , -,.. . L . . . IlL.' '''' . '-' F—'.' ', ,.. .,11 IMP t. : .. ,,,, 0,..'. ''''37-4, -., ,. . ....4147 At. _ ', . , . • • .. 41.. .., . ,;' ::'-,.. . -----„„., ' - 4 .-- '''. / .„ ,.....• „... , .. .,-„..,... ” . r' A ...',-;" ,,,, ii* 4'. '''''' ' ..... . . . ..... . , % .. At Am,.' .,0111.0011.... A. Errata The following corrections will be made to the Market Analysis and Operating Plan for Steam Pump Ranch. These changes could not be incorporated into this printed version of the Draft Final Report. Page IV-7— Change El Ranch de la Golondrinas to El Rancho de las Golondrinas Page V-1 — Add sentence to Project phasing paragraph after the second sentence. "During this phase, interpretive visits will be limited in scope with docent-led visits by appointment only." Change sentence to read, "During the Pre-Opening Phase, existing capital funds will be used to rehabilitate one building on site." Change "a bond vote to occur in November 2009" to "a bond vote to likely occur in November 2009." Page V-2— Add: "Build-out components are intended to require additional and substantial cost-benefit analysis, prior to implementation. The full Build-Out elements are "place-holders" for these potential uses." Change paragraph four to read: "In addition,the Oro Valley Historical Society, Greater Oro Valley Arts Council, a potential "Friends of Steam Pump Ranch,"and other non-profit Page V-13 — Operating and Revenue Assumptions—Attendance: Change second sentence to read: "The heritage-related visitor potential for Opening Phase tours is 10,000, the mid-point of a 5,000 to 15,000 range." Page V-14— The last sentence under Educational Programs and Special Events will be revised by ConsultEcon. Page 1 of 1 Steam Pump Ranch Master Plan Draft Final Report April 2008 PO ft It ` 1 1 T iXF Table of Contents Project Team iii Introduction and Overview 1 Timeline 14 Master Plan Detail 18 Market Analysis and Operating Plan for Steam Pump Ranch Cost Estimates Appendix Al Steam Pump Ranch Master Plan i Final Report Project Team Consultant Team Town of Oro ValleyCouncil n csl Poster Frost Associates Paul H. Loomis Architects/Planners/Project Manager Mayor SAGE Landscape Architecture Helen Dankwerth and Environmental Vice-Mayor Landscape Architecture and Environmental Paula Abbott Desert Archaeology,Inc. Council Member Cultural Resources and Archaeology Kenneth "KC" Carter SWCA Environmental Consultants Council Member Environmental Planning Barry Gillaspie Stantec Consulting Council Member Civil Engineering Al Kunisch Compusult Council Member Cost Estimating Terry Parish ConsultEcon Council Member Economic Analysis Town of Oro Valley Staff Steam Pump Ranch Sarah More Master Plan Task Force PlanningZoning and Director Dick Eggerding Bayer Vella Oro Valley Historical Society Principle Planner Patricia Spoerl Pamela Pelletier Historic Preservation Commission Planning Staff Bill Adler Scott Nelson Planning and Zoning Commission Special Projects Coordinator Margot Hurst Ainsley Reeder Parks and Recreation Advisory Board Parks and Recreation Department Director Michael Zinkin Development Review Board Town of Oro Valley Bob Baughman Historic Preservation Commission Citizen at large Bob Baughman Linda Mayro Chair Pima County Cultural Resources Salette Latas and Historic Preservation Office Vice-Chair Bill Collins Patricia Spoerl State Historic Preservation Office Commissioner Gregg Alpert Marilyn Cook Evergreen Devco,Development Company Commissioner Lois Nagy Commissioner Daniel Zwiener Commissioner Steam Pump Ranch Master Plan iii Final Report h , Oro Valley,AZ .„,,,,,,-:::':i y�Y u £1§ ,„k.. 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P � :....,,,,..,,,,,,:,,,,:,„;, Ranch �� Z rf Iwtlr1"rrs1.1F�'f�E�G1 .„,..,..,„:„.„,.,...„..,,„„,,„,„...,:„...„„:,,,:,,,,„,,,,.„,.,.,,„,„,...,„:„.„,,,,...,„:,..,,,,,..:, ,.,,,s,s,t,,.. ,,,:ss ,,,,, : s,,,,„,...44.--,,,fAt s. ,a Ag,1141V40014LAMBaRT LN ''''• . - . 0 A*4s. .:';:,;..7'.'...,0410,0,,,,,,...., „ .. t 0 yh H tl[Y��. c fly'."i. moot R♦ "bOU W4 {A2 t1A3{ b of SantaCatalina--i Wtillittik.. Mountains syr �+c s �. r VISTA- lVl o u nt. 1 �i� 4 , wr Fz .... W r 3' ab' ¢p E.x^Y 2?t r t ,> x� "t#s,? {i t v ,,:„,„,,:,„,„,,:iA,i,„,„,,,,i,, y� 9 Y fi'ri i j Ft��kt 4t 7 r jizit4f$k .z c :. . . irro �; � t,P � 9�e��' ��vk �, r ruwr��a�. ' t f ,,, ._. w_pigAlphtrEfil.„..,... 7 Itd x r: R a s ° t�a,.�'�,x x a�'�g F .''9�'"t e ' rY` i acct ' }_ '�6 -v d '�a �,,. s a ., �,z d +- r t f r t t t�' 'gip .+ f :i .,., k �.! n9: �.y. .Y r '.:9 �t4'a a .0 FAQ 'S'; �S g 4 ^ ,. .�r'm,4 a t t a ,t'.�� 4 f y'tA� QTS R',qp a Y 'E '4i L?• N u x yY'S .9,w' e eti { , 1 s � 3� ..l. 1'"`I t i,�: "'"' �, rc °, z. .ate,�r p'" dt;� i t i ! yb ...,i,= .. r t"" � a� �6 Gt'#Sia �, ,t'"4y�,�>' a i � a � '' �.4 ,t t ���' 1" ''vaay;.v:a5xa au�m:.. 7a�r a a 9 : zt r i sett 93 i aq��A M 9 r '4 �4&f'P ,� .s e u fS .r' .� W IIA RDY RD s'w,p _ 9,,9 M _k- rat:f P kif!, * Er i ;1A:t r }� .. �t�{{` tv'! 1 ��' fir{ �i ���� `� s� � �,"'�'� I w _ r I xn 011','.',„ � e >F`t�,F. ¢R�rk��,{� �ilt a A{ t r4i?b�l' ..'llgs Lfi!!r; d " ft �I r i�_,�y t 7 � � 8x Sw & ------.-1a.�t, r�,R'''s 5 c.� r r"� 2;t i :a � : ilm _1 i H W MA'�EE RD �x.�.._, Am.�� ,�n;�����,T� ,��.. re A fi!iil gYr a9„t �' a n p + ,t..:v,r, ,.. 1 -.w+k.ww-«u+tiww�n.w�twmaMwuWNNWuW+.�r a q, a YiF �' y : wwYW�W1b '���xxwW:M1YWu1x6WN f. 1 1 Mile 11 E INA RD ' I 1 • t Town of Oro Valley Map Introduction and Overview ir'it •'-'4 Residents of the Santa Cruz Valley in Southern r Arizona, generally perceive the Town of Oro . • . Valley as a vigorous young community, but in reality, it has a real and deephistoryin this 4 'r' s.. Y� �>` fir z a region. The Steam Pump Ranch on North Oracle s Roads represents a living piece of that history. RAS ' The historic preservation efforts of the Town of Oro Valley and its partner, Pima County, have the potential to bring that history back to life. It 14,4000..www'. is an opportunity to give residents and visitors an exciting window into the past, allowing the Town of Oro Valley to add this Steam Pump Ranch site to Honeybee Village and Catalina State Park, and The Santa Catalina Mountainsprovide a majestic to further establish its proper place in the unfolding backdrop to the history of Southern Ari• zona. Steam Pump Ranch site in Oro Valley,Arizona ,r. £co .1 .. --- • History ''M .mow 1 FL _ _ � ;:;.' .4► w ,; In 1874, two German immigrants—George Y �M -.. ' X -\ s.~ ' , ' Pusch and Johann Zellwe er—arrived in Arizona, .� ' t pe''''' .. �, and established the Steam PumpRanch as an 49,961 \t.,N::.:,,. . -r1* i•,7 1. I,'_ ,, + , e • •I,,r ♦ ),. . ., . important way-station in the mercantile structure ° 14‘,,r; . i .1,, �p �`,‘ V of the southern Arizona cattle industryand in the • re ' '^ _ a• i• ` transportation corridor to Oracle and points north. r�.r �s +- � ..Oi' �.. -^��wFF� �'�'R'e. - yl���'"� .�r.1�"� • • •;,/-r ,, ., 7 �'e ■¢ The two entrepreneurial immigrants used a steam iXf../* C . 7)1engine as the unique and state-of-the-art power M. - �x.-=--r,-,-- ° ,_4 �--r, :�,: to pump water from the shallow aquifer and to ' �`. �.r '' make it an oasis in the arid landscape of the region. z. - • .�. ' ;�:I. '� t. , , This "Steam Pump"gave its name to the ranch fir/' ,, p go til ' 'r.,4it* ,�� ,_`. 0 itself. George Pusch and his wife Matilda Feldman � .. 3 T,� 0*, : ,, , A were a active business people and citizens of the ;* ,,, ..�"� 7,,,. #;, -`\ ; . region. The Pusch familyoperated a downtown +Fa �i v.......-z.., #.#1. ' butcher shopan 4.9 4.. f{ fdice plant alongthe railroad in ,N, , i a „,1‘ �C !1 �.dr' '+,'r'•"'"� ,+' �f�f r`0..�roc k • aW b "*' i,.,,.r ,� . ' Tucson. George Pusch was also active in Tucson X .� --I - .� r� politics and an instrumental voice in the T b... • .�, . ., .. _ _.�... _. •- .,� r i Territorial 1903 GLO Survey of Pusch's Steam Pump Ranch Legislature during the evolution to Statehood. During that same era, the Steam Pump Ranch figured in the military operations based from Fort ___.. _.___._._.__.._--------_.._....—...w Lowell Park in Tucson and in relation to other 11--- .ffiz _ .)00t , military encampments. it, ,,,,, i "6.0"... .� 'itP±-11: -.1/ _._ �:..� In 1 .o , �R r� 1933, JohnProcter migrated from Pasadena, `: ,, - California to become the manager of the Pioneer .... �.�sY� l• He made the Steam Pump Ranch the bread- � Hotel. -r' ,' basket for his upscale hotel and raisedp roduce ........... ._--m.,.,.........,.___,,,,....-------.. ---.------ and eggs for the enterprise. "Jack"Procter was Stationary from Pusch's butcher shop in downtown Tucson active businessman in Tucson with a seat on the Steam Pump Ranch Master Plan 1 Final Report Valley National Bank board and a stint as president of the Chamber of Commerce in 1966. Jack and ` ' *,, IY 3ti: P�X�!IN,�N I�I I 'IgN :N 111'IF 1, t I�+ I IN�S�" I I I'hll � • I , I , III i �:iq ' ' 1 i W« a V I 4 ^I�ki l '....g!*''''I(N i I �1 9 ,;10,--vii, i''!! ! 1 i 1 a !4'.a lNu I idi"�I,u!q��h! 6 �'�'�I,) � a 4. �� ,a�' Elizabeth Procter's daughter Betty married Hank N''"1 '',,,,,,,-„,410;,,,,r-:' '' T "� ,!ill 1 I�4 :"*'' ""M,4^ '''';x*:,',:,„i'l.:''' ,:d4�m� 1 { , N ,l.iu;,111;7:,,,,1":::,, ..,,` , f, IG N�. 'I�,F IIF �'dl N I!r�WIM P4 , r` ri .,. Lhuwe�h .1.,i11,1'7111''''''','''''';'''''I�ii l � «I I« ::.AOS 14'�w r::!;�«r I �, .I'II' a Leiber, a prominent professional baseball player ,r4+ �w,;��,Il'''.t. for the Chicago Cubs and the New York Giants. Na I As the baseball spring-training industry emerged .� , w� , ' " in ,N, r Tucson in the 1950's, the �'' Steam Pump Ranch ;,.� -�.^� �.. .��"',w'IhP' '' ,.alp" • N , became an occasional headquarters for parties and barbeques for professional baseball la ers trainin 4i � p y g ' in Tucson. The site remained in the hands of the John and Cheryl Leiber until its acquisition in 2007 , ,,,GG,�ee ' wN4X uIRIy 4�!I�d by the Town of Oro Valley. ,' w', , u,, ay, F 1 .r. !NN,o_. w IP'.. : 4; :M, John Monroe"Jack"Procter in 1941. Image courtesy of the Arizona Historical Society 4 ' ��yy�� I y1y ' R � '.'PV' .:. ��p: ik it aR^ ''. NH. ,atr� 1.. Ny wr , « NF '�N + w ,,,,,;jt, , „ . 41,,,,9 lit ,� +' w1W��yy 4 . .., vi �, 10*'� � '�, W. + 111'' WI' x4 "414;' ..;,�'4 xi- ... Ix y o�N�hNh N� yyiM�' �' I '11r � �' N, Jf .• t i',A . --- Sh 1 wkl" �' « 41r5,14."' ' '� wFP: � "+",'s Nle w , ,_.:.; Yak' ' IpGI m ; 0:,.., 4� is ' :,..".,F,' .sr''Oi.',. �1' N+I,NIr,. ',.:* W.l. 5:: "'I`y, '�j�r^00, NiA!'r A.:14.:,,,,, 1 ., 7 r/ nTr W. JYh..lu. i,.dal° ,!« 11N^+ -^h�,r N>r eta "' - a h .. �' "`"" �`! ''�'- INF; N.&'' I W tit Y R ,N ,-,,,,,, , if1' IINtl' i • �1Y ,,,,,,,,,,ii, � _ I iG1 * INY u Mik!�. AI• , erNy wN: M :Yw a�Ml : �e E . W n, , w• ' ,, , !itirr', ' ,,'' '''' ' '— ' ' * ' ' ''''' ''''' '$14" _. 'F ,r r ,r „-- - ----, ---.--,, , .-!,.., 4.....,—:‘4"..,4,1 - ' ' ' ' ' ' - ,,,, ,, , ' +we^• -,: ... . .b-_ pN ♦Yy gNNr r,�:Iv '� ;,,., N, :� Ajy .; ..: . , *, YbW 4 IN y.'Fv 4 a �, Ir� ��iVRi- i ° SIR r M Q, r' ,, w - tl } rYY 4 i# N a ,.1,` ' ,,,_--- ,,, ,,,,, „ ,— , ,,,,,,,,„ 44,,,, 4ie '1� yY 1a. alb w. _ i,„ ,. : .,i ,, .., . If , '' , w ,, � Fa $ ,k ..,vR_ ... 40' - �. ry.a.i .�tt� .4 � UN .:., ..,.:. ..:: -� .. ,. .... a� ./. * IN .: NN v y .` �!. � . .,t • I. ,J�:pY '' �,k �'^ SAW. ft' yw Ids h v d'r 4,. IR • NF IL. A'� 1� i..µi... f. "w �. 1960 Aerial with Current Steam Pump Ranch property boundary shown Steam Pump Ranch Master Plan Final Report 2 Today ,7, ...., . ff ?f,, ..,. ., Today the material remains of the Steam Pump Ranch stand mostlyintact aloe the banks of the �* ,.„„,. - - *r. g Canada del Oro, in the shadow of Pusch Rid e and t ,' r� fir~* �- ,. g . the Santa Catalina Mountains. The site is tucked • tr `,t, ' i '41' • ,. mow ,..,,l'i.;:-.:70.,..,' away in the midst of a busy modern commercial ` ,.. corridor along North Oracle Road,just north of , . 4 *.. .. . , 1. the contemporary roads of First Avenue and La ',��r ' ''------- -0 1!' f Pr 1{ ' !. „:.. Miikpl .. ... Reserve. With the ac uisition of this property. • • • • e i:' SII.I�,i `� 1 : ` R ,11.I,?�,x*� ;d�:l f F+, � .pk,N. d u,h�I !? ��af�'�+�1'M ,�ia'a i yM'�I�s I'+'t ��,” 4`l�ia :�i I,p0dy4, ?' by the Town of Oro Valley, in partnership wth 711 s .,,„,'-:,7, Pima County, we now have the means to tell these '' 1. I �1 4 µ '''','...,:'..' • s • t + d.','� ,7. mo i ::,,,.?„,:,,,,,.,,,,,,..,,„:,....„..,,,,,,,,s,,....,. :::.{ important Steam Pump Ranch stories in a setting -'7'.1:,',,I.::::',„„.„ x ,. x.99'': '� x �la �, u �, _ that can preserve its significance and integrity. g , y{; c'r F w Of special importance is the key commercial Pusch Ranch House and historic ranch setting,2007 role this site has played in the ranching, water, and food production business of Tucson and the range vision for stewardship, the Steam • Pump region. With appropriate capital investment in Ranch can be brought back to life as vehicle for historic preservation of the buildings, artifacts education and inspiration. This Steam PumpRanch and landscape, a plan for creative interpretation, a Master Plan is intended as a tool to do precisely blueprint for economic sustainability, and along- that. 114,•':',,;;.1!?.);:.' _ „"+`�. .., ti hal:•;,„i.„:-. •.,...-•,,..-..:: � �:r Y6' Jnr -a„ �� ''1 1 ,h: y4.. ap 11%, z ° ..,i� :„.„:„.,...4.4.- },," n, Irv;,r*,. „H•:7,"...,.;,...::...,.....',,.....:,. ..* : a b .y ' ,gyp �,.. • , a . ; .�y , .fi**'.:''.',.;,tf.: :::i.-:,:,-',.::::,,,,,'..!._. f '••:,,t,--'.'-': '�A ,. � � .. ' m m� t4 � ro r y, ...:n, pl!ille. d F',. .� . ��. , P.:. ,::A.74„....„.1.,',0•-T,,....„.. ar :a,& 5.3.�;,: �.:: A.04.'''.::0'''' , a,� 9, �jai,N uk4R' .:d"�"x � �{,at` ,r �,r'd" . - ',',.;',:,',7.14:!'''''''....::' �,sr n x916 ," .S.rk'h :•.!,,� nt Iaa y y .r::: �,{�� .;aa � { .� ,(p 0. +t• Mp' b�' '':1 _ ,,•'. N aTM •1 "I. <A. 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''' ':'�`f , x,°` � 6 Y�%a��•r'�'P� ..,-:3.:":::.."'!X:4-,,.:,,:. �e , � f y��, ,�11"'�'..y10' .7"......,..,,,,..:-,,,,.,":,..,.. ,.. ,fi v y� ''' : . ,.. ., '' ' V":01'''''''''''':'.l''''.'' .:::'' :1 i..r'' '..*..'...'.d"..::''.'''...'''' ;ate t ....i;.,..,....,,,,..::,,:,..,,,...:-,,..::::!,°0,,,,,,,,,;:...,,,,,;‘,.,,, Since this 2005 Aerial,commercial development at Steam Pump Village northeast of the ranch site has begun Steam Pump Ranch Master Plan 3 Final Report Goal The goal of this Master Plan process is to help the Town of Oro Valley—its residents and its Town RNY Council—to decide on a strategy for the future of ° this 15-acre property; a future that strengthens Oro Valley's firm connection to the past. Master Plans, in general, are not meant not to be rigid definitions of uture activities. Instead, they are intended to provide a precise but flexible framework so that the F next decision that needs to be made can be made � in the context of, and consistent with, an overall My ° • long-term vision. A Master Plan, by its nature, 446' generates overall concepts and recommendations for a site, based on desired goals and outcomes. Members of the Task Force working through the planning process Process The Steam Pump Ranch Master Plan was developed in the context of very active involvement of Town and region residents and with the careful oversight of the Mayor and Town g y Council and its appointed advisory committeesw E.. 1` I —4* and commissions. The immediate steward of the planning process was the Steam Pump Ranch Task Force appointed by the Mayor and Town Council � of Oro Valley. The charge to the Task Force by the _ w F 46 Mayor and Town Council, was to: ifyyr: E • Evaluate studies, ublic meetinginput, develop p p � P use and site design alternatives. • Formulate a final recommendation on the The Town's Founding Father,the late Jim Kreigh,speaking at the Master Plan document and Design Scenario dedication of the site on August 15th,2007 to be considered by the Historic Preservation the extensive gathering of factual, technical and Commission and Town Council. historical information about this site. Economic The Oro ValleyPreservation Historic ° and marketing analysis of comparable sites was Commission also collected ' charged with the larger oversight and it informed the planning process. was g g s ght of the These facts were presented to the residents of process and was actively engaged with the Master Plan at most of its monthlymeetings. Oro Valley in a public meeting on September 6, eetings. The Mayor . . . and Town Council also in ° 2007. From the citizen input at this meeting and participated extensive other commentary, the Task Force defined the review and commentary in three formal Town s and a lengthy guiding principles that would become the project Council meetings e gthy Study Session. There were three evaluation criteria. The Steam Pump Ranch Task public meetings to gather Force met on a monthly basis (and occasionally commentary directly from the community. more often as-needed) from the summer of 2007 The Master Plan itselfthrough March of 2008. The Task Force developed was organized around a . . carefully-structured the following project guidelines as a starting point y uctured process using a"Rational for the Master Plan work and as a set of criteria Planning"model. The first step in this process was from which to evaluate alternative design concepts: Steam Pump Ranch Master Plan Final Report 4 Project Guiding Principles 7. The development of engaging programs will be 1.All of the elements of the Steam Pump Master critical to the success of the site. Plan must focus on authenticity. 8. Partners that bring something of value will be 2. The improvements to the site must conform to important to the development of this site the preservation policies of Pima County. • the Oro Valley/Pima County IGA 9. The Steam Pump Ranch program must be • the 2004 Pima County Bond language carefully crafted to be economically sustainable • Pima County's preservation easement but"without selling our soul."Any commercial • and consistent with eligibility on the National activity must be directly tied to the core education Register of Historic Places. and preservation mission of the Steam Pump Ranch site. 3. Steam Pump Ranch should appeal to a broad range of visitors. 10. The proper stewardship of the site is essential. • youth/school children This can best be achieved by building an evolving • winter visitors program on a solid foundation. • local residents • visiting friends and relatives • academics • seniors , h.i.as_4A.#,r►+r :-L. - ,;i : � , e ,.r..de K. 1►..4l aIiibr '.k � u 14 :• students of historyR� , fr. sh and ,,.„ ► � 4 ..;*u { ., ea,] __ ,� . ► is Zeli�rege Ferman io i,ei,c. ��.- . ,itaydm'¢ '`" °`-Rang h Hea u tiers 4• The site should be a part of the Santa Cruz . ;►, . r, . . 4. ',.,. ,c 4,,tiers 4. s � Y ValleyNational Heritage Area with other historical . #i, "es_�� ,,, sitesincluding N.e - nc uding :, msx • Catalina State Park : ,. .. *„. E- i - • Honeybee Village Archaeological Preserve fi s."7:, K '.AII V ''+,,t1/4 r .... team Pump i „ i 5• There are stories that need to be told about the i,',Ranch ., r ,, h , ,,, .d u®rte $" Steam Pump Ranch: '.4 ar ,..,,,,, .a `'' ! '*�H ., : ' • a stop-over on the route of territorial _ , Sum W pb #a 0,,'i, _ , , M 3:w• e , s.: fv.+. wrw..Oxs\etrark. rcommerce - -. '' : A'/ ' , 1 I , • the food connection: Tucson and Steam Pump .Illam, :ovh,...N„:2,,,.. -n-,. ix, .,: ' t'. `.. .:4:,,, ... .. Ranch TrIlillAn fll �A;`Jyrt'CJ6tf a• seoqt 4�4Cr9fAtn, , .14,":- �. C.A.irN'�.' '- ;,. • the role of immigrants in southern Arizona ,+,., * • T . pm, z, • ',,,• , • the storyof technologyin everyday life r ,r... �.. • • ° �+ �� krfzrr„t°, w�: fiyM'YS + y -"" »�, • the dailylife of the ranch: fun, ..- L �� ;lir hardship, risks ����- ?��� ; � � �� • the role of Native Americans on this site r i5iriZ,:i17:;;;;,;77.;�*} #` ‘: $' �`� �� x ►k: or* �c'hra • Steam Pump Ranch and military activities � ��i1 MM. ��,. as 4� Vit, ""1♦�.r'•�4<' ?;;;n tt�j r • 45"--; 7 td kta "S'10 a 0 3:1‘,i_y�i +� 6• The site should demonstrate and teach about the # '' , q,z'= { *,4111110' long-term natural ecology of our landscape • the evolution of the roe over time Location of the Steam Pump Ranch on the route of Territorial p p rtY water Commerce.Approximate area of Pima and Pinal Counties involved • drainage in Pusch and Zellweger's ranching enterprises. Cattle on the way •• plant materials to market,via the railroad from Tucson,would be watered at the • and wildlife Steam Pump Ranch. Image courtesy Hank Zipf Steam Pump Ranch Master Plan 5 Final Report Alternative Concepts From these ten principles, three distinct Master Plan concepts were developed as alternative means to preserve and interpret the site.After review and commentary by the Task Force, these three concepts were presented to residents at a public meeting on November 7, 2007. The three concepts were organized around three different approaches to interpretation: pew, 1. Eras of Oro Valley History, a rehabilitation approach 2. A Day in the Life, 1944, a preservation approach 3. Two Periods (Pusch/Procter), a restoration Eras of Oro Valley History approach Preferred Plan ti As is typical, the preferred plan evolved as a M µ : hybrid of the three alternatives studied. From an interpretive perspective,the consensus conclusion �"`�""°', r was the preference to tell the stories of the � - .4 k " two major family eras on the site: the Pusch Family period (1874— 1933) and the Procter Family period (1933 —2007)with a"period of significance"for the site of 1874-1960. The intent of this interpretive strategy was to highlight the g differences in technology, architecture, landscape, p , water use, food production, transportation, A Day in the Life, 1944 commerce, education, and leisure activities of these • two distinct eras. The layout of the Steam Pump Ranch happily facilitates a north-south imaginary , A line to be drawn through the site and to use the `t�NY,." ,111 • preserved buildings, landscape and artifacts on t eE'i either side of this line to tell the -•.HM 'fib* 4'.. distinctly different stories of these two eras. The additional guideline that emerged from the Task Force in response to y the three concept plans, was the desire to keep any - _ significant new structures or commercial activities out of the historical core of the Steam Pump `' �° " Ranch. Two Periods(Pusch/Procter) Steam Pump Ranch Master Plan Final Report 6 The Master Plan Phase is planned to be funded by Pima County (See Chapter 3, for Master Plan Detail) Cultural Resource Bonds and is anticipated to be The Master Plan itself is organized by three implemented from November 2009 to February separate phases: 2012 (in time for the February 14 Centennial Celebration of the Statehood of Arizona.). If 1. The Pre-Opening Phase is intended to invest Pima County Bond funds are delayed, cancelled modest available and attainable funds to stabilize or rejected by voters,the only viable alternative the site and threatened structures, to restore and would be Town of Oro Valley Bond funding. rehabilitate the Pusch Ranch House (and hopefully the Pump House Building) and to prepare the The costs of the interpretive exhibits themselves site for future investment. It is intended that, are excluded from this capital cost of the Opening during this phase, the public would be allowed Phase and a detailed interpretive plan is beyond limited access to the site, with docent-led tours the scope of this Master Plan. It is recommended by appointment only. The capital cost of this that upon the final acceptance of this Steam Pump p phase would range from $300,000 to $700,000 Ranch Master Plan, a professional museum and depending on fund availability. This phase would exhibitplanner and designer be engaged in a two- be . g implemented from May 1, 2008 through fall, stage exhibit design process. Phase one would 2009. Included thisin g g cost should be design and be conceptual planning, design and cost analysis.sis.implementation for modest signage for current Phase two would be a detailed implementation orientation and interpretation as graphicsp � wellas design for the graphics, technology and exhibits. that characterize the Opening Phase (below)to The cost of museum-quality exhibits are projected generate interest and Town support. to be approximately $500,000. The professional fee for the exhibit design and planning should be 2. The Opening Phase anticipates major capital budgeted at $60,000. investment in: • infrastructure development in grading, 3. The Build-Out Phase includes place-holders power, gas, domestic water, fire protection, for future buildings that may possibly be located wastewater, and drainage. on or near the site. The generally include new • landscape restoration, new plant materials construction that would bring additional attendance and gardens, irrigation, water harvesting, and more mixed-uses of the site. These include: walking paths, drives, parking, fencing and • An Event Center located in the panhandle security, corrals, accessibility, screening, sound in the northeastern corner of the site. This mitigation and site furnishings. Event Center is envisioned as a multi-use • building preservation, rehabilitation and restoration, limited new construction large community room intended for banquets, weddings, conferences, concerts, art exhibits, (ramadas and restrooms), all building and other large-venue activities. The building sub-systems and interior finishes ready for interpretive installation. would include restroom facilities, modest office space, storage space and a kitchen intended to accommodate catering rather At the completion of this Opening Phase,the site then large-scale cooking. The Event Center would be a fully-developed Town heritage park . is preliminarily projected to be 8400 square facility open to the public. The capital cost of feet and might accommodate 200 people seated this phase would be approximately $5.0 million at tables or 350 people in theater-style seating. to $5.3 million depending on the extent of the The building could be operated by the Town Pre-Opening Phase capital budget. This Opening of Oro Valley or a private operator under Steam Pump Ranch Master Plan 7 Final Report contract to the Town. The capital cost of after a detailed cost-benefit analysis and market thisY building is projected at $1,512,000 study is undertaken under Town supervision. p in current dollars. Escalation of costs needs to The time of implementation is unknown. included depending on the time of construction. This building would only be constructed after • A New Caretakers Residence would be a detailed cost-benefit analysis and market required if the existing non-historic caretaker's study is undertaken under Town supervision. cottage were demolished to accommodate The time of implementation is unknown. the Event Center as shown. The building is projected at 1250 square feet and with a • An Equestrian Center is also suggested as a projected cost of$225,000 in current dollars. compatible use. It might house, as a minimum, The time of implementation is unknown. a mounted sheriff patrol assigned to monitor the behavior and activities on the Canada • A Potential Office Building has been identified. del Oro Multi-Purpose path.Additional During the Master Plan process there was an possible equestrian uses include trail rides, expressed interest in office space on-site bythe p riding lessons and modest commercial boarding Northern Pima CountyChamber of Commerce, of horses.Again,this building would only the Greater Oro Valley Arts Council and the be constructed after a detailed cost-benefit Oro Valley Historical Society. In cooperation analysis and market study is undertaken under with the adjacent Steam PumpVillage, a is g Town supervision. The Equestrian Center s potential pad has been identified off-site and preliminarily projected to be 3500 square feet adjacent to the eastern boundary of Steam with a budgeted cost of$307,500. The building Pump Ranch. This structure has the potential . � would likely be operated by a private operator for housing these related activities with the under contract to the Town. benefit of bringing a larger critical mass of visitors to the Steam Pump Ranch site. • Chicken Coops and Arts and Crafts stalls are This project is beyond the scope of this also a suggested Build-Out use. The Master Plan but has been shown on the Build- projected costs of these buildings are $60,000 Out plan for connectivity purposes only. The and$112,000 respectively in current dollars. actual implementation would depend entirely These buildings would only be constructed on an agreement between private parties with no affiliation to the Town of Oro Valley. Operating Plan for Steam Pump Ranch The following chart summarizes the projected operating and maintenance costs, revenue and attendance for the three phase of the Steam Pump Ranch. See Chapter 4, The Market Analysis and Operating Plan for Steam Pump Ranch for additional detail. Phase Site Cost Program Cost Revenue Net Cost Attendance Pre-Opening Phase $ 90,840 $ 13,406 -0- ($104,406) 1,000-2,000 Opening Phase $312,466 $127,309 $119,700 ($319,925) 30,000 -40,000 Build-Out Phase $376,191 $191,529 $298,950 ($268,470) 60,000 -80,000 Steam Pump Ranch Master Plan Final Report 8 ►yrdki ►i aki ' le t(i a ,.. T. { - ,....., S,,`' ii; 101•1111.1.11111111111.11 . ,a. ,44) X r ep CD a . 4 ....... 3 Ca1111:: C ' su ` y t` \ 11:: fila „ \ en) , zmi , „ , ..... ..r ,, ,„ _. , \ \ .... , , ,,. )„,...„, , N, '),.'\'?\\c`'I' i—r , , 0 *10., ,. ,,,,,,\se.wy% f--7----7, \\:$,*' -4--- (!)cif = a t9 ,.\•,:,�\ o., \-,‘ a: .�P\ y a se_s.3 m , \\,..\\A \ , 0 - V\ ,. 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Oro Valley was used throughout prehistoric times for hunting deer, sheep, and a range of smaller animals in the hills and mountains, for farming on the lower mountain flanks and larger floodplains, for gathering wild plants and mineral resources, and for habitation in temporary camps and year-round settlements in the best-watered areas Pusch's and Zellweger's Arrival in the United States 1865 (3 October) Johann Zellweger(18 year old) arrives in New York aboard the Bellona. 1865 (28 October) George Pusch(b.24 June 1847 in Darmstadt, Germany) arrives in New York aboard the Wieland. Pusch and Zellweger became close friends in NYC with Pusch apprenticing as a butcher for $7.50 a month. The two eventually went their separate ways. 1870 Pusch moved on and spent time in Baltimore, St. Louis, Sedalia, Missouri and Chetopa, Kansas. Pusch listed as a butcher during the 1870s census. Pusch moves on to San Francisco and Los Angeles. Arrival in Arizona 1874 Pusch comes to Arizona driving a 14-mule team. Pusch lived in Phoenix and Prescott for a while before moving to Tucson. Mid 1870s Pusch met up again with John Zellweger in Tucson and together they opened a butcher shop together, realizing they could make more money selling meat from their cattle than by merely selling the cattle) Pusch and Zellweger purchase the Canada del Oro Ranch and mark their cattle with the PZ brand Purchase of a steam pump led to the renaming of the ranch as Steam Pump Ranch. 1876 (March 15) George Pusch becomes a citizen of the United States. 1879 Pusch and Zellweger are running cattle in Pima and Pinal counties. Steam Pump Ranch Master Plan 12 Final Report Arrival of the Railroad 1880 Pusch and Zellweger operate the Pioneer Meat Market on Melilla Street. The shop sold both wholesale and retail beef,pork, and mutton. They deliver their products to any part of the city free of charge. 1880 (March 20) The Southern Pacific Railroad arrives in Tucson. Rail line ran from San Diego through Yuma to Tucson and then eastward, connecting with other lines. The railroad opened up the market for cattle for local ranchers. Cattle no longer had to be herded, but could be loaded on railroad cars for large cities to the east or west. Ranchers to the north of Steam Pump Ranch bring their cattle to the ranch and water them, with Pusch charging 15 cents per head. The cattle would weigh more on the scales at the railroad embarkation point, bringing the rancher more money. The ranch was a stopping point for other travelers, including stagecoaches. It's been reported that a post office and store were once located at the ranch. Marriage and Family 1881(Apri124) George Pusch marries Matilda Feldman(b. 19 June 1861 in Drakenberg, Germany) in Tucson. Matilda may have been related to A.M. Feldman who was working at the Pusch and Zellweger butcher shop in the early 1880s. 1882 (April 15 / 16) The Pusch's infant twin daughters, Jennie and Tillie, die one month after birth. 1882 (April 17) Pusch sells a piece of land to M.G. Samaniego, marking the beginning of numerous sales over the next 39 years (50 individual sales recorded by Pima County Deed Record Entries and 18 in Bureau of Land Management records). 1883 Matilda is joined by childhood friend Sophia Sieling(b. 29 May 1855 in Drakenberg, Germany). 1883 (February) Pusch and Zellweger purchase another ranch near the Gila River in Pinal County. 1883 (May 20) Marie Sieling (Sophia's sister) marries John Zellweger 1883 (June 15) Zellweger sells Pusch his share of the Steam Pump Ranch 1883 Pusch has a residence on Jackson Street Birth of daughter Gertrude D. Pusch Zipf 1884 (May 31) Marie Zellweger(Sieling) dies 1885 (January 24) Sophia marries John Zellweger Steam Pump Ranch Master Plan Final Report 13 Timeline Business and Politics 1885 Local ranchers band together to round up their cattle in the spring and fall. Pusch and Zellweger's ranch is an important gathering point with cowboys finding ready water at the ranch. 1885 Pusch and Zellweger form a wholesale butcher business and after October 1 they will simply supply the markets with dressed meats. Jas. Simpson succeeds Pusch in the management of the Mesilla Street market. 1885 Lack of summer rain causes cattle to eat mesquite pods and cactus pads. Winter rains are severe and cause flooding along the Santa Cruz River. Many cattle are too weak to walk away from the muddy flood plain, and subsequently die. Many ranchers lose seven to eight percent of their herd, but Pusch and Zellweger report a loss of only three percent because they move their"blooded" stock more often to pastures,rather than leaving them in one spot. Birth of George William Pusch 1886 The partners operate a slaughterhouse about three miles north of Tucson with a 45-ft-deep well pumped by a windmill. Herman Grief was the chief butcher. Pusch and Zellweger purchase the Feldman Ranch along the San Pedro River between Mammoth and Winkleman. The Feldman Ranch is managed by Matilda's brother. 1886 (June) A grading contract is awarded to A.J. Davidson and E.O. Shaw to construct a narrow-gauge railroad to the ranch to facilitate the shipping of cattle. Grading began that same month but the railroad was never completed. 1886 (June) 17 carloads of beef cattle, each with 28 head, are sent from Pusch and Zellweger and Pedro Charouleau's ranches to Kansas City. 1886 (Sept. 4) Apache leader Geroniino surrenders. 1887 (May) George and Matilda and their children live much of the year in Tucson. Occasionally, the family moves out to the ranch, including May 1887. 1888 Birth of Henrietta Louise Pusch Ballinger 1890 Birth of Wilhelmina Pusch Knabe Early 1890s Drought conditions throughout the region. Effects are felt less severely at the Steam Pump Ranch. Steam Pump Ranch Master Plan 14 Final Report Timeline 1890s Cattle from Pusch's various ranches and partnerships are shipped to Los Angeles, San Francisco, Denver, and Chicago. Pusch helped consolidate cattle from smaller ranches and arranged for their shipment on the Southern Pacific Railroad.About 1,000 head were shipped at a time. 1891 Pusch serves in the 16th Territorial Legislature. He is a life-long Republican. Birth of Maybelle Pusch Hankins 1893 Well continues to produce ample water during a dry year because it was dug during a dry year. 1894 Birth of Fred Lewis Pusch 1896 (Sept) Pusch and Zellweger install the largest refrigerator in the Territory of Arizona at their meat market on Congress Street. It was manufactured especially for them by the Gurney Refrigerator Company of San Francisco. 1897 Arizona cattle are worth about $12 per head, while Sonoran cattle are worth $10. At one time, Pusch held interest in 15,000 cattle while owning portions of the Arivaca Land and Cattle Company and the Pusch, Bogan, and Bernard Company. He was director of the Arizona National Bank and served as chairman of the Territorial Livestock Sanitary Board for four years. 1898 (Jan) The last Pusch child, Walter Feldman Pusch, is born 1899 (May) Pusch and Zellweger relocate their meat market to the Pusch Block of Congress Street. 1899 Pusch serves in the 20th Territorial Legislature 1900 (June 4) Pusch family lives at 145 W. Jackson Street with George working as a retail butcher. 36 year old Nellie Burns was the family servent. 1903 Pusch listed as secretary of the Pioneer Meat Market and owner of the Tucson Ice and Cold Storage Building. 1907 (May 18)Tucson Ice and Cold Storage Company officially incorporated with Pusch, Zellweger, and N.C. Bernard as its Board of Directors. 1910 (Apr 10) Pusch family lives at 428 S. 4th Avenue. George is employed as a stockman and the couple has seven children: Gertrude, George, Henrietta, Wilhelmina,Maybelle, Fred, and Walter. The youngest six children had attended school in the last year. Steam Pump Ranch Master Plan Final Report 15 Timeline 1912 Pusch and Zellweger Meat Shop (34 Congress Street) and Tucson Ice and Cold Storage Company (65 Toole Avenue) are in operation. 1912 Pusch serves on State of Arizona Constitutional Council 1914 George has a stroke and by 1917 was declared incompetent. Matilda is made his guardian. 1920 George and Matilda live with their son Walter, daughter Wilhelmona, Wilhelmina's husband Gustav Knabbe, and that couple's son Robert. 1921 (August 20) George dies at 428 S. 4th Avenue from a cerebral hemorrhage. 1924 (March 3) John Zellweger dies in Los Angeles following an operation. 1930 (April 10) Matilda and son Fred live at 428 S. 4th Avenue. 1933 (July 5) Matilda dies at home from apoplexy. Childhood friend Sophie Seiling Zellweger dies in Tucson in May 1948. George and Matilda are buried in Evergreen Cemetery. Shortly after Matilda's death the Steam Pump Ranch is raided by federal officers, who arrested John J. Hartney and discover an 80-gallon still, 30 gallons of whiskey, and 450 gallons of mash. The officers may have been alerted by a boiler explosion that had taken place in the previous week. Procter/Leiber Period 1933 to present John Monroe "Jack"Procter buys the Steam Pump Ranch for $10,000. Procter was born on October 4, 1891 in Oakville, Kentucky. On January 21, 1916 he married Elizabeth H. Simmons. The couple lived in El Paso, Texas with John working as a cashier at the Texas Bank and Trust Company. John registered for the draft in June 1918 and was described as being tall and slender, with brown eyes and light-colored hair. The couple and their daughter Elizabeth lived in Eastland, Texas in 1920 and John was vice president at a bank. In April of 1930, the family, including daughter Elizabeth and son J. Monroe, Jr., lived in Pasadena, California. Jack was the manager of the Hotel Constance. The Procters move to Tucson in 1932 when Jack is hired to be the manager of the Pioneer Hotel, a position he held until 1962. While the owner of the Steam Pump Ranch, which he called"his favorite diversion,"Procter constructed a number of new buildings, including a residence for his family,two small dwellings for workers, a barbeque building that was later converted into a dwelling, and a large number of chicken coops. He raised chickens for meat and eggs for the Pioneer Hotel. Steam Pump Ranch Master Plan 16 Final Report Timeline In Tucson, Jack was active in many organizations. He was on the Board of Directors for Valley National Bank from 1938-1966. Other positions he held included being president of the Tucson Chamber of Commerce in 1966 and chairman of the Arizona Highway Commission from 1940 to 1944. Procter was a 33rd degree Mason with the Scottish Rite Temple in El Paso and was a member of the Elks, Rotary, Old Pueblo and El Rio Golf clubs and the Tucson Country Club. He also served as the secretary-treasurer of the Tucson Cemetery Association from 1955 through 1960. Elizabeth(Betty) Procter(1918 - 17 May 1978)married Henry (Hank) Leiber(17 January 1911- 8 November 1993). Hank had been a professional baseballla er for the p Y Chicago Cubs and New York Giants between 1933 and 1942. Hank and Betty had two sons, John Lee Leiber and Henry E. Leiber, Jr. who inherited the Steam Pump Ranch from their grandfather. Betty Procter died on 21 March 1968 in Tucson and her estate was valued at approximately one million dollars at that time. John Procter died on 29 January 1972. He is buried in the Evergreen Cemetery. Steam Pump Ranch Master Plan Final Report 17 Master Plan Detail Overview The three phases of the Master Plan: Pre-Opening, Opening and Full Build-Out are presented in more ..... .... .. .............. detail, beginning with a summary of the landscape and environmental context of the site. Following the section on landscape, the proposed plans for the existing buildings are presented. Information previously presented in the Steam Pump Ranch Building and Landscape Assessments, prepared in August 2007, are summarized in the Appendix of this report. Landscape and Environmental Context: The Canada del Oro wash is directly north of the site and runs Natural History ephemerally throughout the year. Prior to the mid 19th century, the landscape of the site likely consisted of relatively undisturbed native flood plain habitat with mesquite/palo verde habitat and cottonwoods in wetter locations in the flood plain. The wash likely ran intermittently, dependent on regional precipitation. The site received regular inundations from water overflowing the wash and u .0. also moving down from the mountain in small x 1, washes or as sheet flow. The ground water was 1400.a f closer to the surface than it is today, supporting s5; { denser vegetation. The site was part of a continuum of sloping grades and habitat that linked the wash and the mountains. In the past forty years, the natural dynamic process of the flood plain and sheet flow have Flood berm adjacent to the Canada del Oro wash interrupts natural been significantly altered.Alongthe wash floodplain dynamics on the site and cuts the site off from an g y y frontage, a flood control berm was erected and important natural feature.View looking southwest from the site's has eliminated floodingfrom the site. This berm panhandle. Note:multi-use path at topof flood berm is unpaved p has also eliminated the direct visual and physical adjacent to the site.A funding source for improving the path and connection to the wash. The elevated roadwayon connectingacross the Foothills Wash at the southwest corner the east side of the site effectively channels all of the site should be identified and implemented to improve the sheet flow and water from small washes awayfrom connectivityof the site togreater Oro Valley. y the site. While controlling the flow of water on the site, the berms have also disrupted the historical natural relationship of the site to the wash and mountains. Most of the native flood plain vegetation that once existed on site has been removed or has died due to the channelization of the wash and the lack of water. Steam Pump Ranch Master Plan 18 Final Report Procter, a Tucson hotelier. He developed the land Historical Context into a scenic rural respite which catered to p the Beginning in the last quarter of the 19th century, growing tourist economy. These two men, their the ly andscape has been valued and significantly families and workers each adapted and altered the p altered by uses related to its location along a major landscape and built structures to suit their different t and on the banks of the Canada del Oro, a needs. major wash feeding the Santa Cruz River. The land was developed by George Pusch into a stop over and water source for cattle herds on route to Tucson,making it a vital component of the early cattle ranching communities in Pima County. In the early twentieth century the land's Sonoran Desert landscape replete with unique native plants and views to the Catalina Mountains attracted John a , ap' r1k , 't ''''','1, ''''''''"'''',..ti. ,,, '''''''':,11.„ .* ,..:'f 11,-!.1''',s,...-'''',:it. . :. 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'!� I '''..,'1: '� WgIM� } 1937 Aerial(of poor quality)showing Pusch era structures and native flood plain vegetation Steam Pump Ranch Master Plan Final Report 19 Landscape Concepts Overall Landscape Concept The center of the site is the historic core where the structures of the two historical eras were ti built in separate locations. Surrounding this area, 1 4` adjacent to the flood plain berms and the ��, � r t new commercial development to the northeast are functional zones which will accommodate any new structures as well as parking and non historic drive uNhr'IY Y W �� r Knah F .,' lanes. The proposed landscape plan will restore the appropriate historical setting for each era as " I, k� a i1 ' p determined by the (limited) documentation. The x n, iYk '�H- ql�"� + restoration of the historic core and the surrounding functional use zones will meet the current building codes and laws required for safe and universal View looking southwest along the imaginary"dividing line"between q the Pusch and Procter/Leiber era landscape.To the right,the access by visitors and staff. landscape will be restored back to a more native,flood plain setting with open ground to represent the former cattle activity on the site. For the Pusch era, the working vernacular In contrast,areas to the left of this dividing line will be preserved landscape will consist of mainly of cleared ground and enhanced to represent the more ornamental landscape of the around the buildings and the corrals surrounded Procter/Leiber period on the site. by native plants. From limited documentation, the focus of the land is understood to have been to accommodate large herds of cattle passing through , `iN"Y"''wl on the trail to Tucson. The site was a commercial venture dependent on abundant water. Of the buildings, corrals, steam pump, water troughs and , 4A: fi shade structures that were added, only the house and steam pump structure remain today m � may, *g' i by By contrast to the cattle-oriented, open landscape • r of the Pusch era, the Procter era is understood to have served as a rural retreat for a small number of tourists with shade and ornamental trees and as a supplier of meat,produce, and eggs to the downtown hotel. There is extremely limited Ornamental plants and lawns create a shady oasis around the documentation available on the physical layout Procter/Leiber residence.When contrasted to the Pusch era and spatial arrangements of this era. The proposed landscape, important interpretive themes on land use and water use landscape treatment for this area is based on an can be developed. aerial photograph from 1960 and a 2007 survey of the existing major vegetation. The following list defines the treatments of the different eras and areas as they relate to the historic guidelines as stated in the U.S. Department of the Interior,National Park Service's bulletin "Characteristics of the Rural Landscape." Of the eleven elements in the guidelines,three Steam Pump Ranch Master Plan 20 Final Report (archaeology, buildings, and groups of buildings Pusch: [clusters]) are not included in the following. • Reestablish native xeroriparian(A, B or C sub classes)habitat Land Uses Pusch: Cultural Traditions • Preserve sense of open space as was required to Pusch: direct, contain, and water cattle herds. • Restore fenced areas at n buildings protecting p g • Remove eucalyptus and other plants not plants, doors &windows historically accurate • Restore overall open work area beyond Procter: Procter: • Farming - Rehabilitate farm fields & chicken • Restore shaded leisure areas around house and coops shaded work areas by chicken coops • Gardening—Recreate kitchen or flower garden area if historically accurate Circulation Networks • Leisure - Preserve shaded outdoor living areas Pusch: and functional lawns • Preserve open areas and links to trails, road and wash as established by foot, cattle and Spatial Organization horse traffic Pusch: Procter: • Preserve orientation and grouping of major • Preserve main entry drive to house,paths . . existing structures, connections to road, entry between house, coops, animal yards and fields drives related to eras, path systems, fields, as established for foot, horse and motorized animal structures vehicle traffic • Interpret existence of minor and removed structures: wood sheds, outhouses, bunk Boundary Demarcations houses, clothes lines Site wide: • Reconstruct corrals and historic relationships • Not applicable between fences, corrals,pump area, watering devices, fields,holding pens Vegetation Related to Land Use Site wide: Procter: • Remove non historic structures: overhead • Preserve fruit, nut, and ornamental/shade utility lines, metal sheds, metal fencing, utility plants and limited lawns areas (adjacent to pad&pool. structures and serving as outdoor living areas) • Remove non-historic paths and drive lanes by Pusch: replanting to specific era • Restore open area around steam pump, house and corrals adjacent to road. Response to Natural Environment • Restore china berries and fig tree next to steam Pusch &Procter: pump structure if documents indicate historical • Preserve views to Catalina Mountains relevance. Site wide: • Preserve line of mesquites(possibly incidental • Interpret altered connections to flood plain and to old corral or fence line) if tree ring survey uplands indicates historical relevance. • Preserve existing grade conditions. Restrict major grade changes and/or earthwork (berms, Small Scale Elements basins)to less than 12" depth or height.No Pusch & Procter: earthwork or grade changes in historic zone. • Restore fencing, signs, gates,markers and machinery/equipment. Steam Pump Ranch Master Plan Final Report 21 Landscape Maintenance Plan * * ,v :'r .x,t'nte7Mr �,..*,, , '. die t Overview it k xy z w N„ yer, ,F. k r This three-year strategy for removal, maintenance, - ' .� , irrigation and overall care of the landscape should O �µ be adopted as part of the Pre-Opening Phase, , tt P14 ' �� •-' The followingmaintenance recommendations 9 ,9 for the 15.5 acre Steam Pump Ranch site are a si component of the Master Plan for the rehabilitation .40#1* < i and restoration of the historical landscape and wE R 9 buildings. The intention is to guide routine Ilk- 00 '1+ )1 " ;X ,, v,_ * maintenance activities to accommodate and ' promote the vision for the landscape lan. p master p October 2007:Taking a core from the trunk of a mesquite tree near The recommendations are closelycoordinated coorna ted the Pusch Ranch House for dating by the University of Arizona with the final plan landscape 1 p an and the Laboratory of Tree-Ring Research. plant invento • Proper ry p execution of these recommendations will require access to both of v. these plans. - �'- ,�. , SM,tips, . i kx p'. L�„ ft� It�p6,��u�� j I.NW'� `,G} r�n qM MI �. livBackground:An initial short term landscape fin. r:.. i ,�' h& 4 Y t " maintenance report was submitted to the Town �w � 1 � it.1 N :i t44.;:',";, µ I of Oro Valley on May 29, 2007 bySAGE. It :---;*. outlined recommended steps to ensure ublic'-r---- -- -- a �- t - usafety and protection of historic structures until til the A ' °p � � completion of the landscape assessment and Master Plan. The recommendations in that report are not repeated in the following narrative. The following a recommendations proceed with the assumption that the initial short term work was completed in full. Nut trees south of the Procter/Leiber House should be preserved Recommended Landscape Maintenance May 1, 2008 to Feb. 14, 2012 101 mYear One '. Record: Begin keeping monthlysite-wide m�' p g1 ^• r ' irrigation water use records to identify unusual '(1s ` ti till* w1. use conditions which could indicate a leak or "� " oor function and for future comparison to new irrigation system. Remove ' ,,e Pusch era landscape MHP, y � • All lawn. Turn off irrigation to lawn in this Lawn area between area, as indicated on plan. the Procter/Leiber House and the restored barbecue pavilion contribute to the mid 20th century setting of the • All non-historic and non-native trees as ranch and can be used for special events. identified on the Master Plan and Plant Inventory Steam Pump Ranch Master Plan 22 Final Report in consultation with landscape architect. Turn off irrigation to these trees. ' Site wide • In coordination with TEP, remove or trim trees ` and branches obstructing power lines. Consult with Town of Oro Valley arborist on trimming 440 methods to result in proper form. Protect the following areas from damage by vehicles, construction, under/over watering, storage of material in root zones, etc. This may include installing fencing or other barricades. Vegetation and irrigation near buildings should be monitored to Pusch era landscape prevent damage to the buildings.At this location g g near the western Mesquites and palo verdes in east/west line adobe bunk house,standingwater appears to be infiltrating numbered pp the T-67 through T-82 on the Plant adobe walls causing the cement plaster to erode. Inventory. op. r. o, • Any mesquites determined to be potentially , historic in addition to those listed above. These yd -- may include trees numberedT=45, T83, T85, T-86, T-96 and T-171 through T-177 on the Plant Inventory. Consult with landscape 4 architect and dendrochronologist. Provide ' supplemental water as determined by arborist '' to sustain health of trees. • All native plants in areas indicated on plan. Procter era landscape • All native and exotic fruit, nut or ornamental trees and shrubs Duringthe Pre-Opening Phase water to lawns P g may be eliminated so • Mixed hedgerow along Oracle road. long as water to trees is maintained. • Lawn areas identified for programmatic use on plan Year Two Remove Procter era landscape • Lawn in areas indicated on plan. Turn off or modify irrigation to eliminate water to these lawn areas while maintaining irrigation to trees. This may require several months to complete since the lawn and tree irrigation may be one in Steam Pump Ranch Master Plan Final Report 23 the same. The intention is to keep the trees watered where lawn is removed. Until a new irrigation system is designed and installed, a temporary above ground system may be required. Protect Continue protecting areas established in year one. On Going To 2012 Annual • Prior to storm season, arborist shall conduct site review of trees identifying dead or damaged limbs for removal. • Conduct site review to identify and remove accumulations of dense, dried vegetation(such as dead grass, leaves, branches and piles of dead wood) which could pose fire risk. Quarterly • Conduct inspection of operational irrigation lines and valves to identify and repair leaks or other malfunctions. Adjust irrigation schedule to respond to seasonal water needs. • Conduct inspection of protected areas and plants to repair barriers or remove hazards. Monthly • Dry months: In coordination with ADOT, conduct monthly visual inspection of Oracle Road Right of Way to identify and remove areas of dense dried grass which could pose fire risk. • Remove newly volunteered weeds throughout the site. • Pick up litter and trash. • Trim vegetation only to remove damaged or broken branches and mistletoe and prevent conflicts with buildings and structures. • Remove low branches (as identified in the Plant Inventory). Steam Pump Ranch Master Plan 24 Final Report Water Zones and Budget SAGE Q' Q'a c 1 iii w O o * * C VTkC Vim': g CO (.., * ItQ -o n•-• v O w C�� Ta +31 Q0 P 2 is E C O u.i 'C di +r^ �3 cg C' V- G' C' R '3 O Q 1,7, C 5, L O E LL u. .2 O N E Q 0 a e 71:1 ti .313 cu m LL fl. a c5 ® 41 L i Is' tz °' 'g EE b 0 _ 2 c °' � 2 a E 0 a w E Lu -J H _ u� w w °' H 1- w } = 1 E IE (K,) K K Gallons ! Gallons Acre feet Area Plant List Ac SF Design to ( ) (Kd) ( mc) ( �) ET, SF (July) Annual I Annual 1-347043.81 Native trees,shrub, groundcovers xeroriparian species 7.97 347,173 208,304 9.06 0.63 0.5 1.1 1 0.6 4.983 1,035,155 12,421,862 37.27 2-59717.16 Lawn Area,Trees -I -- - 1.37 59,677 I 59,677 9.06 0.9 0.7 1 0.8 0.6 5.0736 209,691 2,516,289 7.55 3-72399.93 Historic Trees:Fruit, nut,Eucs Understory: low annuals 1.66 72,310 54,232 9.06 0.63 0.9 1.1 1 1 8.9694 481,257 5,775,086 17.33 4-43560 Farm crops: 1 43,560 21,780 9.06 0.63 0.7 0.5 1 0.4 3.171 68,330 819,959 2.46 J 21,533,195 64.60 NOTES L ,.. �,, 1)Figures used are for mid-summer baseline case(July). Calculation method adapted from LEED- 0 NC 2.2 water efficiency reference guide. Ts w 2)Drip irrigation unless otherwise noted. _ 0 0 3)Soil analysis not available or included in calculations. c� Q 4) Rainfall for Oro Valley not included. Ave.Annual Rainfall for Oro Valley=12.4 inches. c co _ c 5) Reductions possible through use of captured rainwater;recycled on-site greywater;treated, reclaimed municipal wastewater and the use of unirrigated seeded areas. LEED-NC Equation 1 KL=ks*kd*kmc ® C LEED-NC Equation 2 ETL(in)=ETO-KL I- I- LEED-NC Equation 5 Total Water Demand Gal=Area(SF)x(ETL(in)/IE)x.6233 gall/sf/in o 1.1 w, fj ... :•, r' r' i ✓ a f j. Jf•Za N' <:1C-\\\\ ,0/. , 1,, ,..----L '''.' \ ym V j► 9� .,"- 2 r 3 ,. JF�,,r`'ar 1 /7---'\ 1``.:t �' Area 1 -Xeroriparian Vegetation L rr��tl �' "` _ Area 2-Lawn ,„/ / f \ i / ,.,„.,,.1.:-ot,-,/ +, , Area 3-Historic Trees K4..8g5 *x.- :V r . ; \ .'441-`.."' - ----„ Area 4-Crops Water Zones Map -�..;-- _ Steam Pump Ranch Master Plan Final Report 25 Interpretation Landscape Interpretive Overview This sectionprovides an outline of potential site landscape and ecological systems interpretive themes and an overview of programmatic/ interpretive uses of specific outdoor spaces. fii *wr tiff r, t! The following interpretive themes consider ideas „ as points of departure to compare and contrast the 1�,�q'.wt f ""m"I i� natural systems at Steam Pump Ranch during the y -Jet two historic eras and contemporary times. Ideally 4 1 personal stories from people who lived, worked or L1 = ° vvisited Steam Pump Ranch would be woven into • the interpretation, making the historic site come alive. Thegoal is to have the visitor engage with Interpretive signage and interpretive displays should be developed to communicate the environmental and human history of the site the personal stories of the site (e.g. harvest time, to residents and visitors.The following points of interest and view a cattle herd visit, a flood, a visit from an unusual points maybe used as interpretive nodes throughout the site. animal, first horse back ride into wash, etc.) to become more aware of the value of preserving the site's natural and historic resources. • Top of flood plain berm (water, landforms, floodplain, habitat, animals) Interpretive Themes Landforms surrounding the site: Natural forces • View to Catalina Mountains (landforms, floodplain, shaped the washes and mountains. Engineered habitat) landforms, like the flood plain berm, were built for specific reasons. How do these landforms differ • Chicken coops, roughly where the 1940 flood plain and how are they similar?How long/how much might have been (domesticated animals, water, soil did it take to construction the berm. agriculture) Flood plain and uplands: Explanation of the • Farm field (agriculture, seasons) floodplain dynamics, how it's linked to the mountains and geology and how the current • Shaded lawn near Procter house (introduced plants, condition differs from what the site was like in native animals) 1880 or 1940. What is a floodplain and where is it in relation to the steam pump now and in the • Native plant area at south end (native plants and historic eras. How did geology influence the water habitat) resources of the site? How did flooding shape the lives of the people on the ranch prior to the berms? • Open area at corral (water, domestic animals, Discuss the benefits of flooding (enriched soil, agriculture) connection to dynamic ecological system, ground water recharge) as well as the costs to life and • Parking lots, pathways, and landscape (stabilized structures. site soil, alternative paving techniques, water harvesting methods) Water: from floods to drought how has available water influenced the historic story of Steam Pump and changed the site landscape?What is ground water and where does it come from?Where does Steam Pump Ranch Master Plan 26 Final Report the water in the CDO wash end up? -'''' ,-..- ' ,-,,3y, - , � �. Habitat: What kind of habitat or how many different kinds of plants are in the wash? How does h I 'R o ,�,yp y.j fi .F 1 1 j this compare to the site° How is this different from 'A 18 80 and 1940? a r. F 3,. .r,x ,_H,,,,,,,,,,i„,„,:,,, ,v,,,,,,:::,,,,i:,:,,,,,,i,,,,:,,I,,,:;it:,...,,,::' � Agriculture in Pima County: What are the gr owing ' � r ,.r � •�� �.��;. n/ `• h 6 Y px,,. yy >+^+ ,x' ''I` „';,,,�a+"',",. ,,,, �y, 'fir and harvest seasons Which plants are harvested rr g W jf.,,,,,,,,,.,,, y. or planted when. If it's March what kind of fresh :� �� vegetable would you have eaten in 1880 or 1940 � ��' f . F: How . r` �{� ,, . ,,,,,,,,,,t; �. �. large was the ranch, how many acres is � µ " k � - y '.�- `'! required to support one head of cattle?What kind {„ `�` . FAQ ..F k rti' � w of pest control/fertilizer was used in 1940?Where Gardens are important to understandin the seasonal differences in g did it come from? our climate and the role of food production historical) on the ranch. Y Native and introduced plants: Where, when and how did the introduced plants become established w5 " on the site?What other plants were brought to b t I `II An � k M4 �dr a`IP I �, � �: � I � the site, by whom and when. Desert trees don't :it:g; '. I �� , A :x ** s J ,' ," ,, .:, .,,,,,:,.,,,,,7„,,,,,,-,,., ISN �.�4 ,,ayin 'f{,. 4 +u usually grow in straight rows, so why is there a °Gr ' '*'�" r .I� • "� '''''''''.1:;',': I IA: �4.: wCt kW� FJ u; !tlJ�_t',71,,,,,,, ,'‘,4,,,:,vn+9n ', �: k f y Am I 'rr r �klt Ii row of mesquites in the 1880 area? What wer A +t k A t t:l t �. W4 ',7. t�':+ q ,�, �,.. � � n � �q it�.a 1'g, .I,. native plants used for in 1880 and 1940?Did cattle n Bir �� a e,�� .k`.� �t �{{ i A +: �x�y§ q�' �' 51' 8 1 I II 4 w .: � :�w :dr I fin., I"x v�h' ranchers regard native plants differentlythan the ' ` wt Y �� ' ,� tourists?What kind of plants would have lined the wash in the two eras? How did the landscape p create economic value for the ranch and how did the ranch help Tucson prosper? Just how many mesquite trees were on site when Pusch and Zellweger used the site in the 1870s and 1880s? Native animals: What animals use the washes for travel, food or habitat?Which ones may have lived b F, r ,r.: „,i,,,.„.„,,,,,,, IA at the steam pump site? t . ��n v n,. „,,, ,,,,:,,,,:::::w., !n N I, TF'F f „,,,,,,..,.,„.44:',;''''''''''', WlE ,,, ,, v t,yw.l,s ! 3 ,t' r.: 1 ::!. r ° rl alWl�� ',,,,,,'','„...*17, „^iC.M ..d,`rr r � A Yf� Domesticated animals: What domesticated animals tF,a �4al; � would have been on the site in 1880 or 1940? How , rrk 4 4� % ` y #gip, ,r:„'. A . would they have interacted with the native animals ',y4`�.`- and plants?What do cattle eat in the desert? r ,-:',: .'„, ,,'”li,,,,,''''..J',,1,,'..,-7-,,,„:' . ' ' if 4.r .� e4 y r -4 ":3:..',,,:.ii,,,,,,,,,-' 4'.—* --1 .' ° o .:r�1V` ,r tai y b!,,,:.+. P Materials: What are alternative paving options ”' M H a 'Iry h dI F'.� n y!h,Ixx JL4 „ that promote long-term sustainability and w w .,... .: '4 M M ,._ x I ,W p k A. I taMr?�r �. rte,P�� ,Nu:, w ,.„ � µ'i+3 +++Yflpl#+�'s"!' !h`��� • ��d 1N�a,,,�•r�r� '"Wt4 ;rM b f,M , IFN,,} - p 6r.1�� ,N tlkr :,,`,'_. Air -, e " .n r. environmental stewardship? How does water o A 44011,-'-',-,.'',":,,,, ,,', r "'B`rn� i n�glk^YSrra �,� a�{a �y�e w haw 'W wy�e x Y��� IR�If�'P�Y'-g��.n 'o�f r p harvesting work• What are some eas water �� �� fn ` �0r.,,,,,,,,„.„,,,,, ! 1 .* ! {y' ' ' y , ;g` fin. Y�!I *ft ' � ►M ?P .0 i•;, y y 'gs„r • ° • `f4 � x,�-�.:��I� I"�+I��I� n � ,��k' n 'v�I �n�{IN'.e: 4nw � .,.xharvesting techniques that can be inco orated NiP;;k4'.'ing n5h� � 8 ,�1 LJIL��..9".dr.s�i� , {�Ll. `u �.� �.�Y'�� I r m :G+ rrr.rf��.�rrk,''�'� _ f.b, � � '"N r into residential landscapes? What are alternative Pathwayand lot designs should incorporate environmental) Y lighting options that use sustainable resources? sensitive materials and passive water harvesting. Preservation strategies throughout the site should provide examples of water and energy conservation techniques for residents. Steam Pump Ranch Master Plan Final Report 27 Proposed Opening Phase Uses of Existing Buildings The following section provides a detailed overview of the proposed uses for the existing.buildings ori site. Proposed treatments for the ndividual buildings are guided by the Secretary of the Interior w�•Standards for Historic Preservation. f A summary of the Standards is included in the Appendix of this report. The following building plans should assist in the development of interpretive exhibits and programs and amenities for visitors to the site. 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E Steam Pump Ranch Master Plan 28 Final Report 401 Pump House .1 iI,ra y• r.t.y H `t 1 1 �r:.,r BuildingLegendr7.7.7-77:177-1-,7-.7.17, '' 1 COr7i Pump Room 254 SF L:f 1 1 0 Engine Room 131 SF a.`,`,:1 1 1 1:. t 1 1 OBhtcksmith4lO5F H 1 ' 1 . 0 0 4111 1 1 41) 1 1 111109MMOMMIMMM lir t,".•':•.'4 I 0 1 2 4 8 Ft North t`' ":# `'l i.'J:1 ri CO v.i 1 II I:1 E1 tiI •'1y ..,"w-'f-..-d+--....,� N. un.., ....ni..............,,.I1 .w•Y:rrr::,1+T1:7,:r. MrY7.•.�2..7: r7r4rL . . ——. .'' .."r• .-.f.•'lynr}�' •Ivyf•ww .+ .. .�.'t .., 1 . , i...4, ,;.:r..w . A . J ittitr4,, n a�iYWYrYeIr F „ x .,,,,,,,7,, ,,,:,t # P'''''' .:p:,.1#4'',M1 f. i,' b' .. ", , r ..,,,,„,„ „ 4 _ ._ . : K 9N , , M Y ,. �° wws .., .:.. v fi .f1L PN 1�1:Mllifflk „ 42i� , iii,::. r '., xn "404.1Thr u. .. , 1• ax r .,yam „ k°1I!A k,s-�9k, 4 w 111 Steam Pump Ranch Master Plan Final Report 29 Pump House 0 The Pump House is located adjacent to Oracle Road near the southern property line. It is probably • , the oldest and is the most significant structure on :-':,„,�1 .. ...:41r the site,believed to have been built by Pusch and `" �� .rte .�F:'•W. � gy" t.. Zellweger in the 1870s to feed and fatten cattle _. `" � ``�`- �- -- -i'-::--,'''. slit in-route to market via the railroad. It has been A�: ,:. N ! � reported that the Steam Pumpcould draw upto " ` `' 1f'' N yy'' p C :t-,.,-;-:, 4 L,ww' ,..„,- 1` 1 -,+•' 7,�` �x4P!'- x.:' ... f fir!" 3 • x •tN'4,• ..! 50 gallons per hour or roughly 3 00-400 gallons of water per day. ,-4_,,.',:"''' ---',. .‘-'7.;, v F i .4,:,,*, � '.I _ r r a=4 � 0.,1 0 _ The structure is currentlya ruin,with onlyseveral - ,,, _ .-:,.:7,;''''7: - k,i �xn . 1-:°::,, ,,,,.,40;,/, ..,' ,:-.7-- �, , :, -41;i,',--11,17',;, ,M � A Ir'I"'�r�� , :I original adobe walls still intact. The master PumpHouse lookingfrom the northeast to the southwest.Date is planning process determined that it was desirable to restore the strucutre. The restored building has circa 1923. Courtesy Arizona Historical Society. the potential to serve as an icon for the site and ,,, - to provide a context for interpretation on historic ,.fi, ?y building techiniques and the changing technology ;fra,yl, " ,gy?ii�� i 1" �, . . ♦ 4 used top rovide water to the site. _�,,�wr 44t , .r »,a k � y r .;tai ';i � y P ...FPR '� } � .'I4� *� '" ,4. �-K.. k g 4 View of the Pump House from the southeast. Date unknown. Courtesy of the Arizona Historical Society e� dYfr0 It oma goo o e' o°� U. , 4 ite° .. Interpretation: (A)Exhibits on the o o ,z-.,o°° o o Fvo �' historical use of the pump building. e°°;°,+°')4; 0.7. Consider displaying pumps and creating a s o°.*,4, •°g,gN "working"pump• Focus on importance of oe° o``�j �e. �, `\• reliable water source to regional ranchinge-, . a.� o g � o ,, . ksT,\--.. operations. (B) Engine Room display.At °Rae°moo ;°e � � , ��i o ao J o ...*04,410.., O ios� oe- o Ie*fie ooe►i�`iO° �� e� a location at or near pump house a display °o,� 'l o °0 00 �v°°° 0,0109'I ► / -o Qo • r. 000 0 /%;--coc a(4oi ` r, ebe preservation '9° / O �� , 64%0 O \ref O should discuss historic / restoration rationale. is: io ee a o°eoit o '0 �,o �F. .,yoo,:::i O oo O oo Ogt�t Demonstration: (C) ) a, ,g' ° •�, n Blacksmith's ;�.�J �, �,�, o ,� o ee°�46� • a► ipo ,_� oe a9 shopand equipment. Consider special : 1, °0 o co -- p s 4 demonstration days bygroups such as the °°° o- =:;:' "° y g p o°(?) ..6.Q. � Arizona Artist Blacksmith Association. o '' Keyplan Steam Pump Ranch Master Plan 30 Final Report 0 Pusch Ranch House To Parking Building 0 Entry v+ • ri 4 j7t oJci -! ' , , • , ..1 1_ 4 i_A. 5 : LAIIIIre It jillL Ilk° ,, 0 • • • * . .. __________________J Building Legend O Entry 219 SF O Meeting Room 219 SF millimilmall." Allk ® Research Library 232 SF 0 2 4 8 Ft North O Rotating Exhibits 219 SF ® Pusch/Ranching Exhibits 216 SF ® Office Space 232 SF o Open Porch Steam Pump Ranch Master Plan Final Report 31 Pusch Ranch House 0 The Pusch Ranch House was probably built within a few years of the Pump House, circa 1880, iIf as a retreat on the ranch for the Pusch family. The building is a good example of a transitional Sonoran-style building, consisting of high-walled, thick adobe core with a timber framed hipped roof° l'''' �Ea'nti� �e�, �����¢';�',' r., Porches were enclosed and small shed additions were attached to original six room core over time. ',"' s , .„ Imo 4 4400 The Master Planro oses removinglateradd -.-V illhftitions p p additions and restoring and rehabilitating the building to Ip i;,,,, 4: ,,2. its appearance during the late 19th Century. A thorough review of building features is included in Harris Sobin's Building Condition Assessment Report completed in 2004. This report is an West elevation circa 1900. Image courtesy of the AHS-Tucson. excellent resource for understanding the age of 4 L, . `1'4 • to Y,�,�: individual features. ..' ' v till''' b' y ,� i...Ey •,.. �Ni„��� .ria ,,f tir- ..)or- ,... , ' i ..t. ' r: . . ': , _ 'kft - , . i h , ,, ' 4 0,441„ ,.. '.„,,,,,,,', ii 4 ,M1I - L .., , _ ._ ,---, ig Entry/Orientation: (A) Room serves as a ""7""'#' I": , transition space to the building and exhibit �rhF pA rooms. Display cases and wall exhibits. May include a desk for a volunteer. II Interpretation: (D) Exhibits on Pusch- View of Pusch Ranch House in 2007 from the Southeast Zellweger settlement in the region, founding of SPR and connection of SPR to the local economy. (E) Rotating exhibits o °a focused on the Pusch family and ranching, o°foo c `�� including china, baskets, trunk, organ, and v o o ;°° � 0.... related items, (subject to availability) o 'o O:OaO , •' e..4, o Meeting/Research: (B) Meeting space spaces / � o ° o °4s;g\ ,,o � �for small roups (10 eople). (C) Research o \.,°o , library starting with documents from the , ��.' ° 0 8 •Qi3 q ° '^,0 O;J O . >Geor e Pusch Collection of historicalo1Oo° PooAO ° 00O0a � o0 •oO0 �; �� b O 0 .�O1\/ h0 °� 000 ; (46° 41documents° Open specific days /times. o090 /,_ °00oopp °J � s,awit,,,,,,,.. <r�Oeti Both include exhibits on the walls ss�°.i�� o t ti• l ° �°o° t'o °�tiEo'and in display cases° oo cooIoo °o oJa11 j ° o°o° aho ) ai,O�O° i , O,; ° 6o Offices/Archive. (F) Office space and Qfs o= o° �, . ° o � .0 climatically controlled space for archival o P °O v LJ:--=�Q Q '. materials. o Keyplan Steam Pump Ranch Master Plan 32 Final Report Bunk Houses ..��m.w.,x. Building Legend f 0 Men's Restroom 136 SF '- Women's Restroom 128-� SF 0 Covered Storage 933 SF � 1 Bunkroom 104 SF 0 Shared Bathroom 42 SF ® Bunkroom 110 SF 1 r t # f � 1 pf 1 d�d t �FF lF I O 1 ll f yy�B �( 1 1 y 00 01 2 4 8 Ft 11. 4k\North Steam Pump Ranch Master Plan Final Report 33 Bunk Houses These small adobe buildings measure 24'x 13' and are believed to have been built by the 1940s y < for worker housing upon on the transfer of the ranch 9 .. to John Procter. This simple structures exhibit the •; typology and construction techniques of vernacular dwellings commonly built on ranches in the area. r"th: * 4111 The east building maintains a high degree of integrity with many original materials and possibly its original spatial layout. The interior layout ti of this building consists of two sleeping rooms separated by core consisting of closets and a shared bathroom. The east building will be preserved and used as a cowboy house museum that showcases the life of a ranch worker during the middle Bunkhouses viewed from the southwest decades of the 20th century. The interior of the west building appears to have been modified in recent decades.As proposed in the Master Plan, this building will be rehabilitated for modern restrooms. The covered ramada that once spanned between the two bunk house will be restored. Under this protective covering, antique ranch equipment and vehicles can be displayed. O� OOf��C o��vo ao 0 4.... ,.,;°ooe0000 °O �4. 0 4,i O go \Oj0o° cos Rehabilitate existingbunk `� ci° Restrooms: o o�°'..o� ° ,�o \ house as accessible restrooms a Qin'°e' er° o d tyr-cy ,a°,e //°�0 OOR�aO/,o O°,•���0 °OS° s l 0' Oo/ ° p0 „ �O' ,oDemonstration: Antique ranch equipment ` i►\ lo , , rt / e ° 0%/vehicles under restored ramada. Consider e %o C9T 60° \\ ® ° c8" ° lotteosforage of equipment for use by park o aoOo °° o oaooppae maintenance staff 0 Jo �joAP6 '� ,, o, 00.'" g000 r11PInterpretation: Cowboy house museum o with period furnishings and memorabilia (6°8Q.,, Keypian Steam Pump Ranch Master Plan 34 Final Report 0 Garage/Workers' Housing 4V,'. :'‘WM H7-7-7 EaVaR;==...'' ittsNtlakitV.64.‘144k,'71. al , I,, _ N1 - ' 0 t A ,,., - \ .z I '-'K „.,, ..„. k .,.._...., 0 . . .._. 0 i sx 1 al .- \\,:',.''','7,' ...___... ,„. k\: , , „---, v....., 0 , 4 .. 7-)..._,J '•— Q--/... , Itt-.‘ i ta...„I !Al-m\ aci, —'' qr-1 Or-7s ,,, , ! • 10 ) ;tit._/ ' Lie-'-') v i- , , ,,,.., ) 0 ! ,!..../ 1 A , qLO t1-01-1-1 4-1-11 14-IL' 1 ar-, -- 11 rin pr-.L.,,. II .,,---1ti.-, $„. vimiximik, t':=:-----) 1--- 1 •,,\ i: ti I : N i , I 0 \ , l \ --, -- ' k. , ..,/ -....,1 . N . .,---, !r :4, ,,,,,,,,.:„.,„„..„.„,,,,,,., ,4,:zi: 1 Proposed 0 Opening i 1 1 0„ .,' i. , 4 4 4 , 4 4 ..,..„) .' k Building Legend 0 Entry/Exhibits 208 SF kr, 0 'C... 0 Small Kitchen 97 SF 0 Restroom/ Storage 66 SF ', 1/4-715Ws:,,' 0 Classroom/Western Movies 526 SF , . . ... . 0 Native American Exhibits 179 SF 0 Building Storage/Utility 110 SF a liallimiallialml 0 Natural History Exhibits 173 SF o 1 2 4 8 Ft North 0 Site Storage 135 SF Steam Pump Ranch Master Plan Final Report 35 Garage /Worker's Housing 0 The former garage and workers'housing showcases the additive nature of vernacular , Y n 0 ;,.. - , , • building forms on the site. Typical of this ranch Fa, . typology,the building was constructed in stages, ':. 4.' presumably starting in the late 193 Os - early 1940s, .: . '...:* J.,* i .r with additions added to the north, south and west ,r ill 1 y over the ensuing two decades. y1 The building will be preserved and rehabilitated with proposed use for exhibits, meeting space and r storage. ud. y. .a^ w View of Garage/Workers'Housing from the southwest Entry/Orientation: (A) Transition space with potential for hosting exhibits and visitor orientation to site and building. Restroom/Kitchen: (B) Small kitchen with sink/ref. for service during functions in building and surrounding areas. (C) Rehabilitate existing restroom and closet. Classroom/Meeting Space: (D) Multi-use space with potential to host classes, western movies, school groups, meetings. Capacity oaf,o.;. 20-25 seated. too ;e0 o0 4e0� vo, p�" ",d oQoo.. Interpretation: o °,-,v o° . p (E) Exhibits on Native o a `oo .".. American history including influence of to,, 'Kt°° e° °.'•• e 0 00, i Apache on early American settlement of "� a e °oo ° �the region and SPR. (G)Natural history �ed° 14, oi a�eS� 467 Q"b•.exhibits on local flora and fauna, chap ing \ .Qo, _ o sem ° e Oa;�O �� f ecological conditions and relationship oa.o, 0 0��,•�s A o/ ai 01 e ep10o 7 00 0 0 ' of site to CDO and Catalina Mountains. .00 o jo \,, �� aq (46'. Yoo°op �/_�CtJp� o �:o�� � ebb gei�9. i�� • O,O4Q��D `ir106 Additional outdoor space adjacent to this • e�, o°So o o �� Oe ) �oo coo..0 O 0 vg- ri y�. .4„,,,,€) 4,� o a oroo a as eeo opo � q9�O room would be desirable. o 40°0 o e y�� o o.►�,�; ) a;�� oO Ji � 0ae oa0 p� WartaopOoe �,, ri e 0 o abs Ol�3 e e O� Storage: (F) Building storage and utilities. tav o po -_!., Co0o 9° o0 0elL. o °(H) Storage for site furnishingand ' e ...--------:,-- .° A PAg eoo_ e6/equipment o . Keyplan Steam Pump Ranch Master Plan 36 Final Report 0 Procter/ Leiber Residence This Spanish Colonial/Mission Revival Style 411 residence was built for John Procter and his familyd' 4,' u �,, `F ulNl tq � Vi,. na I � after their acquisition of the property in 1933. � ' ht . rt The building appears to have originally consisted g Y , " rl ' � p u� , I� � � II JK I oftwo equal wings separated by a central living ' IId ;, ,Y .. PF�,F ytn I gyp: room and a coveredporch. Theporch ki µ � may have � � b .� ' ��4 been fully enclosed shortly after construction. In 4:- , , ., +' ,„,‘,. Nlyr ilisic ::4u 1 , -..i tlf --r- the early 1970s, Procter's grandson, John Leiber, „iiiihitGG and his wife, Cheryl, moved into the house. Since '', 41vir 1' ,., ,, ' that time, there have been a number of significant ' g t . changes, including the renovation of the kitchen '. , ,, area, a second story addition above the living 4w,lll room, and the addition of a master bedroom suite "'',. ,` at the eastern side of the building. View from the north. Note second story addition,added in the mid ost 98os,at the center of the photo.The stairs are original. Thge Master Plan proposes removing the 1970 additions and rehabiliting the core of the building. The strong connection that exists between I It!' ,'?. ( i ., . M I the formal living room, sunporch and outdoor :: .E ,4r,.# ,” , 1 courtyard should be ' k a r, res • Ypreserved. The courtyard is 1 � �� - ;‘; � . ��: :, ', �� an important outdoor space that can be used • p ,' rt ,-,y: R� p for g,. �� ; special events and receptions. c r d''''....,........,, 4,14,.....,4:;'',:- :. 40, - ,44, ‘14-` , 4 c'X , V YN n II'k r t N *'''' r ',' y. • {-I F 1 I d F,,, Flrryr,, kI'N Ic4Y,IF!�,f'Pll t,f,,II I {pI t' f I I r I ,‘Pt,,,- ''.- P �..r ', ':� �, h X01 '7�1{�,rt�F`P-IId�N..��#lid I�j�{�y � n d1 �",ks I "'naflfl RRR�{� y (`iI�N,; 4U F. 1 1�( ' ,, 'A'Ik I i , II MMII ,7 r h II I.i View of south facade, including sun porch and second story w addition. Y. f . • 1 I;f 4 s y_ y ,I. IIS '46 t x , , - 8 4 u.. r I I ,,d h I I View of Procter/Leiber Residence from the southeast. The vegetatedatio south of the Procter ter/Leiber House has great potential to be used for outdoor events and receptions Steam Pump Ranch Master Plan Final Report 37 0 ,4 c,5 § e cp, -8 2 '5 o '4-3 ti) .2 .2 •— > ,,,L, --,-, ' 0, a g 2 .5 cult t . 8 o :2 UI C3 O N W"d b .° :d N • ." ,1.) I U+ � v) Or, O U a te • cl cc � ta . r., 3ra, O +-' a 8 0 °- � � r;oet,, a�NOAb 2,t�.a3 + C/ Gpq•� N . OU F O O1. epe \ Ptvvg/r 0. .f 4-4O• 5 b� - U e°: .pi `P ° p (Q 15 Ow+ OiW ,� } cO � . p1 O rr! V 1 g - p `( %'' `_ 3 0 r24 OU •0OC. A `n OA -4 o a) r:4 ••••.• 2., cri u g .. g .2 -5 -.0 c.) 0 . .,-_, ti § Iii .. -el 'aei\\\e'' " i','") ) Q� o ...4.,O ,0 i C . U "0 rN U F, .o , 8t...../ .. r Ii 0 44 U �`'' in �\`oV r •N hIHii ' cP . 00.0 8 i ow g O . • °°t,, e� ' oa QN .- . 5 . oOpp 0 eIixsU • xUtr � 1,1 .:,\..,....... \ opp o0 A U5 b � Q .4Oel 0 ;�o��o►7'wO x ag ax ,O U oOOr' eo;0 ,1,0::408' co C%1 LL, C/1 C/) CJD C/D C/] C/D C \O r—+ \O M M M d' d' N cn M O� ,--, M O rj A A II A © O A ed II "',, U) O O IIII, ... 2 im.- .,-§Q r-' c > •b v� a a 4,4 i, . 5 0 . 0 - , , .• °-i 6 -, _!) t 1 U., %i ,, C.) 1 Et VI 0 e *Us O - w x x vn a w vn O 6 V 4,0 40 N I41 \ ooeeo • eo . ,~ , i i_ 111 ,... , . _ .... -s Z LL co \\* s , 0 mipr : . ,,- .. ....„, ..,. t t �; 4t 1t iii ii 1 i i S ♦4 ♦♦t �t . . t; ti S 0 - ‘'.. iii ttit t i t t i; 114 i 1 1 1 t ♦i i i l t i +� ii ♦ i\ t t„,„ `tt iiit1 i ....,.............,•tyftt;i t i t i ♦t 1 �' l 1 i tlt i1` `iit i i J t i i l i ,,1 :t1, o i _ , , . 4.,__� _....d. ;Z . 4 0 s 4 1 0 .1 1,, 0 /14%. f S This page is blank Steam Pump Ranch Master Plan 38 Final Report 0 Carlos' House/ Former Barbecue Pavilionii ,,,,, ....111.... 0 ,_ fir'".; The stone fireplace originally served as an open barbecue shed el This building was originally openbarbecue Y an shed (see picture) before being enclosed and enlarged to serve as a residence over the last 40 years. It currently consists of a large central room, containing the original stone fireplace, flanked by a kitchen and laundry room. Bedroom extend north and west of this central area with a enclosedporch, i closet and bathroom occupying the eastern side of the building. The core of the building is adobe with wood windows. o The proposed use calls for it to be returned to , 0 II its earlier use as an outdoor barbecue shed and gathering area. The recently discovered image of ��� li the building as a barbecue can be used to guide the . . . rehabilitation. The area between the barbecue and the Procter-Leiber Residence is proposed as a lawn where special events and gatherings ngs can take place. Building Legend O Small Kitchen 93 SF hi ' I 1 0 0 BBQ /Gathering Space 370 SF ® Storage/Utility J 85 SF OutdoorPavilion0 Restroom 184 SF BBQ (Speculative design-Additional research required) laillimillialluil V 0 1 2 4 8 Ft North Steam Pump Ranch Master Plan Final Report 40 Carlos' House / Q Former Barbecue Pavilion •..••„..,.....:, S _ ���°>r mx ttp 7�i s t L W bP' 3 T , t"1.b � a� .,:,„ Liar&b Y,��' ��h� �# r x�y:+l&k��s .� d a ,++ a+. � a� t,...,..,...,.:4:41e,,,.,1,1,-.01-,„.'.'..;...'..,..-. s .n� �{ 1 .r; y y§a a,( x'{ :,:rv9t M v;@r.:7 .'{.�a- -'2`:v1Ei ^3. .r§ aLi��c'c ,,.'ager z '�'r^'4h $$l�3 f,�r�p.;� ,�v, g�,'Ka�gi.ro�i �`,7 x shag 4�,`�g `i i'i� a+t ��,xv .a '� a +1�, P"'a�i�,iq,L4..ld;4 .k:.r arux .r��F �"'. +,e b �: `�6, I�,i 15'�', zwz w ,� w x�'a�I.y y id•X� .��E, .�� �: kms. �e lte i '.'. 5, � '�� 1 '� y rca,�"`S'��,., r N�k�@d f: ,b �A� 'Hy`- ,�:iP�1}1 , ,�, V`�n, .-.,,,,,„,,,f,„:„*„..,":.,;..,;,,,„0,44„:::„:„. -„ ,,,., : ,, r x h. n ....-, : ..„,,,,,..- 4u �`1;of :1),#.''''' "M:. : >r Ap s 1 .y `t a '" {,n,n .„...„ ... .,.„...„„...„,,:,,,„,:„...,„.„.,,,„. :„.......„..„. �, ,gyp <: "'' 'y:, .::*". ,+, :�'� �:. � -�1 A �� i.!„.....'-.,,,,,:::',.'4:0:". `a<n 4WD diP",�' a,�� 'A lil A .d:v X16 n . k' :.,: � .' d.',.pM'�, , 'x4:4 i" 4}r { 4 { 14' : Jlie ', ', w:: ;a ... MI gyp•. C .. .. Y� _,.,nw'S W ',. -.,',4,44'.4.1k,'..-,,' •"'71uei:'�@�,,.,.. r .,--4,0,.... ' 411... * '"F:' <'M:- u:ilr uWixm'p::a:n. a tai �, �. it'...,.,14;!:.,,.,.4!.'„ �pwSu.fB`„ m ,r,. ii "' ffP fax'+, fie` � a � d � t �� ' 411111' II. a yy µ yytill , � , ,e.. t� � :T —,:c. � P k41 T'.� �! '% „Al � p , �� �F �i �� � ¢ 1../1/ 11.'''''.4 4.'i'''1;!:") ' N, i :...„.,-, dA , : R... .„.,lx t dar,, ,� ..5 xk i::x.:. ,..,,,,,...,..„:.,:..„..,,,_..„.,4„.,„„,,,,,,,...„..„....,,,,,,..,. ,xp:JO a A k -,I' ( ) '1 ,.. ' '�A' - ".,•,.,,...,„,.4,0644:064, ,gyp .: y ..,,....: .“.„........ ..... .., .„.. ..,... a ��, v A n� +smpdMwl'.pF yiy Vin' �k Ma y '�pf� n::p .w... ,.. 1'fr. it pi.' 1,,I lit' T '.., ' ,:„....„,,,...,....,,,.,., - 1Po•' ' art i ti I,, 4•,:,,,..:: ' 4.......... . . 1 ` y�t' . ' ' '�'xr §k y.. , A i ,,,,',i1.,_'. .1'....•': i .. w�i1N,,.w�pl'I � i > ., .•., 1 ... .-.,.,,' ,,,,.!.". .. ll.. p• min y& ..Prf`x " ''iV uq ,« . i ,41104114404, wA 5a a4 Mia �Caa u.: { 1 wy: .:'''''.''i: k .. si x �� �d y � ''.':':.!:',1:1:"':(,':::':::.:.',',4,41c0.,,,,,,..414 � � ''':'..i.'::11...';.'''''''' 1 fl t w ' .. : ,t b b. x , x, ,u�d� �p: d' `a� ,p`+f .: 5 ,r' „ u R,tm " "mss b, , :yak.. 1 du . r • ,, C i : s .};x,�:u pis *is Photo of structure as outdoor barbecue, looking north. Date of photo unknown.Courtesy of Carlos Rivera o, f. o° o�e� 00� O o-�,;00 0000 . 0 0 O o_.g'o° o ria 4)‘‘2\.(;‘•, ;A. O° /°44`I rt.', pQ� BBQ/Gathering (B) Multi use space with Qo�� �,-4���� o ksss),.\o ice-, �.� O o 4, s -° a co l O �t potential for hosting events. r-° . t: o.1�;�00�0 O o O :,so ' �o .O a o� ��000 tt,,4,14) iv)0 �- Oo.o k °/_ /O.OO�O°o°(oi vq s �� ayQoService: (A) Small kitchen wi . Oe°=90°0 co o ol4:.-: , . et` th sink/ref. J�� p��, :�, � o 0 0 0 0 �� Q O �� oC).§► OO�iyfor service during functions at BBQand oso 0it.:It °0 0 ,a 0 o..,N;:'•' 14'.:;":?) ,' a I''0,i)O o o �UZ o !o'4t adjacent outdoor � a��° °o° ''' � °°o-'i�' oo spaces. (D) Restroom ',.'') ,-.:._,..0; o o�oJ;os°0o �.�, o 0 o a�� Utile /Stora e. V •, °��� o .;_, a e9 utility g • (C) Storage for chairs, �'o o,'� o o J,,'4 04 0 tables e ui ment. Utilit s ace for site 7�,,, °°° A q p Y p to and °o00 -\ building utilities. Q•:�-• Keyplan Steam Pump Ranch Master Plan 41 Final Report Orientation/ Entry Building . ......... allmaulau."111111\ i =I= I 1 i 1 e 3 Entry fOrientation Panels Aims. I r M � Looking south from the orientation building towards the historic core and Santa Catalina Mountains The sheds and storage g barn are modern structures Buildin Le end likely constructed in the last few decades. It is g g possible that the sheds and utility barn replaced a Q Orientation /Visitor Information 640 SF series . of chicken coops similar to those further to the northeast. OGiftShop 210 SF* OrientationVisitorThe proposed use of these structures is the new ® / Center/ orientation and entry building. Located convenient Meeting Space 500 SF to the proposed organized parking areas along the Qberm, these low-key buildings will be the primary Utility/Storage 111 SF * orientation node for visitors. The western shed-like Gift shop may be in Building#5 portion of the building may function as an open-air orientation room where visitors can learn about the Site Entry (A) Open air entry area with site from interpretive displays. The larger eastern portion of the building is well-suited for showing displays and interpretive exhibits. Covered seating for small groups and tour meetin an orientation film and for flexible seating and g displays. • point, p ys. The gift shop may also be located in this space. Orientation Film /Visitor Center/ Meeting Room: (C) Meeting place for Upon leaving the building, visitors will follow a path south towards the historic core of the site. guided tours, self-guided equipment rental, orientation video, seating for 30. (B) Gift Interpretive ramadas and signage will further shop describe the importance of the site to visitors. Utility/Storage: (D) Building and site storage and utility Steam Pump Ranch Master Plan Final Report 42 Orientation / Entry Building0 _._ . - .,„,.... ,....„,_. ==1=2: ; CleUra=gnialliallainral: • I I.., ., ....,_,....., : . .. 1 - I , ...... ..... ..:a . .I 1 i 41 a 8 0 1 . . .: i''''', . ,,,„ 1- it I I 1 1 : ,„...., 4 ,_ 1 M $ a h R , to , ,.,--,--, (:-„,:,:,.,v . „.._, . .,,: . ti , . _ , . . , „._,..,....,_ .! , . , — 1 , , . , .‘,..,...„„„...„ ,.,::, I 1 i . .. : „, a 1_,,,.)._, 1 1 , ---L „......„ . it .: .. 1 . . „, ,,----1 :, vi„.:,..,---i ,_,......_, • CA ' ' . ' - --' ' .r.. j ' 1 I-I , f 4y ,,,m„ r:-....„, ., . s d. rt, ‘z,. 3,,: ,, Pathway to Historic Core '' (3- '. . C ; {{ . ,la %.!,:: •' ,iii -J t l ' „ _:r--4,_ i II .-- ,/''4' „,-.., , . , .4' ' ; o.,.,.......) .'"-. /- ' , , , iidarimirilisallill h o 1 2 4 8 Ft Nort Screen----/ \ /0,0„/ o� 0 troo°t°moo.�� \0J Gcs'"to \00 o� 0, 00� 0.„ 4-....• 0 0��� O °O..' 0 0, .'%00:et,r0 0 0%.• .• ipos,r,b 0 0 0 a)er Q.-. ,._,,,. . 9 O 0 s..0. ,1: °Or s )4 O°04‘1,3--*.A Q,�iqja, Q *J 0 \ Air, 0�'� `q*.ii,iltlf, o 06' . OR 0 1 40, a I/ "'” .1 1 .:H,.,,:.....: : r , ,,.,.,„„. „. .. „: „ •ah p� Qom, ‘1./ ..,° e 00 ,w � r 0/ Os' „-� ��` � ��'' � �O O, `d off'0 �9 r •witits ' i,4,',b6°..** 0 r Ax Jillint:Nta�� I �;r*x,� � u�,y,� �F c3. 404) 6 ep ss '90 // �� •0•O9j�� �r O •x'ro' i d' :" ' i g.a'I i ,� +r g 9x'uf a '0 hyx21, i°' Ji` fdeP ''Cu,WiP'!.11'9 d-uwt 'St fi uw c.m31 es a Jl ..,,/// 0 0.'0• 0 O \/ ry � � � �I ql W w � a� ��0� IOOOoOO if n v' O a +dHe 5 d�„ 6 '�+„�.���G:.r�' ��'�r'vA1 ,� O 0 �•, � {�� OI� O OO 0�ti ,i�.wp f s .� , u, S Fr#N'�+:Y !kiusni, FYI IHM �84- , \I, is`h r k� n r ... z a w ax g.„.. a �i1Qo' J \OO OA� re,� fir. m:a.{uwm+a �j, 0�� _- II i� o•• o / a*' A O O •A // 0 0 0 c .8Q..,: . View of the Utility Building from the south 0 Keyplan Steam Pump Ranch Master Plan 43 Final Report 0 Former Chicken Coop Structures Caretaker's Residence 0 e, . , *,4 ,•-•-.. , . . 4 , ,• -, '• ,,, „ View of the former chicken coops from the southeast View of proposed caretaker's residence from the north Many chicken coop structures were constructed The former tack building, located in the panhandle after 1933 when Jack Procter used his ranch to of the site, is proposed as a caretaker's residence supply the Pioneer Hotel with produce and eggs. during the Opening Phase of the project. The The remaining coops are severely dilapidated but location of the building, near the site's main could be preserved during the Opening Phase for driveway, is advantageous for providing security site storage or other compatible uses. For the Full and protection to the resources on the site. If a new Build-Out Phase, the coops could be rehabilitated multi-purpose event center is constructed on site, a for possible use by a 4-H type of program for local new caretaker's residence is proposed for the site youth. adjacent to the proposed equestrian building. The existing non-historic stables building has no future as determined by the Master Plan. ..". . . :P,er - , ';',,' ,-.' .-'`', • y"" :---- ). _ *qv.7 ./..,. ",,- ec,:t::-'41.(:\ •a rspe.-N • ,.0- \\°,;) o T.- \,•,\ -,-- ':,,,'' ' rr' "7.'•)‘, •fr''•ez,Co ,. ../ ':,'.--,4.;) ,si-,,,,, •-• -N SiVie -,-' - '1-':,' 0 - ''`U-- `-'1-- •':-:f'S 4- ar°•• .,,„-,-: ',--.),-:..,,,,), '',"5() ‘‘e - ::,-;,--:\ , ..4 , • .. (--, c, \ 01P,:-=''- '-,/04„0 Oc3 : •wo 0" ,,• / •.e., ;xx-- ,, ')z,f,, ..)--i•'''-cv(),:,,k,•.:-., , .._. , ":‘," . -- -''''`.:\,', ',"-?-, • ',.--,' , ',,,, c. -, ._,,. ,-8V 7/, gif.OK \ 0:• 2f #,....,_,146 '), 0.0° ee? ,,-, ..:, ,), ,,k,, ,, . _,-0 i,",,,,- . _ ',-..,,• ,".-I<,_:- (,.--:' '''1,, 4017/ •9,_O 00 \\'' i',4,.- -":".t.411, -,0. 01, i„...*c., cs.) -0-,--,-,b,,,,c..5,-• ,''010 '7,.,./.'n.,:t;',10'- - r.:'' -,)- „," •,„'2X) 7\—-'CO cps-0 *4" ,c0 ), otell7to ' 1'/6°0 t) s..e,',7' • __CO(-;.`c_:::::, ;:iy: -` ,,,!II, :‘,.`.: ), ,f::::1•0' cx-5"_,)-#_', ,1).0. _5; !-;•''''", ') -..-,C:', ,- ' \ l'L))(-.-.)V'' ,;/ e€)otivi :-°"\:,,e)s."..€),,\\)' •% 1,,,,/4-P fle, i,-;''.ry c-c-,:, .-' ;„, ,-..-,-,,,t-, L-,!, ,,-,' *a* .... • s ir (0,•.) 10000\4i 0 t '--) Q0 so AZOGOt ,-, •4000 i, ., .' I ., Li C)."rol- ( ,,,,,,. • ". 7. i 3 945 l'< •Ise 0 4),, 0D ,-_-_-1_\••at it 9 I , . _ CC.) ,,,t, ) 6 e Ritlij, °. o• ';' g)N\34. . -L.T_,-'— 'I', --- -- ,--).-t) •04•1; .0 „.':' '..,,;. .,', Wo 6,-,...„--,-..__-- • ..) ••,. / Keyplan ,,,_,,,.,,.,,,,.. --.: Keyplan Steam Pump Ranch Master Plan Final Report 44 ilD New Restrooms for Park Use Interpretive Ramada _ . . .. „ ,. ilt.z, ems F .. ...,. ,. ., , ,, ' l't 1 ' up— ,,,,,,,,-0 , ...,,,,,,...tu•„,, ., , 7 ,i� ..G4,1,v AMP?{ t':�R ,,{ ,. , , .. .„., ..i.,:. ,9r ' pi atl•1AA,w• *sxr ,...nJ.�,� i r� R.r�h* n�7F•- ,: r;` , ',.''""��'"''' ;,'t vu. mow.. ,¢ • * S ,',*":01.4,,, ,din, ��y Wy;,A,T' ",�+� .. ....7 Illid0., ,,,-,t , : •i .,n ..... :.. .\'ti's°n"�. w.' ' : Z.•. ,n :r . . +�` ° :` .r' '3..%‘",..'. 4 ,i�phb t,'' w ,n,i ,� fin;, .ms . i► ;.y �-.-f.. . -4 '',41,7:‘.., U� , ,'”: 4ilkln '.44- • tom , gait.,, ir y. .y,., t H +•,w Example of restrooms sensitively placed in an existing historic structure at Sahuaro Ranch in Glendale,Arizona. Y , Two new restroom buildings are proposed during the Opening Phase. The restroom buildings are *, , - • � ^�u �ill �:Ill , ; fib� ��?Y�, � nv�'�kNh,w ""located at the southern edge of the parking area. u °�, � ,, " , The design ° ° • � ��,,� p w �. ;,�.:_ ign should be compatible with the historic ',',".4011',/-,g: A . buildings on the site bybeingsimilar in material :�, w iL , g f: ��� N ��A and scale. The size and massing of the former �, , u�a*` 4,, • • • ,1 i L't' Y t �( N 'M''41 L 4 •9F 4 k,•y,.�. chicken coops is appropriate for the restroom " "�" {'"" F..,, 4 .ice,'li buildings. Examples of interpretive ramada from natural areas in So.Arizona. Ramada should be consistent with the overall character of the site and designs should be prepared in conjunction with the interpretive program developed during the Pre-Opening Phase. 000 O 00, :.7,6:C•\e °P/:1;c1 0 0 G•' °e \Ja 0 0:•0 0// \`'\'0,0 tom" OO O0fr00 . oma o� O o.../',- �o °o Qoo0./ O • o 'h.:01 �.• CU o° `0A �•i e\a 0,......., ,./. O Or '.. O e -or. \t0a,O 00, 0 e \'',o�Oho 0p.<Q. oo v`Oo :o 0�a \, •• 09,iio o\I O It ,�o \4,.... . O/o /- 4..t ,./,O°O Oa\ O So,/O,/1)S# /`'O°. 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I, UN �. 1 o o g _�ai;s'iiii 1 aro'•i-,cre.^.U•a\'�p•w\�\e•?\tt9i29511\ww\99915\r b•a-a-�trt¢t\i•e\�i:..\6'!"•i,\�!",\lt4!Z9!'FI''•:1�^\958!5\�A'6•F,Ni19920\6`!`°�\Y?\r..,,tsv,\•^x�•\fs.c9\'n a+�r-�cratt','+1�r'^,;6'!��'a.r=\.,.:..mi\�xA\r...:'-,�n t•:.'-^,^-...1•Y•c\�•w4�\i9�rmv\Hx,•\9sves\r�•rw-,i99M��b'r'^q\"Ir•v\e•�\I99w^5v',w>o`^^�\'n�vn.. ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Market Analysis and Operating Plan for Steam Pump Ranch DRAFT REPORT Prepared by: ConsultEcon, Inc. Prepared for: Poster Frost Associates Town of Oro Valley April 2008 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 TABLE OF CONTENTS Section Page I INTRODUCTION, SUMMARY AND ASSUMPTIONS I-1 II EVALUATION OF THE LOCAL CONTEXT II-1 III MARKET SEGMENTS III-1 IV INDUSTRY PROFILE OF RANCH RELATED HERITAGE SITES IV-1 V OPERATING PLAN FOR STEAM PUMP RANCH V-1 Steam Pump Ranch i ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 LIST OF TABLES Number Page III-1 Resident Market Estimated 2006 and Projected 2011 Population Steam Pump Ranch III-3 III-2 Resident Market Estimated 2006 Age Distribution Steam Pump Ranch III-4 III-3 Median Household Income and Household Income Ranges by Percent to Total Population Estimated 2006 Resident Markets Steam Pump Ranch III-5 III-4 Selected Tucson and Tucson-Area Attractions Ranked by Attendance III-7 V-1 Pre-Opening Phase Staffing Profile Steam Pump Ranch V-5 V-2 Pre-Opening Phase Operating Expense Profile in Current Dollars Steam Pump Ranch V-6 V-3 Opening Phase Operating Staffing Profile Steam Pump Ranch V-8 V-4 Opening Phase Operating Expense Profile in Current Dollars Steam Pump Ranch V-9 V-5 Full Build-Out Phase Staffing Profile Steam Pump Ranch V-1 1 V-6 Full Build-Out Phase Operating Expense Profile in Current Dollars Steam Pump Ranch V-12 V-7 Pro Forma Operating Assumptions in Current Dollars for All Phases Steam Pump Ranch V-15 V-8 Stable Year Earned Revenue Potential of All Phases in Current Dollars Steam Pump Ranch V-17 V-9 Multi-Year Revenue and Expense Pro Forma Steam Pump Ranch V-19 Steam Pump Ranch ii ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 LIST OF FIGURES Number Page II-1 Street Map of Tucson Metropolitan Area _ II 2 11-2 Map of Location of Steam Pump Ranch II-3 1I-3 Aerial Photograph of Proposed Desert DiscoveryCenter Site II-4 III-1 Map of Resident Market Area for Steam PumpRanch III-2 III-2 Map of Resident Market Area for Steam PumpRanch III-3 IV-1 Southern Arizona Dude Ranch Locations IV-2 IV-2 Map of Selected Ranch Related Attractions in Southern Arizona - IV 9 Steam Pump Ranch iii ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Section I INTRODUCTION, SUMMARY AND ASSUMPTIONS ConsultEcon,Inc. was retained by Poster Frost Associates to provide economic and management consulting services for the Steam Pump Ranch master plan sponsored by the Town of Oro Valley. Throughout the planning and in an iterative process, ConsultEcon, Inc. supplied economic research data and input and analysis regarding proposed land uses and project elements being considered for the Steam Pump Ranch master plan potential as a public heritage attraction. Summary This report presents a market analysis and operating plan for developing a ranch-related heritage attraction at Steam Pump Ranch based on the master plan for the site completed by Poster Frost Associates. The master plan lays out a multiple phases schedule for site development that are reflected in the operating plan. For the purposes of this plan, operating expenses are divided into one of two functional categories: "site costs"and"program costs." Site costs are the core costs associated with ongoing maintenance of the grounds and buildings and administration and oversight. Program costs are associated with the programs and activities related to the site as a heritage and educational attraction. From an analytical perspective, site costs reflect a baseline ongoing investment by the Town of Oro Valley to enable public entry and safety of Steam Pump Ranch and the basic stabilization and conservation of the historic fabric onsite. Program costs reflect site heritage and educational benefits that enhance public use and add attractiveness to the private sector for their possible investment in the site and operating of tenant businesses onsite. Steam Pump Ranch has the ability to earn revenue associated with both the site and program costs. Earned revenue falls into one of two categories: program revenue and non-program revenue. Program revenue is driven by the heritage and educational activities onsite and is supported by associated program costs as detailed in the operating expense plan. Non-program revenue is derived from outside use of the structures included in the master plan and rental to concessionaries. Such use is supported by the site-related operating costs. As with almost all publicly accessible parks, not-for-profit museums and historic sites nationwide, Steam Pump Ranch will have to supplement earned revenues with non-earned or contributed revenues. This is true for both site-related costs and Steam Pump Ranch I-1 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 for program-related costs. Overall,the market and operating analysis indicates that there is a Y considerable opportunity for the initial and ongoing investment in infrastructure and operations p to create a substantial and well-used community asset that enhances thequalityof life in Oro Valley and contributes to the local economy. The purpose of this operating plan is to provide information for the planning and development process. As project planning moves forward(including physical and interpretive programs)the � project timing, operations, and financial plans will be refined. Report Overview This report incorporates baseline market information in Sections II through IV and an operating g p ating plan in Section V. Section I is this introductory section. Section II evaluates the location and site from a market perspective and provides a brief overview of the masterlan elements. Section on III documents research into resident and tourist markets available to Steam PumpRanch. Section IV provides an industry profile of ranch-related heritage attractions. Section Vresents an operating P p g plan for Steam Pump Ranch. Assumptions In preparing this report,the following assumptions were made. This studyisqualified in its entirety by these assumptions. 1. The size and design of the Steam Pump Ranch will serve to create a high quality, q tY, stimulating attraction with broad-based audience appeal and a distinctive image. The Steam Pump Ranch will be a unique attraction in the region and the nation. This distinction will give it further visibility as a"must-see"attraction. The entrances to the site will be highly g Y visible and well signed. Additional land on the site will be used in a manner advantageous to the success of the project. 2. The facility will be competently and effectively managed. An aggressivep romotional campaign will be developed and implemented. This program will be targeted top rime visitor markets. The admission price for the elements of the facility will be consistent with the entertainment and educational value offered, and with current attraction admissions prices for other comparable visitor attractions. 3. There will be no physical constraints to impede visitors to the Steam Pump Ranch, such as major construction activity. Changes in economic conditions such as a major recession or major environmental problems that would negatively affect operations and visitation will not occur in the near future. Steam Pump Ranch I-2 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 4. Every reasonable effort has been made in order that the data contained in this study reflect the most accurate and timely information possible and it is believed to be reliable. This study is based on estimates, assumptions and other information developed by ConsultEcon, Inc. from its independent research efforts, general knowledge of the industry, and consultations with the client and Poster Frost Associates. No responsibility is assumed for inaccuracies in reporting by the client, its agents and representatives, or any other data source used in the preparation of this study. No warranty or representation is made that any of the projected values or results contained in this study will actually be achieved. There will usually be differences between forecasted or projected results and actual results because events and circumstances usually do not occur as expected. Other factors not considered in the study may influence actual results. 5. Possession of this report does not carry with it the right of publication. This report will be presented to third parties in its entirety and no abstracting of the report will be made without first obtaining permission of ConsultEcon,Inc.,which consent will not be unreasonably withheld. 6. This report may not be used for any purpose other than that for which it was prepared. Neither all nor any part of the contents of this study shall be disseminated to the public through advertising media,news media or any other public means of communication without the prior consent of ConsultEcon, Inc. 7. Outputs of computer models used in this report are rounded. These outputs may therefore slightly affect totals and summaries. 8. This report was prepared during the period November 2007 through April 2008. It represents data available at that time. Steam Pump Ranch I-3 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Section II EVALUATION OF THE LOCAL CONTEXT This section reviews the Steam Pump Ranch site from a marketers ective. Essential p aspects of the market potential of a visitor attraction are its location, accessibility, visibility,ty, a djacent uses, and site size and quality. Following is a summary of these factors as theyrelatethe to Steam Pump Ranch. Regional Context Steam Pump Ranch is located in the Town of Oro Valley, a town in the Tucson Metropolitan tropolitan Area in southern Arizona. Tucson is the second largest cityin Arizona, with an estimated mated population that exceeds 500,000. The estimated Tucson Metropolitan Area(Pimap County) population exceeds 1 million people. Figure II-1 is a street map of the Tucson area. The Tucson area is served bymajor highways running east-west and north-south through the middle of Tucson Interstate 10 and Interstate 19. Steam Pump Ranch II-1 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Figure 11-1 Street Map of Tucson Metropolitan Area ;;;5;"r Xi XA"i:Yti y ,i IA, ft 1 b� i ph 9,191 '�M9}'NpiMd.�td ':.G. Tr, ? . AllirillIt ' i :s Of u,i it t 34 4 �t • Mt L j I k..r �yi iy I'1, 1 iPli �l�Na21tNayE , ilrta51.01t.14-7: ''''''I'd' L'e3.144,14r,C:41,0 roto Va , ylr 'ii' "I' �IticutJv Nat1c i.O E,r �:. qJ ritlillt n anti, !Ilffl,Astra q M' "� r ' ,�;. �1�1w�k�r,�t�i► n��tFlai�'4`t�b�;ci�'�?' �'C,Ir:;!�;CJ` ,,.bAtI""a'F'a�t C!1b .'t�8tkfl;9 Tucson �'�I�i Tul�ix,i�c,... Tuc: � x7F�is1�+�t���t<r+��l���'f�ora�� �t f:R ,t.:t ter y',, t, .�i :,.y "�?it �a;T''r' '��'i'1 f`!r+r3 ..7G Stagtvirn 1,4:e4-DE,-,at Pao, EgI.&1tos `i ,, ,Trove poorts, l'ilei ' Ili "... ' tl'i,:::::: II i � SumrniA J 111,�„� �'ii i : r iMMINII X11' i t f�ry�pp, 1�4'ii'. � air- ' 114 v, IV ,,,, LAM-StalltWilit P!1r 11".01301#11Vailot M o miffs .,‘,!' f"5 �. •,•;Y�r`•c.rr•'�r'..w...;r�.� •. .-�: ♦rdr a h Source:Microsoft Virtual Earth. Location Figure II-2 provides a street map of the Oro Valley area and shows the location of the Steam Pump Ranch highlighted with a red pushpin. The Steam Pump Ranch site is situated along North Oracle Road, a major thoroughfare to and through Oro Valley. Steam Pump Ranch II-2 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Figure 11-2 Map of Location of Steam Pump Ranch ..., „ ., , . . . .,.,,.,,,,„,..,,,,. • ' , . . . ,.,•,..,,,„.„,,•, 04.- . :.,.•.- •-• 4. ;.,•,..,,.„,,. ,,.,-,,,.'4,,.. 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DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 able to heighten its visibility among through-travelers with adequate signage on North Oracle Road and on local highways and interstates. Adjacent Uses As a major north-south thoroughfare,North Oracle Road is populated by a variety of commercial uses. Southwest of the Steam Pump Ranch are large retailers, including an Albertson'sroce g rY store and a Home Depot. To the northeast is a new mixed-use development that will include retail, restaurant, office and hotel uses. Northwest of the site is a wash and connection to a multi-purpose recreational trail that extends south to other trails and north into Catalina State Park. To the southwest across North Oracle Road are commercial and industrial uses. Master Plan and Proposed Project Components The site size and quality are sufficient to warrant the development of a heritage ranch attraction on site. The Steam Pump master plan provides an extensive overview of the current site and building conditions and lays out a number of project components,which are assessed in this report. Summary Essential aspects of the market potential of a visitor attraction are its location, accessibility, visibility, adjacent uses, and site size and quality. Steam Pump Ranch is located in the Town of Oro Valley, a town in the Tucson Metropolitan Area in southern Arizona. The Steam Pump Ranch site is situated along North Oracle Road, a major thoroughfare to and through Oro Valley, and visible to passers-by. Downtown Tucson is approximately 13 miles away, about a 30-minute drive. Steam Pump Ranch is approximately 8 miles from Interstate 10. This would indicate that the site would be easily accessible by vehicle to residents from the Tucson area, as well as visitors from outside the region that may be less familiar with the area. As a major north-south thoroughfare,North Oracle Road is populated by a variety of commercial uses. Steam Pump Ranch will be able to heighten its visibility among through-travelers and adjacent users with adequate signage on North Oracle Road and on local highways and interstates. The site size and quality are sufficient to warrant the development of a heritage ranch attraction on site. The Steam Pump Ranch master plan provides an extensive overview of the current site and building conditions and lays out a number of project components,which are assessed in this report. Steam Pump Ranch II-5 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Section III MARKET SEGMENTS This section reviews the market segments available to Steam Pump Ranch. Resident Market Overview While Steam Pump Ranch has the potential to draw on tourist markets,resident markets will be a primary source of visitation. The geographic reach and available resident markets for a project depend on the size and quality of the attraction,its accessibility and location,the presence of other nearby attractions,regional transportation networks,and marketing and promotional efforts. The resident markets for an attraction such as Steam Pump Ranch are defined as the area whose residents would visit the attraction as a day-trip. Persons in this Resident Market Area often have repeat visitation patterns, or become members of the institution. Visiting the Steam Pump Ranch would be a primary purpose or important part of a day-trip. Resident markets are analyzed within a "gravity model"context; the closer residents live to the attraction,the more likely they are to visit it. Depending on the individual market's circumstances,resident markets can extend up to 100 or more miles, or be as narrow as 50 miles. On its periphery,the resident markets change over to the visitor (or tourist)market. Definition of Resident Market Area The Resident Market Area for Steam Pump Ranch is the Tucson Metropolitan Area(Pima County). Within this overall Resident Market Area,Primary and Secondary Resident Market segments are defined as follows: • Primary Resident Market: Census tracts with parts in the Town of Oro Valley(0046.19, 0046.20, 0046.22, 0046.3 2, 0046.3 3, 0047.13, 0046.3 4, 0046.3 5, 0046.3 6, 0046.3 7, and 0047.16). • Secondary Resident Market: Remainder of the Tucson Metropolitan Area(Pima County). Figure III-1 and Figure III-2 show maps of the extent the Primary Resident Market and Secondary Resident Market, as well as the boundaries of the Town of Oro Valley. Steam Pump Ranch III-1 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Figure III-1 Map of Resident Market Area for Steam Pump Ranch 347 85 IRO 77 4 ,,'4, '1i FVT14WLfICP Y: 1M:. '''4,01w,,,,,,,,,,•,,,,,,,,,,..,,,,,,,,::: m.Y: Srr., 1 ,,i ,,��:. n � r Steamm{�uRanch e;,an,l,. I+I�� f:w�i:S Casa;Adobes�:4„_,' Calaiina Foothills Tucson 0 ;iNi!i!i::„ Drexel Heights 1 i liflitli 4. it 9plAjhl '' 41,1 I Fl.l" ; In Territories Si 01: . CI Town of Oro Valley Boundaries ..,_ !t ,!!�„I' ! Imo-' Primary Market Area 0, I Secondary Market Area t:IF.L r91�+Npiwti! r'hoof t Source:ESRI,TeleAtlas,and ConsultEcon,Inc Steam Pump Ranch III-2 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Figure III-2 Map of Resident Market Area for Steam Pump Ranch Oracle Junction li �ripmsuee n SMS` to s y 77 Vd fi Ptjo. It 6Catal in 144§0 a F t a 4. t,, irtio i'''Irt ki...,„„)b, ; i 00 L'I',' rf .. S !d " WV Moore Rd Y ' j. i �' 77 ti*Summerhaven W Tangerine Rd W Tangerina"Rdi,,w.0" P Tangerine Rd U Tortol ita z 3i .._._ _.»_....... Steam Pump Ranch II c�i,: I for ay I tt 1Al�e u, ,, Ciro 1/ � R L+menuti *, i, W Linda 44sta Blvd w.• WV Overton Rd W ',; .. C Cortaro +4'qr __ V, P W Ina Rd w lna led 44-asas Adobes g 117,,,,„ ,._; ‘45.,:or,s,, l' Cnocroe Rd� uil ,- E Sig.*Or 4 F El K 6dh w g nior ESunrieaOr ( $ Territories h 4 Giui;Jll, � E v , cat 'a Foothillsii;i Town of Oro ValleyBoundaries ;cafe Legend Flowing WellsM Mile(s) 77 z + Primary Market Area RRl., Secondary Market Area - Source:ESRI,TeleAtlas,and ConsultEcon,Inc. Population Data in Table III-1 show the estimated 2006 population in the Primary and Secondary Resident Markets and projections for the population in those markets in 2011. Table III-1 Resident Market Estimated 2006 and Projected 2011 Population Steam Pump Ranch 2006 Estimated 2011 Projected %Change 2006 to Population Population 2011 Primary Resident Market 49,699 54,849 10.4% Secondary Resident Market 904,998 1,000,552 10.6% Total Resident Market Area 954,697 1,055,401 10.5% Source:ESRI and ConsultEcon,Inc. Steam Pump Ranch III-3 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 The Primary Resident Market Area population was 49,699 in 2006, and ' is projected to be 54,8491n 2011, an increase of 10.4 percent. The SecondaryResident Market Area populationin was 904,9981n 2006,projected to increase to 1,000,552, an increase of 10.6ercent by2011 p . The overall Resident Market Area population is therefore projected to increase by10.5percent, from 954,697 to 1,055,401 over the period from 2006 to 2011. Age Profile As an attraction primarily focused on cultural historyand heritage, Steam Pump g , Ranch will likely have broad appeal to multiple age segments includingschool-age children families with children, and older adults. Data in Table III-3 show the population by age group in the Resident Market Area in 2006. Table III-2 Resident Market Estimated 2006 Age Distribution Steam Pump Ranch 0-19 20-29 30-49 50-64 65+ Primary Resident Market 22.1% 8.1% 23.5% 22.8% 23.4% Secondary Resident Market 26.8% 15.3% 26.4% 17.2% 14.2% Total Resident Market Area 26.5% 14.9% 26.3% 17.5% 14.7% Source:ESRI and ConsultEcon,Inc. Important audiences for attractions such as the proposed Steam Pump Ranch are adults in their mid 20's through 40's with children, and adults in their 40's and 50's who have more time and disposable income for recreational activities of this type. The Primary Resident Market population has an age profile that is somewhat older than that of the Secondary Resident Market, particularly in the 50 to 64 and 65+age categories. These data are supportive of the development of the proposed project, as people in these older age groups are often retirees (and grandparents), with disposable time and income, an important component of the audience for this type of attraction. Steam Pump Ranch 111-4 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Household Income Higher incomes are associated with visitation to cultural and educational attractions such as Steam Pump Ranch,both in terms of ability to visit(disposable income, available transportation, and leisure time) and the desire to visit, as higher incomes frequently reflect higher educational attainment. Two measures of income are provided in the following table. Data in Table III-3 profile household income groups for the Resident Market Area. Table III-3 Median Household Income and Household Income Ranges by Percent to Total Population Estimated 2006 Resident Markets Steam Pump Ranch Number of Households, Less than $25,000 to $50,000 to $75,000 to 2006 $25,000 $49,999 $74,999 $99,999 $100,000+ Primary Resident Market 20,497 9.3% 19.1% 20.9% 20.3% 30.4% Secondary Resident Market 355,014 26.3% 28.9% 19.4% 11.1% 14.2% Total Resident Market Area 375,511 25.4% 28.4% 19.5% 11.6% 15.1% Source: ESRI and ConsultEcon,Inc. The above data show that 46.2 percent of households in the total Resident Market Area have incomes greater than $50,000. However, in the Primary Resident Market Area, an estimated 71.6 percent of households are in the $50,000+category. These income data are supportive of the Steam Pump Ranch, in that they show that a significant percentage of the population in the Resident Market Area has the economic means to attend educational attractions such as the proposed project. Nevertheless, care should be taken in planning ticket price ranges to be affordable to all economic levels in the Resident Market Areas. Resident Market Area Summary The population in the overall Resident Market Area is projected to increase 10.5 percent,from 954,697 to 1,05 5,401 over the period from 2006 to 2011. This growth trend will increase the size of the markets available for the proposed Steam Pump Ranch. The demographic characteristics of the Resident Market Areas include moderately high-income levels. While approximately 71.6 percent of households in the Primary Resident Market Area had incomes over$50,000,in the overall Steam Pump Ranch III-5 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Resident Market Area, 46.2 percent of households were estimated in that category.. Overall these g population and income level data are good indicators for Resident Market visitation to thero osed p p Steam Pump Ranch;however, care should be taken in planning ticket price ranges to be affordable to all economic levels in the resident market areas. Overview of Tourist Market in Tucson Metropolitan Area Tourists may be an important market segment for the proposed Steam Pump Ranch in Oro Valley. Arizona is a popular travel destination,with an estimated 33.7 million overnight trips to g or within the state in 2006. Domestic overnight leisure visitors comprise 72p ercent of these trips. An estimated 17.6 percent of Arizona domestic overnight leisure trips were taken in the Tucson and Southern area of Arizona(approximately 4.3 million trips). Overnight leisure travel in Arizona is strongest in the winter months, especially in Southern Arizona. Approximately 36 pp Y percent of overnight leisure visitors traveled to the Tucson and Southern area in January, February and March, while October,November and December accounted for another 26p ercent of these visitors. The average length of stay in Tucson and Southern is 3.5 days. 1 Travel to the Tucson Metropolitan Area is growing. According to the Metropolitan Tucson Convention and Visitors Bureau, Tucson draws an estimated 3.5 million overnight visitors annually. Of these, about 72 percent are leisure travelers. The impact of day-trip tourism(not counted in these estimates) should also be considered. With Mexico 80 miles away, and Tucson 100 miles away, there is significant day-trip visitation potential to the Tucson area. Visitors to Tucson visit historical places/museums at rates higher than the State of Arizona or U.S. as a whole. This indicates a market predisposed to historical and cultural topics. Steam Pump Ranch is located approximately 14 miles from downtown Tucson. As most visitors to Tucson have access to an automobile, it is close enough to warrant a day-trip or a half day-trip by a visitor to Tucson. In fact,many tourist attractions are located outside of the city. For example,the Arizona-Sonora Desert Museum(460,000 annual visitors)is located 20 miles from downtown. Steam Pump Ranch would compliment these historic and ranching attractions located in Tucson and Southern Arizona, creating more critical mass in the region as a destination for historic sites. 'Arizona 2006 Tourism Facts: Year-end Summary,Arizona Office of Tourism. Steam Pump Ranch III-6 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Local Tucson Area Attractions for Steam Pump Ranch Tucson offers many popular attractions, major shopping malls, a growing accommodations base, and cultural offerings that include museums, festivals and events, and professional sports teams that play year-round. In addition to leisure travel, Tucson is also an active business locale that draws a number of business travelers. The Tucson Convention Center is a focal point for many business travelers, who may visit Steam Pump Ranch in their spare time. In addition to the recreational destinations,the Tucson area has a diverse offering of local attractions that includes cultural museums, educational attractions,national parks, and major historic sites such as the Arizona Sonora Desert Museum, Saguaro National Park,Pima Air and Space Museum, Tohono Chul Park,Flandrau Science Center and Planetarium, and Reid Park Zoo, among others. The nature of these attractions,their attendance,and pricing levels inform the assessment of attendance potential at Steam Pump Ranch. In general,there are many popular outdoor recreational destinations, and many mid-sized and smaller attractions. Data in Table III-4 show selected Tucson and regional attractions and provide a summary of attendance,ticket prices, and descriptions. Table III-4 Selected Tucson and Tucson-Area Attractions Ranked by Attendance Attraction and 2005 Admission Price&Family Description Location Attendance Membership Price(2006) Saguaro National Park 727,208 $10.00/private car-7 Days Features Saguaro cacti,scenic drives through Upper Sonoran Tucson,AZ $5.00/individual-7 Days Desert,150 miles of hiking and walking trails,and two visitor $25.00-Annual pass centers featuring bookstores with a large selection of books on the Sonoran Desert. Arizona-Sonora Desert 459,031 Adults$9.00($12.00 Sept-May) Located on Pima County land,this museum of the Sonoran Museum Children(6-12)$2.00($4.00 Sept- Desert includes natural history exhibits,a zoo,and botanical Tucson,AZ May) garden,featuring reptiles and invertebrates,mountain woodlands,desert grasslands,mammals,cave dwellers and Family membership$50.00 habitats,an aviary and cactus garden. Includes meeting facilities,gift shop and food service. Reid Park Zoo 445,117 Adults$6.00 This city-owned and operated 17-acre zoo features over 200 Tucson,AZ Seniors(62+)$4.00 different species of birds,fish,amphibians,mammals& Children(2-14)$2.00 reptiles. AZA accredited. Family membership$48.00 Old Tucson Studios 300,000 Adults$14.95(12&over) Built in 1939 as a replica of Tucson for movie Arizona. Also Tucson,AZ (estimated) Children$9.45(4-11) was location for filming many Hollywood westerns. Now it is a family theme park,movie,and television location and hosts Annual pass$39.95 live entertainment. Steam Pump Ranch 111-7 ConsultEcon,Inc. DRAFT-FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table III-4 Selected Tucson and Tucson-Area Attractions Ranked by Attendance Attraction and 2005 Admission Price&Family Description Location Attendance Membership Price(2006) Kartchner Caverns 179,129 $5.00 per car(2 adults,$2.00 each Includes Discovery Center(museum with interpretive State Park additional adult) displays,theater,gift shop&food vendors),guided cave tours, Benson,AZ $22.00 per night camping fee 62 camping sites and hiking and walking trails. Cave Tours Rotunda/Throne Room: $21.95 adult* $12.95 7-13 years*(free under 7) Cave Tours Big Room: $25.95 adult* $15.95 7-13 years*(free under 7) *includes$3 reservation fee Tohono Chul Park 175,238 Adults$5.00 Nature trails featuring native plants;gardens;art exhibits in a Tucson,AZ Seniors(62+)$4.00 renovated historic home;research library;café and gift shop. Students w/lD$3.00 Children 5-12:$2.50 Family membership$40.00 Tucson Museum of Art 160,000 Adults$8.00 The museum features Pre-Columbian,Spanish Colonial, &Historic Block Seniors(60+)$6.00 Post Colonial and Latin American Folk Art featured in five Tucson,AZ Students(13+)$3.00 separate historic houses that form the historic block. Family membership$50.00 Pima Air&Space 138,226 at Pima Air Museum: The Pima Air&Space Museum is the largest privately funded Museum PASM Adults$9.75($11.75 Nov.-May); aerospace museum in the world. More than four dozen Tucson,AZ Seniors$8.75($9.75 Nov.-May), interpretive exhibits are housed in nearly a 100,000 square feet and Titan Missile Children(7-12)$6.00($8.00 Nov.- of galleries covering all aspects of aviation history,technology, Museum 47,747 at May) and science. There are 250 aircrafts covering 80 acres. Green Valley,AZ TMM Titan Missile: The Titan Missile Museum opened in May 1986,and in April Adults$8.50 of 1994,the missile site was designated a National Historic Seniors:$7.50 Landmark. In November of 2003,the museum opened the Children(7-12):$5.00 Count Ferdinand von Galen Education and Research Center. The Center houses an expanded exhibits gallery,a classroom Combo ticket: for educational programming,and a state-of-the art archival $16.00($18.00 Nov.-May) area devoted to the historical documents and artifacts of the Family membership$60.00 Titan II program. Catalina State Park 130,088 $6.00 per vehicle(1-4 adults) Scenic desert park offering camping,hiking,picnicking, Tucson,AZ ($3.00 May-Sept) bicycling,horseback riding,plant,wildlife,and an $2.00 individual/bicycle archaeological site. The Park contains 5,493 acres at elevations near 3,000 feet. $12-$22/night camping International Wildlife 100,000 Adults$7.00 A natural history museum including displays of donated Museum (estimated) Seniors(62+) wildlife from around the world including birds of paradise, Tucson,AZ Students(w/ID)$5.50 wooly mammoth tusks,and animals hunted by Theodore Children(4-12)$2.50 Roosevelt on his African expeditions. Also includes a 98- seat theater that plays nature films. Gift shop&restaurant Family membership$40.00 on-site. Tucson Botanical 100,000 Adults$5.00 A five-acre collection of 16 specialty gardens including a Gardens (estimated) Children(6-12)$2.50 historical garden,an herb garden,a butterfly garden,a cactus Tucson,AZ and succulent garden,and others. The collection consists of Family membership$40.00 over 4,200 individual plants. There is also a café and a gift shop. Steam Pump Ranch 111-8 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table III-4 Selected Tucson and Tucson-Area Attractions Ranked by Attendance Attraction and 2005 Admission Price&Family Description Location Attendance Membership Price(2006) Casa Grande Ruinas 97,214 $5.00 per person,good for 7 days. Casa Grande,or"Big House,"is one of the largest prehistoric National Monument Children 15 and under admitted structures ever built in North America. Casa Grande Ruins, Coolidge,AZ free. the nation's first archeological preserve,protects the Casa Grande&other archeological sites within its boundaries. Boyce Thompson 85,000 Adults$7.50 The Arboretum brings together plants from the Earth's many Arboretum (estimated) Children(5-12)$3.00 and varied deserts and dry lands and displays them alongside Superior,AZ unspoiled examples of the native Sonoran Desert vegetation. Family membership$60.00 Fort Huachuca Museum 70,000 No charge The Fort Huachuca Historical Museum the colorful history of Fort Huachuca,AZ the Southwest and the prominent part played by the U.S. Army. Tucson Children's 69,000 Adults$5.50 Exhibits feature a dinosaur world,ocean discovery center,the Museum Seniors$4.50 human body,music&culture,a firehouse,electricity,and a Tucson,AZ Children 2-16$3.50 mock television studio. Family membership$50.00 Kitt Peak National 60,000 Adult$2.00 Visitors to the Observatory during the day have the Observatory (estimated) Children 6-12$1.00 opportunity to tour the facility. There is a nighttime Tucson,AZ observing program available. Chiricahua National 60,224 $5.00 per person,16 and under Unusual rock spires and formations,as well as the Faraway Monument admitted free. Good for 7 days. Ranch,a pioneer homestead and later a working cattle and Willcox,AZ guest ranch. The house is furnished with historic artifacts tracing the development of technology during the first half of the twentieth century. Tumacacori National 44,020 $3.00 per person,16 and under Tumacacori Mission is one of the oldest missions in Arizona Historical Park admitted free. Good for 7 days. dating to 1691. The present church was built in the early Tumacacori,AZ 1800's and abandoned in 1848. It is the best preserved $10.00-Annual pass (restored)of the three missions and consists of garden,church, and museum with artifacts. The grounds include ruins of the cemetery,convento,granary,courtyard,lime kiln,and irrigation ditch. The ticket office,book store,and administration and maintenance offices are located at the Tumacacori site. Tubac Presidio State 16,500 Adult$3.00($2.00 May-Sept) Tubac is the oldest state park in Arizona and has national Historic Park Children free(under 14) significance as the beginning of the Anza Trail. The park Tubac,AZ contains a museum,archeology display,gift shop,and a number of historic buildings,including a schoolhouse,Otero Hall,Rojas House,and Sanchez House. Sources: Facilities profiled,Arizona Office of Tourism:Arizona 2005 Tourism Facts,Association of Zoos and Aquariums:Member Directory 2007,American Association of Museums:Official Museum Directory 2006,National Park Service Public Use Statistics Office:2005 Statistical Abstract,Association of Children's Museums 2006 Membership Directory,and ConsultEcon,Inc. Local Attractions Summary Tucson offers many popular attractions, major shopping malls, a growing accommodations base, and cultural offerings that include museums, festivals and events, and professional sports teams that play year-round. In addition to leisure travel, Tucson is also an active business locale that draws a number of business travelers. In addition to popular recreational destinations, Tucson has a diverse offering of local attractions that includes cultural museums, educational attractions, Steam Pump Ranch III-9 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 national parks, and major historic sites such as the Arizona Sonora Desert Museum, Saguaro National Park, Pima Air and Space Museum, Tohono Chul Park and Reid Park Zoo, among others. Attendance at these top attractions ranges from g 69,000 at the Children's Museum to over 700,000 at the Saguaro National Park. These major attractions s generally have annual attendance in the 100,000 to 400,000 range, although there are also a g number of smaller museums and attractions. Adult ticket prices at the top attractions range from g $14.95 at Old Tucson Studios to $2.00 at Kitt Peak National Observatory. Most attractions rY fall in the $5.00 to $10.00 range. Tourist Market Summary Tourists may be an important market segment for thero osed Steam p Pump Ranch in Oro Valley. According to the Metropolitan Tucson Convention and Visitors Bureau, Tucson draws an estimated 3.5 million overnight visitors annually. Of these, about 72ercent are p leisure travelers. Steam Pump Ranch is located approximately 13 miles from downtown Tucson. As most visitors to Tucson have access to an automobile, it is close enough to warrant a day-trip day- trip y p or a half day trip by a visitor to Tucson. Steam Pump Ranch III-10 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Section IV INDUSTRY PROFILE OF RANCH RELATED HERITAGE SITES This section discusses the concepts,visitor experience,and operations of several notable attractions that are comparable to Steam Pump Ranch. This section provides an overview of the interpretive themes,programs,visitor markets, and operating economics of such facilities. Steam Pump Ranch will provide opportunities for heritage education with a focus on ranching history, cultural history, and nature while offering outdoor activities. Case studies of relevant facilities that can be considered comparable to Steam Pump Ranch help to inform planning parameters for the project such as attendance potential, operating budgets, staff composition, and provide a general sense of varying types of programs and operating models. It should be noted that there are no"perfect" comparable projects to Steam Pump Ranch, as each site will have its own unique circumstances. As America entered the 21St century and left many of its rural traditions behind, there has been a demand among the public for experiences that authentically reflect the history, atmosphere, and lifestyle of prior times and historic ways of life. This has resulted in the development of`living history' museums; the preservation of historic farms and ranches; and the procurement of open spaces for the public benefit. The benefits of these measures have been evident in a number of facets; the education provided to local school children,tourists, and the general public about these regions or localities; the enhancement to tourism and economic development provided by educational attractions; the preservation of scenic and environmentally sensitive landscapes; and the inherent benefit of preserving and interpreting culture. There are a number of examples of these types of sites which are profiled in the following section,most of which relate to the historic ranching industry. Types of Ranching Attractions Arizona is one of the hubs of ranching history in the U.S. Due to its scenery and its many authentic working ranches and guest ranches, it is a national and worldwide destination for visitors seeking to experience life in the 'Old West.' The Tucson area and Southern Arizona has numerous choices of ranching and cowboy related attractions for visitors to the area. Due to the interest in ranching related tourism and the wealth of ranches in the area,there has been considerable effort to develop Steam Pump Ranch Iv-1 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 this type of tourism. There have been a considerable number of ranches which have shifted their economic focus from livestock and agriculture to tourism. Following are descriptions of the governance and characteristics of ranch-related heritage education sites or historic sites including private sector models, government-operated sites, and non-profit operated sites. Private Sector"Dude Ranches" Dude ranches are a private sector model by which ranches have been used for the enJoY ment of tourists in an economically viable way. They are typically operated by families or companies, for profit, and usually offer accommodations, guided horseback rides, and other leisure activities. Dude ranches are found throughout the Southwest and are popular with families. They serve many markets,including international tourists. The Arizona Dude Ranch Association(ADRA)has 13 members whose ranches and facilities are diverse in size, quality, and visitor activities/amenities. Nine of the dude ranches are found near Tucson or south of Tucson. Dude ranchesrimaril cater p Y to overnight visitors; though some offer facilities for `day-riders.' The for-profit status of most dude-ranches requires relatively high lodging rates many with meals and rides inclusive. This contrasts to Steam Pump Ranch which has been primarily considered a potential resource for the general public. However, the already-established market for overnight accommodation and horse- riding at dude ranches, and the position this region holds in satisfying that market, suggests that such uses could be considered at Steam Pump Ranch as part of its program, or as an `alternative' use. Figure IV-1 shows the general location of dude ranches that are members of the ADRA in the region, indicated by large blue dots. Figure IV-1 Southern Arizona Dude Ranch Locations -lil `I71 fr) [C) ci i 7? ') 0$09ifero Nom r\a-- Sagan Naomi II . 4r1 ��i,ji il'ill r' �!�Ij!iII��il'II�„!'li � "rL�iViilililli�i, lil �l�jll„)i, iii ��I� p ''''.....\........6 oa (ly � .0 Nogales 4 ,.nrrr�nr MEXICO Source: Arizona Dude Ranch Association. Steam Pump Ranch IV-2 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Federal Government Managed Ranch Attractions The Federal government is the proprietor of several significant historic ranches that are preserved and interpreted for the public benefit. These ranches are managed under a number of different arrangements. Some are designated National Parks or National Monuments. Some ranches are operated by the Bureau of Land Management. One such facility is the Empire Ranch, located southeast of Tucson in Santa Cruz County. Descriptions of several federally managed historic ranches follow. Empire Ranch Located on a remote section of Highway 83 north of Sonoita,the Empire Ranch is early in the process of developing into an historical education center around its ranching history. Access is fairly inconvenient; a long, bumpy gravel road leads from the highway to the main site. The Empire Ranch House is a 22-room adobe and wood frame building dating to 1870. The ranch is operated by the Bureau of Land Management and is part of the 42,000-acre Las Cienegas National Conservation Area. The Empire Ranch House was designated an Official Project of the White House Save America's Treasures initiative in 1999, and was awarded a Millennium Grant for preservation work. Successfully raising$95,000 in matching funds for the grant was a major Foundation achievement in 1999-2000. Other funding sources for preservation have come from member support,partnership grants and cost-share grants from BLM, as well as grants from private foundations. Over the next five years, once stabilization is assured, a master plan jointly prepared by the Foundation and the BLM envisions development of the Empire Ranch Western Heritage Site and Education Center,with interdependent programs for: • Restoration of the ranch house as a historic house museum; • Establishment of a self-guided Heritage Trail linking the historic buildings,natural landscape and ecology of the ranch; and • Development of educational programs for all ages, especially programs for children to augment classroom learning about the natural and cultural history of the region. The Empire Ranch, as a tourist attraction, is relatively early in the development process. Currently, it is unknown if the site would charge an admission price, or what it might be. When the preservation work has progressed,there will be more attention paid to the programmatic planning Steam Pump Ranch IV-3 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 elements. There has already been some planning and physical construction of a trail system around the ranch property. Chiricahua National Monument/Faraway Ranch Located northwest of Douglas,Arizona the 12,000-acre National Monument ispop ular for hikers and bird-watchers. Of historic interest is the Faraway Ranch, a pioneer homestead and later a working cattle and guest ranch. It is a significant example of human transformation of the western frontier from wilderness to the present settlement. Faraway Ranch offers glimpses into the lives of Swedish immigrants Neil and Emma Erickson and their children. The house is furnished historically,but also traces the development of technology during the first half of the twentieth century. The Chiricahua National Monument drew 58,200 visitors in 2005,though not all of these visitors necessarily went to the Faraway Ranch buildings. Grant-Kohrs National Historic Site Located 50 miles from Helena, Montana this National Historic Site was established by Canadian fur trader John Grant, and expanded by cattle baron Conrad Kohrs. Grant-Kohrs Ranch National Historic Site commemorates the Western cattle industry from its 1850s inception through recent times. The park was enacted in 1972, and embraces 1,500-acres and 90 structures. The site is maintained today as a working ranch. Periodic events include house tours,wagon rides, blacksmithing, and children's crafts and activities. The Grant-Kohrs National Historic Site drew 17,500 visitors in 2005. State Ranches A number of state parks in Arizona, and throughout the U.S.,have origins as ranches. Most are family ranches (and farmsteads) that have been ceded to- or acquired by-the state for use as public parks,which make use of both their open space and historic qualities for the visitor's benefit. Donated or acquired ranches have been converted into state parks in many places across the West. Following is a discussion of state parks in Arizona and New Mexico that have formerly been ranches. Steam Pump Ranch IV-4 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Dead Horse Ranch State Park This 423-acre park was once a cattle ranch, acquired by the Arizona State Parks in 1973. The Park features group camping amenities,trails for hiking,biking, equestrian use, and horse corrals available for overnight use with advance arrangements. It is adjacent to the Verde River Greenway Natural Area, and the Coconino National Forest. There are not any historic structures in the Park. There were approximately 99,000 visitors to Dead Horse Ranch State Park in 2004. New Mexico Farm and Ranch Heritage Museum The New Mexico Farm and Ranch Heritage Museum is a 47-acre site that brings to life long history of farming and ranching in New Mexico. A large main building contains more than 24,000 square feet of exhibit space, along with a restaurant, gift shop and 150-seat indoor theater for special productions,presentations, and lectures. An outdoor amphitheater seats 250 people for plays and outdoor programs. Visitors to the museum can watch a cow being milked, stroll along corrals filled with livestock, enjoy several gardens, or drop by the blacksmith shop or another venue to watch one of the demonstrations. Cooking classes are offered throughout the year. Live animals on-site include burros, sheep, goats, horses, and cattle. There is also a crop demonstration plot, a pond, irrigation ditch, and stalls for milking cows. Annual attendance ranges from 42,000 to 45,000 and the price of adult admission is $3.00. Oracle State Park Center for Environmental Education Ranging from 3,500 to 4,500 feet in elevation,the nearly 4,000-acre park consists of oak grassland, riparian woodland, and mesquite scrub habitats which contain a diversity of wildlife and plant species. Once home to 1,100 head of cattle,the ranch was donated to the Defenders of Wildlife in 1976,who later transferred the property to the State Parks Board. Today the park provides environmental education programming,tours of a historic ranch house, and 15 miles of hiking trails. It is located approximately 45-minutes north of Tucson in the Santa Catalina Mountains. There were approximately 8,300 visitors to Oracle State Park in 2004. The town of Oracle,nearby, is also home to the Acadia Ranch Museum, a historic site that is open for several hours on Saturdays or by appointment. Steam Pump Ranch IV-5 ConsultEcon,Inc. DRAFT— FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 San Raphael Ranch State Park(in planningphase) ) This property features a historic pre-territorial ranch house with surround-house porches, barns, and windmills. The present land base of the ranch includes over 20,000 acres. The historic ranch house was built in 1900 by cattle rancher Colin Cameron. Near the house is the barn, corrals and blacksmith shop with an assortment of tools associated with ranch work. While the Nature Conservancy has purchased conservation easement for most of theert ro p p y, Arizona State Parks has purchased 3,550 acres of land on the lower section of the Ranch. The property will protect the habitat for the many rare and unique nativelants and animals. The Park ark is not yet open to the public, but plans are under way for nature walks, an historic house tour, and other r activities to be offered to the public on the portion of the property Yowned by Arizona State Parks. Spring Mountain Ranch Spring Mountain Ranch is located within the Red Rock Canyon National Conservation Area. This 520-acre state park was once a combination working ranch and luxurious retreat bystring a of owners who have given the area a long and colorful history, including millionaire Howard Hughes. For 30 years the Park has hosted a Super Summer Theatre, a theatrical organization that performs nightly during the summer in an outdoor theater. Semi-annual living history events at the Park include costumed role playing, demonstrations and re-enactments of historic events. Demonstrations of pioneering skills are also presented, and visitors are encouraged toartici ate. p p In addition to the living history aspects of the Park, there are two hiking trails, nature interpretive walks, and picnic tables. Overall Park attendance is approximately 200,000 annually. Admission is $5.00 per car. Local Government Ranches Cities and counties can also be owners and/or operators of historic ranches; for example Pima County's own Roy P. Drachman-Agua Caliente Regional Park. This 101-acre Pima County park surrounds a perennial warm spring flowing into three large ponds. Interpretive signs explaining the geology and history of the warm spring and the natural and human history of the site are installed throughout the park. Several historic ranch buildings on the site have been preserved and restored. It is located on the far east-side of Tucson. It was opened by the County in 1985 and the historic Steam Pump Ranch IV-6 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Ranch House and Rose Cottage were restored in 2004. There is no admission fee to the Park, and no known visitor count. Sahuaro Ranch Park The historic Sahuaro Ranch is located in a residential neighborhood of Glendale, Arizona,and is part of a greater park complex that features the historic ranch,recreational fields,playgrounds, and picnic pavilions. Within its 17 acres,the historic area features a rose garden,historic orchards, agriculture demonstration field,barnyard, and 13 original buildings. The city manages the park, including running events and educational programs on site, and there are two full-time and two part- time city employees located on site. Site and building maintenance is also taken care of by the city. The facility is available for rentals and the barn can accommodate large groups. Community events are held throughout the year. The city partners with other organizations, including the Glendale Arizona Historical Society,which holds guided tours of the house during fall,winter, and spring for a donation,the Arizona Artist Blacksmith Association, the Arizona Beef Council, and the Arizona Early Day Gas Engine and Tractor Association. It is estimated that 50,000 people visit the park annually,with half of the visitation derived from community events held onsite and educational programs. Non-profit Ranches There are quite a few historic ranches or heritage education sites operated by non-profit organizations; one of the most common management forms. Several examples in Arizona include the following: El Ranch de la Golondrianas El Ranch de la Golondrianas is a living history museum located on 200 acres in a rural farming valley 16 miles south of Santa Fe. It is dedicated to the heritage and culture of Spanish Colonial New Mexico. Original colonial buildings on the site date from the early 18th century and 19th century. In addition, historic buildings from other parts of northern New Mexico have been reconstructed at Las Golondrinas. Docents and interpreters clothed in the styles of the times show how life was lived in early New Mexico in buildings such as a hacienda, a village store, a schoolhouse, and several chapels and kitchens. There's also a working molasses mill, Steam Pump Ranch IV-7 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 wheelwright and blacksmith shops, shearing and weaving rooms, a threshing ground, a winery and vineyard, and four water mills, as well as dozens of farm animals. Attendance in 2005 was 49,000 and the adult admission price is $5.00. La Posta Quemada This working ranch is located 25-miles southwest of Tucson and is part of Colossal Cave Mountain Park. The ranch portion of the site features a museum, research library, a gift shop, and open-air café serving Mexican food. The Ranch Headquarters House on La Posta Quemada Ranch was built in 1967 (the original adobe Ranch house burned to the ground in 1965). Today it houses a museum with two focuses: the human history and the natural history of the caves and the Cienega region. Colossal Cave Mountain Park is owned by Pima County. Pima County holds an administration agreement with a charitable corporation, the Pima County Parklands Foundation. The Foundation, in turn, holds a management contract with private operators, who oversee the day-to-day management of the Park. George Ranch Historical Park This 23,000-acre working ranch located in Richmond, Texas has 480 acres dedicated to a non-profit historical park. The park places emphasis on depicting authentic locations,historic homes,and costumed presenters that tell a story of that reflects Texas's history through a number of historical periods. The park is self-guided and there are costumed interpreters stationed at the exhibit sites that demonstrate and discuss their daily routines. Live animals can be found on the site; additionally the park offers opportunities for bird watching and alligator viewing. A visitor center/gift shop/cafe is the entry point for the historical park. The admission price of$9.00 is at the high end of historical ranches. Attendance was 91,000 in 2005. Most of attendance is drawn from site rentals and events. MacGregor Ranch The 1,200-acre MacGregor Ranch is the last remaining working cattle ranch in Estes Park and one of the few sites operating as both a working ranch(110 head) and youth education center in the northern Colorado area. The 1896 house museum has been in operation since 1973. The MacGregor Ranch Historic District is home to 43 buildings. Twenty-eight of the buildings are listed on The National Register of Historic Places. The Muriel L. MacGregor Charitable Trust,a Steam Pump Ranch IV-8 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 private,non-profit operating foundation, funds and manages all Ranch activities, the museum and all educational programs. The MacGregor Trust relies heavily on donations,grants and investments to operate the historic Ranch. Annual attendance ranges from 8,000 to 10,000 visitors annually. Adult admission is $3.00. Slaughter Ranch Located in Douglas,Arizona, Slaughter Ranch is now the Johnson Historical Museum of the Southwest. This National Historic Landmark, with an old adobe ranch house,has been restored along with the ice house,wash house,granary, commissary, and car shed to give the feeling of what ranch life was at the turn of the century. This non-profit historical attraction draws approximately 4,000 annually. The location of these ranches is shown on Figure IV-2. Figure IV-2 Map of Selected Ranch Related Attractions in Southern Arizona J M d ! ] t[ :y Y4 N - 41? , ..., gs -,,. 0. ',rill' air i l;''- *,n,, ,, . �...e. `Y,'d.e,. v`.�..,. : �9, 3 ms.µ... 1 i t• : 4 .x . N -........--Nl . : : • ,!-wi: .-- ..• . " r .-,. isle, n . r .., MATLef d :t rPr , , ,11,1 ! i . i .. , AA':—te .- i' A ,) ----I I. Y...• ••., G�M�� W ♦.Yw...iN:...M•Y.s w M..f'W.. :.,� 1 Dead Horse Ranch$talo Pant,... ii,141, :,,, ritigitRAd x i ix .1 RPSVP'i r. !. 4,1 r Ir t a 26 r d I.:... i .� - ! 1 1. 4, y, Ili 'i' } ' -a ti''''%-.-,,,,,,,-405- _ Pay ......Y.'.a. ., .--44-4444 I' . f i , Dracle,State Park t�. ; , i ;,� } S ‘ t . ...........N............•.MY'.4�u'+a:::YMW/4...:ui--"."1..'.qa.........- •L.i:M.K'u..-V.M,;:'-------1...,..........____ .w►'NIN..N.....YY- ' � M1••`h '--,.. S--?'4;..1 ' ,1 TT44 � �..•� �W..'N...••WYY iYI.�d�i..'.w'M.N ti Ai1 .....:...iwpY Yau'ry.Y..YNw M11 i.Y-' „�y I � j�� P iii yr S l 1pr� i ,j�wi�i 1 i CA�S�k' noB A,cjuk Caliente Park :� 4 Li+► �� � k�ti T Cr • ` Pd i aw.• .y it •' ---it 'IM . --"6 0'"$7 ada Lai sta:�u�rr� ,A ..:,, . . Far'way.Ranch iChlircahua Ganga;Ranch ',:_.... __� *: "^� U= x' -,• Empire Ran e'er: .:_-.1 14, San�R fry" hhrI Natural Area .. Siauhti r Ranch �. �xgjq,,gelpu 1TM!AiplNtin!r1111dA,i:.r... �n am,wnnni;?tlMT.I'wn.:..� ,mw�wln,:+n�m!;I!i.:_...:!,MIAF¢PP �MR:;w�.p�+^�., NOGALES Source: ConsultEcon,Inc. Steam Pump Ranch IV-9 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Summary Following is a summary of characteristics of profiled ranch related heritage education sites, relevant trends, and lessons learned from research into such attractions. • Mission and Programs—The historic ranches profiled have unique missions and programs. Education,preservation, and programming about heritage are parts of the primary mission of these sites. Several regularly featuring costumed interpreters demonstrating life and industry as it was in historic periods. Agriculture and cattle ranching is a primary interpretive theme as well. Another common mission is to simply PY preserve historic structures and teach the general public about them. Additionally, preservation of open-space is a common goal; ranch sites can encompass up to and exceeding 1,000 acres of land. • Governance—Heritage education sites can potentially be operated by a number of types of organizations including local or state government, non-profit organizations, or in some cases such as dude ranches, by private companies. The profiled attractions are typically Yp Y non-profit or government operated. While non-profit organizations don't pay income taxes on revenue, they often raise a substantial portion of their revenue from unearned sources (gifts, grants etc) to carry out their mission. Government operated facilities, as well as non-profit organizations have unique sets of challenges, many of which are related to consistent funding for programs and operations. Often the facilities that are linked to county, state, or even federal government have access to resources that are not usually available to stand alone non-profits. For example, a state or county run site may be able to borrow special equipment at no extra cost, or it might have access to technical expertise in the administrative offices. It is important that the governance established reflect the goals of the facility, its needs, and its viability. • Historic Sites and Interpretation—Due to the unique history of the site and buildings g found on the site, Steam Pump Ranch will certainly be a historic site with opportunities for interpretation of a number of historic and cultural themes. Most of the profiled ranch related attractions have historic structures on site, which serve as a central point of interest. The living history concept is one that has been used extensively at historic sites (real or re-created). This generally implies programs re-enacting life (cooking, farming, craft g making etc) as it was during the historic period being interpreted. While one museum director called living history a `dying industry' it still remains one of the best formats for teaching the general public (especially children) about past lifestyles. Nationwide, living history attractions have experienced stagnant attendance and often high operating costs. Such attractions generally require a large personnel staff, which is usually the most costly budget expense. The high cost of operating living history sites results in high operating expenses, and therefore results in admission fees that are often uncompetitive with other local attractions, thus a deterrent to visitation. Some sites have maintained living history on a special event basis (war reenactments, cultural festivities, holiday programs, weekend programs etc) to maintain visitor interest but without the day- to-day costs personnel costs of living history. Increasingly, the benefits of drawing the visitor into active participation (rather than passive `watching') have become evident. Steam Pump Ranch IV-10 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 • Tourist and Resident Markets—In several instances,historic ranches are located outside of major population centers and therefore do not have direct access to significant resident and tourist markets. Unlike these more remote ranches, Steam Pump Ranch is located close to downtown Tucson. Most of these attractions benefit from both tourist and resident markets. However, due to the educational orientation(especially for school-children) of these attractions,they tend to draw more from local residents. Therefore,the need for new programming to draw repeat visitors is very important. Good visibility is needed for significant tourist visitation. • Attendance—Annual attendance at the profiled ranch related attractions ranges from 4,000 to 200,000 visitors. Ranches in the high range of attendance were those located in large parks where attendance to the ranches is a subset of attendance to the overall park. • Price—Adult admissions prices for historic ranches range from free to $9.00 per adult. Some state parks charge per vehicle rather than per person. The average adult admission price among the profiled ranches is $5.00. Generally, compared to many `attractions' these profiled facilities are modestly priced. Admission prices should be set to be affordable for families living in the region, and should be competitive with other local attractions, while at the same time being high enough to help support the budget through earned revenue. • Operations and Budget—The size of an operating budget is dependent on a number of factors including facility size and number of visitors, sources of funding, and the mission of the organization. More complex operations might include extensive programming and marketing, as well as facility rentals and catering. Some facilities operate on a more minimalist approach, in particular some state and county parks. More pared-down operations, such as that sometimes found in state and county parks, may include minimal staffing and maintenance costs. Often operations such as state or local parks are supported by larger administrations that provide value to the park or attraction in terms of expertise, business planning, maintenance, equipment use, and other services that may not be immediately apparent in the operating budget of the particular entity. These support structures and shared costs contrast to the non-profit model in which an organization often must support itself entirely both in terms of operating revenue as well as other types of support(operating expertise,political support, maintenance costs, bookkeeping etc). • Personnel—Personnel costs often make up the majority of budget expenses at historic ranch parks. Living history attractions require larger staff sizes, as do other programming-heavy attractions, and thus are more expensive to operate than the smaller, less `attraction' oriented sites. Some of the more minimalist operations are historic sites or parks where the emphasis is on self-guided tours, especially outdoor touring. The type of attraction and organization envisioned has much to do with the site's personnel profile. The importance of volunteers at the facilities profiled must be stressed. If properly organized, docents can replace personnel at certain positions, thus saving salary expenses, which could result in a more economically viable operation. Steam Pump Ranch IV-11 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Section V OPERATING PLAN FOR STEAM PUMP RANCH This section describes the operating parameters for Steam Pump Ranch as envisioned in the master plan developed by the consultant team and the town plan committee; and analyzes Steam Pump Ranch's economic potential under the master plan. Visitor and operating assumptions used in the analysis are based on the market analysis for the project,the planned project size and master plan description, and additional research on operating factors that would be associated with a facility of the profile being considered. The purpose of this operating plan is to provide information for the planning and development process. As project planning moves forward (including physical and interpretive programs)the project timing, operations, and financial plans will be refined. Project Phasing Under the master plan, Steam Pump Ranch would be developed over the course of three phases. The first or"Pre-Opening Phase"begins on May 1,2008 with the Town of Oro Valley assuming complete control of Steam Pump Ranch. During the Pre-Opening Phase, existing capital funds will be used to renovate one building on site to function as office space. In addition,the town will work to secure capital improvement funds through a bond vote to occur in November 2009. During the Pre-Opening Phase, it is recommended that the town sponsor an interpretive plan for Steam Pump Ranch,which will make the ranch more competitive for capital improvement funds. Such work would be needed in any event to move the master plan forward. Once capital funds have been secured,building and construction can proceed, with a targeted completion date of early 2012 in time for the Arizona's centennial on February 14. The opening of the second phase, or"Opening Phase,"is targeted for February 14,2012 when Steam Pump Ranch would open to the general public after the completion of an interpretive plan and capital funds have been secured to renovate existing buildings, construct new buildings,install interpretive elements and exhibits,and install required infrastructure and landscaping. The targeted opening would coincide with Arizona's centennial celebration of its admission to the union. Steam Pump Ranch v-1 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 The third phase, or"Full Build-Out Phase,"would occur at an as-yet determined time after the Opening Phase. This phase incorporates other public and commercial uses not developed onsite during the Opening Phase. It should be noted that individual components of the Full Build-Out Phase could be developed over time rather than all at once. In addition, some of the Full Build-Out Phase components might be developed earlier as part of the Opening Phase. Operations Management Steam Pump Ranch would operate under the norms for ranch attractions nationally, adjusted for local conditions. Steam Pump Ranch will be operated by the Town of Oro Valley. The Parks and Recreation Department will be the lead operating department,responsible for the activities and programs planned for the ranch and maintenance and upkeep of the grounds. The Public Works Department would be responsible for the maintenance and upkeep of the buildings on site. In addition,the Parks and Recreation Department may contract with non-profit organizations, commercial contractors and concessionaires to manage activities onsite or to operate onsite. For the purposes of this analysis, the activities within the ranch that are operated by concessionaires will provide additional revenue to support ranch operations without affecting the ranch's (town) expense profile. Therefore,expenses incurred by concessionaires are not included in this analysis, and town revenues from concessionaires are expressed as"net"revenues to the town. In addition,the Oro Valley Historical Society, Greater Oro Valley Arts Council, and other non- profit organizations may have an important role in coordinating volunteers,developing educational programs, sponsoring events onsite and raising supportive funds. Regardless of any group's current and future capacity to run programs and raise funds,the Town of Oro Valley will have to provide operating support in order to maintain the ranch operation. As is the case in every ranch attraction profiled in this report and virtually every heritage attraction across the country, Steam Pump Ranch will need ongoing operational support from local government and other contributing organizations and individuals. Site Operating Expenses Parks and educational attractions like Steam Pump Ranch are largely fixed cost operations. These fixed costs include insurance,utilities and exterior maintenance,personnel, exhibit maintenance, Steam Pump Ranch V-2 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 basic marketing, facility maintenance, etc. There is some variability expenses enses based on p attendance levels such as visitor services, education programs,marketing, and so forth. The analysis of operating expenses is based on the size of the facility, an analysis of existingpark Y operations and maintenance budgets in the Town of Oro Valley, as well as the operating experience p g of other attractions of this type. This operating profile assumes an efficiently run organization with g a"bottom line"mentality. For the purposes of this plan, operating expenses are divided into one of two functional categories: "site costs"and"program costs." Site costs are the core costs associated with ongoing maintenance g g of the grounds and buildings and administration and oversight. Program costs are associated with the programs and activities related to the site as a heritage and educational attraction. From an analytical perspective, site costs reflect a baseline ongoing investment bythe Town of Oro Valleyto enable public entry and safety of Steam Pump Ranch and the basic stabilization and conservation of the historic fabric onsite. Program costs reflect site heritage and educational benefits that enhance public use and add attractiveness to the private sector for their possible investment in the site and operating of tenant businesses onsite. Operating expenses for each phase of Steam Pump Ranch will change according to thep hase of development. A staff profile has been developed for each phase as an input to the overall operating expenses for each phase. The staffing of Steam Pump Ranch is anticipated to change g with each new phase and according to the level of activities planned for the site. In addition to salaries and fringe benefits, operating expenditures are assigned for a number of categories, including marketing, insurance, utilities, and staff overhead costs. Budget categories for this plan use the budget categories for existing parks in the Town of Oro Valley. Following is a discussion of selected expense items that are applicable to all of the phases. ♦ Utilities—Utility costs are estimated based on the experience of other parks in the Town of Oro Valley and include energy, water and sewer, and waste disposal. Natural gas and electricity is estimated at $3.00 per square foot of building area. This estimate will vary depending on the systems installed in the buildings, outdoor energy use, levels of activity, and future energy costs. ♦ Outside Professional Services—Expense category for various outside contractors, such as pest control, sign installation, tree removal and other contract services. Steam Pump Ranch V-3 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 • Administrative Supplies& Materials—Includes maintenance,janitorial and operating supplies, office supplies and materials,and general business and miscellaneous expenses for the buildings. • Grounds Repair& Maintenance—Includes maintenance costs, operating supplies, and miscellaneous expenses for the ranch grounds. • Building Repairs &Maintenance—Expenses related to maintaining building systems, janitorial and general building functions. • Advertising—Includes advertising; printing and publications design,production and distribution expenses for advertising; and other printed matter as well as in-house produced promotional materials. Steam Pump Ranch should participate in co-op marketing to the extent possible. • Printing&Publications—Includes printing costs for brochures,visitor guides, office stationary and letterhead,press release packages, educational kits, and possibly a newsletter. • Exhibit Reinvestment—Costs associated with maintaining and updating exhibits. • Miscellaneous & Contingency—Other small expenditure items not covered in prior categories. A moderate capital repairs fund,which is estimated at 3 percent of operating expenses, is included for small-scale capital repairs and improvements. It should be noted that this operating budget item does not include funds for major capital repairs (which would be addressed through capital budgets),nor does it include funds for exhibit renewal. These major capital items would be paid for through outside gift and grant funds and/or special town budget requests. Expenses were developed to reflect the program as conceived in the Steam Pump Ranch master plan and the experience of comparable visitor attractions. Pre-Opening Phase: Staffing and Operating Expense Profiles Data in Table V-1 present a staffing profile for Steam Pump Ranch based on facility size and the activities planned for the site during the pre-opening phase. The staffing profile includes one part- time recreation manager, one overnight caretaker, and two part-time maintenance workers. This staffing profile represents the minimum required to maintain a presence on the site and to stabilize and maintain the grounds and buildings before the Opening Phase. The wage and salary figures are for illustrative purposes only and in no way are meant to represent actual or recommended salaries by position or position type. However, as a whole,these estimates are representative of salary levels in the Town of Oro Valley, and are illustrative of salary requirements for the facility as conceived. Steam Pump Ranch V-4 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 In total, a payroll of$40,600 is estimated for the Pre-Opening Phase. A 40ercent fringe rate was p g utilized based on the current Town fringe rate. The total payroll for Steam Pump Ranch, based on this staffing profile, is estimated at$56,900. Personnel salaries and as wages projected are g approximately 57 percent of total expenses at the facility in this phase. All of thep ersonnel and personnel expenses are site costs in this phase. Table V-1 Pre-Opening Phase Staffing Profile Steam Pump Ranch Annual Number of Number of Program Salaries Full Time Part Time Site Salary Salary Personnel Schedule (FTE) Positions Positions Budget Budget Administration 11 Recreation Manager(Site Manager) $50,471 1 $25,236 Assistant Recreation Manager 32,360 _ (Programs and Events Coordinator) Heritage Museum and Gift Shop 2V Educator/Volunteer Coordinator 35,000 _ Concessions 20,000 _ Operations 1/ Caretaker 3/ - 1 _ Park Maintenance Worker 30,802 1 15,401 Public Works Maintenance Worker 30,802 _ Intermittent Workers 20,000 _ (Interns,Seasonal/Event Support) Site and Program Salaries 1 2 $40,637 $0 Taxes,Fringe&Benefits(@ 40%of salary) $16,255 $0 Site and Program Salaries&Benefits Budget $56,891 $0 Total Salaries $40,637 Taxes,Fringe&Benefits(@ 40%of salary) $16,255 Total Salaries&Benefits Budget $56,891 Site Full Time Equivalent Positions(FTE'S) 2.00 Program Full Time Equivalent Positions(FTE'S) 0.00 Total Full Time Equivalent Positions(FTE'S) 2.00 NOTE:Part Time Employees at 50%FTE. 1/Salaries based on 2007-2008 midpoint salary grade of Town of Oro Valley positions.Retrieved from http://www.ci.oro- valley.az.us/HR/Updated%202007-2008%20Salary%20Structure%2007-01-07.htm on January,28 2008. 2/Salaries based on comparable operating profiles for historic sites and museums in the Tucson Area,and general industry knowledge. 3/A caretaker is a position designed to maintain a town presence onsite 24 hours per day.There is no paid salary.In exchange for free room at Steam Pump Ranch,the caretaker would maintain site security between sundown and sunup. Source: ConsultEcon,Inc. Data in Table V-2 provide an operating expense profile for Steam Pump Ranch for the Pre-Opening p g Phase based on Town of Oro Valley park budgets and typical site operating costs. In the Pre- Opening Phase, operating expenses for all fixed amount categories are estimated to be 25p ercent of those estimated for the Opening Phase due to the limited activities planned for the site. In total, an operating budget of about$104,400 is anticipated for the Pre-Opening Phase. These are mostly site rather than program costs. Steam Pump Ranch V-5 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-2 Pre-Opening Phase Operating Expense Profile in Current Dollars Steam Pump Ranch Project Parameters Heritage Attendance 0 Acres 17 Building Interiors Square Footage(SF) 1,337 Poster Frost Associates Employees(FTEs) 2.00 See Staff Profile Detailed Budgetary Analysis Annual Amount Expense Factors 1/ Site Costs Site Personnel Salaries(FTE,PTE) $40,637 See Staff Profile Fringe&Benefits $16,255 See Staff Profile Outside Professional Services $12,500 Fixed Amount Natural Gas and Electricity $4,011 @ $3.00 per Building Square Foot Water and Sewer $10,625 Fixed Amount Waste Disposal Fees $1,750 Fixed Amount Vehicle Repair and Maintenance $188 Fixed Amount Equipment Repair and Maintenance $188 Fixed Amount Grounds Repair and Maintenance $1,250 Fixed Amount Buildings Repair and Maintenance $1,250 Fixed Amount Rentals $250 Fixed Amount Postage $188 Fixed Amount Telecommunications $375 Fixed Amount Gasoline and Oil $375 Fixed Amount Non-Capitalized Equipment $250 Fixed Amount Field Supplies $500 Fixed Amount Uniforms $250 Fixed Amount Subtotal Site Costs $90,840 Program Costs Program Personnel Salaries(FTE,PTE) $0 See Staff Profile Fringe&Benefits $0 See Staff Profile Advertising $0 @ $0.25 per Attendee Printing&Publications $0 @ $0.25 per Attendee Travel and Training $75 Fixed Amount Memberships and Subscriptions $50 Fixed Amount Special Events $5,000 Fixed Amount Educational Programs $5,000 Fixed Amount Exhibit Reinvestment $0 @ $0.50 per Attendee Miscellaneous&Contingency $400 @ $200 Per FTE Subtotal Program Costs $10,525 Subtotal Operating Expenses $101,365 Capital Reserves 21 $3,041 3%Of Total Op.Expenses Total Operating Expenses $104,406 Operating Expense Per SF $78.09 Operating Expense Per FTE $52,203 Operating Expense Per Acre $6,142 1/Site Costs are determined to be core costs associated with the ongoing maintenance of the site by the Town of Oro Valley. Program Costs are associated with the operation of the facility as a public attraction and community facility and may be attributed to another non-profit or governmental agency. Cost exstimates are based on analysis of Parks and Recreation Department budgets for other Oro Valley parks,conversations with Town of Oro Valley employees in the Parks and Recreation and Public Works Departments,and general industry knowledge. "Fixed Amount"Pre-Opening Phase expenses are estimated at 25%of Opening Phase expenses. 2/Capital Reserves include funds for equipment replacements and minor capital for building improvements. Source:ConsultEcon,Inc. Steam Pump Ranch V-6 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Opening Phase: Staffing and Operating Expense Profiles Data in Table V-3 present a staffing profile for Steam Pump Ranch during the Opening Phase based on facility size,projected attendance patterns, and the experience of comparable ranch attractions. The staffing profile includes one full-time recreation manager, a full-time educator and volunteer coordinator, one full-time concessions worker, one overnight caretaker, and two full-time maintenance workers. A strong cadre of volunteer docents,who would have educational and interpretive duties as well as assisting with special projects and other important functions,will be vital to the successful operation of the facility. The wage and salary figures are for illustrative purposes only and in no way are meant to represent actual or recommended salaries byposition or position type. However, as a whole,these estimates are representative of salary levels in the Town of Oro Valley, and are illustrative of salary requirements for the facility as conceived. In total, a payroll of$141,700 is estimated for the Opening Phase. A 40 percent fringe rate was utilized based on the current Town fringe rate. The total payroll for Steam Pump Ranch,based on this staffing profile,is estimated at$198,300. Personnel salaries and wages asJro'ected are p approximately 45 percent of total expenses at the facility in this phase. Steam Pump Ranch V-7 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-3 Opening Phase Operating Staffing Profile Steam Pump Ranch Annual Number of Number of Program Salaries Full Time Part Time Site Salary Salary Personnel Schedule (FTE) Positions Positions Budget Budget Administration 1/ Recreation Manager(Site Manager) $50,471 1 $50,471 Assistant Recreation Manager 32,360 - (Programs and Events Coordinator) Heritage Museum and Gift Shop 21 Educator/Volunteer Coordinator 35,000 1 35,000 Concessions 20,000 1 10,000 Operations 1 Caretaker 31 - 1 - Park Maintenance Worker 30,802 1 30,802 Public Works Maintenance Worker 30,802 1 15,401 Intermittent Workers 20,000 - (Interns,Seasonal/Event Support) Site and Program Salaries 4 2 $96,674 $45,000 Taxes,Fringe&Benefits(@ 40%of salary) $38,670 $18,000 Site and Program Salaries&Benefits Budget $135,344 $63,000 Total Salaries $141,674 Taxes,Fringe&Benefits(@ 40%of salary) $56,670 Total Salaries&Benefits Budget $198,344 Site Full Time Equivalent Positions(FTE'S) 3.50 Program Full Time Equivalent Positions(FTE'S) 1.50 Total Full Time Equivalent Positions(FTE'S) 5.00 NOTE: Part Time Employees at 50%FTE. 1/Salaries based on 2007-2008 midpoint salary grade of Town of Oro Valley positions.Retrieved from http://www.ci.oro- valley.az.us/HR/Updated%202007-2008%20Salary%20Structure%2007-01-07.htm on January,28 2008. 2/Salaries based on comparable operating profiles for historic sites and museums in the Tucson Area,and general industry knowledge. 3/A caretaker is a position designed to maintain a town presence onsite 24 hours per day. There is no paid salary.In exchange for free room at Steam Pump Ranch,the caretaker would maintain site security between the hours of sundown and sunup. Source: ConsultEcon,Inc. Data in Table V-4 provide an operating expense profile for Steam Pump Ranch for the Opening Phase based on Town of Oro Valley park budgets and typical site operating costs. In total, an operating budget of about$439,800 is anticipated for the Opening Phase. This includes about $312,500 for site costs, $114,500 for program costs and$12,800 for capital reserves. Steam Pump Ranch V-8 ConsultEcon,Inc. DRAFT-FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-4 Opening Phase Operating Expense Profile in Current Dollars Steam Pump Ranch Project Parameters Heritage Attendance 1/ 10,000 Acres 17 Building Interiors Square Footage(SF) 19,124 Poster Frost Associates Employees(FTEs) 5.00 See Staff Profile Detailed Budgetary Analysis Annual Amount Expense Factors 2/ Site Costs Site Personnel Salaries(FTE,PTE) $96,674 See Staff Profile Fringe&Benefits $38,670 See Staff Profile Outside Professional Services $50,000 Fixed Amount Natural Gas and Electricity $57,372 @ $3.00 per Building Square Foot Water and Sewer $42,500 Fixed Amount Waste Disposal Fees $7,000 Fixed Amount Vehicle Repair and Maintenance $750 Fixed Amount Equipment Repair and Maintenance $750 Fixed Amount Grounds Repair and Maintenance $5,000 Fixed Amount Buildings Repair and Maintenance $5,000 Fixed Amount Rentals $1,000 Fixed Amount Postage $750 Fixed Amount Telecommunications $1,500 Fixed Amount Gasoline and Oil $1,500 Fixed Amount Non-Capitalized Equipment $1,000 Fixed Amount Field Supplies $2,000 Fixed Amount Uniforms $1,000 Fixed Amount Subtotal Site Costs $312,466 Program Costs Program Personnel Salaries(FTE,PTE) $45,000 See Staff Profile Fringe&Benefits $18,000 See Staff Profile Advertising $2,500 @ $0.25 per Attendee Printing&Publications $2,500 @ $0.25 per Attendee Travel and Training $300 Fixed Amount Memberships and Subscriptions $200 Fixed Amount Special Events $20,000 Fixed Amount Educational Programs $20,000 Fixed Amount Exhibit Reinvestment $5,000 @ $0.50 per Attendee Miscellaneous&Contingency $1,000 @ $200 Per FTE Subtotal Program Costs $114,500 Subtotal Operating Expenses $426,966 Capital Reserves 3I $12,809 3%Of Total Op.Expenses Total Operating Expenses $439,775 Operating Expense Per SF $23.00 Operating Expense Per FTE $87,955 Operating Expense Per Acre $25,869 1/Midpoint of estimated range between 5,000 and 15,000 visitors annually. 2/Site Costs are determined to be core costs associated with the ongoing maintenance of the site by the Town of Oro Valley. Program Costs are associated with the operation of the facility as a public attraction and community facility and maybe attributed to another non-profit or governmental agency. Cost exstimates are based on analysis of Parks and Recreation Department budgets for other Oro Valley parks,conversations with Town of Oro Valley employees in the Parks and Recreation and Public Works Departments,and general industry knowledge. 3/Capital Reserves include funds for equipment replacements and minor capital for building Source:ConsultEcon,Inc. Steam Pump Ranch V-9 ConsultEcon,Inc® DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Full Build-Out Phase: Staffing and Operating Expense Profiles Data in Table V-5 present a staffing profile for Steam Pump Ranch during the Full Build-Out Phase based on facility size,projected attendance patterns, and the experience of comparable ranch attractions. The staffing profile includes one full-time recreation manager, a part-time assistant recreation manager, a full-time educator and volunteer coordinator, one part-time concessions worker, one overnight caretaker, and two full-time and one part-time maintenance workers, as well as an allowance for intermittent workers that could be interns working on special projects or temporary help for special events. A strong cadre of volunteer docents,who would have educational and interpretive duties as well as assisting with special projects and other important functions, will be vital to the successful operation of the facility. The wage and salary figures are for illustrative purposes only and are not meant to represent actual or recommended salaries by position or position type. However, as a whole,these estimates are representative of salary levels in the Town of Oro Valley, and are illustrative of salary requirements for the facility as conceived. In total, a payroll of$208,700 is estimated for the Full Build-Out Phase. A 40 percent fringe rate was utilized based on the current Town fringe rate. The total payroll for Steam Pump Ranch,based on this staffing profile, is estimated at$292,100. Personnel salaries and wages as projected are approximately 51 percent of total expenses at the facility in this phase. Steam Pump Ranch V-10 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-5 Full Build-Out Phase Staffing Profile Steam Pump Ranch Annual Number of Number of Total Salaries Full Time Part Time Salary Personnel Schedule (FTE) Positions Positions Budget Administration 1/ Recreation Manager(Site Manager) $50,471 1 $50,471 Assistant Recreation Manager 32,360 1 16,180 (Programs and Events Coordinator) Heritage Museum and Gift Shop 21 Educator/Volunteer Coordinator 35,000 1 35,000 Concessions 20,000 1 10,000 Operations 1/ Caretaker 31 - 1 - Park Maintenance Worker 30,802 1 1 46,203 Public Works Maintenance Worker 30,802 1 30,802 Intermittent Workers 20,000 2 20,000 (Interns,Seasonal/Event Support) Site and Program Salaries 5 5 $127,476 $81,180 Taxes,Fringe&Benefits(@ 40%of salary) $50,990 $32,472 Site and Program Salaries&Benefits Budget $178,466 $113,652 Total Salaries $208,656 Taxes,Fringe&Benefits(@ 40%of salary) $83,462 Total Salaries&Benefits Budget $292,118 Site Full Time Equivalent Positions(FTE'S) 4.50 Program Full Time Equivalent Positions(FTE'S) 3.00 Total Full Time Equivalent Positions(FTE'S) 7.50 NOTE: Part Time Employees at 50%FTE. 1/Salaries based on 2007-2008 midpoint salary grade of Town of Oro Valley positions.Retrieved from http://www.ci.oro- valley.az.us/HR/Updated%202007-2008%20Salary%20Structure%2007-01-07.htm on January,28 2008. 2/Salaries based on comparable operating profiles for historic sites and museums in the Tucson Area,and general industry knowledge. 3/A caretaker is a position designed to maintain a town presence onsite 24 hours per day. There is no paid salary.In exchange for free room at Steam Pump Ranch,the caretaker would maintain site security between the hours of sundown and sunup. Source: ConsultEcon,Inc. Data in Table V-6 provide an operating expense profile for Steam Pump Ranch for the Full Build- Out Phase based on Town of Oro Valley park budgets and typical site operating costs. In the Full Build-Out Phase, operating expenses for all fixed amount categories are estimated to be 110 percent of those estimated for the Opening Phase. In total, an operating budget of about$567,400 is anticipated for the Full Build-Out Phase. This includes about$376,200 for site costs, $174,700 for program costs and$16,500 for capital reserves. Steam Pump Ranch V-11 ConsultEcon,Inc. DRAFT-FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-6 Full Build-Out Phase Operating Expense Profile in Current Dollars Steam Pump Ranch Project Parameters Heritage Attendance 1/ 15,000 Acres 17 Building Interiors Square Footage(SF) 22,000 Poster Frost Associates Employees(FTEs) 7.50 See Staff Profile Detailed Budgetary Analysis Annual Amount Expense Factors 21 Site Costs Site Personnel Salaries(FTE,PTE) $127,476 See Staff Profile Fringe&Benefits $50,990 See Staff Profile Outside Professional Services $55,000 Fixed Amount Natural Gas and Electricity $66,000 $3.00 per Building Square Foot Water and Sewer $46,750 Fixed Amount Waste Disposal Fees $7,700 Fixed Amount Vehicle Repair and Maintenance $825 Fixed Amount Equipment Repair and Maintenance $825 Fixed Amount Grounds Repair and Maintenance $5,500 Fixed Amount Buildings Repair and Maintenance $5,500 Fixed Amount Rentals $1,100 Fixed Amount Postage $825 Fixed Amount Telecommunications $1,650 Fixed Amount Gasoline and Oil $1,650 Fixed Amount Non-Capitalized Equipment $1,100 Fixed Amount Field Supplies $2,200 Fixed Amount Uniforms $1,100 Fixed Amount Subtotal Site Costs $376,191 Program Costs Program Personnel Salaries(FTE,PTE) $81,180 See Staff Profile Fringe&Benefits $32,472 See Staff Profile Advertising $3,750 @ $0.25 per Attendee Printing&Publications $3,750 @ $0.25 per Attendee Travel and Training $330 Fixed Amount Memberships and Subscriptions $220 Fixed Amount Special Events $22,000 Fixed Amount Educational Programs $22,000 Fixed Amount Exhibit Reinvestment $7,500 @ $0.50 per Attendee Miscellaneous&Contingency $1,500 @ $200 Per FTE Subtotal Program Costs $174,702 Subtotal Operating Expenses $550,893 Capital Reserves 3' $16,527 3%Of Total Op.Expenses Total Operating Expenses $567,420 Operating Expense Per SF $25.79 Operating Expense Per FTE $75,656 Operating Expense Per Acre $33,378 1/Midpoint of estimated range between 10,000 and 20,000 visitors annually. 2/Site Costs are determined to be core costs associated with the ongoing maintenance of the site by the Town of Oro Valley. Program Costs are associated with the operation of the facility as a public attraction and community facility and may be attributed to another non-profit or governmental agency. Cost exstimates are based on analysis of Parks and Recreation Department budgets for other Oro Valley parks,conversations with Town of Oro Valley employees in the Parks and Recreation and Public Works Departments,and general industry knowledge. "Fixed Amount"Full Build-Out Phase expenses are estimated at 110%of Opening Phase expenses. improvements. Source:ConsultEcon,Inc. Steam Pump Ranch V-12 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Revenue Potential Steam Pump Ranch will derive revenue from earned revenue and non-earned revenue sources. As with most parks, Steam Pump Ranch will have to supplement its earned revenues with non- earned sources because earned revenues will not support all of the operational expenses. Since the ranch will be owned and operated by the Town of Oro Valley, it is assumed that in lieu of other funds from other sources, the town will provide an annual contribution to support ranch "site" operations, either from general funds or from a fund set up specifically for Steam Pump Ranch. Earned revenues can cover much of the "program costs" of the site. This analysis assumes a"breakeven" operation: the amount of non-earned revenue required is the difference between the revenue earned and the total operating expense. Non-earned revenues cited in this report should be considered a minimum as additional non-earned revenues will enhancep ark operations, potentially leading to a better visitor experience. Operating and Revenue Assumptions Important operating and revenue assumptions for Steam Pump Ranch include: • Hours and Admission— Steam Pump Ranch will not be open to the public during the Pre-Opening Phase, except during special events and programs. During the Opening p g Phase, it is assumed that Steam Pump Ranch will be open seven days per week from . sunrise until sundown, or in accordance with the policies of other parks in the Town of Oro Valley. Steam Pump Ranch would be open as needed for evening events. Theg ift shop and food service would be open and guided tours are assumed to be available 4 days Y per week, Thursday through Sunday, from 10 am until 4 pm throughout the year. • Admission Fee— Steam Pump Ranch will not have an admission fee. The generalp ublic will be allowed access to Steam Pump Ranch grounds, much like a public park, without charge. Docent-led tours of the grounds and of interior exhibit areas will be available 4 days per week throughout the year. The assumed fee for volunteer, docent-led tours of grounds and house exhibits is $5.00 in current dollars. The Pre-Opening Phase does not have potential for paid tours. /► Attendance—The pre-opening phase has modest attendance potential and no earned revenue potential from visitation. The heritage-related visitor potential for Opening Phase tours is 10,000,the mid-point of a 5,000 to 10,000 range. During the Opening Phase of Steam Pump Ranch,including public park, events and heritage-related visitation,is estimated to have 30,000 visitors. The Full Build-Out Phase heritage-related visitation potential is 15,000,the mid-point of a 10,000 to 20,000 range. Total Full Build-Out phase visitation is estimated at 65,000. • Retail—A gift shop with appropriate and varied merchandise can be an important part of the visitor experience, as well as an important revenue source. This element is assumed to perform at industry norms for moderately scaled historical educational attractions, and to Steam Pump Ranch V-13 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 generate $1.00 per visitor in retail sales. The cost of goods sold is estimated to be 52 percent of retail sales. ♦ Food Service—The Steam Pump Ranch program includes the potential for food service. During the Opening and Full Build-Out Phases, food service is assumed to be modest in scale,with vending machines onsite and a kiosk in Building 5 offering snacks and beverages. Limited seating should be available, with the possibility of outdoor seating to supplement indoor areas. There is an estimated$1.50 per visitor(heritage and other attendees)for onsite food service. The Town is assumed to use a concessionaire to manage the food service,with an estimated 15 percent of gross food service revenue to the Town. There is the potential to offer a greater array of food service options onsite; however,the food service would need to be of a sufficient size and menu diversity required to augment sales from onsite visitors with offsite audiences. It is reasonable to expect that food service provision could be combined with catering planned for the site to create a more attractive business opportunity and a stronger onsite tenant. • Room and Outdoor Area Rentals—Many visitor attractions make their facilities available for private events and facility rentals. These might include receptions,meetings, and events. As a part of the Steam Pump Ranch master plan,there are two small indoor rooms and three outdoor spaces that can accommodate rentals. As such, Steam Pump Ranch will have an opportunity to earn revenues from this source. The terms for rental and the extent of rentals vary considerably among institutions. This analysis includes assumptions for the number of events held annually in each location and the revenue per event rental in both the Opening and Full Build-Out Phases. • Educational Programs and Special Events—It is anticipated that Steam Pump Ranch will be used for a educational programs, such as lectures,demonstration activities and school programs, and special events, such an arts and crafts fairs and town celebrations. Programs and events will be important for generating regular activity onsite, as well as contributing to site visitation. Under the master plan,programs and events are assumed to either breakeven, and thereby do not generate earned revenue for the Town of Oro Valley. • Full Build-Out Phase Components—The Full Build-Out Phase for Steam Pump Ranch includes two components that have earned revenue potential: a multi-purpose event building and an equestrian building. The multi-purpose event building as proposed would be large enough to handle events for up to 250 people, and would include a catering kitchen. This facility would transform the site's ability to hold events and an entirely different type and size of events would be possible. The event building is assumed to be operated by a concessionaire, with 12 percent of gross event fees returning to the Town as rent. The equestrian building is assumed to be used by a horse trail riding operation,which had been a use onsite in the recent past. The equestrian building is assumed to be operated by a concessionaire,with 12 percent of gross fees returning to the Town as rent. Even before the construction of permanent equestrian building and corrals, an equestrian operator could set up temporary structures onsite to establish a baseline trailing riding operation. Given the opportunity to start equestrian use on the site with relatively low investment,it is possible that equestrian use could begin earlier than the Full Build-Out Phase. Steam Pump Ranch V-14 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 • Inflation Assumption—The financial pro forma analysis uses the 2008 value of the dollar for the first year(FY2008-2009) of the projection,with following years at an assumed 3 percent inflation rate. Data in Table V-7 summarize the assumptions underlying the financial analysis for Steam Pump Ranch. Table V-7 Pro Forma Operating Assumptions in Current Dollars for All Phases Steam Pump Ranch Pre-Opening Full Build-Out Assumptions Phase Opening Phase Phase Heritage Attendance 0 10,000 15,000 Programs,Events and Rental Attendance 1,000 7,500 20,000 Park Attendance 0 12,500 25,000 Total Attendance 1,000 30,000 60,000 General Guided Tour Per Capita Fee $5.00 $5.00 Inflation Rate(applied to revenues and expenses) 3.0% 3.0% Office Rent for OVHS and other non-profit users $0 $0 Gift Shop and Food Service 1/ Per Capita Gross Gift Shop Sales $1.00 $1.00 Cost of Goods Sold as a%of Gift Shop Sales 52% 52% Per Capita Food Service Sales $1.50 $1.50 Owner's Fee on Food Service Sales 15% 15% Room and Outdoor Areas Rental Fees per Use Building 2 Meeting Room $50 $50 Building 4 Meeting Room $50 $50 Area b/t Buildings 2 and 3 $250 $250 Porch/Patio(Building 5) $250 $250 Outdoor Barbecue/Gathering Space $250 $250 Room and Outdoor Areas Rental Annual Use Building 2 Meeting Room 100 150 Building 4 Meeting Room 100 150 Area b/t Buildings 2 and 3 50 75 Porch/Patio(Building 5) 50 75 Outdoor Barbecue/Gathering Space 50 75 Multi Purpose Event Building Gross Fees per Use $5,000 Number of Uses per Year 100 Owner's Fee on Event Sales 12% Equestrian Center Estimated Number of Trail Rides 10,000 Average Price of Trail Ride $40.00 Owner's Fee on Equestrian Sales 12% 1/Food service includes both vending machines located onsite and an area for snacks and beverages located in Building 5. The Owner's Fee may vary be different for vending machines and a snack and beverage kiosk. Source: ConsultEcon,Inc. Steam Pump Ranch V-15 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Earned Revenue Potential A variety of onsite consumer offerings and opportunities to attract concessionaire tenants will enable Steam Pump Ranch to earn operating revenues. The Pre-Opening Phase does not include opportunities for earned revenue. In the Opening Phase, the major sources of earned revenue will come from ticket and rental fees. Food service and a gift shop will provide additional revenue opportunities. In the Full Build-Out Phase, other revenue will be derived from activities operated by concessionaires, including the multi-purpose event building and an equestrian center. Earned revenue falls into one of two categories: program revenue and non-program revenue. Program revenue is driven by the heritage and educational activities onsite and is supported by associated program costs as detailed in the operating expense plan. Non-program revenue is derived from outside use of the structures included in the master plan and rental to concessionaries. Such use is supported by the site-related operating costs. Data in Table V-8 show the estimated earned revenue potential of Steam Pump Ranch for the master plan phases. These are provided for a"stable"year of operations in current dollars for comparative purposes. The Table V-8 analysis then shows operating expenses by phase. The net income from earned revenue then indicates the outside support needed by phase. Steam Pump Ranch V-16 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Table V-8 Stable Year Earned Revenue Potential of All Phases in Current Dollars Steam Pump Ranch Pre-Opening Opening Full Build- Revenue Category Phase Phase Out Phase Program Revenue Office Rent(OVHS,GOVAC,etc.) $0 $0 $0 Heritage Tickets 0 50,000 75,000 Gift Shop Sales 0 15,600 31,200 Café Sales 0 6,750 13,500 Subtotal Program Revenue $0 $72,350 $119,700 Non-Program Revenue Room Rental Fees Building 2 $0 $5,000 $7,500 Building 4 0 5,000 7,500 Outdoor Rental Fees Area b/t Buildings 2 and 3 0 12,500 18,750 Porch/Patio(Building 5) 0 12,500 18,750 Outdoor Barbecue/Gathering Space 0 12,500 18,750 Equestrian Center Rent 0 0 48,000 Event Center Rent 0 0 60,000 Subtotal Non-Pro:ram Revenue $0 $47,500 $179,250 Total Earned Revenue $0 $119,850 $298,950 Operating Expenses $104,406 $439,775 $567,420 Net Operating Income from Earned Revenue ($104,406) ($319,925) ($268,470) Required Non-Earned Revenue $104,406 $319,925 $268,470 %Earned Revenue to Expenses 0.0% 27.3% 52.7% Source:ConsultEcon,Inc. Non-Earned Revenue Requirement As with almost all publicly accessible parks,not-for-profit museums and historic sites nationwide, Steam Pump Ranch will have to supplement earned revenues with non-earned or contributed revenues. Nationwide, virtually all public sector and private not-for-profit visitor attractions receive a substantial share of revenues from non-earned sources. In the case of parks,these are generally supported by municipal budgets. For historical and educational attractions,non-earned revenues include endowment earnings,gifts,grants, fundraising events, corporate support,government grants and in-kind donations. This report establishes a baseline amount or requirement of non-earned revenues to maintain basic operations. Higher levels of non-earned revenue would enhance operations and increase public benefits. The sources and amounts of non-earned revenues vary between institutions based on their individual circumstances. Following is a discussion of possible sources of non-earned revenues at Steam Pump Ranch V-17 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Steam Pump Ranch. The best strategy is to tap a wide variety of sources of contributed revenues so that the revenue goals can be met or exceeded. Contributed revenue sources to support ongoing operations funding should be secured at the same time as capital funding prior to construction. • Public Subsidies and Contributions—Since Steam Pump Ranch is to be managed by Town of Oro Valley,the town will no doubt contribute unearned revenues to support operations as it does for all of its parks. Such facilities are generally considered community assets that contribute to the quality of life for area residents while supporting the local economic base in terms of jobs and the importation of dollars into the local economy. On an ongoing basis, many educational and cultural attractions rely on an annual budget appropriation from state and/or local governmental sources. Sharing proceeds from local taxation districts is also a common source of annual funding. • Not-for-Profit Support Group—During the planning of Steam Pump Ranch, several participants expressed interest in creating a 501(c)3 support group. Many visitor attractions have affiliated support groups that raise funds, organize volunteers,and generally support operations. • Endowment—A targeted campaign to create an endowment for Steam Pump Ranch should begin in the project's early planning stages. Support from an endowment can substantially assist successful operations. Endowment contributions can be either general in nature, or specifically allocated to an exhibit, task, or position. For instance, the amount to endow a particular exhibit would be formulaically derived, and would carry with it formal signed recognition in the facility, as well as recognition in facility publications and visitor guides. Other endowment could be raised on a more traditional philanthropic basis. • Corporate Sponsorships—Corporations are increasingly viewing sponsorship of first rate cultural and educational institutions as a way to meet their charitable obligations,while gaining positive publicity and public recognition. In the case of Steam Pump Ranch,there are a number of corporations that have a strong local presence which would be good prospects to become ongoing donors and/or sponsors of the Ranch. The tying of specific exhibits or programs to their sponsors allows the sponsor to have on-site recognition. This approach has yielded significant results for many museums and educational attractions. • Gifts In-Kind—Some of the inputs to the operation of Steam Pump Ranch lend themselves to support through gifts in-kind. Other basic supplies and inputs might also be purchased under special arrangements, such as reduced profit margins or even as pure donations. These might range from paper products and printing to professional services. • Grants—There are a wide-variety of grants available from government bodies and from foundations. Many museums and educational attractions receive substantial portions of their annual budgets from such sources. These will be especially useful in funding special educational programs, exhibit reinvestment, and other focused activities. The extent to which such sources of funds are tapped will be based on the ability for the institution to prepare and submit grant applications, and the persuasiveness and targeting of the individual requests. Steam Pump Ranch V-18 ConsultEcon,Inc. DRAFT-FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 • Annual Events-An annual event is often a way to meet multiple organizational objectives. These include membership development, community recognition, corporate support development, pp and fund development. • Annual Gifts-A targeted development campaign should focus on regional individuals and foundations. This fundraising task may be undertaken by a Friends group that is affiliated with Steam Pump Ranch. In summary,virtually all public parks, museums and educational attractions rely on non-earned sources of funds to supplement earned revenues. The amounts that can be gained from these sources will vary based on the individual circumstances of the institution,the support it receives in the community, and the personnel and resources that can be focused on attracting these sources of funds. Multi-Year Operating Scenario This analysis is of a small ranch attraction operating with a modest attendance estimate and a robust schedule of community and private events. A preliminary financial pro forma summary for Steam Pump Ranch is presented in Table V-9. For the purposes of this analysis,the Full Build-Out Phase is assumed to occur in FY2014-2015,but the exact timing of this phase has yet to be determined. Table V-9 Multi-Year Revenue and Expense Pro Forma Steam Pump Ranch Year 1 Year 2 Year 3 Year 411 Year 5 Year 6 Year 7 21 Project Phases Pre-Opening Opening Full Build-Out Potential Number of Users 1,000 1,000 1,000 15,500 30,000 30,000 60,000 Fiscal Year(July-June) 2008-2009 2009-2010 2010-2011 2011-2012 2012-2013 2013-2014 2014-2015 Program Revenue $0 $0 $0 $39,529 $81,431 $83,873 $142,928 Non-Program Revenue $0 $0 $0 $25,952 $53,462 $55,066 $214,034 Non-Earned Revenue $104,406 $107,538 $110,764 $271,368 $441,508 $454,754 $463,496 Total Revenue $104,406 $107,538 $110,764 $297,320 $494,970 $509,819 $677,529 Site Expenses $90,840 $93,565 $96,372 $220,351 $351,683 $362,233 $449,192 Program Expenses $10,525 $10,841 $11,166 $68,309 $128,871 $132,737 $208,603 Capital Reserves $3,041 $3,132 $3,226 $8,660 $14,417 $14,849 $19,734 Total Operatin l Expenses $104,406 $107,538 $110,764 $297,320 $494,970 $509,819 $677,529 Net Operating Income $0 $0 $0 $0 $0 $0 $0 1/Steam Pump Ranch is planned to open on February 14,2012. Revenue and expenses for fiscal year 2011-2012 are assumed to be half of those anticipated for the Pre-Opening Phase and half of those anticipated for the Opening Phase,adjusted for inflation. 2/The Full Build-Out Phase will occur at a to-be-determined point after the Opening Phase. For the purposes of this analysis,this phase is assumed in Year 7,adjusted for inflation. It could be in a different year. Alternatively,individual component Source:ConsultEcon,Inc. Steam Pump Ranch V-19 ConsultEcon,Inc. DRAFT—FOR DISCUSSION PURPOSES Economic Research and Management Consultants April 7,2008 Analysis of Operating Scenario and Phasing The multi-year operating scenario reflects three different revenue and expense estimates for each phase of development. One way to assess the public support(non-earned revenues)required for the site is on a per capita basis. The first three years of operation of Steam Pump Ranch will have very limited public access,but still have carrying costs of around$100,000 to be funded by the Town. Therefore,the cost per user would be very high. Despite the limited usage,this period offers the Town of Oro Valley and its partners the opportunity to establish a detailed interpretive plan for the site through the development of exhibits,programs, events and other activities at Steam Pump Ranch. When the site is open to the public in 2012,the cost per user is expected to fall into line with the experience of other parks and heritage attractions. Summary There is a good opportunity to create a major benefit for citizens of Oro Valley. In addition, this project would benefit business community through a favorable amenity and improve the town as a place to live,work and play. Overall,the market and operating analysis indicates that there is a considerable opportunity for the initial and ongoing investment in infrastructure and operations to create a substantial and well-used community asset that enhances the quality of life in Oro Valley and contributes to the local economy. Steam Pump Ranch V-20 l � • HSUlt Construction Cost Consulting 5923 East Pima Street Tucson,Arizona 85712 520.882.4044 voice 520.323.0544 fax Statement of Probable Cost Steam Pump Ranch Master Plan Oro Valley,Arizona by Compusult April 4,2008 Compusult applies diligence and judgment in locating and using reliable sources of information. This Statement of Probable Cost is made on Compusult's knowledge of the project and experience. Compusult has no control over the costs of labor, equipment or materials or over the contractor's method of pricing. Compusult makes no warranty expressed or implied as to the accuracy of such opinions as compared to the bid or actual costs. Harold H. McGrath III, CPE Compusult Budget Estimate of Steam Pump Ranch Master Plan for Poster Frost Associates by Compusult, Inc. Summary of Costs Landscaping(Per SAGE) $2,073,900 Civil (Per Stantec) $458,600 Pump House $264,000 Pusch Ranch House $421,200 Bunk Houses&Covered Storage $219,400 Garage/Workers'Housing $359,500 Procter/Leiber Residence $463,200 Carlos'House $158,700 Orientation Building $65,000 Restroom Buidlings(2) $300,000 Tack Building $80,000 Chicken Coops $36,000 Construction Costs w/o Escalation $4,899,500 Escalation to 3/2011 (5%/Year) $734,900 CONSTRUCTION COST TOTAL $5,634,400 Note: This estimate is based on current market conditions and excludes asbestos and lead abatement,furniture,fixtures and equipment. Compusult, Inc. Page 1 of 13 Steam Pump Ranch Master Planning Estimate Last Update 4/4/2008 April 4, 2008 Final Cost $263,960 Building Area 975 Cost/Sq. Ft. $270.73 Pump House/Blacksmith/Interpretive Exhibits Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 2,400 $2.46 Regrade @ Foundation 1 1500 Allow. 1500 Splash Block/Rip Rap 2 450 $/unit 900 Foundations 9,750 $10.00 Underpin/New Footings 975 5.5 $/sq.ft. 5363 New/Patch Slab-on-grade 975 4.5 $/sq.ft. 4388 Exterior Walls 72,000 $73.85 Repair/Stabilize Existing 1 15000 Allow. 15000 New Dbl. Adobe Walls 1900 30 $/sq.ft. 57000 Exterior Doors 14,500 $14.87 Barn Door 1 4200 $/unit 4200 Single Door 4 1700 $/unit 6800 Door Hardware 4 750 $/unit 3000 Finish Door 4 125 $/unit 500 Exterior Windows 4,350 $4.46 Window 3 1200 $/unit 3600 Finish Window 3 250 $/unit 750 Roof Framing 11,164 $11.45 Roof Framing 795 7.5 $/sq.ft. 5963 Loft Framing 402 6.5 $/sq.ft. 2613 Roof Sheathing 795 2.25 $/sq.ft. 1789 Paint/Finish Eve 1 800 Allow. 800 Roofing 5,916 $6.07 Rolled Roof/Corgtd. Metal 1024 3.5 $/sq.ft. 3584 Flashing 128 6.5 $/In.ft. 832 Vent/Chimney 1 1500 $/unit 1500 Interior Walls 20,700 $21.23 Dbl.Adobe Demising Wall 660 30 $/sq.ft. 19800 Adobe "Column" 1 900 Allow. 900 Interior Doors 800 $0.82 "Belt"Window 1 800 $/unit 800 Flooring 926 $0.95 Seal/Finish Slabs 975 0.95 $/sq.ft. 926 Compusult, Inc. Page 2 of 13 Steam Pump Ranch Ceilings Finish Wood Ceiling 975 3 $/s q.ft. 2925 2,925 $3.00 Fire Protection Fire Sprinkler System 975 4.5 $/s q.ft. 4388 4,388 $4.50 Electrical 13,000 $13.33 New Service 1 2500 Allow. 2500 New Lighting 1 3500 Allow. 3500 New Power 1 3000 Allow. 3000 FA/Security 1 4000 Allow. 4000 Contingency 162,819 20.00% 32564 32,564 $33.40 Subtotal $195,383 General Conditions 15.00% $29,307 Contractor Fee 6.00% $13,481 Bonds& Insurance 4.00% $9,527 Sales Tax 6.57% $16,261 Total Pump House, Blacksmith/Interpretive Exhibits w/o Escalation $263,960 Master Planning Estimate Last Update p 4/4/2008 April 4,2008 Final Cost $421,206 Building Area 1,770 Cost/ 23.Sq. Ft $237.97 Pusch Ranch House Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 3,800 $2.15 Regrade @ Foundation 1 2000 Allow. 2000 Splash Block/Rip Rap 4 450 $/unit 1800 Demolition 10,000 $5.65 Demolish Exist. Additions 1 7500 Allow. 7500 Demolish Interior 1 2500 Allow. 2500 Foundations 17,809 $10.06 Patch Exist. Slab 1770 2.5 $/sq. ft. 4425 Porch Slab 1038 5.5 $/sq. ft. 5709 Porch Post Footing 10 550 $/unit 5500 Turn-down @ Porch 145 15 $/ln.ft. 2175 Compusult, Inc. Page 3 of 13 Steam Pump Ranch Exterior Walls 47,145 $26.64 Repair/Stabilize Existing 1 35000 Allow. 35000 Stucco Patch 2076 5 $/sq. ft. 10380 Paint Stucco 2076 0.85 $/sq.ft. 1765 Exterior Doors 15,600 $8.81 Single Door 6 1700 $/unit 10200 Door Hardware 6 750 $/unit 4500 Finish Door 6 150 $/unit 900 Exterior Windows 14,500 $8.19 Window 10 1200 $/unit 12000 Finish Window 10 250 $/unit 2500 Roof Framing 26,773 $15.13 Upgrade Roof Framing 1859 5.5 $/sq.ft. 10225 Rework Dormer 2 650 $/unit 1300 Porch Framing 1090 3.5 $/sq.ft. 3815 Porch Posts 10 300 $/unit 3000 Roof Sheathing 2948 2.25 $/sq.ft. 6633 Paint/Finish Eve/Porch 1 1800 Allow. 1800 Roofing 25,834 $14.60 Rolled Roof/Corgtd. Metal 2948 3.5 $/sq.ft. 10318 Roof Insulation 1859 1.15 $/sq.ft. 2138 Flashing 212 6.5 $/In. ft. 1378 Rework Chimney 6 2000 $/unit 12000 Interior Walls 7,785 $4.40 Patch Walls 1 5500 Allow. 5500 Paint Walls 2688 0.85 $/sq.ft. 2285 Interior Doors 9,990 $5.64 Single Door 6 1200 $/unit 7200 Door Hardware 6 350 $/unit 2100 Finish Door 6 115 $/unit 690 Flooring 11,793 $6.66 Wood Flooring 1170 8.5 $/sq.ft. 9945 Wood Base 336 5.5 $/In.ft. 1848 Ceilings 6,260 $3.54 Patch Ceiling 1170 4.5 $/sq.ft. 5265 Paint Ceiling 1170 0.85 $/sq.ft. 995 Specialties 2,500 $1.41 Tackboard/DMB/Proj. Scr. 1 2500 Allow. 2500 Fire Protection 6,638 $6.81 Fire Sprinkler System 1770 3.75 $/sq.ft. 6638 HVAC 23,693 $13.39 AC/Gas Heat 1770 13 $/sq.ft. 23010 Climate Control Archive 195 3.5 $/sq.ft. 683 Compusult, Inc. Page 4 of 13 Steam Pump Ranch Electrical 29,696 $16.78 Upgrade Service 1 3500 Allow. 3500 New Lighting 1770 3.5 $/sq. ft. 6195 New Power 1770 2.5 $/sq. ft. 4425 Motor Conn./Power 1770 2.75 $/sq. ft. 4868 Telecomm. R/I 1770 1.8 $/sq. ft. 3186 FA/Security 1770 4.25 $/sq. ft. 7523 Contingency 259,813 20.00% 51963 51,963 $29.36 Subtotal $311,776 General Conditions 15.00% $46,766 Contractor Fee 6.00% $21,513 Bonds& Insurance 4.00% $15,202 Sales Tax 6.57% $25,949 Total Pusch Ranch House w/o Escalation $421,206 Master Planning Estimate Last Update 4/4/2008 April 4, 2008 Final Cost $219,411 Building Area 679 Cost/Sq. Ft. $323.14 Bunk Houses and Covered Storage Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 2,400 $1.36 Regrade @ Foundation 1 1500 Allow. 1500 Splash Block/Rip Rap 2 450 $/unit 900 Demolition 3,060 $1.73 Demo Slab for Plumbing 312 2.5 $/sq.ft. 780 Demo Slab @ Cover 912 2.5 $/sq.ft. 2280 Foundations 3,612 $2.04 Patch Exist. E Slab 341 2.5 $/sq.ft. 853 New W Slab 338 5.5 $/sq.ft. 1859 Post Footing 2 450 $/unit 900 Compusult, Inc. Page 5 of 13 Steam Pump Ranch Exterior Walls 23,658 $13.37 Repair/Stabilize Existing 1 15000 Allow. 15000 Stucco Patch 1480 5 $/sq.ft. 7400 Paint Stucco 1480 0.85 $/sq. ft. 1258 Exterior Doors 10,400 $5.88 Single Door 4 1700 $/unit 6800 Door Hardware 4 750 $/unit 3000 Finish Door 4 150 $/unit 600 Exterior Windows 4,200 $2.37 Repair Exist. Window 7 350 $/unit 2450 Finish Window 7 250 $/unit 1750 Roof Framing 12,180 $6.88 Upgrade Roof Framing 624 5.5 $/sq.ft. 3432 Covered Storage Framing 912 3.5 $/sq.ft. 3192 Covered Storage Posts 2 300 $/unit 600 Roof Sheathing 1536 2.25 $/sq. ft. 3456 Paint/Finish Storage 1 1500 Allow. 1500 Roofing 7,533 $4.26 Rolled Roof/Corgtd. Metal 1613 3.5 $/sq.ft. 5646 Roof Insulation 624 1.15 $/sq.ft. 718 Flashing 180 6.5 $/In. ft. 1170 Interior Walls 3,984 $2.25 Patch Walls 1 2500 Allow. 2500 Paint Walls 1746 0.85 $/sq.ft. 1484 Interior Doors 5,110 $2.89 Single Door 3 1200 $/unit 3600 Door Hardware 3 350 $/unit 1050 Finish Door 4 115 $/unit 460 Flooring 645 $0.36 Seal Concrete 679 0.95 $/sq.ft. 645 Ceilings 2,472 $1.40 Patch Ceiling 462 4.5 $/sq.ft. 2079 Paint Ceiling 462 0.85 $/sq.ft. 393 Specialties 5,065 $2.86 HC Toilet Partition 2 550 $/unit 1100 Reg. Toilet Partition 1 450 $/unit 450 Bath Accessories 1 3200 Allow. 3200 Vanity Top 7 45 $/ln. ft. 315 Plumbing 22,400 $12.66 Fixture 8 2800 $/unit 22400 Fire Protection 7,245 $7.43 Fire Sprinkler System 1610 4.5 $/sq.ft. 7245 Compusult, Inc. Page 6 of 13 Steam Pump Ranch HVAC AC/Gas Heat 679 13 $/s q. ft. 8827 8,827 $4'99 Electrical 12,549 $7.09 Upgrade Service 1 2500 Allow. 2500 New Lighting 679 3.5 $/sq.ft. 2377 New Power 679 2.5 $/sq.ft. 1698 Motor Conn./Power 679 2.75 $/sq.ft. 1867 Telecomm. R/I 679 1.8 $/sq. ft. 1222 FA/Security 679 4.25 $/sq. ft. 2886 Contingency 135,340 20.00% 27068 27,068 $15.29 Subtotal $162,408 General Conditions 15.00% $24,361 Contractor Fee 6.00% $11,206 Bonds& Insurance 4.00% $7,919 Sales Tax 6.57% $13,517 Total Bunk Houses&Covered Storage w/o Escalation 2 $ 19,411 Master Planning Estimate Last Update p 4/4/2008 April 4, 2008 Final Cost35 $ 9,536 Building Area 1,885 Cost/Sq. Ft. $190.74 Garage and Workers' Housing Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 5,200 $2.94 Regrade @ Foundation 1 2500 Allow. 2500 Splash Block/Rip Rap 6 450 $/unit 2700 Demolition 3,800 $2.15 Demo Slab for Plumbing 120 2.5 $/sq.ft. 300 Demo New Opening 1 3500 Allow. 3500 Foundations 660 5.5 $/s .37 0 Patch Slab @ Plumbing120 q.ft. $660 Compusult, Inc. Page 7 of 13 Steam Pump Ranch Exterior Walls 42,035 $23.75 Repair/Stabilize Existing 1 25000 Allow. 25000 Stucco Patch 2912 5 $/sq.ft. 14560 Paint Stucco 2912 0.85 $/sq. ft. 2475 Exterior Doors 14,000 $7.91 Single Door 4 1700 $/unit 6800 Door Hardware 6 750 $/unit 4500 Finish Door 6 150 $/unit 900 Garage Door 2 900 $/unit 1800 Exterior Windows 15,950 $9.01 Window 11 1200 $/unit 13200 Finish Window 11 250 $/unit 2750 Roof Framing 16,837 $9.51 Upgrade Roof Framing 1979 5.5 $/sq.ft. 10885 Roof Sheathing 1979 2.25 $/sq.ft. 4453 Paint/Finish Soffit 1 1500 Allow. 1500 Roofing 10,117 $5.72 Built-up/Membrane 1885 3.5 $/sq. ft. 6598 Roof Insulation 1885 1.15 $/sq.ft. 2168 Flashing 208 6.5 $/ln.ft. 1352 Interior Walls 7,187 $4.06 Patch Walls 1 3500 Allow. 3500 Paint Walls 4338 0.85 $/sq.ft. 3687 Interior Doors 5,225 $2.95 Single Door 3 1200 $/unit 3600 Door Hardware 3 350 $/unit 1050 Finish Door 5 115 $/unit 575 Flooring 9,601 $5.42 Seal Concrete 1477 6.5 $/sq.ft. 9601 Ceilings 9,379 $5.30 Patch Ceiling 1477 5.5 $/sq.ft. 8124 Paint Ceiling 1477 0.85 $/sq.ft. 1255 Specialties 7,110 $4.02 Tackboard/DMB/Proj. Scr. 1 2500 $/unit 2500 Bath Accessories 1 2000 Allow. 2000 Lower 10 185 $/ln.ft. 1850 Upper 7 85 $/ln.ft. 595 Shelving 3 55 $/ln. ft. 165 Equipment 3,000 $1.69 Residential Kitchen Equip. 1 3000 Allow. 3000 Plumbing 8,400 $4.75 Fixture 3 2800 $/unit 8400 Compusult, Inc. Page 8 of 13 Steam Pump Ranch Fire Protection Fire Sprinkler System 1885 3.75 $/s q.ft. 7069 7,069 $7.25 HVAC 24,505 $13.84 AC/Gas Heat 1885 13 $/sq.ft. 24505 Electrical 31,698 $17.91 Upgrade Service 1 3800 Allow. 3800 New Lighting 1885 3.5 $/sq. ft. 6598 New Power 1885 2.5 $/sq.ft. 4713 Motor Conn./Power 1885 2.75 $/sq.ft. 5184 Telecomm. R/1 1885 1.8 $/sq.ft. 3393 FA/Security 1885 4.25 $/sq. ft. 8011 Contingency 221,773 20.00% 44355 44,355 $25.06 Subtotal $266,128 General Conditions 15.00% $39,919 Contractor Fee 6.00% $18,363 Bonds& Insurance 4.00% $12,976 Sales Tax 6.57% $22,149 Total Garage &Workers'Housing w/o Escalation $359,536 Master Planning Estimate Last Update 4/4/2008 April 4, 2008 Final Cost $463,212 Building Area 2,617 Cost/Sq. Ft. $177.00 Procter/Leiber Residence Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 8,000 $4.52 Regrade @ Foundation 1 3500 Allow. 3500 Splash Block/Rip Rap 10 450 $/unit 4500 Demolition 13,926 $7.87 Demo 2nd Floor 1 6500 Allow. 6500 Demo Porch Enclosures 1 3500 Allow. 3500 Interior Demolition 2617 1.5 $/sq. ft. 3926 Compusult, Inc. Page 9 of 13 Steam Pump Ranch Foundations 4,580 $2.59 Patch Slab 2617 1.75 $/sq.ft. 4580 Exterior Walls 32,938 $18.61 Repair/Stabilize Existing 1 15000 Allow. 15000 Restore Porches 1 7500 Allow. 7500 Stucco Patch 1 5000 $/sq.ft. 5000 Paint Stucco 6398 0.85 $/sq. ft. 5438 Exterior Doors 13,150 $7.43 Single Door 5 1700 $/unit 8500 Door Hardware 5 750 $/unit 3750 Finish Door 6 150 $/unit 900 Exterior Windows 25,400 $14.35 Window 8 1200 $/unit 9600 Repair Exist.Window 23 350 $/unit 8050 Finish Window 31 250 $/unit 7750 Roof Framing 15,941 $9.01 Upgrade Roof Framing 2617 3.5 $/sq.ft. 9160 Roof Sheathing 2617 2.25 $/sq. ft. 5888 Paint/Finish Porches 940 0.95 $/sq.ft. 893 Roofing 18,449 $10.42 Built-up/Membrane 3557 3.5 $/sq.ft. 12450 Roof Insulation 2617 1.15 $/sq.ft. 3010 Flashing 460 6.5 $/ln.ft. 2990 Interior Walls 9,466 $5.35 Patch Walls 1 4500 Allow. 4500 Paint Walls 5843 0.85 $/sq.ft. 4966 Interior Doors 4,020 $2.27 Single Door 2 1200 $/unit 2400 Door Hardware 2 350 $/unit 700 Finish Door 8 115 $/unit 920 Flooring 18,591 $10.50 Flooring 2030 6.5 $/sq.ft. 13195 Seal/Color Porch Concrete 895 2.25 $/sq.ft. 2014 Wood Base 615 5.5 $/In.ft. 3383 Ceilings 6,801 $3.84 Patch Ceiling 2030 2.5 $/sq.ft. 5075 Paint Ceiling 2030 0.85 $/sq. ft. 1726 Specialties 6,000 $3.39 Bath Accessories 1 2000 Allow. 2000 Lower 14 185 $/ln.ft. 2590 Upper 14 85 $/ln.ft. 1190 Shelving 4 55 $/ln.ft. 220 Compusult, Inc. Page 10 of 13 Steam Pump Ranch Equipment 10,000 $5.65 Residential Kitchen Equip. 1 10000 Allow. 10000 Plumbing 8,400 $4.75 Fixture 3 2800 $/unit 8400 Fire Protection 13,106 $13.44 Fire Sprinkler System 3495 3.75 $/sq. ft. 13106 HVAC 34,832 $19.68 AC/Gas Heat 2576 13 $/sq.ft. 33488 Climate Control Archive 384 3.5 $/sq.ft. 1344 Electrical 42,125 $23.80 Upgrade Service 1 4000 Allow. 4000 New Lighting 2576 3.5 $/sq.ft. 9016 New Power 2576 2.5 $/sq.ft. 6440 Motor Conn./Power 2576 2.75 $/sq.ft. 7084 Telecomm. R/I 2576 1.8 $/sq.ft. 4637 FA/Security 2576 4.25 $/sq. ft. 10948 Contingency 285,724 20.00% 57145 57,145 $32.29 Subtotal $342,869 General Conditions 15.00% $51,430 Contractor Fee 6.00% $23,658 Bonds& Insurance 4.00% 1 $ 6,718 Sales Tax 6.57% $28,536 Total Procter/Leiber Residence w/o Escalation 46 $ 3,212 Master Planning Estimate Last Update 4/4/2008 April 4, 2008 Final Cost $158,694 Building Area 501 Cost/Sq. Ft. $316.75 Carlos'House Description Quantity/ Unit Final Cost/ of Sub Items Amount Price Units Subtotal Cost Sq. Ft. Site Grading/Drainage 1,900 $1.07 g @ Re rade Foundation 1 1000 Allow. 1000 Splash Block/Rip Rap 2 450 $/unit 900 Compusult, Inc. Page 11 of 13 Steam Pump Ranch Demolition 3,885 $2.19 Demo Porch Enclosure 1 2500 Allow. 2500 Interior Demolition 923 1.5 $/sq.ft. 1385 Foundations 1,615 $0.91 Patch Cracked Slab 923 1.75 $/sq.ft. 1615 Exterior Walls 14,683 $8.30 Repair/Stabilize Existing 1 7000 Allow. 7000 Clean/Rehab BBQ 1 3500 Allow. 3500 Stucco Patch 1 2000 $/sq.ft. 2000 Paint Stucco 2568 0.85 $/sq. ft. 2183 Exterior Doors 7,800 $4.41 Single Door 3 1700 $/unit 5100 Door Hardware 3 750 $/unit 2250 Finish Door 3 150 $/unit 450 Exterior Windows 5,650 $3.19 Window 1 1200 $/unit 1200 Repair Exist. Window 7 350 $/unit 2450 Finish Window 8 250 $/unit 2000 Roof Framing 5,713 $3.23 Upgrade Roof Framing 923 3.5 $/sq.ft. 3231 Roof Sheathing 923 2.25 $/sq.ft. 2077 Paint/Finish Porches 427 0.95 $/sq.ft. 406 Roofing 4,962 $2.80 Rolled Roof/Corgtd. Metal 969 3.5 $/sq.ft. 3392 Roof Insulation 501 1.15 $/sq.ft. 576 Flashing 153 6.5 $/ln.ft. 995 Interior Walls 3,066 $1.73 Patch Walls 1 2000 Allow. 2000 Paint Walls 1254 0.85 $/sq.ft. 1066 Flooring 3,161 $1.79 Flooring 360 6.5 $/sq.ft. 2340 Seal/Color BBQ Concrete 365 2.25 $/sq.ft. 821 Ceilings 1,206 $0.68 Patch Ceiling 360 2.5 $/sq.ft. 900 Paint Ceiling 360 0.85 $/sq.ft. 306 Specialties 5,710 $3.23 Bath Accessories 1 1000 Allow. 1000 Lower 15 185 $/I n.ft. 2775 Upper 15 85 $/In.ft. 1275 Shelving 12 55 $/In.ft. 660 Equipment 4,000 $2.26 Residential Kitchen Equip. 1 4000 Allow. 4000 Compusult, Inc. Page 12 of 13 Steam Pump Ranch Plumbing 8,400 $4.75 Fixture 3 2800 $/unit 8400 Fire Protection 3,428 $3.52 Fire Sprinkler System 914 3.75 $/sq. ft. 3428 HVAC 6,682 $3.78 AC/Gas Heat 514 13 $/sq. ft. 6682 Electrical 16,027 $9.05 Upgrade Service 1 2500 Allow. 2500 New Lighting 914 3.5 $/sq.ft. 3199 New Power 914 2.5 $/sq. ft. 2285 Motor Conn./Power 914 2.75 $/sq. ft. 2514 Telecomm. R/I 914 1.8 $/sq. ft. 1645 FA/Security 914 4.25 $/sq.ft. 3885 Contingency 97,887 20.00% 19577 19,577 $11.06 Subtotal $117,465 General Conditions 15.00% $17,620 Contractor Fee 6.00% $8,105 Bonds& Insurance 4.00% $5,728 Sales Tax 6.57% $9,776 Total Carlos'House w/o Escalation $158,694 Compusult, Inc. Page 13 of 13 Steam Pump Ranch PRELIMINARY CONSTRUCTION OPINION OF PROBABLE COSTS Project: Steam Pump Historic Park Stantec Project No: 185622836 Prepared by: BSH Date: 03/19/2008 Construction Costs Parameters: *Historic Park gross area of approx..15.5 acres *Public onsite sanitary sewer and water system *Onsite grading and drainage improvements Units Unit Category Description Quantity Type Price Total Onsite Mobilization Mobilization 1 LS $ 35,861.75 $ 35,862 Subtotal $ 35,862 Demolition Demolition of Buildings* 1 LS $ 10,800.00 $ 10,800 Removal of Debris from Site* 1 LS $ 14,500.00 $ 14,500 Septic System Demolition 1 LS $ 2,000.00 $ 2,000 Subtotal $ 27,300 Earthwork Entry Roadway Grading 800 CY $ 5.25 $ 4,200 Onsite Grading 1,500 CY $ 4.50 $ 6,750 Subtotal $ 10,950 Public Sewer 8"SDR-35 Main 890 LF $ 33.50 $ 29,815 4'Diameter Manhole 5 EA $ 3,200.00 $ 16,000 4"HCS 410 EA $ 22.50 $ 9,225 Subtotal $ 55,040 Public Water(Potable) 8"PVC 1,980 LF $ 29.50 $ 58,410 8"Valve,B&C 5 EA $ 885.00 $ 4,425 1"Private Serive Line 630 EA $ 8.50 $ 5,355 1"Irrigation Service 2 EA $ 800.00 $ 1,600 1"Service 5 EA $ 800.00 $ 4,000 Subtotal $ 73,790 Public Water(Fire) 6"D.I.P. 60 LF $ 45.00 $ 2,700 4"Fire Service 535 LF $ 22.00 $ 11,770 6"Valve,B&C 3 EA $ 675.00 $ 2,025 Fire Hydrant 3 EA $ 2,400.00 $ 7,200 Subtotal $ 23,695 Utilities Trench(Joint)* 2,970 LF $ 3.50 $ 10,395 Backfill* 2,970 LF $ 3.50 $ 10,395 Dirt Transformer Pads* 1 EA $ 300.00 $ 300 Subtotal $ 21,090 Drainage Drainage Channel(North) 570 LF $ 3.25 $ 1,853 Drainage Channel(South) 1,200 LF $ 3.75 $ 4,500 Dumped Rock Riprap,6",1'Thick 70 CY $ 235.00 $ 16,450 l'x 3'Toedown 400 LF $ 130.00 $ 52,000 4'Headwall 100 LF $ 235.00 $ 23,500 24 Inch RCP 510 LF $ 95.00 $ 48,450 Subtotal $ 146,753 Page 1 of 2 T:\Admin\0405704\costest.xls PRELIMINARY CONSTRUCTION OPINION OF PROBABLE COSTS Project: Steam Pump Historic Park Stantec Project No: 185622836 Prepared by: BSH Date: 03/19/2008 Summary Onsite Mobilization $ 35,862 Demolition $ 27,300 Earthwork $ 10,950 Public Sewer $ 55,040 Public Water(Potable) $ 73,790 Public Water(Fire) $ 23,695 Utilities $ 21,090 Drainage $ 146,753 Subtotal $ 358,618 Contingency 20% $ 71,724 Total $ 430,341 Sales Tax 6.57% $ 28,273 Total _$ 458,614 Note: This is a opinion of probable costs based upon a conceptual site layout,before review and approval by local review agencies. Items excluded from this estimate include but are not limited to environmental remediation, rock excavation,street lights,perimeter walls,and landscape and irrigation concerns. This estimate should not be construed as an exact value estimate. Stantec Consulting does not guarantee that eventual proposals,bids or actual construction costs/quantities will not vary from this estimate. *Item quantity is assumed due to lack of information. Assumptions: Existing utilities are assumed to be abandoned in place.Onsite power poles are assumed to be removed by TEP and not included in cost estimate. Grading for landscape features are not included in the cost estimate. Page 2 of 2 T:\Admin\0405704\costest.xls STEAM PUMP RANCH MASTER PLAN 04/04/08 PRELIMINARY LANDSCAPE COST ESTIMATE Based on 04/08 plan ESTIMATED ESTIMATED LANDSCAPE ELEMENTS AREA/ ESTIMATED COST IN (Materials&Installation) QUANTITY COST PER UNIT DOLLARS PLANTING* 520,400 SF 0.75 $390,300 IRRIGATION ** 520,400 SF 0.75 $390,300 ACCESS LANES/CORRAL/OVERFLOW 79,705 SF Stabilized Soil 0.15 $11,956 OPEN GROUND/PATHWAYS 200,475 SF Stabilized Soil 0.15 $30,071 DRIVE LANES 50,375 SF GravelPave2 4.40 $221,650 PARKING 12,155 SF GravelPave2 4.40 $53,482 ENTRY GATE&SIGN 1 LS 55,000.00 $55,000 CORRAL 2'thick retaque 630 LF 96.25 $60,638 SITE FENCING-DECORATIVE 3000 LF 50.00 $150,000 SITE FENCING-SECURITY 1000 LF 25.00 $25,000 SITE FURNISHING BUDGET *** Lump Sum 55,000.00 $55,000 INTERPRETIVE&STANDARD RAMADA OR SHADE STRUCTURE no electric,w/pad 6 EA 25,000.00 $150,000 SITE LIGHTING &OUTLETS parking, night use&security Lump Sum 145,000.00 $145,000 WATER HARVESTING BUDGET Lump Sum 30,000.00 $30,000 CROPS/COMMUNITY GARDEN grading, irrigation, soil prep, initial seed 1 AC 35,000.00 $35,000 CONTRACTOR FEES, OVERHEAD,TAXES, CONTINGENCY, etc. Lump Sum 270,509.48 $270,509.48 TOTAL $2,073,906 * Includes: 12 acres of plants,seeding,fine grading,turf&mulch ** Includes: 12 acres of new irrigation ***Includes: benches, picnic tables,trash receptacles,bike racks, grills, park signs,&water fountains H:\1 Sage\Steam Pump Ranch\Cost Estimates\Landscape cost estimate 040408.xls Appendix Existing Building Plans Secretary of the Interior's Standards for Historic Preservation Existing Plant Inventory Pusch and Procter Era Plants Steam Pump Ranch Master Plan Al Final Report I I If 71 � N I I ' �. Room 2 Room 1 410 NSF —-� c o I 245 NSF ■ Li i w Room 3 t 131 NSF L Pump House -Existing Plan 974 GSF (1) 012 4 8 Plan North Scale in feet Steam Pump Ranch Master Plan Final Report A2 ,.._ ExistingPlans I ,_,..,, r �. ! i , i -..,.,l . . .-...„, � :. h J i i , 1.....,- .. � .1, � � 3q . , 1 � � - i -----. { -! ,� 'yam 1 I .. G 1 I T"Iwi u.I�WIitlYYYiM:w4...MIYN�YI�MWc. ...0 ../ ( � �. I �♦ 1 I - ; , i , - - . _ __.........„...“.. .......,•.„.... jx______....._ _.__w w__ _ __._._.__ ._.-.. _ M „:,,...-. ._, , ___......._. 1. I.__.____..__.i4._. _..I . i f ill i ' L.__“..... li_J 1 1 i North East ., , . `n -.. N. ......;,;,---2 1 ....., i.. q'y \1.,,, 1 I „ .! ', ....._ , , r. , ---- ,e.7. -. I ,, 'L . y _E----z- ---7- -1 fI I ;j ',. 1 1 . : N., , 1 , , : , . ' ..._,.........„, ............_,„ „„„.... :i' 1 , , i c,-, .. L___ , 1 i ',_ , 1 , I : ,., _ _,: w.__ ,,—,____ _ ,,.. .' 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M o , i, 1 1 . ii . i I , I 219 NSF ;' 465 NSF , , II 1N � R I p i f ,,./.-----1 _14-,,,,, d it______,:. : !.''''---,,iimmil M iiiiiiiiiii___ 1 / I, .., s ______ 1 , i 387 NSF I ' 340 NSF Is k "•,.tib 0 c_, 0 r 11 F Pusch Ranch House - Existing First Floor Plan 3,206 GSF (under roof) 0124 8 asaymmi CD , ' , Scale in feet Plan 'a North i , ,� ~s � 234 N S F ...,1.;: ,_.;....:.. / : ,,,,.., : U . ..„,,, ..n .. : M ._, 1 ' L lu' i ' ,,„................. .............., ,. ,,......... _„..„.„ : . ,____ i, � _ , ........_., ..,,„ ... , , _.„ “..“,„. i ... _...... ., ...„...._“.....„_.._ ' F ........ Basement j. . .: - Floor Plan ..... ' i i --.4,---' j I # , I 1 if t;_..M..,�MMm I ' 11 1 g I� i # t I i ' .L , . M Mt i C � A • Pusch Ranch House -Existing i — Section Looking ast Steam Pump Ranch Master Plan Final Report A4 LI---------4.".#.'"----r-1-- Existing Plans ., L4....„..„ ., id r --__,.. , y4 t-,,, y r tt , __�.. Li J r 1 : ri .. _ t..........,_.,..,11 . ,......... . .- i '.! , ......... '- 4 '*, .. _..„.......,„,.., .... .....,,,„. ........ ___-.,-- : ----- ". . 4 .1 .....,. -,--:.-- ' .„......_." ..., ,... “..___T, _r.rr .f .. w. ._� .r rrrr� . i a 'i i......11,.... .' J __..� r T_1Tr ', , 1 E 11 ;. North _ 1 ,,,Li- ,,...,, ,.....,_ :1 7 1.: If 7 West . l ji i1 "—ri.„.......tri, ,.,4,..,4.,.,..,.1 .1.,r,_,,iik., 11 , i I 4„L414 ; I i 1.. 1 11 1 J f( ,.......-------.1i 1 South 1, „,.....p �, ...„ ;______, - ,r-71_ .. _.., -T----..-..--------- . . ter_ „,„........., j �rrr..r..r.r.r.rr:,,�..:.. H .... • i i xx�wi, , , # r �SI I' � YI ' 1 ii i I ii 11 ,1 1 il i East Pusch Ranch House 0 1 2 4 8 Existing Elevations idilimiliamal Steam Pump Ranch Master Plan A5 Final Report eo . . Area of former roof canopy ... 1, toi \ ..............._ ....,„................................. .........„„........,........................ • ............,..„.„ .....„:„......................................•,.„„.,.......„.„............. •• • ......••.,.. .........._ ,. Bunk Houses -Existing Floor Plan 339 GSF 336 GSF .„, ,,,•?,,..,;...,.,..... wirmi • d 60 NSF • . . , . ... .,,,,,‘.,,,,,,,..•,...:,,,,,:,,, :Y.,...-'•:::: 41 NSF 1, .•... .`':?:,:'!'•:- , ' , ....::,„: .!.,1...,, 172 NSF ,,....,,.. .:,..:' . [:- 'r , ' ... 34 NSF •• 4 k••••••,i.:: ... r::'1 . ,.. -------c9 •.:.:::::.,,, i ) ,, , .:•:. ,,, 11 51 NSF ,1 ...,):::,1 ,-----t,62 NSF: 56 NSF „--,. i ( , 1 ; 15 NSF1. ,„I .".,.. .. 1.. 7 ..,..,,...:.,*. —1 '.. / , :nr ..;., 22 NSF, 26 NS , , 526 NSF _• . .,... .i.•.,- ,* 97 NSF 245 NSF 179 NSF ..:„:..... . i.,..•••• Garage , 1 .. . doors ! I 1 i , 1 ..... of-originally--\ _....,.....,..,.„...„. ..-...„ ."•,......... •,.......„...••• Garage and Workers'Housing - Existing Floor Plan 1,936 GSF 0 1 2 4 8 /AL\ .."...eum-- 'p Scale in feet Plan North Steam Pump Ranch Master Plan Final Report A6 Existing Plans_ 1 1 A I i ,, , 1 I! F 1 1 387 iNSF p j 2451 NSF'I 110 NSF � I � � 1 1 I I 1 1 II r' i' i I' ; _________________-----1 , .... _..,W i :: ......,.,.,,,.,....., _ 1'71---_-_, ,- ,� p 0 124 8 C1) __ , Scale in feet Plan 709 NSF North Utility Building -Existing Floor Plan 1,555 GSF _— 1 0 A > 266 NSF ,. Full 2x Joists Nominal 2x Joists - possibly a later 1 41 'I i. - IN@ ,— ,„,_ ,___,,,,,_ addition if— L 7 j . , ......_ _. ............. =r ,: .j 1 ti, 1::::' 1,it 1 11 93 NSF 366 NSF 85 NSF I 185 NSF j 1 L_____ �w r�. _. .... . _11----- --7 0-- ..13 -.....;:.:AT:-__L-_,Aa E.__ i ......_. ..... 1 -- -- [1 d� :.rrm,.::.�...nu 1 .' , ' 64NSF /,r- 63NSF.C:;) t. 294 NSF — - . �.. I 1i, w 5NSF i 35 NSF 11 , '',,,,x, ; 3 a I-- ' ...... -1 i -b. L'ri ----.-J\ Carlos'House/Former BBQ 1,754 GSF (under roof) Keynotes 012 4 8 iiri almi"." CD 0 Fireplace converted from original barbecue Scale in feet Plan North 20 Porch added,possibly 1970s 03 Room added around 1980 Steam Pump Ranch Master Plan A7 Final Report t'''''- r' w; r, , i .'may aj 0 ^ + �"�� s \ /1144411*H"''''Nt ` 0 A � 5 M i 1 c. \ i i` }� �4 0 389 N 4 ,\ r*, S F ,.. �,i i •�, ii \ \ \ \ \ .. "Vr4, 347N Y w• y A\ \. \ , r .• 'Sy lA �� i 1 4 �. 'r •�•• 41y �4q ► icy `p"R -1/4.,,,..„ �•,.��•: ' 1 ► -}im+" r . vr- 112 NSF '° .moi Pi ., FP� �-�4*.•'r• 62 NSF •••� Existing Second Floor Plan , . ilh,', 226 NSF , 482 GSF (Added in 1985) ,gin"Niiii. v4�'\, ‘1•�. vs, f ,r', • w..•y '.�. iii* i 1'�+7c'1 0 r460 NSf:. „ � tl `k•p \i,fir �. \+•• '.: k,: ? ,h� r 93 NSF t5:, i nom, 703 NSF ..' \ iii 0 ,,, , , , ., ..„ ,.. \,,, Y{, 242 NSF 0 Keynotes f.,,, '° II '�4 I ` 1 Master bedroom addition �:.'`':41 637 GSF(added late �' r' ; 1980s). `'L'.,. 1. 0 cpSettlement below fireplace on 4,nr second floor. -MI 03 Porch added in the late II 255N SF II 1970s. I, II 40 Possibly an original ` 93 NSF - H di r:"..)I carport.Enclosed at an •.,r unknown date. 1 1 ., 05 --\ - ,, 1 w ill Original sun porch. . Enclosed after 1970. J. 1 1 li I'u1jS" : rwnrnmmnm—nnm'a Procter/Leiber House- Existing First Floor Plan 4,833 GSF (under roof) 0124 8 0 ankiaffinffin Scale in feet Plan North Steam Pump Ranch Master Plan Final Report A8 w.".... :.�.... ..�.�.__.� . ..� . _ ....,.....:W.._.} Existing Plans .._..... ...... r--- ., , ,.... ..-s.„ ,,,,,,, i / ,, „ _ .. .,,,, .,, 272 NSF ,_�, , �� 4``, 1 163 NSF _.. >., 680 NSF ,-r' .,.\., i'.._. (D. ,,... , . . .,.. 1', - ' ,.. t (11) 012 4 8 Plan Scale in feet North Tack Building/ Proposed Caretaker's Residence Existing Floor Plan 1,525 GSF (under roof) Steam Pump Ranch Master Plan A9 Final Report Secretary of the Interior's Standards PRESERVATION 4. Changes to a property that have acquired historic significance in their own right will be retained and PRESERVATION is defined as the act or process preserved. of applying measures necessary to sustain the 5. Distinctive materials, features, finishes, and existing form, integrity, and materials of an historic constructiontechniques or examples ofcraftsmanshi p p property. Work, including preliminary measures that characterize a property will be preserved. to protect and stabilize the property, generally 6. The existing condition of historic features will focuses upon the ongoing maintenance and repair of be evaluated to determine the appropriate ro riate level historic materials and features rather than extensive of intervention needed. Where theof severity replacement and new construction. New exterior deterioration requires repair or limited replacement additions are not within the scope of this treatment; of a distinctive feature, the new material will match however, the limited and sensitive upgrading of the old in composition, design, color, and texture. mechanical, electrical, and plumbing systems 7. Chemical or physical treatments, if appropriate, ro riate and other code-required work to make properties will be undertaken using the gentlest meansp ossible. functional is appropriate within a preservation Treatments that cause damage to historic materials project. will not be used. 8. Archeological resources will be protected Preservation should be used as a treatment: and preserved in place. If such resources must be • when the property's distinctive materials, disturbed, mitigation measures will be undertaken. features, and spaces are essentially intact and thus convey the historic significance without extensive repair or replacement • when depiction at a particular period of time is not appropriate • when a continuing or new use does not require additions or extensive alterations Basic Principles of Preservation 1. A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken. 2. The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize,consolidate,and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. Steam Pump Ranch Master Plan Final Report Al0 Secretary of the Interior's Standards REHABILITATION if appropriate,shall be undertaken using the gentlest means possible. REHABILITATION is defined as the act or process 8. Significant archeological resources affected by of making possible a compatible use for a property a project shall be protected and preserved. If such through repair, alterations, and additions while resources must be disturbed, mitigation measures preserving those portions or features which convey shall be undertaken. its historical, cultural, or architectural values. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials Rehabilitation may be considered as a Treatment: that characterize the property.The new work shall be • when repair and replacement of deteriorated differentiated from the old and shall be compatible features are necessary with the massing, size, scale, and architectural • when alterations or additions to the property are features to protect the historic integrity of the planned for a new or continued use property and its environment. • when its depiction at a particular period of time 1.0. New additions and adjacent or related new is not appropriate construction shall be undertaken in such a manner that if removed in the future, the essential form and Basic Principles of Rehabilitation integrity of the historic property and its environment 1. A property shall be used for its historic purpose would be unimpaired. or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time,place,and use.Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time;those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color,texture,and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting,that cause damage to historic materials shall not be used.The surface cleaning of structures, Steam Pump Ranch Master Plan All Final Report Secretary of the Interior's Standards RESTORATION 4. Materials, features, spaces, and finishes that characterize other historical periods will be RESTORATION is defined as the act or process of documented prior to their alteration or removal. accurately depicting the form,features,and character 5. Distinctive materials, features, finishes, of a property as it appeared at a particular period of and construction exam or techniques les of q p time by means of the removal of features from other craftsmanship that characterize the restoration periods in its history and reconstruction of missing period will be preserved. features from the restoration period.The limited and 6. Deteriorated features from the restorationp eriod sensitive upgrading of mechanical, electrical, and will be repaired rather than replaced. Where the plumbing systems and other code-required work to severity of deterioration requires replacement of a q p make properties functional is appropriate within a distinctive feature, the new feature will match the restoration project. old in design, color, texture, and, wherep ossible materials. Restoration may be considered as a treatment(Prior 7. Replacement of missing features from the to undertaking work, a particular period of time, restoration period will be substantiated by i.e., the restoration period, should be selected and documentary and physical evidence. A false sense justified, and a documentation plan for Restoration of history will not be created byaddingconjectural con�ect ural developed.) features, features from otherro erties or p p � by • when the property's distinctive materials, combining features that never existed together features, and spaces are historically. • when the property's design, architectural, or 8. Chemical or physical treatments, if appropriate, ro riate historical significance during a particular period will be undertaken using the gentlest means possible. of time outweighs the potential loss of extant Treatments that cause damage to historic materials materials, features, spaces, and finishes that will not be used. characterize other historical periods 9. Archeological resources affected by a project p roJ • when there is substantial physical and will be protected and preserved inp lace. If such documentary evidence for the work resources must be disturbed, mitigation measures • when contemporary alterations and additions will be undertaken. are not planned 10. Designs that were never executed historically will not be constructed. Basic Principles of Restoration 1. A property will be used as it was historically or be given a new use which reflects the property's restoration period. 2. Materials and features from the restoration period will be retained and preserved. The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period will not be undertaken. 3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. Steam Pump Ranch Master Plan Final Report Al2 Secretary of the Interior's Standards RECONSTRUCTION 6. Designs that were never executed historically will not be constructed. RECONSTRUCTION is defined as the act or process of depicting,by means of new construction, the form, features, and detailing of a non-surviving site, landscape,building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. Reconstruction may be considered as a Treatment • when a contemporary depiction is required to understand and interpret a property's historic value (including the re-creation of missing components in a historic district or site) • when no other property with the same associative value has survived • and when sufficient historical documentation exists to ensure an accurate reproduction Basic Principles of Reconstruction 1. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property. 2. Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken. 3. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships. 4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties.A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture. 5. A reconstruction will be clearly identified as a contemporary re-creation. 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' '-'-',.'i..:::.t.1,-,;";;;,,,,''''.t.',"--];:,°.1 .:,•ttf,-.--:-..-:4::.,, ..-,:.-,-,...;,...,.-,,.--.5,,,--,,....-.,--...,,-.':,'-;'" ' ' . a • 4 Pusch Era Plants Prosopis velutina* Mesquite ' a _ k :3/4'Parkinsonia florida* Blue palo verde ��� �' ��p uu�55:{: � '44;';41.r.,.1,-..,�p �. ' 1 w,� a. Acacia greggii* Catclaw acacia Chilopsis linearis* Desert willow Celtis pallida* Desert hackberry ,: ,,A 'x° b� Ziziphus obtusifolia* Gre thorn 4-0,7'" 7 g', ,*:-'' ,. ., , ,,,,,,,:.r.. . ,„ 4,1,1, 0,klit, , „:- ::*:tiv:„1,,,,f'.. 1:74-..-k: i 44,4,„'- :, ,,,,,,,,, : �iWre .aCane iea gigantea* Saguaro ,µ� � kir � � � „„ , �Yucca spp. Yucca "' • „,- . :s � � Ambrosia deltoidea Triangle leaf bursae k' �: :x- % �.r `�. , . µ Anisacanthus thurberi Desert honeysuckle 0 Callinadra eriophylla Fairy0,klit,it, 4 f '. b W.i'1 NW`1.. "MN y 1 4b i 1! Encelia faminosa Brittlebush Ericameria laricifolia Turpentine bush. Acacia greggii Larrea tridentata Creosote , p"; , .... . � it Nolina microcarpa , -,N,1 4, .4, , ,f4, l', rp Bear grass4,. , , Atriplex lentiformis Quail bush 4 r;11‘.., .. " Erio gtop ovum fasciculatum Flat buckwheat ��.; �,�I �� Simmondsia chinenesis Jojoba ' , ° oe Hyptis emoryi Desert lavender °� � f � k u Baileya multiradiata Desert marigold 7' a'. Lycium fremontii Fremont wolfberry4 , ...,:, , Penstemon spp. Penstemon 04000,, ora - e.�t �'� Sphaeralcea ambigua Globe mallowi , ' Aristida purpurea Purple three awn Leptochloa dubia Green spangle top „ , ' H Parthenium incanum Mariola , w Sporobolus cryptandrus Sand dropseed Flower of the Chilopsis linearis * Species currently on site As ..iii,..4.11 40c0 ,� � ,^'C *it 41 4 ,„ , 4,,, ,,,,. , ,. ,,,,,o,„: ,,,,,, , „,,,,, ,...-".*4** ,. .„,:__, �„,. e :._ - - „,,,,; . ,. „„„,,, ),,,„,, .,,„...,„„,, , , :. 4.,,, i , N NIS , ?` �. "�`,"40141'1”' r,,ty M y� ,,w .,.,, - ,.*,,,,*,-.:' ,:*'4,i\** , ' sltfr: ' ' ' ,i; ' E. s. :. 4. #* � Ar�, 7 � .,yam, ' „„„, ' - , ,. „„ , - It4 , . vfr.,,, ., -1,,,,, ,, ,, It ii.,,, , 4k.,. . : ,,,, ''''",,,....4., . ,.. . - ' ...* * ' '''' - !,:app 4, ' ,, , l'''' ' - -400. '''''' lei ' , , ' ,... t. ,,,.. c, '' ,4,„,,„- , ... . ,, . ,,,,, „. z m Encelia farninosa Steam Pump Ranch Master Plan A21 Final Report Procter Era Plants ... .,_���- . �t , .. ... . ... ., Populus fremontii* Cottonwood Ligustrum lucidum* Privet r �.. Morus alba* Mulberry � * . '' ,% Melia azedarach* Chinaberry Tµ °�a ,:.--,..-r,„a ,, ,ak b ,'7 w 9 .. � r F. Eucalyptus microtheca* �,t,,x, ,`1 , "''` t' "`, ` 0 pCoolibah tree � „„s.,::',,,'. � ' � R Carya illinoinensis* Pecan tree .-„,-,7c0,;."',.::',„'„-' irYfi� w.Punica granatum* Pomegranate x. 044',,',2>'-, r Pyracantha* Pyracantha , �,"-.* : Pinus sp•* Pine A � Y� �:. .. Olea europaea* Olive :h _. Phoenix dactylifera* Date palm ” � a� Washingtonia filifera* California fan palm .1:-,',,, �* „an. .:• ;,,,� Rosa banksiae* Lady Banks rose Olea eurpaea Ulmus pumila* Siberian elm k k Cereus peruvianus* Peruvian apple Carissa grandiflora Natal plum Feijoa sellowiana Pineappleguava yti' r pp � � �. . _ . r Photinia fraseri Photinia ' 01z,,,, " Raphiolepis indica Indian hawthorn " }.q. Thevetia perviana Yellow oleander i 0: ./..,,..„."4::,,,,• /� x _e:-r, _'JP'," 044:,....- ° ,r" Juniperus horizontalis Creeping juniper ,, -` -' t"' ", , . ,'°a �. , - . ' .$ p gJ p . ' w , ' • ' " Y Myrtle ' a • ,, a A„,;tr : fa 0t. . , ,' Myrtus communis y ” ; .--i. W....':. p tr!..".f f tree �. dP ° 1' n. Abelia grandiflora Glossy abelia ` ' Rosmarinus officinalis Rosemary Nandina domestica Heavenly bamboo Caesalpinia gilliesii Yellow bird of paradise Rosa banksiae Prunus armeniaca Apricot— `Katy' .,''F, 'h-, I, WIN ti'ewa v�.a .,'� '''� i Ficus carica ��Edible fi � � � �� � `� � `��'g— Brown � ,� �� � �� ,; 'i� � � ve ", Turkey' . ' `.ti ' 3 Vitis vinifera Table grape— le ' a' ' � j y g p `.``ry fes' A • F, • w,. G �, - Mme , � '' v Thompson 1 ' ... . -- 4. ,' �,,A ,, Seedless' bR r w s r t'4, , .." :�flk s * Species currently on site. - ' -;: - ,w- r r, S. R'.- ''. • ...' , .., ,i ',,,.:, ' - ' - l ' J• .fin ,. ,. a',';4 a Alt w f 14't, ....44....,„414:0", 46 ...., 1.' *; ,- 'r ' 't ..,s;(04-, ‘,.',,k**,' S i,, �. mak,. R' ' ` r 640 . a A `1"4,---,, # ' ..t, ,,„,,, . 4 4 1N,., •I q 1 4 1 . r y '�w a, e ,, ,,,,,„,, Nandina domestica Steam Pump Ranch Master Plan Final Report A22