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HomeMy WebLinkAboutOV911005Ron Asta From: Ron Asta [ron.asta@cpeconsultants.coml Sent: Wednesday, July 27, 2011 12:01 PM To: 'McFarland, Connie' Subject: RE: response to request for Amphi information Thank you very much Connie. I do need a letter from Amphi that says there is space available to accomodate the students that will be generated from our proposed 50-lot subdivision. It's obvious from the numbers you have given me but Oro Valley still requires a letter. Whom should I address this request to? I will be sending Todd an official letter requesting connection to the sewer. -----Original Message ----- From: McFarland, Connie [mailto:cmcfarla@amphi.com] Sent: Tuesday, July 26, 20114:54 PM To: ron.asta@cpeconsultants.com Subject: response to request for Amphi information Mr Asta: I am responding to your request for information regarding Amphitheater enrollment and your project's capacity impact. We use the following enrollment demographic multipliers developed by the U.S. Department of Census, Bureau of Census, and adjusted for Amphitheater District's school organizational patterns per household: . 0.456 elementary students . 0.261 middle school students . 0.144 high school students Also, enrollment projections for the 2011-2012 school year are: . Wilson K-5 486 students . Wilson 6-8 578 students . IRHS 1862 students Please feel free to contact me if I can be of further assistance. Best wishes, Connie Connie R. McFarland Legal Assistant Office of Legal Counsel Amphitheater Public Schools 701 W Wetmore Rd Tucson AZ 85705 (520) 896-5155 direct 10/12/2011 CPECONSULTANTS August 1, 2011 Mr. Todd Jaeger, Legal Counsel Amphitheatre Public Schools 701 W. Wetmore Rd. Tucson, Az. 85705 RE: RANCHO DE PLATA/ TOWN OF ORO VALLEY CASE NO. OV911-005/ WEST SIDE OF LA CHOLLA BLVD. 1/4MILE SOUTH OF TANGERINE Dear Mr. Jaeger: My clients are proposing a 50 lot subdivision on 19.45 acres on the east side of Wilson School. The tax code parcel's for this site are 224-11-034A thru 034E. We are currently in the rezoning and major plan amendment processes at the Town. One of the Town's requirements for rezoning is that we "provide a letter from the affected school district indicating that a proposed site can accommodate the educational space requirements for the project number of residents." This letter then is to request such a letter from you. Let me know what I can do to make this task simple or let me know if you have any questions. Thank you for your consideration. Sincerely, CPE Consultants, LLC _Uk^ Ron Asta, Vice President 378 N. Main Avenue Tucson, Arizona 85701 Phone: 520.545.7001 • Fax: 520.545.7003 CPECONSULTANTS August 2, 2011 Mr. Todd Jaeger, Legal Counsel Amphitheatre Public Schools 701 W. Wetmore Rd. Tucson, Az. 85705 RE: RANCHO DE PLATA/ WEST SIDE OF LA CHOLLA BLVD. 1/a MILE SOUTH OF TANGERINE Dear Mr. Jaeger: Thank you for meeting with me on July 18, 2011. I certainly appreciated your positive attitude regarding our project. As presented, my clients are proposing a 50 lot subdivision on 19.45 acres of land on the east side of Wilson School. The five tax code parcel's for this site are 224-11-034A thru 034E. We are currently in the rezoning and general plan amendment processes at the Town of Oro Valley (rezoning case #OV911-005). I have attached a map (Sewers) locating the public sewer on the Wilson campus in relation to our project site. The sewer is 90' west of our project boundary. A July 1 % 2011 letter from Pima County Regional Wastewater Reclamation Department (attached) documents that sewer capacity exists for our development. This letter then is an official request of Amphitheatre Public Schools to grant Rancho De Plata a sewer easement to connect to sewer #G-2006-016. As discussed at our meeting, my clients are willing to make roof -top donations to Amphi. Please let us know what steps are necessary to make this easement happen. Attached also is our project's tentative development plan. Please notice at the SW corner of the property, we have proposed a bike/ pedestrian pathway/ sewer easement on our project site. 378 N. Main Avenue Tucson, Arizona 85701 Phone: 520.545.7001 - Fax: 520.545.7003 Thank you for your consideration, Todd, and we look forward to hearing from you. Sincerely, CPE CONSULTANTS, LLC -]�,e 1"% on Asta, Vice resident Attach: 3 Cc: Doug Ajo w/ attach 378 N. Main Avenue Tucson, Arizona 85701 Phone: 520.545.7001 • Fax: 520.545,7003 GOVMNwG BOARDM&0W SUR Rn BOENr Vicki Balmtine, PhD. Ron Asta Vice President Jeff C aant Pftsidea U1+NUE UY LM As . %,V u1V►0ZJL, Todd A. Jaeger, JD. Associate SWa4 terdeat •(520) 696-5156 FAX (520) 696-5074 701 W. Wetmore Road . TucsoR AZ. 85705 • TDD (520) 696-5055 Diana L Boros Kent Paul Barrabee, PhD. v= 6= arc August 10; 2011 Undo Loomis, MD. Susan 21bw AUG CPE CONSULTANTS, LLC. CPE Consultants 378 N-Main Ave Tucson, AZ 85701 RE: Rancho De Plata Town of Oro Valley OV911-005 Dear Mr. Asta: .I am in receipt of your letters of August 1 and August 2; 2011. Following our recent discussions, I am happy. to accommoate your requests. As we discussed, your; proposed. subdivision would impact, but not overburden, student enrollment. capacity at Amphitheater Schools' Walker K-8 and Ironwood Ridge High. Our District :is also willing to Work with you regarding your development plan. Please forward more information regarding the Easement at your convenience. Please contact me if I can be of further assistance. Sincerely, Todd A. Jae , .D. . Associate to the Superintendent. General Counsel TAJ/crm Mm*ftaher Highs canyon net Oio'xigh • Ironwood R;dge High M*ffiea e r Middle School • Coronado K,8 SdK" • Cross Middle School • la CM Middle School • Wiisan K-8 School CqW Creek Eiarrerttary - Donaldson FlanwWy • Hmlwn Elamtary • Holaway Ekn=tM - Keeling Elementary Mesa Vale Ekawo ry • Nash Ekniamy • Painted Sky Ela =wy 4,. Prince Elementary - Rio Vista Elementary • walker Ekmeatary M1DCcater • El Bogor Ron Asta Subject: FW: Rancho de Plata next door to Wilson School -----Original Message ----- From: McFarland, Connie [mailto:cmcfarla@amphi.com] Sent: Wednesday, October 12, 2011 4:25 PM To: ron.asta@cpeconsultants.com Subject: RE: Rancho de Plata next door to Wilson School Doug and Scott just left my office. We agreed that the correct numbers to use for IRHS is a capacity of 2370 and the Wilson K-5 capacity is 750 and its 6-8 capacity is 800. From: Ron Asta [ron.asta@cpeconsultants.com] Sent: Wednesday, October 12, 2011 4:13 PM To: McFarland, Connie Subject: RE: Rancho de Plata next door to Wilson School What are your numbers Connie? -----Original Message ----- From: McFarland, Connie [mailto:cmcfarla@amphi.com] Sent: Wednesday, October 12, 2011 2:35 PM To: ron.asta@cpeconsultants.com Subject: RE: Rancho de Plata next door to Wilson School Ron, my numbers are different. I will confirm the correct numbers with Doug Aho as soon as he gets out of a meeting. Will advise soonest! From: Ron Asta [ron.asta@cpeconsultants.com] Sent: Wednesday, October 12, 2011 2:26 PM To: McFarland, Connie Subject: Rancho de Plata next door to Wilson School Hi Connie. When I talked to one of the principles at Wilson School this summer, he told me that the enrollment capacity was about 1,500 students. And when I talked to one of the staff memebers at Ironwood, she said about 2,100 students. If these are o.k., please let me know. If not, revised figures are requested. Thanks. Ron Asta, Vice President 1 CPE Consultants LLC 378 N. Main Ave. Tucson, Az. 85701 520-545-7001 JUL 2 5 2011 TOWN OF ORO VALLEY, PLANNING AND ZONING 11000 N. LA CANADA DRIVE, ORO VALLEY AZ 8573 PHONE: (520) 229-4800 FAX: (520) 742-1022 www.orovalleyaz.gov APPLICATION FORM 1 f, OV Case # (Office Use Only): A , l u Application Type/Reason for request: , kf 6 R/ "ILY LY 7-o 1 — 7 A. Applicant Name:�� Engineering Firm: Z Address: ' 7 City: - c s Telephone:42('2' 4� State: Email: Zip: bc� 7C B. Property Owner (s), if more than one owner, attach list Name: iT7f 61= ' '� A , L-�I r T Firm• N /4• Address: C) 9to x /'Z/ 7 41 City: f State: MC) Zip: Telephone: �; Z/ ; ,g Z 3 �t x Fax: - Zc 5 Z i ► Email: C. Subject Property Parcel/Tax Code: 12 ZZ4 • f Legal Description/Property Address: Area of property: / j&�;- Existing Zoning: Is Proposed Zoning in conformance with General Plan Designation: iL DjZ Existing Land Use: Ld j i fVA j'912 , y-r� 7 Proposed Zoning: 121 -° 1 Plan designation? [ ] N/A [ ] Yes Wo ie-- / 1 Proposed Land Use: S C A01 V1 Si 0 rV D. Previous Applications Relating To This Property Condition Use Permit AM Rezoning � A Board of Adjustment AJ A GP Amendment &. Plat/Development Plan Al /1- Architecture Asp This application is true and correct to the best of my knowledge. I am the owner o e above described property or have been authorized by the owner to make this a ication. 7 /2-1111 Date Signatu OE/24/2011 14:01 FAX 1 520 545 7003 CPE CONSULTANTS Ia 003/003 Qp4VLEY Planning and Zoning Division 11000 N. La Canada Drive, Oro valley AZ S5737 Phone:(520)229-4800 Fax, (920)742-1022 Web $Ire Address: s"wrovalleva&M REQUEST FOR PREAPPLICATION CONFERENCE J U N 2 4 2011 PROJECT DESCRIPTION: Create a 70 lot aubdiviaion on 20 acres of land with protected riparian areas on La Cholls Blvd. east of Wilson School. LOCATION: Weat side of La Cho11a, 1/8 mile north of Glover. ZONING: R1 - 144 PARCEL NUMBER: 22 -11-0 4E -034D -034C -0348 -034A TYPE OF REQUEST; ' Rezoning and Minor Plan Amendment APPLICANT NAME/FIRM: CPE Development CoLaan , Inc. ADDRESS; 378 N. Main Avenue I Tucson St AZ Zip 83701 TELEPHONE NO.; 520-545-7001 FAX NO.: 320-545-7003 EMAIL: raul.pina@cpeconsultant$. PROPERTY SIGNATURE:` . W C`+ DATE; 6/24/11 ❑ SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10) WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE. a SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD." ❑ FIFTEEN (15) COPIES (24X36) OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP. Revised 11-20-08 OQO,�LEV qH/20 sa FOUNDED 191" Development and Infrastructure Services January 20, 2012 Ron Asta CPE Development Company 378 Main Avenue Tucson, Arizona 85701 Via e-mail: ron.astaCa.cpeconsultants.com Re: Rancho de Plata Rezoning, located at the NWC of La Cholla Boulevard and Glover Road, OV911-05 Dear Ron, At their regular meeting of January 18, 2011, the Town Council approved (7-0 vote) the rezoning for the above -captioned project, subject to the attached conditions of approval. The next step is submittal and staff review of the Conceptual Site Plan (CSP), Conceptual Landscape Plan, and Conceptual Architecture for the proposed subdivision. I will send you the checklists, requirements, and process guide under separate cover. We look forward to working with you through the Conceptual Design and Final Plat processes. Please feel free to contact me with any questions. Sincerely, Matt Michels, AICP Senior Planner cc: Mike Carlier OV Development Technicians David Laws Encl: Council -Approved Conditions of Approval S:\PERMPLUS\DOCS\OV911-008\P_TC ACTION 1-18-12.doc Town Council -Approved Conditions of Approval Rancho de Plata Rezoning OV911-005 Plannina Conditions Note: All of the following conditions shall be shown and/or labeled on the Tentative Development Plan A bicycle/pedestrian pathway connecting to Wilson K-8 School shall be provided along the southwestern corner of the property as shown on Exhibit II.B (sheet 1). The Amphi School District shall be requested to provide input on the design and connection point of the path. 2. A primitive trail shall be provided from the recreation areas to the adjacent washes. 3. A school bus stop shall be provided adjacent to the eastern recreation area adjacent to a cul-de-sac turnaround. The exact placement and design of the bus stop shall be determined by the Amphi School District. The bus stop shall be labeled on Exhibit II.B. (Sheet 1). 4. The home architecture shall include traditional Southwestern styles, including Pueblo or Territorial, to be architecturally consistent with existing homes in the area. Exhibit 11.13 (sheet 2) shall include examples of these styles. 5. The minimum lot size shall be 5,500 s.f. using the conservation design lot reduction incentive provided in Table 27.10-6 (Section 27.10.F.2.d) of the Zoning Code. 6. Add dimensions of the buffer yards around the property on the TDP and the Buffer yards exhibit (Exhibit II.H.1). 7. Building height shall be limited to one (1) story on the southern tier of lots (Lots 1, 24, 27, 28, 31-35) and eastern tier of lots (Lots 1-6). 8. The southern buffer yard shall be augmented with native vegetation to the greatest extent possible. Engineering Conditions 8. A full Traffic Impact Analysis (TIA) prepared by an Arizona registrant shall be required as part of any future conceptual design review submittal. This development shall be responsible to design and pay for any improvements to La Cholla Boulevard as determined to be required by the TIA. 9. A full Drainage Report shall be required as part of any future final design review submittal. All post development flow shall be mitigated and released in the same manner and quantity as the existing condition. Page 1 of 2 10. A northbound left turn lane along La Cholla Boulevard into the subdivision shall be required. This development shall be responsible for all design and construction costs associated with the addition of the left -turn lane. 11. The ingress/egress access drive for the site shall line-up with the Rancho Del Cobre (Khan Property) access drive on the opposite side of La Cholla Boulevard. 12. This project shall dedicate 45 feet along the east project boundary to the Town of Oro Valley for the purpose of additional public right-of-way for La Cholla Boulevard. 13. This project shall provide a public -use path along the project's La Cholla Boulevard frontage. The project shall meet the construction requirements as determined by the Town engineer (e.g. asphalt, stabilized granite, width, etc) and shall meander to fit field conditions so as to minimize the impact to the existing riparian area. The applicant may choose to provide an alternative in -lieu fee for the required path, the amount of which is to be approved by the Town engineer. 14. Exhibit I.G.H.J: Identify that La Cholla Boulevard has a shared use path south of Glover Road. Furthermore, delete the exhibit section that incorrectly identifies Tangerine Road as having a shared use path west of La Cholla Boulevard. 15. Page 41, Section J.3: A section of text describing the elements of the subdivision's typical street section was manually struck out. Re -instate the text but delete the section describing a bike path within the typical section. Oro Valley Water Utility Conditions 16. The developer shall extend the 12 inch water main in the Glover Road right-of- way west across La Cholla and north to supply domestic water to this subdivision. The water main shall be placed outside of pavement in the western La Cholla right of way. 17. The water main extension shall be designed so that connections at Glover and the entry road have modified drain valve assemblies west and north, respectively. 18. Easements shall be granted to the Oro Valley Water Utility at the northern end of the east and west cul-de-sacs to the northern property line. The water mains in these two streets shall be constructed with modified drain valve assemblies and be sized for future extensions to the north. Page 2 of 2 Page I of l Baker, Charlene From: Jaeger, Todd [tjaeger@amphi.com] Sent: Tuesday, September 06, 2011 3:45 PM To: Baker, Charlene Subject: OV911-005 The Amphitheater School District has been contacted by this developer and is currently in discussions with the developer for the purpose of resolving District concerns with the project. An agreement between the District and the developer will be required to resolve those concerns and meet developer needs for sewer access on the District's property. Todd A. Jaeger, J.D. Associate to the Superintendent/General Counsel Amphitheater Public Schools 701 W. Wetmore Rd. Tucson, AZ 85705 Office: (520) 696-5156 Fax: (520) 696-5074 GIVE. ADVOCATE. VOLUNTEER. LIVE UNITED The Amphitheater Public Schools Mission: To empower all students to become contributing members of society equipped with the skills, knowledge, and values necessary to meet the challenges of a changing world. WARNING: The information contained in this message is confidential, is intended only for the use of the individuals or entity to which it is addressed, and may be subject to the attorney -client privilege. This message may not be opened or forwarded without the consent of the named recipient(s). If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please notify us immediately by return e-mail or by calling 520-696-5156. Thank you. PLEASE ALSO NOTE: (1) E-mail communication is not a secure method of communication; (2) Any e-mail sent to you or by you may be intercepted by third parties as it goes from me to you or vice versa; and (3) Persons not intended to participate in our communication may intercept our communications by improperly accessing your computer or my computer or some computer or server which the e-mail passed through. If you should determine that you do not wish to communicate by e-mail, please let me know IMMEDIATELY. GOVERNING BOARD MEMBERS: To ensure compliance with the Arizona Open Meeting Law, Board Members should not forward this message to other Board Members or copy other Board Members in replying. REGISTER TO VOTE! Visit: http://www.recorder.pima.gov/reavote.aspx for information on how to register in Pima County 09/06/2011 Tucson Rectric Power Company 4350 E. Irvington Road, Tucson, AZ 85714 Post Office Box 711, Tucson, AZ 85702 WR#239126 July 20, 2011 CPE Development Company Inc. 378 N Main Avenue Tempe, Arizona 85701 Dear CPE Development Company Inc: SUBJECT: Rezoning and Minor Plan Amendment OV911-005 Tucson Electric Power Company has reviewed and approved the development plan submitted June 24, 2011. It appears that there are no conflicts with the existing facilities within the boundaries of this proposed development. Enclosed is a copy of a TEP facilities map showing the approximate location of the existing facilities.. Please allow 6-8 weeks for Design drawing. Any relocation costs will be billable to the customer. In order to apply for electric service, call the New Construction Department at (520) 918- 8300. Submit a final set of plans including approved site, electrical load, paving off -site improvements and irrigation plans, if available include a CD with the AutoCAD version of the plans. If easements are required, they will be secured by separate instrument. Your final plans should be sent to: Tucson Electric Power Company Attn: Mr. Richard Harrington New Business Project Manager P. O. Box 711 (DB-101) Tucson, AZ 85702 520-917-8726 Should you have any technical questions, please call the area Designer Lisa Romero at (520) 918-8261. Sincerely, Elizabeth Miranda Office Support Specialist Design/Build Im Enclosures cc: C. Baker, Town of Oro Valley (email) Lisa Romero, Tucson Electric Power rr SOUTHWEST GAS [ORPORATIOtI , w9 JUG _ 7 2011 July 5, 2011 Town of Oro Valley Planning & Zoning Department 11000 N.La Canada Dr. Oro Valley, Arizona 85737 OV-911-005 WEST SIDE OF LA CHOLLA BLVD EAST OF WILSON SCHOOL Southwest Gas Corporation has no objection to the platting of the above mentioned project. However, existing natural gas facilities are located in adjacent right-of-way which may be affected by construction of this project. Blue Stake should be notified 48 hours prior to construction. Further information regarding natural gas facilities on or near this project may be acquired by contacting me at 794-6049. RICK BARON/ENGINEERING TECHNICIAN 3401 East Gas Road / Tucson, Arizona 85714-1994 P.O. Box 26500 / Tucson, Arizona 85726-6500 / (520) 889-1888 / 1-800-428-7324 www.swgas.com Rancho de Plata REZONING from R1-144 to R1-7 OV911-005 Engineering Section of the P&Z Report November 22, 2011 Drainage The general drainage patterns for the post -developed site will closely match the pre - developed conditions with engineered conveyance mechanisms incorporated into the final design. Under post -developed conditions, all flows shall be mitigated to discharge to the south in the same or reduced intensity, manner and location as in the existing form. Any floodplain encroachment by the identified crossings shall be permitted through a floodplain use permit process. Rezoning of this property will not have detrimental impacts to upstream or downstream neighbors as long as Town drainage criteria requirements are adhered to during site development. With regard to public safety within the developed site, the tentative development plan accompanying this rezoning request depicts minimal impacts to the existing local floodplains that traverse the site. As a requirement of the Town's drainage criteria requirements, all habitable structures shall be protected from flooding. Since none of the structures are being proposed within an established floodplain zone, flood protection can be accomplished by setting finished floor elevations a minimum of 12-inches above adjacent drainage conveyance. Traffic The proposed development resulting from the rezoning may have impacts to existing traffic. The developer will be responsible to mitigate any impacts and ensure that existing traffic level of service patterns are maintained in the developed condition. This will be evaluated during the conceptual design review stage with the submittal of a full traffic impact analysis. Conditions of Approval A full Traffic Impact Analysis (TIA) prepared by an Arizona registrant shall be required as part of any future conceptual design review submittal. This development shall be responsible to design and pay for any improvements to La Cholla Boulevard as determined to be required by the TIA. A full Drainage Report shall be required as part of any future final design review submittal. All post development flow shall be mitigated and released in the same manner and quantity as the existing condition. 2. A northbound left turn lane along La Cholla Boulevard into the subdivision shall be required. This development shall be responsible for all design and construction costs associated with the addition of the left -turn lane. 3. The ingress/egress access drive for the site shall line-up with the Rancho Del Cobre (Khan Property) access drive on the opposite side of La Cholla Boulevard. e n g -rz- pz-rp t-201 1 1 122 4. This project shall dedicate 45 feet along the east project boundary to the Town of Oro Valley for the purpose of additional public right-of-way for La Cholla Boulevard. 5. This project shall provide a bicycle and pedestrian pathway from the proposed subdivision's west property boundary to the adjacent Wilson Elementary School. Coordinate the location of the pathway with the Amphitheater School District. 6. This project shall provide a public -use path along the project's La Cholla Boulevard frontage. The project shall meet the construction requirements as determined by the Town engineer (e.g. asphalt, stabilized granite, width, etc) and shall meander to fit field conditions so as to minimize the impact to the existing riparian area. The applicant may choose to provide an alternative in -lieu fee for the required path, the amount of which is to be approved by the Town engineer. 7. Exhibit I.G.H.J: Identify that La Cholla Boulevard has a shared use path south of Glover Road. Furthermore, delete the exhibit section that incorrectly identifies Tangerine Road as having a shared use path west of La Cholla Boulevard. 8. Page 41, Section J.3: A section of text describing the elements of the subdivision's typical street section was manually struck out. Re -instate the text but delete the section describing a bike path within the typical section. eng-rz-pz-rpt-201 1 1 122 Conditions of Approval Rancho de Plata Rezoning OV911-005 Planning Conditions Note: All of the following conditions shall be shown and/or labeled on the Tentative Development Plan A bicycle/pedestrian pathway connecting to Wilson K-8 School shall be provided along the southwestern corner of the property as shown on Exhibit 11.13 (sheet 1). The Amphi School District shall be requested to provide input on the design and connection point of the path. 2. A primitive trail shall be provided from the recreation areas to the adjacent washes. 3. A school bus stop shall be provided adjacent to the eastern recreation area adjacent to a cul-de-sac turnaround. The exact placement and design of the bus stop shall be determined by the Amphi School District. The bus stop shall be labeled on Exhibit ll.B. (Sheet 1). 4. The home architecture shall include traditional Southwestern styles, including Pueblo or Territorial, with flat roofs to be architecturally consistent with existing homes in the area. Exhibit II.B (sheet 2) shall include examples of these styles. 5. At least 95% of the Critical Resource Areas shall be preserved. Provide a calculation of the areas of disturbance and percentage of areas to be preserved on the Tentative Development Plan. 6. The minimum lot size shall be 5,500 s.f. using the conservation design lot reduction incentive provided in Table 27.10-6 (Section 27.10.F.2.d) of the Zoning Code. 7. Add dimensions of the buffer yards around the property on the TDP and the Buffer yards exhibit (Exhibit II.H.1). 8. All Environmentally Sensitive Open Space (ESOS) and common areas shall be dedicated to the homeowners' association for common ownership and maintenance in perpetuity. 9. No walls or fences shall be placed within fifteen (15) feet of the Environmentally Sensitive Open Space (ESOS) areas. 10. Pg. 27A-f. Indicate that the property lies within the Tangerine Road Corridor Overlay District Peripheral Area. Page 1 of 2 ATTACHMENT 2 Engineering Conditions 11. A full Traffic Impact Analysis (TIA) prepared by an Arizona registrant shall be required as part of any future conceptual design review submittal. This development shall be responsible to design and pay for any improvements to La Cholla Boulevard as determined to be required by the TIA. 12. A full Drainage Report shall be required as part of any future final design review submittal. All post development flow shall be mitigated and released in the same manner and quantity as the existing condition. 13. A northbound left turn lane along La Cholla Boulevard into the subdivision shall be required. This development shall be responsible for all design and construction costs associated with the addition of the left -turn lane. 14. The ingress/egress access drive for the site shall line-up with the Rancho Del Cobre (Khan Property) access drive on the opposite side of La Cholla Boulevard. 15. This project shall dedicate 45 feet along the east project boundary to the Town of Oro Valley for the purpose of additional public right-of-way for La Cholla Boulevard. 16. This project shall provide a public -use path along the project's La Cholla Boulevard frontage. The project shall meet the construction requirements as determined by the Town engineer (e.g. asphalt, stabilized granite, width, etc) and shall meander to fit field conditions so as to minimize the impact to the existing riparian area. The applicant may choose to provide an alternative in -lieu fee for the required path, the amount of which is to be approved by the Town engineer. 17. Exhibit I.G.H.J: Identify that La Cholla Boulevard has a shared use path south of Glover Road. Furthermore, delete the exhibit section that incorrectly identifies Tangerine Road as having a shared use path west of La Cholla Boulevard. 18. Page 41, Section J.3: A section of text describing the elements of the subdivision's typical street section was manually struck out. Re -instate the text but delete the section describing a bike path within the typical section. Page 2 of 2 all TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011 TO: PLANNING & ZONING COMMISSION FROM: Matt Michels, Senior Planner mmichels(a)_orovalleyaz.gov; tel. 229-4822 SUBJECT: Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located'/4 mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. SUMMARY The proposed rezoning is from R1-144 (Single-family Residential- 144,000 Square Foot Minimum Lot Area) to R1-7 (Single-family Residential-7,000 Square Foot Minimum Lot Area) for a 13 acre parcel located 1/4 mile south of Tangerine Road on the west side of La Cholla Blvd. for the purpose of constructing a 50 lot single-family residential subdivision. The applicant has concurrently filed an application to amend the General Plan land use designation for the property from Neighborhood Commercial/Office (NC/0) to Medium Density Residential (MDR). At the November 15, 2011, special meeting the Planning and Zoning Commission recommended unanimous (6-0 vote) approval of the amendment to the Town Council, who will hold a public hearing on December 7. Approval of the rezoning is predicated on approval of the General Plan Amendment. If the General Plan Amendment and rezoning are approved, a Design Review process will be required, including a conceptual site plan and final plat. BACKGROUND Site Conditions • Property is 19.45 acres • Existing General Plan designation is NC/O. Proposed General Plan designation is MDR • Existing zoning is 131-144. Proposed zoning is R1-7 • Property is currently vacant Proposed Improvements • 50 home sites ranging from 6,325 square feet (s.f.) to 6,600 s.f. • Required setbacks: 20' front and rear; 7.5' side • Maximum building height: 25' or 2 stories • Overall density is 2.6 du/ac. • 36% of site is open space • Environmentally Sensitive Lands Ordinance (ESLO) allows for 5,500 s.f. lots with 25% Multi -Use Management Open Space and preservation of 95% of critical resource areas. Discussed on Pages 5- 6. • Two (2) all-weather wash crossings • 90 foot natural desert buffer yard on south side of property to buffer low -density development to south • Natural desert buffer yard on east side of property (along La Cholla Blvd.) • Two recreation areas which will also serve as retention basins (see Exhibit II.EA & 2) • 30-foot bike/pedestrian pathway/sewer easement along southern boundary of subdivision TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 2 of 8 • Bike/pedestrian connection to Wilson K-8 School (pending approval from the Amphi School District) Approvals to Date There have been no approvals to date on the subject property. The R1-144 zoning was established with the overall general area and was not associated with a specific development proposal. As noted, there is a pending General Plan Amendment to enable to the proposed rezoning of the property. Surrounding Zoning Districts & Land Uses Direction Zoning District Land Use North R1-144 Vacant (State Land) South R1-144 Rural Large Lot Single-family Residential East R1-20 Planned Residential — Rancho de Cobre . West R1-144 Wilson Middle School Process to Date and Proiected Schedule • First Neighborhood Meeting*: • Second Neighborhood Meeting*: • Rezoning Application Received • P&ZC Public Hearing • TC Public Hearing for GP Amend • Town Council Public Hearing September 141h, 2011 October 3`d, 2011 October 17th, 2011 December 6th, 2011 December 71h, 2011 January 10, 2012 (tentative) * Neighborhood meetings covered General Plan Amendment and rezoning issues Existing and Proposed Zoning Districts The Zoning Code defines the existing and proposed zoning districts for the property as follows: • R1-144 Single -Family Residential District: This district is intended to promote and preserve suburban -rural single-family residential development. The large lot size permits agricultural uses and promotes open space. • R1-7 Single -Family Residential District: This district provides for medium high -density detached single-family residential development. ANALYSIS OF PROPOSED AMENDMENT Staff's analysis of the proposal is based on the following: I. General Plan conformance II. Zoning Code Conformance III. Public comments, including neighborhood meetings and correspondence Following is an analysis of each element: TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 3 of 8 I. GENERAL PLAN CONFORMANCE The application has been reviewed against notable General Plan policies as follows Goal 1.1 To preserve Oro Valley's natural Sonoran Desert environment and the scenic resources that are an important part of the community's quality of life. The Tentative Development Plan (TDP) submitted as part of the rezoning application depicts appropriate preservation of the natural resources present on the property. This development application is the first application in Oro Valley to require full compliance with the newly adopted Environmentally Sensitive Lands Ordinance (ESLO) which requires comprehensive analysis and preservation of the wash corridors and native plant species which exist on the property. ESLO compliance is discussed in greater detail on Pg. 5-6. Policy 1.1.1 The Town shall promote clustering of development to protect environmentally sensitive area and to preserve significant, passive use, natural open space within residential neighborhoods... The applicant's proposal for smaller residential lots creates the opportunity to concentrate the developed areas of the property to preserve the natural wash and native vegetation on the property. This development proposal is consistent with this policy. Policy 1.1.3 The Town shall continue to avoid development encroachments into washes, riparian areas, designated natural open space and environmentally sensitive lands... The proposed TDP for the property maintains and preserves the natural wash corridors. The proposed subdivision layout provides additional open space areas adjacent to the wash corridor to prevent encroachment of the development areas into these natural washes. The development meets the requirements under ESL to preserve 95% of the Critical Resource Areas (wash corridors), and 25% of the Resource Management Areas (balance of the property) in natural open space. Policy 1.4.8. The Town shall continue to require adequate buffering of commercial and employment uses from adjacent neighborhoods, with special consideration being given to placing office or other less intensive uses adjacent to residential areas. The applicant's proposal would eliminate the planned commercial area north of the existing residential area and provide a more logical land use transition from the rural residential area to the south to the planned commercial on the southwest corner of Tangerine and La Cholla. The proposed TDP incorporates enhanced buffer areas along the south boundary line to establish an appropriate transition to the medium density residential development proposed with this application. Policy 1.5.4. The Town shall ensure that areas appropriately zoned and planned for neighborhood commercial use are developed. As previously indicated, commercial areas in appropriate locations should be retained for the future fiscal benefit of the community. However, the applicant has identified a number of conditions present on the property which negatively impact the viability of this property as a future commercial development. These factors include the impact of the natural washes on the site, the distance of the property from the arterial intersection Y4 mile to the north, and the visibility limitations created by the natural vegetation along La Cholla. TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Paae 4 of 8 Staff is in agreement that these specific conditions may limit development of the site as a viable commercial development in the future. Policy 7.2.2. The Town shall encourage a variety of residential building types consistent with the General Plan and in accordance with the Town's zoning and subdivision design standards. Development of the property at a medium residential density is consistent with this policy by providing smaller lot residential development which expands the variety of choices available in this area. Existing residential uses in this area include one half (Y2) to 3.3 acre residential lot sizes and the location of the proposed medium density subdivision as a transition to the more intense uses along Tangerine Road is consistent with this policy. II. ZONING CODE CONFORMANCE The proposal is in conformance with applicable Zoning Code requirements. The site has been designed with consideration of preservation of the washes, maintaining the Tangerine Road scenic corridor and minimizing impacts to adjacent and nearby homes. Site Analysis and Tentative Development Plan (TDP) The site analysis provides a detailed description of the existing and proposed site elements. The TDP provides an overall layout of the lots, roads, location of recreation areas, buffers and other site improvements. If the rezoning is approved, a conceptual site plan and final plat will be required as part of the design review process. Tanqerine Road Corridor Overlav District (TRCOD This property lies within the peripheral area of the TRCOD. The project is subject to the scenic resource area design guidelines found in Addendum H of the Zoning Code. The following guidelines are notable for this application: Addendum H.3.a.ii.a Street patterns and/or landscaping are to be provided consistent with safe traffic visibility and design practice to screen views of rights -of -way perpendicular to scenic corridors. A critical resource area will be preserved on the eastern side of the subdivision adjacent to La Cholla Blvd. This natural open space area will screen the view of the subdivision from La Cholla Blvd. Addendum H.3.a.ii.c Pathway linkages are to be provided within the development and connecting with pathways, trails, or bike lanes paralleling the scenic corridor. Pathways will be provided throughout the site with sidewalks and connections to the Wilson K-8 School to the west and a decomposed granite trail along La Cholla Blvd. Addendum H.3.a.ii.e Maintain views from residences to mountain vistas, major washes, and native vegetation. Although the project is not within the % mile TRCOD Target Area, the applicant has provided a viewshed analysis from four (4) vantage points. This project will have viewshed impacts to the Wilson K-8 school to the west and the view of the Tortolita Mountains from the south may be affected. View impacts to adjacent TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 5 of 8 properties will be mitigated through the reduction in building height to one story along the eastern and western sides of the property. See Section I-F of the Site Analysis for addition details regarding viewshed analysis and mitigation. A condition has been added to Attachment #2 to address this requirement. R1-7 Zoning District Conformance The proposed TDP conforms with the development standards for the R1-7 zoning district. Please note that conformance with certain zoning standards, including building setbacks, will be confirmed at the conceptual design phase. The following development standards are notable for this proposal: Building heights: Building height is limited to 25' or 2 stories in the R1-7 zoning district. Two story homes will not interfere with the primary views of the Catalina Mountains from the homes to the south. 2. Neighborhood Compatibility: This property is surrounded by a school, open space, and rural homes on approximately 3.3 acre lots. Rezoning this property to R1-7 requires sensitivity to the existing context by using design and mitigation techniques to improve compatibility. These measures include expanding buffer yards (discussed below), preservation of natural open space, and reduction of building heights along the western, southwestern, and eastern perimeters of the subdivision. A condition has been added to Attachment #2 to address this requirement. 3. Access/Circulation The property is accessed from a single driveway entrance off La Cholla Boulevard. The proposed driveway meets driveway spacing requirements and has been approved by Engineering. On -site circulation is adequate, although the proliferation of culs-de-sac, while promoting privacy and low traffic within the cul-de-sac, is not ideal from a connectivity standpoint. 4. Buffer yards: Vegetated/landscaped buffer yards will be provided along the perimeter of the property, as follows: Direction Required Provided North 15' 15' East 40' 110'-170' South 15' 30' West 15' 15, The buffer yards on the south and east are increased to provide a visual buffer for residents to the south and from La Cholla Road. Environmentally Sensitive Lands Ordinance (ESLO) Conformance This proposal has been designed to be consistent with all provisions of the ESLO. Following is an analysis of specific requirements: Critical Resource Areas: These areas require 95% Environmentally Sensitive Open Space (ESOS) preservation. Two Critical Resource Areas are present on the site. There will be no disturbance to these riparian areas, except as necessary for roadway improvements (all weather crossings) across the washes. A condition requiring mitigation of these areas has been added to Attachment TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 6 of 8 #2. In addition, a 15' riparian apron is provided around these areas to avoid disturbance during construction (see Exhibit D.1). 2. Resource Management Areas: The site is mapped as Tier 2 Resource Management Area, which requires a minimum 25% ESOS. The project provides 36% ESOS, which exceeds this requirement. These areas will only be disturbed by trails, utilities (as necessary), and a small detention area. Mitigation will be provided as required by the Code. 3. Cultural Resources: No cultural resources have been identified on the site. See Section 1.1 of the Site Analysis for documentation. 4. Conservation Design Lot Reduction Incentive: The ESLO provides for reduced lot sizes (see Table 27.10-6) if at least 25% of the project site is designated as ESOS. Although the proposed lot size (5,500 square feet) is smaller than the base zoning district (7,000 square feet), the applicant is not requesting any additional density bonus (see Table 27.10-7). While the lot sizes are reduced, the density has not increased from what is allowed in the R1-7 zoning district. 5. ESOS Design Standards: Specific development/building envelopes will be shown on the conceptual site plan/plat subsequent to rezoning. The building envelopes will be designed to avoid significant environmental resources on the property. Engineering Comments Drainage The general drainage patterns for the post -developed site will closely match the pre -developed conditions with engineered conveyance mechanisms incorporated into the final design. Under post -developed conditions, all flows shall be mitigated to discharge to the south in the same or reduced intensity, manner and location as in the existing form. Any floodplain encroachment by the identified crossings shall be permitted through a floodplain use permit process. Rezoning of this property will not have detrimental impacts to upstream or downstream neighbors as long as Town drainage criteria requirements are adhered to during site development. With regard to public safety within the developed site, the tentative development plan accompanying this rezoning request depicts minimal impacts to the existing local floodplains that traverse the site. As a requirement of the Town's drainage criteria requirements, all habitable structures shall be protected from flooding. Since none of the structures are being proposed within an established floodplain zone, flood protection can be accomplished by setting finished floor elevations a minimum of 12-inches above adjacent drainage conveyance. Traffic The proposed development resulting from the rezoning may have impacts to existing traffic. The developer will be responsible to mitigate any impacts and ensure that existing traffic level of service patterns are maintained in the developed condition. This will be evaluated during the conceptual design review stage with the submittal of a full traffic impact analysis. III. PUBLIC NOTICE AND COMMENT This project has been noticed in accordance with Town procedures, which includes the following: • Notification of all property owners within 1,000 feet TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 7 of 8 • Homeowners Association mailing • Notice in The Daily Territorial newspaper • Post on property • Post at Town Hall and on website Two neighborhood meetings were held. The first meeting was held on September 14, 2011. Approximately 6 residents and interested parties attended the meeting. A second neighborhood meeting was held on October 3, 2011. Two (2) residents and interested parties attended the meeting. A number of issues were discussed at each meeting, including the following: • Drainage impacts • Type and price of homes • Compatibility of the smaller lot sizes in relation to larger lots in the vicinity • Access to subdivision • Variety of lot sizes within the subdivision The summary notes from both meetings and are attached for your reference (Attachment #3 and #4). SUMMARY/CONCLUSION The proposed rezoning has been evaluated using applicable General Plan goals and policies as well as Zoning Code. Following is a summary of the factors for and against the proposal: Factors for: 1. The proposal conforms with the General Plan and the ESLO 2. The use of the property for small lot clustered single-family residential is better suited based on the significant natural washes which traverse the site and restrict site visibility. 3. The sites' environmentally sensitive resources will be preserved in accordance with ESLO standards. 4. The proposed development will provide a logical transition in land use intensity from the rural residential use to the south and the planned commercial to the north. Factors Against: 1. The higher density residential development will change the character of the property from rural residential to suburban residential. RECOMMENDATION Based on approval of the pending General Plan Amendment, the proposed rezoning will be in conformance with the General Plan as well as the Zoning Code. Specifically, the rezoning will preserve significant natural resources, utilize a clustered development approach to protect environmentally sensitive areas and serve as an appropriate transition to the more intense commercial uses to the north. Staff recommends approval of the proposed rezoning. TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION STAFF REPORT Page 8 of 8 SUGGESTED MOTION The Planning & Zoning Commission may wish to consider one of the following suggested motions: I move to recommend approval of the request for a rezoning of a 13 acre parcel located 1/4 mile south of Tangerine Road on the west side of La Cholla Blvd. from R1-144 Single-family Residential to R1-7 Single- family Residential, subject to the conditions in Attachment #2, finding the following: • The proposal conforms with the General Plan • The proposal conforms with the ESLO • The project design preserves environmentally sensitive areas • (other) I move to recommend denial of the request for a rezoning of a 13 acre parcel located 114 mile south of Tangerine Road on the west side of La Cholla Blvd. from R1-144 Single-family Residential to R1-7 Single- family Residential, finding the following... Attachments 1. Site Analysis 2. Conditions of Approval 3. September 14, 2011, Neighborhood Meeting Summary 4. October 3, 2011, Neighborhood Meeting Summary S:\PERMPLUS\DOCS\OV911-005\P_PZC Report 12-6-11.doc vid A. Williams, AICP, Planning Division Manager TOWN OF ORO VALLEY CORRECTED NOTICE OF PUBLIC HEARING Town Council The Oro Valley Town Council invites the community to attend a public hearing on WEDNESDAY, January 18, 2012, 6 p.m. Oro Valley Town Hall, 11000 N. La Canada Dr. Oro Valley, Arizona Please note: The previous notice indicated Tuesday, January 18, which is incorrect. The meeting will be held on Wednesday, January 18. We apologize for any confusion. Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovalleyaz.gov. For questions and additional information, please contact Matt Michels, Senior Planner, at (520) 229-4822 or mmichelsCc_orovalleyaz.gov �)ID- YP.p,ublLC�u d Ual PD 00� POSTED: 01 /06/2012 TIME: 11:00 AM BY: rmf S:\PERMPLUS\DOCS\OV911-005\P—CORRECTED TC Public Notice 1-18-12.doc ra� 2 AUGUST 12, 2010 L41• www.azbiz.com TOWN OF ORO VALLEY CORRECTED NOnCE OF PUBLIC HEARING Town Co nholl The Om Valley Town Council invites the community to attend a public hearing on WEDNESDAY, January 181 2912, 6 p.m. Oro Volley Tern Hall, 11000 N. La CaaaOa Dr. Oro Valley, kizona Please note: The previous notice indicated Tuesday, January 18, which Is mcmireet. The meeting wilt he held en Wedround, , Jeauarti10. We apologize for any contusion. Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generality looted 'A mile somh of Tangshan Road, on the west side of La Cho tram RI-144 Single-family Residential to RI-7 Single-family Residential to allow development of approximately 50 home sites, OV 911- 006, The public Is encouraged to attend and will be invited to speak An agenda for this mea0ng wilt be made available at least 24 hours prior to the meeting time and on be viewed at wwwarovall—aov. For questions and addi0omi Iindemaagon. please contact Matt Michels. Senior Pitman at (520) 2294822 or mmlchelsWorovailevaz.aoe PIRtJSH: The Deily TerrNerlal January 10, 211112 TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Town Council The Oro Valley Town Council invites the community to attend a public hearing on Tuesday, January 18, 2012, 6 p.m. Oro Valley Town Hall, 11000 N. La Canada Dr. Oro Valley, Arizona Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovalleVaz.gov. For questions and additional information, please contact Matt Michels, Senior Planner, at (520) 229-4822 or mmichelsCa�orovalleyaz_gov POSTED: 12/22/2011 TIME: 1:30 p.m. BY: rmf 12/22/2011 — Post at Town Hall Post on Town Website Published in the Daily Territorial for Thursday, December 29t" 12/29/2011 — Posted on Property FA1 DIS DEPT SUPPORT\INDIVIDUAL\ROSEANNE F\Noticing\Town Council\01182012\Rancho de Plata OV911-005.doc NOTICE OF PUBLIC HEARING Oro Valley Planning and Zoning Commission The Planning and Zoning Commission will hold a public hearing on Tuesday, December 6, 2011, 6 p.m. Oro Valley Town Hall, 11000 N. La Canada Dr. Oro Valley, Arizona The following items will be heard at Public Hearing: Public Hearing: Zoning Code Amendment to Chapter 28 Signs of the Oro Valley Zoning Code Revised to amend the standards for garage / yard / estate sales signs (OV 711-009). Public Hearing: Zoning Code Amendment to Section 22.2.D relative to the procedures for Major General Plan Amendments. (OV 711-010). Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1- 7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to meeting time and can be viewed at www.orovalleyaz.gov. For questions and additional information, please contact Matt Michels, Senior Planner, at (520) 229-4822 or mmichels(a_orovalleyaz.gov. Posted: 11 /21 /11 Time: 3:30 p.m. By: rmf 11/16/2011 — Published in the Daily Territorial, two column ad, one day only. (see attached) OV711-009 & OV711-010 — Notified all HOA's Posted on Town Website Posted at Town Hall NO PROPERTY NOTICE OV911-005 — Notified 26 residents Posted on Town Website Posted at Town Hall NO PROPERTY NOTICE FA1 DIS DEPT SUPPORT\INDIVIDUAL\ROSEANNE F\Noticing\Planning & Zoning\Notice Verification\PZ 12062011.doc 2 NOVEMBER 21, 2011 el I Eq I www.azbiz.com NOTICE OF PUBLIC HEARING Oro Valley Planning and Zoning Commission The Planning and Zoning Commission will hold a public hearing on Tuesday. Deeember 6, 2011, 6 p-m. Oro Vellsy Town Halt 11000 R Le Canada Or. Oro Valley, Arizona The fallowing items will be heard al Public Hearing: Public Hearing: Zoning Code Amendment to Chapter 28 Signs of the Om Valley Zoning Code Revised to amend line standards for garageI yard I.,fall Is, signs (OV 711-009). Public Hearing: Zoning Code Amendment to Section 22.2.0 relative to the procedures for Major General Plan Amendments. 10V 711-010). Public Hearing: Rancho de Plata. Reaming of approximately 19 acres generally located Y. mile south at Tangerine Road, on the west side of La Cholla from Rt-144 Singlo-tarrily Residential to R7-7 Single-talnily Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invued 10 speak- An agenda for this met- ing will be made available at least 24 noun prim 10 meeting time and can be viewed at mtDr mrovallty� oov. For questions and additional intormation, please Conrad Matt Michels, Senior Planner, al (520) 229-4822 or mmtchelsyimovaiievat.ao, Chad Gaines Principal Planner PUBLISH: The gaily Territorial November 21, 2011 TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Planning and Zoning Commission The Oro Valley Planning and Zoning Commission invites the community to attend a public hearing on Tuesday, November 15, 2011, 6 p.m. Oro Valley Church of the Nazarene 500 W. Calle Concordia, Hayslip Hall Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located '/4 mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential (OV 911- 005). The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovallevaz.gov. For questions and additional information, please contact Chad Daines, Principal Planner, at (520) 229-4896 or cdaines _orovalleyaz.gov POSTED: 10/26/2011 TIME: 2:30 P.M. BY: rmf - �ar .nc* DD H E) D`c� r� C DDT ` T\y f' pbl;�DtDd CDn Z Din gy �F �: 2 OCTOBER 28, 2011 • wwvv.azbiz.com TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Planning and Zoning Commission The Oro Valley Planning and Zoning Commission invites the community to attend a public hearing on Tuesday, November 15, 2011, 6 p.m. Oro Valley Church of the Nazarene 500 W. Calle Concordia, Hays0p Hall Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located %a mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to Rt-7 Single-family Residential (OV 911-005). The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made avail- able at least 24 hours prior to the meeting time and can be viewed at www.orovalleyaz.gov. For questions and additional information, please contact Chad Gaines, Principal Planner, at (520) 229-4896 or cdaines®orovalleyaz.gov PUBLISH: The oailyTerraalal Town of Oro Valley Dev. Infrastructure Services 11000 N La Canada Oro Valley AZ 85737 NOTICE OF PUBLIC HEARIN Delivered as o P pos- 0 2 11,A $ 00.290 0004279585 NOV17 2011 MAILED FROM ZIP CODE 85737 Haven Community Management CDC Townhomes Assoc PO Box 36655 Tucson, AZ 85740 NXXXE OSO SE`_ i 00 i:l,r19i+11 RETURN TO SENDER NOT DEL-1VERAE3L_E AS ADDRESSED UNAML.E. TO FORWARD SC: 05737701599 *0279--01409--17- 39 TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Planning and Zoning Commission The Oro Valley Planning & Zoning Commission invites the community to attend a public hearing on Tuesday, December 6, 2011, 6 p.m. Oro Valley Town Hall, 11000 N. La Canada Dr. Oro Valley, Arizona Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovalleyaz.gov. For questions and additional information, please contact Matt Michels, Senior Planner, at (520) 229-4822 or mmichelsCc)-orovalleyaz.gov Town of Oro Valley Dev. Infrastructure Services S�P4c� 11000 N La Canada r° Oro Valley AZ 85737 s = us IN1Y BOWES 02 1 M $ 00.290 E 0004279585 NOV 17 2011 NOTICE OF PUBLIC HEARING[ M?ILEDFROMZIPCODE 85737 Highlands HOA 332 E. Matterhorn Street Oro Valley, AZ 85737 Delivered as Addressed or Current Resident Town of Oro Valley Dev. Infrastructure Services 11000 N La Canada Oro Valley AZ 85737 NOTICE OF PUBLIC SEARING' Es pos;� 02 1 M $ 00. 290 0004279585 NOV 17 2011 MAILED FROM ZIP CODE 85737 Desert Greens at Oro Valley 400 E. Greenock Oro Valley, AZ 85737 Delivered as Addressed or Current Resident Town of Oro Valley tEs �sr Dev. Infrastructure Services 1� �� 11000 N La Canada f Oro Valley AZ 86737 2 1 M $ 00. 290 k 0004279585 QEG28 2011 NOTICE OF PUBLIC H NG� MAILED F""'Y� Llr CODE O J 7 7 PAPKE KURT WILLIAM & SUSAN LEE ROGMAN 1131 HOMESTEAD LN CHANHASSEN MN 553178613 NIXIE: -553 1) F -.1 (30 01./Oil :152 Delivered a;�"RNO -'`� DC: 05737701599 *0714--0,22;35-28-39 I111111111JI11111111111111111111a311,11)1)1111111hI)II)IIII TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Town Council The Oro Valley Town Council invites the community to attend a public hearing on Tuesday, January 18, 2012, 6 p.m. Oro Valley Town Hall, 11000 N. La Canada Dr. Oro Valley, Arizona Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential to allow development of approximately 50 home sites, OV 911-005. The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovalleyaz.gov. For questions and additional information, please contact Matt Michels, Senior Planner, at (520) 229-4822 or mmichels(@,orovallevaz.gov Town of Oro Valley Dev. Infrastructure Services 11000 N La Canada Oro Valley AZ 86737 NOTICE OF PUBLIC HEARING S�P�Es FOgT�� '' -�;✓ �'+Jd*�'� PIINkY (i�?\NES 02 1 M $ 00. 29() 0004279585 DEC28 2011 EYIAILED FROM LIP CODE 35 7 J I Oro Valley Townhouses PO Box 42440 Tucson, AZ 85733 N:EX;EE- OSO DE 1 00 1'2YOO./Il RETURN TO SE NDE`F? Delivered C ATTEMPTED -- NOT KNDGIN IIIIIIIIIIIIIIII„III11IMIIIIIIIIIIIMI)JII,II,I,II,IIII,! Town of Oro Valley 13QZESPQ8r4% Dev. Infrastructure Services 119 11000 N La Canada` Oro Valley AZ 85737 f 0 2 UA $ 00.290 ' 0004279[5+85 JAN06 2012 L.L lJ 1-I\VIYI LI1- t+VVG 05 I J f NOTICE OF PUBLIC METING PAPKE KURT WILLIAM & SUSAN LEE ROGMAN 1131 HOMESTEAD LN CHANHASSEN MN 653178613 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSEE) Delivered i UNABLE TO FORWARD MC: 85737701 99 *0714-01101-06-44 III I I„I, I, I,„I„I I, I,,, 1I71 IIII„,,,, III Town of Oro Valley Dev. Infrastructure Services 11000 N La Canada Oro Valley AZ 85737 NOTICE OF PUBLIC ��'T+-y' Vi1NCY NOVJFS 0 2 1 NA $ 00. 290 l 0004279585 OCT 26 2011 MAILED FROM ZIP CODE 85737 PAPKE KURT WILLIAM & SUSAN LEE ROGMAN 1131 HOMESTEAD LN CHANHASSEN MN 553178613 N 1 X 1 M ,5zs �9- A. 00 RETURN TO SENDER Delivered aNOT DELTVIERAGLE AS ADDRESSED UNAGLEa TO FORWARD Eft.: 9.573770IS99 *0.279--OS421--:2€5--09 1,1,::11,„111,,,,,,II)I,I,1;1„1,1„1,1„I TOWN OF ORO VALLEY NOTICE OF PUBLIC HEARING Planning and Zoning Commission The Oro Valley Planning and Zoning Commission invites the community to attend a public hearing on Tuesday, November 15, 2011, 6 p.m. Oro Valley Church of the Nazarene 500 W. Calle Concordia, Hayslip Hall Public Hearing: Rancho de Plata. Rezoning of approximately 19 acres generally located % mile south of Tangerine Road, on the west side of La Cholla from R1-144 Single-family Residential to R1-7 Single-family Residential (OV 911-005). The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be made available at least 24 hours prior to the meeting time and can be viewed at www.orovallevaz.gov. For questions and additional information, please contact Chad Daines, Principal Planner, at (520) 229-4896 or cdaines .orovalleyaz.gov Town of Oro Valley Dev. Infrastructure Services 11000 N La Canada _ Oro Valley AZ 85737 NOTICE OF PUBLIC HEARINGS { Delivered a: S�vz�es F PIINEV NOWT S 02 1 M $ 00. 290 0004279585 OCT 26 2011 MAILED FROM ZIPCODE 85737 Haven Community Management CDC Townhomes Assoc PO Box 36655 Tair+enn A7 5197An N:L`KSC 950 DL=: 1 00 10J 30j i i RETURN TO Sc�NDER UNCrL A11MEC7 UNADLE TO FORWARD DC. -.DS737701599 '1u79--0737T--:30--05 j'CPE CONSULTANTS Ron Asta General Manager 378 N. Main Avenue Tucson, AZ 85701 Tel 520.545.7001 11 Fax 520.545.7003 ^TTHE OWL'S CLUB ron.asta@cpeconsultants.com r' +c'eza nih�s IL;*��6� 0 co 8r. LEGEND I{i ® EXISTING MH STRUCTURE r® EXISTING SANITARY I SEWER LINE PROJECT SITE i num N cc///��^ 1 U, YO� eoCP �n W' `( \/ 1 C P E Sewers i Exhibit xx I Rancho de Plata 378 N. Muin Arenue •T—on. Ari-no 85701 520.545.7001 ! 7-2011 X eS) - � � � AREA TABLE TOTAL SITE: 19.45 AC MINUS 45' LA CHOLLA R/W: 0.68 AC NET AREA: 18.77 AC NOS (26.8%): 5.03 AC ROADS: 3.67 AC LOTS: 9.38 AC REC AREA: 0.69 AC 46 47 / 45 IF 48 i 44 49 ( 43 50 / I 42 51 I 0 41 0 52 AMPHITHEATER40 O f UNIFIED SCHOOL DISTRICT 53 39 I I 38 37 36 35 34 STATE OF ARIZONA 3 / r � � / I / r / 1282' / 20 10 9 21 19 i 3 I 11 8 I � / 22 I 18 I / 23 17 12 7 I � 0' 0' I 24 16 13 6 v 25 15 14 5 1 o I 26 33 4 / 27 32 3 I I 28 31 2 I 0 a 29 � 1 I 0 / I tY J I 1283 / J i LOT 037H LOT 0376 _ U I ( I I Q J LOT 037D I I � I CMo— 150 75 0 150 300 CONTOUR INTERVAL 2' AERIAL IMAGE FROM 2010, USDA/FSA, MAPGUIDE. NOTES: 1. EXISTING ZONING R1-144 PROPOSED 31-7 2. EXIS11ITC; GENERAL PLAN DESIGNATIONS: NEIGHBORHOOD COMMERCIAL/OFFICE & MEDIUM DENSITY RESIDENTIAL. 3. PROPOSED GENERAL PLAN: MEDIUM DENSITY RESIDENTIAL. 4. MEDIUM DENSITY RESIDENTIAL: 2.1 DU AC - 5 DU AC. RANCHO DE PLATA PROPOSES 2.7 RAC. 5. TYPICAL LOT SIZE: 55'x12O' (6,600 SF). 6. TOTAL NATURAL OPEN SPACE: 5.03 ACRES LEGEND ❑ NATURAL OPEN SPACE ❑ LOTS m ROADS in RECREATION /r/ r i i _ v� NOTES: 1. Existing Zoning is R1-144 (1 DU/3.3 Ac.). 2. Existing General Plan Designations are j -, \ r / �r rr I• f \. . 7' s=�760�; �.^it ` Neighborhood Commercial / Office and :.y Medium Density Residential (5 DU/Ac.). �� ��. \ \\ / Z ,'fKhan �_� R ' + ' i ,i t �\ 3. ESL Open Space Requirement is 25%77, i •" i �...f., ` /� `' r ' (Effective July 2011). y 3�60--! t a r I ;,i I r l 11 t �f de Anda 4. Typical Lot Size Shown is 50' x 110'. %�'� ��-�> ! �� r Rrpa'rran ,�`I �) fr \ 1.� 1 rr J .■ ��� ; r� State Land kBc7 =z�sq ii �:'` �y�.+ 2 fi4 _ `Y i m .�YI t.� t'� ; 1 .__._' - Ijl •• ♦ � �� �r z I �Z.r- ��•-ii—t••" t �' �• r � v.✓,I�-� 1 (�" '.. )., � - �/ ,.I 24 .v1 13 *,tyl I s" III •• 60 l>." f) r� irn� / \ 1(]t' \ J t { r 0 r (I N r� r �/, /s�r 23,` 4 ,C ''I Ill •• g. -� t t�CIC7\t. •� ••—•. s•'�r r' h'�`��.. Aram �} l,r Ar:r r �'.. A 1�. •• 58 —66' ; `. ' r\ 2'L •• '45 r / r- fl `\ , �¢ J I 26 r. 6/ l Y .� \ t r`. 11 •• ' l ' ••t t� \\(3 \ -57 ( 27 ,.t.F•1\. • • • %/ M�i`t 1 �/, ^\ /� r/ �♦ f . 56 6� �• \ +�_:- �8: ,2j" 18- ;17 `\L6 . f 61 68. , r / ` r �.°a I Khan { . _. •. :-. ,. v'-41 .. o'. � 1 l:nto . 1 � t �- 1 �.A� v� - V` t. I I t t= r r t t �4_g j: • �0 35.36 ,�k. �8 .3 40. 4 / , t r `' // f , \, �� x: •• f/� , /tPr ;' • �r — ir• • •\`—` '' \i } ,t 1 ± \t r fr. 53' 70 / �` 4 3)' 3•� r t 1 I , r t I v r� r1 Pf ��.l. Wilson Schools 11 �� rP f _t t 4t r t 5L i t i! •• 1 •// `• �J•T•f ,� ; 1, �`� `; 50i 49' . �}5 , < t�'76. 45 • ?i3 •42' 41 / t 1 1 (71 \ 1 \' e j I �\ r/r>� 7f r� —/ 7 .i ! 1 r\ �s'/ // 1"' ' -�+r';`'' 1 1 s \`. J -' \., \r \ "\ J \ 1. = 1 .t, rh `• t:' \ hBatle ., /r r 1 �� ► �, :` t . \ 1 q• <Y , I f, r / , \6 1 .. / , Mlmbs.l IT � $�/ f/'"�/ \1`�\ r� "?� r! `� Y%f� 1, f / �_ /' ((I n.�•� �a �.r,� I \ f!'.l t� '� / � I li/ j 1 � \`l �v L€ .� — V . / • • • i • • • 0322 /\ 1 11 .. .I I r.�.• �• -S WILSON SCHOOL Z THE UNIVERSITY Arizona State Museum P.O. Box 210026 Tucson, AZ 85721-0026 OF ARIZONA. Tel: (520) 621-6302 Fax: (520) 621-2976 ARCHAEOLOGICAL SITE RECORDS SEARCH RESULTS E-mail Request Received: 7/1/2011 Requester Name and Title: Company: Address: City, State, Zip Code: Phone/Fax/or E-mail: Ron Asta, Vice President CPE Consultants LLC 378 N Main Ave Tucson 85701 545-7001 Project Name and/or Number Rancho do Plata Rezoni,hg / Parcels 224-11-034A--E Search Completed: 7/14/2011 J11L 2 5 2011 Project Description Residential development on about 20 acres Project Area Location: SWC of La Cholla Blvd & Tangerine Rd / 11791 N La Cholla Blvd, Town of Oro Valley, Pima County, Arizona. Legal Description: A portion of the N/, SE, NE, S4, T12S, R13E, G&SR B&M, Oro Valley, Pima Co, AZ. Search Results: A search of the archaeological site files retained at the Arizona State Museum (ASM) found that the proposed project area was inspected for historic properties in 1981. There are no historical properties recorded in the project area. Seventeen historic properties are recorded within a mile radius of the proposed project and sixteen additional archaeological inspections have been completed within a mile of the project area between 1979 and 2006. A color orthophotograph taken in 2010 depicts a mostly unmodified ground surface covered with native vegetation; a small block area of the project area was previously graded and now supports a secondary regrowth of native vegetation. Paved roads and additional undeveloped and developed residential and school property surround the subject parcels. Sites in Project Area: None. Recommendations: Because the project area was intensively inspected for historic properties in 1981 with no evidence of any historic properties in the project area, the ASM recommends that the proposed development proceed as planned without any additional archaeological investigation. Although the property was inspected, the lapse of several years makes it possible, though highly unlikely, that buried cultural resources could now be visible on the ground surface or that they could be discovered during construction. In the unlikely event that cultural resources are uncovered, work will cease in that area, and a qualified archaeological contractor will be contacted immediately to evaluate the discovered archaeological evidence. A list of qualified professionai aruhaeuiogis s is IIid111tdilied on the AJIVi vtevSite at the following address: http://www.statemuseum.arizona.edu/crservices/permits/index.shtml. Pursuant to Arizona Revised Statutes §41-865 et seq., if any human remains or funerary objects are discovered during your project work, all effort will stop within the area of the remains and Dr. Todd Pitezel, ASM assistant curator of archaeology, will be contacted immediately at (520) 621-4795. If you have any questions about the results of this records search, please contact me at the letterhead address or the phone number or e-mail address as follows. Sincerely, Nancy E. rson Assistant Permits Administrator (520) 621-2096 nepearso(a)_email.arizona.edu Notice In addition to the Town of Oro Valley (the "Town"), there may be other jurisdictions affecting di the property. If a Property developer waits until late in the development process to contact other governmental agencies or bodies, additional expense and time in coordination, redesign and deve a result. Examples of other governmental agencies and /or bodies my have overlapping jurisdicti property include but are not limited to the following: Federal: ■ The United States Department of the Interior, Fish and Wildlife Service is responsible for Species Act compliance, etc. Please note habitat has been designated within the Town. U.S. Fish and Wildlife Field Division 2321 West Royal Palm Road, Suite 103 Phoenix, AZ 85021-4951 J U Phone 602-640-2720 Fax 602-620-2730 ■ The United States Corps of Engineers: This agency is responsible for management of ju waters, etc. Section 404 consultation may be required on properties that contain washes. State: U.S. Army Corps of Engineers 5205 E. Comanche Davis Monthan AFB Tucson, AZ 85707 Phone 520-284-4486 Fax 520-584-4497 Arizona Department of Environmental Quality: This agency has multiple responsibilities. directly for further information. ADEQ 1110 W. Washington Street Phoenix, AZ 85007 602-771-2300 of ment may be over this 2 5 2011 contact County: ■ Pima County Department of Environmental Quality: This agency has multiple responsibiliti s. Please contact for further information. I PDEQ 201 N. Stone Avenue, 2°d floor Tucson, AZ 85701 520-740-6520 Please be advised, issuance of a permit DOES NOT, nor should it be construed, to imply compliancy with Federal, State or County regulations. If you have any questions concerning your responsibilities under federal law, place contact the applicable agency. Applicant name: Contact phone, address & email Ron Asta, CPE Consultants, LLC 520-545-7001; 378 N. Main Avenue, Tucson, AZ 85701 Site location: APN#5 224-11-034A thru 034E Prop.4ed use 50 Lot Residential Subdivision on 19.45 Acres 7 / Z_x _ OV911-005 Dad Case/File numb July 8, 2011 Oro Valley Planning Division Attention: Chad Daines Development and Infrastructure Services Dep't. 11000 N. La Canada Dr. Oro Valley, Arizona 85737 RE: RANCHO DE PLATA PLAN AMENDMENT AND REZONING/ 19.45 ACRES WEST SIDE OF LA CHOLLA BLVD. Y4 MILE SOUTH OF TANGERINE RD. Dear Mr. Daines: This letter is to authorize CPE Consultants, LLC to file an application for: (a) a major plan amendment from MDR & NC/O to MDR, and (b) a rezoning from R1-144 to R1-7. In addition, we authorize CPE Consultants, LLC to actively engage in the plan amendment and rezoning processes including staff review as well as public hearings by the Planning Commission and Mayor & Council. The Estate of Thomas W. Levitt owns the 19.45 acre property located in the N2 SE4 NE4 Sec. 4-12S-13E further identified by APN 224-11-034A thru 034E. Thank you. Estate of Thomas W. Levitt 1tv 2 Signature ik Title Date JUL 2 5 2011 ._J Commitment for Title Insurance ISSUED BY First American Title Insurance Company Commitment File No.:-06171763 First American Title Insurance Company, a California corporation ("Company'), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 180 days after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. In Witness Whereof, First American Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. First American Title Insurance Company -. '(LE I,gSU99�y� � c:a �• COO i N ; SEPTEMBER 24, 0, dam'•,, 1968 cA(1 F 0 RN�p*= Dennis J. Gilmore President ISSUED BY Landmark Title Assurance Agency of Arizona LLC as agent for First American Title Insurance Company i Timothy Kemp r Secretary (This Commitment is valid only when Schedules A and B are attached)i Copyright 2006.2009 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. _ All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5011600 (8/1/09) Page 1 of 12 1 ALTA Commitment (6-17-06) CONDITIONS The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at< http://www.alta.org/>. JUL 2 5 2011 Form 5011600 (8/1/09) Page 2 of 12 1 ALTA Commitment (6-17-06) aSi AM E R,C, First American 1-itle Commitment for Title Insurance BY First American Title Insurance Company Schedule A File No.:-06171763 1. Effective Date: 06/17/2011 2. Policy or Policies to be issued: Amount a. ALTA 2006 Extended Owner's Policy $400,000.00 Proposed Insured: CPE DEVELOPMENT COMPANY, INC., an Arizona corporation b. None $ Proposed Insured: C. None $ Proposed Insured: 3. The estate or interest in the land described or referred to in this Commitment is A FEE 4. Title to the FEE estate or interest in the land is at the Effective Date vested in: The Heirs and Devisees of THOMAS W. LEVITT, deceased 5. The land referred to in this Commitment is described as follows: By: See Exhibit A attached hereto and made a part hereof. Authorized Countersignature Note: Please direct all inquiries and correspondence to Landmark Title Assurance Agency of Arizona LLC, ESCROW OFFICER: Pam Tighe issuing agent for First American Title Insurance (Pam.Tighe@ltaz.com) Company TITLE OFFICER: B. Whipple By: B. Whipple /mc1 (Barbara.W hippie@ltaz.com) Phone: (520) 740-0424 Form 5011600-A (8/1/09) Page 3 of 12 ALTA Commitment (6-17-06) Schedule A `FirstAmerican Title Commitment for Title Insurance w First American Title Insurance Company Exhibit A File No.:-06171763 LEGAL DESCRIPTION Lots 1 through 5, as recorded in Book 20 of Records of Surveys, Page 72, and as recorded in Docket 11243 at page 668, records of Pima County, Arizona, being a portion of Section 4, Township 12 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona. (JV Arbs 25, 71 and 72) Form 5011600-A (811/09) Page 4 of 12 ALTA Commitment (6-17-06) Exhibit A �,, MERifI FirstAmerican llda '- Commitment for Title Insurance BY First American Title Insurance Company Schedule BI File No.:-06171763 REQUIREMENTS The following requirements must be satisfied: (a) Payment of the necessary consideration for the estate or interest to be insured. (b) Pay all premiums, fees and charges for the policy. (c) Documents creating the estate or interest to be insured, must be properly executed, delivered and recorded. (d) Payment of all taxes and/or assessments levied against the subject premises which are due and payable. RECORD Partial Release and Reconveyance of the subject property from Deed of Trust: Amount $790,000.00 Dated September 01, 2006 Recorded September 08, 2006 Docket 12885 Page 2983 Trustor Thomas W. Levitt, a married ma as his sole and separate property Trustee Fidelity National Title Agency, Inc., an Arizona corporation Beneficiary Advanced Capital Mortgage, Inc. and/or its assigns - ----- -- -- - --- --- - -' Modification recorded May 17, 2007 in Docket 13057 at page 1031 Modification recorded April 07, 2009 in Docket 13531 at page 2529 Beneficial interest was assigned to: Joseph A. Nehls, as Trustee for the Sunvest Commercial Inc. 401(K) Plan, as to an undivided 1.2657% interest; Bob Logefeil and Bette Logefeil, husband and wife, as to an undivided 31.6456% interest; Constance J. Petersen, as to an undivided 31.6456% interest; Heath L. Wingate, as Trustee for the Heath Wingate and Pamela McNair -Wingate Revocable Trust, as to an undivided 19.6203% interest; and Stacy Carlier, as Trustee for the Mikall Inc. Profit Sharing Plan & Trust Agreement, as to an undivided 15.8228% interest, all as tenants in common, in Docket 12899 at page 128 The 15.8228% beneficial interest of Stacy Carlier, as Trustee for the Mikall Inc. Profit Sharing Plan & Trust Agreement was assigned to Christopher H. Sheafe, as Trustee of the Sheafe Family Living Trust LIA, dated February 29, 1984, in Docket 13570 at page 3349 Form 5011600-BI (8/1/09) Page 5 of 12 ALTA Commitment (6-17-06) Schedule 131 File No.:-06171763 SCHEDULE BI (Continued) 2. RECORD Partial Release and Reconveyance of the subject property from Deed of Trust: Amount $none set out Dated August 31, 2006 Recorded September 08, 2006 Docket 12885 Page 2990 Trustor Thomas W. Levitt Trustee Fidelity National Title Beneficiary Advanced Capital Mortgage, Inc. Subordination Agreement recorded in Docket 13057 at page 1035 and in Docket 13558 at page 3419 3. USUAL preliminary inspection report by an employee of the Company. The right is reserved to make additional requirements or exceptions upon examination. 4. FURNISH plat of survey of the subject property by a Registered Land Surveyor in accordance with "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys", which became effective February 23, 2011. Said plat shall include the required certification and, at a minimum, also have shown Items 1, 8, 11(b), 16, 17, 20(a), and 20(b), from Table A thereof. NOTE: If Zoning assurances are requested, Items 7(a), 7(b), 7(c) and 9 from Table A, and information regarding the usage of the property must be included. 5. FURNISH the Company with Owner's Affidavit executed by Molly G. Levitt, as Personal Representative of the Estate of Thomas W. Levitt, deceased. Said Owner's Affidavit to include an itemization of all leases (if any) including Lessee, date and terms, and shall indicate if any of said leases contain rights of first refusal or options to purchase 6. RECORD certified copy of Letters of Appointment of Personal Representative entered in the Superior Court of Arizona, Pima County, in the matter of the Estate of Thomas W. Levitt, deceased, Probate No. PB 20091043. Certification must be within 60 days of closing. 7. FURNISH currently certified copy of a Resolution of the Board of Directors of the Corporation named below, authorizing the execution and delivery by the proper officers of all instruments required to consummate this transaction. Said certification must be by an officer other than the officer(s) authorized to sign and must state that the Resolution has not been revoked: CPE DEVELOPMENT COMPANY, INC., an Arizona corporation 8. RECORD Deed from Molly G. Levitt, as Personal Representative of the Estate of Thomas W. Levitt, deceased, to CPE DEVELOPMENT COMPANY, INC., an Arizona corporation. NOTE: 2010 taxes are shown paid in the following amounts: 224-11-034A6 - $2,240.30 (Lot 1) 224-11-034137 - $3,280.39 (Lot 2) 224-11-034C8 - $2,812.87 (Lot 3) 224-11-034D9 - $2,829.05 (Lot 4) 224-11-034EO - $4,013.86 (Lot 5) Form 5011600-13I (8/1/09) Page 6 of 12 ALTA Commitment (6-17-06) Schedule BI File No.:-06171763 SCHEDULE BI (Continued) NOTE: Vesting deeds (including disclaimer) recorded in Docket 11246 at pages 1605, 1608, 1611, 1614 and 1617 NOTE: Proof of Authority, Pima County Probate No. PB 20091043 recorded December 16, 2009 in Docket 13706 at page 3299 Form 5011600-BI (8/1/09) Page 7 of 12 ALTA Commitment (6-17-06) Schedule BI AMEE,C, First American �tle �31F Commitment for Title Insurance BY First American Title Insurance Company Schedule BII File No.:-06171763 EXCEPTIONS Printed exceptions and exclusions from coverage are contained in the policy or policies to be issued. Copies of the policy forms should be read. They are available from the office that issued this commitment. 1. RESERVATIONS contained in the Patent from the United States of America, recorded in Book 188 of Deeds at page 377, reading as follows: RESERVED from the lands hereby granted a right of way thereon for ditches or canals constructed by the authority of the United States of America. Excepting and reserving, however, to the United States all the coal and other minerals in the lands so entered and patented, together with the right to prospect for, mine, and remove the same pursuant to the provisions and limitations of the Act of December 29, 1916 (39 Stat., 862) 2. TAXES AND ASSESSMENTS collectible by the County Treasurer, a lien not yet due and payable for the following year: 2011 3. WATER RIGHTS, claims or title to water, and agreements, covenants, conditions or rights incident thereto, whether or not shown by the public records. This exception is not limited by reason of the disclosure of any matter relating to Water Rights as may be set forth elsewhere in Schedule B. 4. MATTERS SHOWN ON SURVEY: Recorded in Book 20 of Surveys Page 72 5. Provisions within Resolution No. 1988-228, Resolution and Order Establishing the North La Cholla Sewer Improvement District of Pima County, Arizona, recorded in Docket 8526 at page 1352 6. RIGHTS OF PARTIES in possession. NOTE: This exception will be amended or deleted upon the submission of the corresponding documents required in Schedule B, Part I. Form 5011600-13II (8/1/09) Page 8 of 12 ALTA Commitment (6-17-06) Schedule 1311 'tst AMFR/C First American Title File No.:-06171763 Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. 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Form 50-PRIVACY (9-1-10) Page 9 of Privacy Information (2001-2010 First American Financial Corporation) 12 NOTICE OF TITLE POLICY DISCOUNTS Residential Resale and Refinance Transactions —Arizona Escrow No.: 06171763 Please note certain discounts sometimes apply to reduce title insurance premiums. You should review the possible discounts listed below and tell your escrow officer if you think any apply. For some of the discounts, you may be asked to provide additional information to allow us to verify that the discount is applicable. The discount will be subject to specific formulas filed by the Underwriter with the Arizona Department of Insurance and the location of the property. SHORT/LONG TERM RESALE RATE: There are certain discounts available if your purchase was within last 5 years and insured by us or another title company. The discount will vary depending on when you purchased your property and who insured it. REFINANCE RATE: There are certain discounts available if your current transaction is a refinance of a prior loan that was insured by us, or another title insurance company. This rate is subject to determination of loan balances in some instances, depending on the formula filed by the Underwriter being used to insure the current transaction. Please acknowledge your understanding of the foregoing disclosure, even if no discount applies, by signing below. Date: Date: Signature of Seller/Borrower Signature of Seller/Borrower Print Name Print Name DISCLOSURE NOTICES Good Funds Law Arizona Revised Statutes Section 6-843 regulates the disbursement of escrow funds by an escrow agent. The law requires that funds be deposited in the escrow agent's escrow account and available for withdrawal prior to disbursement. Funds deposited with the Company by wire transfer may be disbursed upon receipt. Funds deposited with the Company in the form of cashier's checks, certified checks or teller's checks, or checks which are made by an affiliate of a state or federally regulated depository institution when the check is drawn on that institution, may be disbursed the same day as deposited. If funds are deposited with the Company by other methods, recording and/or disbursement may be delayed. PURCHASER DWELLING ACTIONS NOTICE Pursuant to Arizona Revised Statutes Section 12-1363.N, notice is hereby provided to the purchaser of a dwelling of the provisions of Arizona Revised Statutes Sections 12-1361, 1362 and 1363. These statutory sections set forth the requirements to be met by a purchaser prior to bringing an action against the seller of a dwelling arising out of or related to the design, construction, condition or sale of the dwelling. "Dwelling" means a single or multifamily unit designed for residential use and common areas and improvements owned or maintained by an association or its members. "Seller" means any person, firm, partnership, corporation, association or other organization engaged in the business of designing, constructing or selling dwellings. The complete statutory sections can be viewed on the Arizona State Legislature's web site: www.azieg.state.az.us/ars/ars.htm. NOTICE: Pursuant to Arizona Revised Statutes 11-480, effective January 1, 1991, the County Recorder may not accept documents for recording that do not comply with the following: a Print must be ten -point type (pica) or larger. b Margins of at least one-half inch along the left and right sides one-half inch across the bottom and at least two inches on top for recording and return address information. Each instrument shall be no larger than 8 1/2 inches in width and 14 inches in length. File No.:-06171763 NOTICE OF IMPORTANT CHANGE TO ARIZONA NOTARY LAWS If your client is a foreign citizen, you will want to be aware of this change. Arizona law currently provides that "satisfactory evidence of identity" for purposes of a notary's acknowledging signatures or performing jurats includes a "current form of identification issued by a federal, state or tribal government...." (A.R.S. 41-311.11.) Effective August 25, 2004, however, this provision has been amended to provided that the current form of identification must be issued by "the United States -government or a state or tribal government...." This change means that a current form of identification issued by a foreign government, such as a foreign driver's license, will NOT meet the statutory identification requirements. To avoid delays in closing transactions involving foreign citizens who may not have appropriate identification, you should determine as soon as possible what form(s) of identification your clients have. If they do not have appropriate identification, then you may wish to suggest, depending on their circumstances, that they apply for and obtain an appropriate form of U.S. or state identification. I" ft muenol". e/r r�) Rezoning Case No. OV911-005 AERIAL FROM GOOGLE Rancho de Plata EARTH, 3/9/2011 1 " = 200' C P E — —T—T„ Aerial Photo 378 N. Main Avenue• Tucson, A—.. 85701 Rancho de Plata 520.545.7001 7-2�� 1 VIEWSHED TO REMAIN RANCHO DE PLATA SITE ANALYSIS Rezoning from R1-144 to R1-7 Prepared by: CPE Consultants, LLC 378 North Main Avenue Tucson, AZ 85701 520.545.7001 Prepared for: CPE Development Company Inc. 520-545-7001 July 22, 2011 TABLE OF CONTENTS Page PART I - SITE INVENTORY I I -A. EXISTING LAND USES 1 1. Site Location 2. On -site Land Uses 1 3. Adjacent Properties 1 4. Wells 2 I-B. TOPOGRAPHY 1 I-C. HYDROLOGY 7 1. Offsite Hydrology 7 2. Onsite Hydrology 7 I-D. VEGETATION 12 1. Vegetative Communities 12 2. Vegetative Densities 12 3. Significant Cacti and Groups of Trees 13 I-E. WILDLIFE 17 I-F VIEWSHEDS 18 I-G. TRANSPORTATION 21 1. Off -site Streets 21 2. Arterials within 1-mile 21 3. Intersections 21 4. Pedestrians and Bicycle Ways 21 I-H. RECREATION AND TRAILS 23 I-H. RECREATION 27 I -I. CULTURAL / ARCHAEOLOGICAL / AND HISTORIC RESOURCES 23 I-J. SCHOOLS 23 I-K. WATER 23 I-L SEWERS 24 I-M COMPOSITE MAP 24 11 PART II - LAND USE PROPOSAL II -A. PROJECT OVERVIEW 27 II-B. TENTATIVE DEVELOPMENT PLAN 27 II-C EXISTING LAND USES 30 II-D. TOPOGRAPHY 30 II-E. HYDROLOGY 33 II-F. VEGETATION 36 II-G. WILDLIFE 36 II-H. BUFFER PLAN 36 II -I. VIEWSHEDS 40 II-J. TRAFFIC 41 II-K. SEWERS 41 II-L. RECREATION AND TRAILS 44 II-M. CULTURAL, ARCHAEOLOGICAL & HISTORIC RESOURCES 44 II-N. SCHOOLS 44 II-O. WATER 45 iii MAPS AND EXHIBITS Page PART I - SITE INVENTORY I.A.1 Regional Context Map 3 I.A.3.a.Existing Zoning 4 I.A.3.b.Existing Land Use 5 I.B.I. Topographic Characteristics 6 I.C.1 Offsite Hydrology 9 I.C. La. Existing Offsite Drainage 10 I.C.2. Existing Onsite Drainage 11 I.D.I. Vegetative Communities 14 I.D.2. Vegetative Densities 15 I.D.3. Significant Cacti and Groups of Trees 16 I.F.1. Viewshed Map 18 I.F.I.a Viewshed Photos 19-20 I.G.H.J. Transportation / Schools / Parks 22 I.L Sewers 25 I.M Composite Map 26 iv PART II — LAND USED PROPOSAL II.B. Tentative Development Plan II.D. Grading II.E. Post Development Hydrology II.H.1. Bufferyards II.H.2. BufferyardTreatment II.J. Intersections/Bike Paths/Walkways ILK. Sewers APPENDICES APPENDIX A: Vegetation, Saguaro Inventory APPENDIX B: Arizona Fish and Game On-line Environmental Review Tool APPENDIX C: Arizona State Museum Report APPENDIX D: Traffic Analysis u 28-29 32 35 38 39 42 43 Part I — Inventory and Analysis A. EXISTING LAND USES 1. Site Location This 19.45 acre site is located on the west side of La Cholla Boulevard approximately 1/4 mile south of Tangerine Road. Specifically, the site is located in the N2 SE4 NE4 Sec. 4- 12S-13E, APN's: 224-11-034A thru —034E ("Project Site"). See Exhibit I.A.1 Regional Context Map. 2. On -site. The Project Site is unimproved. 3. Adjacent Property (1/4 mile) a. Zoning. See Exhibit I.A.3.a. b. Existing land use. See Exhibit I.A.3.b. I c. Stories. See Exhibit I.A.3.b. d. Pending rezonings. None e. Conditionally approved zonings. None. f. Approved subdivisions and development plans. See Rancho del Cobre on Exhibit I.A.3.b. Information has been requested from the Town. 4. Wells within 100'. See Exhibit I.A.3.b. B. TOPOGRAPHY 1. Topographic Characteristics a. "Hillside Conservation" areas. b. Rock outcrops There are none. c. Slopes of 15% or greater. There are very limited slopes greater than 15% along the banks of the 2 drainage ways. See Exhibit I.13.1. d. Other significant topographic features. There are none. 1 2. Pre -development average cross slope. 5.2% calculated as follows: ACS = I x L x 0.0023 / A, where ACS is the Average Cross Slope; I is the contour interval in feet, L is the total length of contour lines on the site in feet, 0.0023 is the conversion factor (square feet to acres), A is the area of the project site in acres. ACS = 2 x 22005 x 0.0023 /19.45 = 5.2% 2 MARANA U CITY OF TUCSON C P E CONSULTANTS Regional Context Map Exhibit I.A.1. 79 Rancho de Plata 52D-5 Main Avenue •7"ucson,Amonu 85701 7-2011 3 52f1.545.7001 R1-144 — — — — — — — — — — — — R1 Fm- RO VALLEY RI.144 I R1-144 \ PROJECT SITE LEGEND ORO VALLEY ZONING FIRESIDENTIAL4 Ri-10 SINGLE FAMILY RAC FIRESIDENTIAL R1-20 SINGLE FAMILY 2 RAC R1-36 SINGLE FAMILY RESIDENTIAL 1.2 RAC FI R1-144 SINGLE FAMILY RESIDENTIAL 0.3 RAC C-N NEIGHBORHOOD COMMERCIAL DISTRRICT R1-20 1/4 MILE STUDY AREA C P E CONSULTANTS Adjacent Properties: Zoning Rancho de Plata Exhibit I.A.3.a. 378 N. Main Avenue •'fucsnn. Arirnna ic57n1 7-201 1 4 i20.54$•71A11 w� ifuN Urns i (S� ��°' ORO VALLEY I UNIMPROVED SCHOOL SCHOOL SCHOOL SFR (2 STORY BRICK) UNIMPROVED NOTE: ALL HOMES SINGLE STORY EXCEPT PARCEL WEST OF SCHOOL UNIMPROVED PROJECT SITE UNIMPROVED 1/4 MILE STUDY AREA i E ROAD 1 �I 1"=500' U OV12-08-09 approved final plat Rancho del Cobre J, ¢I Q �I UNIMPROVED w �I �I I C P E CONS LTANT$ Existing Land Use Exhibit I.A.3.b. Rancho de Plata 378 N. Main Avenue •'locum. Ni�.una d57111 7-201 1 5 5211•i05.70U1 Exhibit I.B.1 TOPOGRAPHIC CHARACTERISTICS C. HYDROLOGY 1. Off -site hydrology. As identified in the aerial, Exhibit I.C.1.Offsite Watersheds, two offsite basins impact the parcel from the north. For purposes of this investigation, they have been identified as DA's I and 2A. The corresponding drainage parameters are as presented in the table presented on Exhibit I.C.l.a Existing Offsite Drainage. These two basins are augmented by the subject parcel with the cumulative basins being identified as DA's I and 2B. Again, their drainage parameters are presented in the table shown on Exhibit I.C.l.a. Due to its location and relative size to the larger basin, the eastern portion of the subject parcel effectively contributes very little to its basin peak runoff, the western portion does increase runoff as noted. All basins within the Town of Oro Valley are considered critical according to its Drainage Criteria Manual, June 2008. The watersheds begin in hilly terrain that drain in a southern direction, roughly to the west and along the alignment of La Cholla Boulevard. Two minor streams drain through the subject parcel which are aggregate minor tributaries to Canada del Oro Wash, approximately three miles south from the subject parcel. Land within this western sector of Oro Valley has been developed with a mix of medium and low density residential groupings, with low density development being most common in the immediate vicinity of the subject parcel. Terrain slopes gently to the south, generally with gradients less than 2% following the general drainage patterns characterized by shallow valley flow with braided and dispersed natural streamlets. Vegetation cover throughout the area is Desert Brush with more distinct vegetation groupings occurring along the natural streamlets that can be found in the area. For hydrologic purposes, average natural vegetation density has been estimated at 30%. Soils are a mixture of 50% B and 50% C hydrologic soils, per the most current NCRS reference. The project vicinity is scheduled for improvements to its major arterials, La Cholla Boulevard and Tangerine Road, with plans for their widening under current development. Although one of the stated goals for either project is the elimination of the many dips on the roads in favor of culvert drainage crossings, no specifics are immediately available as to drainage improvements that may directly affect the subject parcel and the project vicinity. The two drainageways that flow through the subject parcel already have crossings with provisional culverts under Tangerine Road and under the recently constructed Glover Rd. as noted on Exhibit I.C.I. and Exhibit I.C.l.a. 2. Ofsite Hydrology. In addition to the two DA's discussed in the section on offsite hydrology, a small interior drainage area is conformed by the existing terrain which 7 drains into the south as shown on Exhibit I.C.2. Existing Onsite Drainage. This exhibit defines the existing 100-year floodplains and lists the Q's generated onsite only. The project site does not experience any sheet flooding nor does it contain any federally mapped floodways and floodplains. JON 1000 500 0 1000 2000 DA 2 DA IA 2-24"Of 2-24"ORCP AERIAL IMAGE FROM GOOGLE EARTH, MARCH 3, 2011. Lemonwood Road Sunkist Ro Limewoc 14 T ng e rm e Rd 2-24"ORCP 3-24"MRCP DA 2A xk c DA 1A q F. f �_ i"� E h 400 200 0 400 800 24"ORCP 2-24"ORCP Glover Rd. 1 STREAM BED DA Area (acres) Q100 cfs DA1 A 38.8 187 DA1 B 53.4 231 DA2A 96.6 376 DA2B 101.7 376 Existing Offsite Drainage EXHIBIT I.C.1.A. Rancho de Plata 7-201 1 10 150 75 0 150 30C CONTOUR INTERVAL 2' DA ACRES CFS DAw 11.045 69 DAc 2.941 18 Me 5.422 34 Existing Onsite Drainage EXHIBIT I.C.2. Rancho de Plata 7-201 t 11 D. VEGETATION 1. Vegetative Communities This site is undeveloped and the existing vegetation consists of native species. There are two vegetative communities on this site, classified as Sonoran Desert Scrub - Arizona Upland with a strong association of Palo verde/Saguaro and Xeroriparian. There are two areas of Xeroriparian vegetation on site, associated with two small drainagways that run north and south across the property. In general, native vegetation is diverse and in moderate to good health. The vegetation associated with the upland area is in better condition than the vegetation associated with the riparian habitat, which had many plants that appear dead or dying. The upland vegetative community, which is approximately 14.5 acres of the site, includes the following representative plant species: Foothill Palo verde (Parkinsonia micrphyllum), Ironwood (Olneya tesota), Velvet mesquite (Prosopis velutina). Cactus species include: Saguaro (Carnegia gigantia), Prickly pear (Opuntia phaecantha), Barrel cacti (Ferocactus wislizenii), Buckhorn cholla (Opuntia acanthocarpa), Chainfruit cholla (Opuntia fulgida). The dominant shrub species also consist of Creosote bush (Larrea tridentata). The saguaro cacti on site range in size from small spears to fifteen (15) distinctive individuals over 15 feet tall with arms. There are a few very large specimens over 25 feet tall. (More information on these individuals is found in subsequent sections.) The Xeroriparian vegetative community, which is approximately 5 acres of the site, includes the following representative plant species: Velvet mesquite (Prosopis velutina) and Ironwood (Olneya tesota). There is also some Whitethorn acacia (Acacia constricta) and Catclaw acacia (Acacia greggii). There are also Cholla species (Opuntia sp) and some Saguaro cacti (Carnegia gigantia) at the fringe areas of this community. The Vegetative Communities exhibit illustrates the location of the two vegetative communities. See Exhibit D.1. 2. Vegetative Densities Approximate vegetation densities were determined using on -site observations of the relationship of bare ground to vegetation coverage in conjunction with interpretation of vegetative patterns on aerial photos. Most of the site was categorized as "medium density" with approximate plant coverage of 20-60%. A smaller portion of the site, associated with the riparian habitat, was categorized as "high density" with over 60% vegetative coverage. One area of the site, near the northern -middle portion, appears 12 to have been cleared of vegetation at some point in the past, has "low density" with approximate plant coverage of under 20%. The Vegetative Densities exhibit illustrates the location of the different vegetative densities. See Exhibit D.2. 3. Significant Cacti and Groups of Trees The site was inventoried for significant cacti and groups of trees. Specifically all saguaro cacti over 5 feet tall were inventoried. There are approximately 185 saguaro cacti found on the site, both within the upland vegetative community and within the Xeroriparian community. Most of the saguaros were found to be in good condition, and the site has a diverse population of saguaro cacti sizes, from smaller individuals under 5 feet to large "distinctive" individuals up to 25-30 feet tall with multiple arms. There are 15 Saguaros that meet the criteria for a "distinctive individual" as defined by the Town of Oro Valley. These are cacti over 15 feet tall with multiple arms. In addition there are 8 "nurse plants" that meet the criteria of the Town of Oro Valley by having three or more saguaros growing underneath them. The most significant groups of trees are found in association with the riparian habitat. These trees were not inventoried individually, but are shown collectively within the boundaries of the riparian habitat. No federally -listed threatened and endangered species were observed on site. The Significant Cacti and Groups of Trees exhibit illustrates the location of the significant vegetation. See Exhibit D.3. A spreadsheet with detailed information on the saguaros that were inventoried is contained in the Appendix A. 13 ■ 150 75 0 150 300 CONTOUR INTERVAL 2' S T A T'E 0 F-A R I Z 0 N A AERIAL IMAGE FROM 2011, Google Earth , AVERAGE GROSS SLOPE=5.2% � 1 1282' +`' ! EGEND .�•: ':"�' {.. ...%. + ' ` I + ILL x.* \ + �\ 0 0 ---- �i UPLAND VEGETATIVE ---------- COMMUNITY 14.5 AC, 74.4% , it + s \ RIPARIAN VEGETATIVE 6 I COMMUNITY (including Apron AMPHITHEATER t° * ' (° Area) 5.0 AC, 25.6% UNIFIED SCHOOL ++.+FA&4A DISTRICT + 1 + 15' RIPARIAN APRON AREA VEGETATIVE COMMUNITY BORDER w • ' 1 mar r i` 1283 r� W LOT 037G I' J COT 371 -� ,- O p , ATA COMPILED BY NOVAK ,. ¢. ENVIRONMENTAL, INC. - ' Tucson, AZ C E `°"s°`T""'s Vegetative Communities g Exhibit D.1. 378 N. Min Avenue- Tu—,AH—, 85701 Rancho de Plata 7-2011 �4 520.545.7001 0 k1V 150 75 0 150 300 CONTOUR INTERVAL 2' S T A T E O F A .R I Z 0 N A AERIAL IMAGE FROM 2011, Google Earth ti -- AVERAGE CROSS SLOPE=5.2% f r : 1282'_�. LEGEND �_ r�� r J rl • �- ,�� < 20% COVERAGE 1 f . � � - � r ;, 20% 60% COVERAGE Zo • f h - >60% COVERAGE AMPHITHEATER J__r �UNIFIED SCHOOL � DISTRICT Ti I J J _J -f " �I J-J ,p" P o ; Q J } l tip r- J �I if r r — '_J r i 1283 ° - �� -_ LOT 037H — -�\ - / < .. �` -' ' ATA COMPILED BY NOVAK -LOT Q37 ENVIRONMENTAL, INC. )g Tucson, AZ CP E CONSULT/.N Vegetative Densities Exhibit D.2. 778N. Main Avenue. Tucson, Arizona 85701 Rancho de Plata 7-2011 15 520-545.7001 150 75 0 150 300 CONTOUR INTERVAL 2' S T A T E O F A R I Z 0 N A AERIAL IMAGE FROM 2011, -- _ Goo le Earth - r ^r� 'fv� �- - -- AVERAGE CROSS SLOPE=5.2% r i ' 1282' -� - ° 7 O O `4 0 00 O ° j 9 0 - o �� LEGEND ° ® NURSE TREE p p 0' 0' -/ v DISTINCTIVE CACTI >15' O �, CCp°O o WITH 2 OR MORE ARMS ° ° O v f o 09 O o $ o I f o SIGNIFICANT CACTI 5-15' 0 O / % O 0 ° ® SIGNIFICANT GROUPS OF o AMPHITHEATER O 000 > o°O ® ° y�� ® TREES UNIFIED SCHOOL O O ) o O ° DISTRICT pv of °° O � O O O ,-� O O; ° o r-�+- O p O W O O O� O 0 Q V� i O V o I -p O T / ( O O, vpO Q 1283 P J I O LOT 037H LOT 037G � Q "DATA COMPILED BY NOVAK J >_�tbT 037D ENVIRONMENTAL, INC. Tucson, AZ C E`°"1—TI Significant Cacti & Groups of Trees Exhibit D.3. 378 N.M—Avom-T&.oa,Ad—a85701 Rancho de Plata 7-2011 16 SZ0-545-74N17 E. WILDLIFE 1. See Appendix B. F. VIEWSHEDS 1. Viewsheds. See Exhibit I.F.1 Viewsheds for locations of the 4 views presented in Exhibit I.F.I.a. Viewshed Photos. 2. High Visibility. The extent of high visibility is presented on Exhibit I.F.1. Although the views from La Cholla Boulevard are exposed to thousands of automobiles every day, the high density of vegetation and the relatively flat nature of the topography limits its views into the interior of the project site. The vegetative density is less dense along the northern boundary of the project site, but there is no development on the north and, therefore, no exposure. Although the exposure from the southern boundary of the site is limited to 5 homesites, they exist at elevations higher than the project site and the density of vegetation along the site boundary is medium for the most part. Finally, the viewshed along the west boundary is high due to the exposure of hundreds of students and faculty and the rather "bland" topography. 17 i} 1. i i ♦. f ♦ Rt . lie v AID, �jir, ,a '..� � Yk s y � � � �• a' a a� � .. i1 • 1$ .} �� L•,y�..•` �'�_ ,r•'�'. ` �'e rho *•. �e r •Mi "�, '�•. �a wet VIC • y„y♦i fit. x. * �.�''s 1.�•� •!�j••�A��pafr(`�<y� y,�:�-.. • - Y t :! �' — •� 6 ;i'�b. ' r�q fit` '� wX ; :t 7��4 4 �a� �}• �` •*'�e 1 f AMAr 3, S, :✓ +e.��,• � � e k�`s; yam`.:. ,, • ' , � . LEGEND VIEW DIRECTION (SEE 1 PHOTOS ON FOLLOWING PAGES) HIGH VISIBILITY AREA 3 U Q AERIAL FROM GOOGLE EARTH, 3/9/2011 1 " = 200' C P E CONSULTANTS Viewshed Map Exhibit I.F.1. 378 N. Main Avenue•Tuesun, Arizona 85701 Rancho de Plata 520.'A5.7001 7-2011 18 e .. [2] Looking north from resident on south. CH..... Viewshed Photos 1 Exhibit I.F.La. Rancho de Plata 378 N. Main Avenue •Tuuon, Arizona 857f1� 7-20t t 19 520�W5.70()1 [31 Looking west from La Cholla Blvd. rL' ! X y" .t s� [4] Looking south from State land on north. 4. CPECONSULT . Viewshed Photos 2 Exhibit I.F. La. 378 N. Main Avenue •Tuaon. Arizona xs,�� Rancho de Plata szosas.r vi 7-2011 20 G. TRANSPORTATION 1. Off -site streets. 2. Arterials within 1 mile. The Property has direct access to La Cholla Boulevard. and is served as well by Tangerine Road and Naranja Drive as shown on Exhibit I.G.H.J. Traffic.Schools.Parks.Trails. There are no proposed off -site streets. a. thru h. All of the answers are found within Table A below. All roads are owned by the Town of Oro Valley (item c). 3. Intersections. The intersection of La Cholla Boulevard and Naranja Drive is signalized. The east and west legs of Naranja Drive and the south leg of La Cholla Boulevard feature 3 lanes including a left turn lane. The north leg of La Cholla Boulevard features 4 lanes including right and left turn legs. The intersection of La Cholla Boulevard and Tangerine Road is signalized. All four legs of the intersection feature 3 lanes including left turn lanes. 4. Pedestrian and bicycle ways. There are striped bike paths adjacent to the site but no pedestrian ways at this time. Table A — Off -site Streets Exist. Req'd Cont. Travel Speed Scheduled STREET ROW ROW ROW Lanes Capacity Limit ADT Surface Improvements (mph) Conditions (TIP) Paved La Cholla Blvd. 1j05' 200' no 2 14,900 45 10,000 w/bike 2021 pahs Tangerine Road ' 300' no 2 14,900 45 13,000 Paved w/graded Currently in 200, shoulders design Paved Sidewalk, Narania Drive 150' 150' yes 2 14,900 35 8,000 w/paved bike & shoulders drainage/ 2011 Shannon Road (unimproved) no 21 - - 1'� ' PI1�{�L 1 T}, 1 " = 2000' PIMACOUNTY Q 0. OI2O VALLEY I x PROJECT SITE I TANGERINE ROAD U 511ti50' I I WELL SITE COPPER MIRA SUNSETCANYON RIDGE VISTA I ESTATES VERDE / I WILSON K-8 NARANJA COPPER RANCH I RIDGE SCHOOL -AMPHITHEATER RANCH UNIFIED SD Q I NARANJA DESERT � /RANCH OR6 V "-^' E VISTA I ESTATES IRONWOOD RANCH CANADA tYJ I O ` - , HILLS z GOLF L>a a z SHANNON LACHOLLA NARANJA COURSE I a I ACRES W ESTATES RANCH 7 NARANJA DRIVE IRONWOOD RIDGE HS S I SCHOOL -AMPHITHEATER UNIFIED SD 1 MILE STUDY AREA CASAS CHRISTIAN SCHOOL CHARTER -OTHER LEGEND BIKE ROUTE W/ STRIPED SHOULDER BUS/BIKE LANE SCHOOL C P E CONSULTANTS 378 N. Main Avenue•Tucson. Arizona 85701 520.545.7001 CANADA ' CATALINAAT CANADA HILLS CANADA HILLS RIDGE VILLAGE. FAIRWAY I VILLAGE WEST LAMBERT LANE PARK 40acres (passive recreation) Traffic, Schools, Parks, Trails Rancho de Plata Exhibit I.G.H.J. 7-2011 1 22 H. RECREATION AND TRAILS 1. Trails.parks.recreation areas. 2. Size and type of parks. Exhibit I.G.H.J. locates two trails but no parks or recreation areas within the one mile study area although Lambert Lane Park is located about 1 '/2 miles from the intersection of La Cholla Boulevard and Naranja Drive I. CULTURAL/ARCHAEOLOGICAL/HISTORIC RESOURCES 1. Arizona State Museum (ASM) report. According to the Archaeological Site Records Search Results, dated 7/14/11, and located in Appendix C, the ASM concludes: "Because the project area was intensively inspected for historic properties in 1981 with no evidence of any historic properties in the project area, the ASM recommends that the proposed development proceed as planned without any additional archaeological investigation." Regarding the probability of buried resources, the ASM further concludes: "Although the property was inspected, the lapse of several years makes it possible, though highly unlikely, that buried cultural resources could now be visible on the ground surface or that they could be discovered during construction." J. SCHOOLS 1. Public schools within one mile. Exhibit I.G.H.J. locates Wilson School (K-8) and Ironwood Ridge High School in close proximity to the project site. 2. Public schools beyond one mile. Not applicable since public schools are located within one mile of the site. K. WATER 1. Water provider. Oro Valley Water Utility, 11000 N. La Canada Dr., Oro Valley, Az. 85737. Our contact person has been Mr. Mark Moore. 2. Water provider if service area not defined. Not applicable. 23 L. SEWERS 1. Public sewers. Exhibit I.L. locates public sewers in relation to the site. The nearest sewer line is located on the Wilson School campus. It is an 8"line identified by Pima County Wastewater is G-2006-016. M. COMPOSITE MAP 1. See Exhibit I.M. 24 C PE CONSULTANTS Sewers Exhibit I.L. 378 N. Main Avenue •Tucson, Arizona 857UI Rancho de Plata �_zott Zs 52U•s45.7001 ® AREA OF HIGH VISIBILITY 378 V. Main A—.,-Tuc .Arizona 85701 520.545.7001 Composite Map Exhibit I.M. Rancho de Plata July 2011 26 Part II — Land Use Proposal A. PROJECT OVERVIEW "A GOOD NEIGHBOR THAT PROVIDES A MEDIUM DENSITY RESIDENTIAL TRANSITION BETWEEN LOW DENSITYRESIDENTIAL ON THE SOUTH TO COMMERCIAL ACTIVITY ON THE NORTHAT THE TANGERINE CORRIDOR. " This 2.6 DU/AC single family subdivision provides 36% open space according to the rules and regulations of the Town's new Environmentally Sensitive Lands (ESL) Ordinance. This environmentally sensitive open space (ESOS) includes 3.17 acres of Critical Resource area and 3.90 acres of Tier 2 area. A 100' bufferyard is provided to the neighbors on the south. In addition, a pathway will be provided to the kids for walking and biking directly to Wilson school avoiding the traffic on La Cholla Boulevard and Glover Road. This 50 homesites, 19.45 acre subdivision will likely mix single story and two story homes with floor areas ranging from 1,800 sq. ft. to 2,800 sq. ft. on 6,600 sq. ft. lots. B. TENTATIVE DEVELOPMENT PLAN (TPD) Please refer to Exhibit II.B. Tentative Development Plan, sheets one and two. 27 ESOS OPEN SPACE PROVIDED TOTAL SITE: 19.45 ac MINUS 45' LA CHOLLA R/W: 0.68 cc NET AREA: 18.77 cc CRITICAL RESOURCES OS 3.34 acres ® 95% 3.17 cc (3.17 req'd) TIER 2 OS 15.43 acres © 25% 3.90 cc (3.86 req'd) TOTAL PROVIDED: 7.07 acres / AMPHITHEATER 43 42 44 45 41 I 46 UNIFIED SCHOOL DISTRICT 40 47 Lot #'s 35 — 39 43 limited �R to single 38 story homes 49 37 50 36 35 1 34 1 33 132 1 31 30' BIKE/PEDE­s7 PATHWAY/SEWER EASEMENT 150 75 0 W 150 300 CONTOUR INTERVAL 2' En 0 w U 0 U) w W J a U U LEGEND SL/i rE'%F ARIZ0NA 1282' Vf-' 18 16 19 15 20 14 21 ( 13 22 12 I REC AREA 25 23 26 24 I; 27 �I 1283' LOT 037H 8 9 10 11 TIER 2 OS 7 REC AREA LOT 037G ❑CRITICAL RESOURCE OS El LOTS 100—YR FLOODPLAIN ❑ TIER 2 OS El ROADS LANGERINE ROAD_ 33 34 _ THIS PROJECT 4 o CORKER RIDGE 1 J (1-49J m Q SUNSET CANYON [STATES - NARANY RANCH (/-Zli O (l-1/, 13-38,38-170J W2S0/J ELEM. GLOVER ROAD UN11VP1?0I'ED IRONWOOD RANCH I \ \I LA CHOLLA ESTATES (1-94) NARANJA DRIVE 4 3 IRONWOOD RIDGE HS 9 10 LOCATION MAP 30 45' 0' SCALE: 3"=1 MILE A PORTION OF THE EAST HALF OF THE PROVIDE A STABILIZED NE j4 of SECTION 4, TOWNSHIP 12S, GRANITE/CRUSHED STONE RANGE 13E, CILA AND SALT RIVER WALKING PATH MERIDIAN, TOWN OF MARANA, PIMA COUNTY, ARIZONA o MEANDERING TO FIT FIELD CONDITIONS NOTES: 1. 19.45 GROSS ACRE PROJECT SITE TO BE REZONED. ZONING REQUEST FROM R1-144 TO R1-7. 2. RESIDENTIAL DENSITY 2.6 DU/AC, 3. 50 RESIDENTIAL LOTS 4. BUILDING HEIGHTS: MIX OF SINGLE STORY AND TWO STORY. 0 5. FLOODPLAINS NOT TO BE ALTERED NOR FILLED EXCEPT Q AT ROADWAY CROSSINGS. 6. WATER PROVIDED BY ORO VALLEY WATER UTILITY. O 7. EXISTING ACCESS EASEMENT ALONG SOUTH BOUNDARY a_ LOT SPLITS WILL BE VACATED. S. THIS SITE IS SERVED BY OVERHEAD ELECTRIC LINES AND Q AN 8" GAS LINE IN LA CHOLLA BLVD. 9. INTERNAL STREETS ARE PUBLIC, 50' ROW. 10. CUL--DE—SACS AT LOTS 17 & 44 WILL PROVIDE WATER J COMPANY EASEMENT FOR FUTURE SERVICE TO STATE LAND O PARCEL. = 11. REC AREAS TO INCLUDE SUCH FEATURES AS SWINGS, TEETER TOTTERS, SANDBOX, BARBEQUE GRILLS, PICNIC U TABLES, AND RAMADAS. Property Owner: Applicant: Q Estate of Thomas W. Levitt CPE Consultants, LLC J P.O. Box 414740 378 N. Main Ave. Kansas City, MO 64141 Tucson, AZ 85701 C P E CONSULTANTS . aY 378 N. Mein Aven Tuc ,An-.. 85701 tl s/i'I® 520.545.7U01 POSSIBLE BUILDING ELEVATIONS 7.5' SETBACK SIDEYARD (TYP) r 1 H Z Y 0 U �Q wm O w N (n 55' x 1 15' LOT r. 01 (Y Y Q U wQ fr-m O (w TYP I CAL LOT LAYOUTS 55'x120' LOT 1 "= 40' 7.5' SETBACK SIDEYARD (TYP) 72s-ETBACK 0' REAR YARD Z Y 00 �Q wm ow N (n *SLOPE **PUBLIC UTILITY & ESMT. MAINTENANCE ESMT. I I 2' 4' 3' 2' I I I I I I � I 1 50' 1 ROW 28' TRAVEL LANE I TRAVEL LANE JOINT UTILITY TRENCH ---/ 2' WEDGE CURB PER PC/COT STD. DTL. #209 W/ * WHERE APPLICABLE 6" REVEAL (TYP) ** WIDTH TO BE DETERMINED BY THE SIDEWALK PER PC/COT STD. UTILITY COMPANIES AND THE TOWN DTL #200 (TYP) (TYP) EN&NEER **PUBLIC UTILITY & *SLOP MAINTENANCE ESMT ESMT. I 2' 3' 4' 1 2' TYPICAL SUBDIVISION SECTION 50' ROW LA CHOLLA TYP SECTION (EXISTING) C P E CONSULTANTS 378 N. Man Avenue • l'u—n, Anzonn 85701 — 520.545.71101 / SIDEWALK MAINTENANCE AREA (TYP) BIKE PATH (TYP) C. EXISTING LAND USES 1. Zoning boundaries and adjacent land uses. The entire 19.45 acre project site is proposed for R1-7 zoning. Existing land uses to the south and west are mapped on Exhibit I.A.3.b. 2. Land Use Impacts. There are no existing land uses on site and, therefore, no impacts. Rancho de Plata serves the large lot homesites on the south in two ways: (a) the project provides a 100' natural desert bufferyard from its south boundary; and (b) by substituting medium density residential uses for the General Plan commercial uses, this project provides an orderly transition to the Tangerine Corridor. Wilson School on the west is a non-residential use and, therefore, there are no negative impacts. The developer is in negotiations with Amphi School District to contribute $1,500 rooftop donation. D. TOPOGRAPHY 1. TPD response. 2. Encroachment. A substantial portion of the limited 15% slopes are contained within the ESOS areas and the dedicated ROW for La Cholla Boulevard 3. New cross slopes. 4. HDZ natural areas. This project's existing cross slope is 5.2%. Therefore, no natural area designations are required for compliance with the HDZ. 5. Percent graded. 6. Map graded areas. The following analysis concludes that 29% of the site will remain natural desert, 4.2% of the site will be revegetated, and 66.8% of the site will be graded. Net site 18.77 acres Less ESOS (7.07) acres Add pathway 0.45 acres Add road xings 0.38 acres Graded 12.53 acres % graded 66.8% 30 Revegetate rec areas 0.79 acres % revegetated 4.2% Natural desert 5.45 acres % undisturbed 29.0% Please refer to Exhibit II.D Grading. 31 k11v 150 75 0 150 300 CONTOUR INTERVAL 2' LEGEND NATURAL DESERT QM(IITHEATERL UNIFIED SCHOOL \� GRADED DISTRICT \ \ \\\ \ \ \ \\\\ 0 0' (66.8%) REVEGETATED (4.2%) 3 1283 >_/,"' OT`,_037H �_--/� LOT 037G �7j -LOT 037D C P E Grading 178 N..ti AvanuO.1u ., Ad— 85701 Rancho de Plata 520.545.7001 E. HYDROLOGY 1. Development of the subject property will be accomplished such that the natural streams on site will be allowed to enter, flow through and leave the subject parcel, while remaining relatively undisturbed and following their natural alignment. This is because parcel development will create undisturbed open space, at locations where the streams presently flow naturally; these areas are designated ESOS in the development document. 2. Development of the subject parcel will maintain existing offsite and onfite drainage patterns in their current situation, without substantial encroachment or modification. The only anticipated encroachments into the existing drainageways are at the proposed road crossings (see Exhibit II.E, Post Development Hydrology), where culverts have been designed to allow peak flows to remain as per existing conditions. 3. Within the parcel areas that are to be urbanized, development will increase runoff, because of the anticipated residential structures and subdivision streets. As shown in previous exhibits, drainage within the parcel can be considered to create three discrete basins. In order to minimize construction of drainage mitigation facilities, the larger portion of developed areas has been designed to convey its storm runoff through streets, onwards into the west drainage basin, which is also the larger basin on site. The remaining two basins shown in the exhibit, have been reduced in size comparative to their undeveloped conditions, such that their peak flows are lower than and delivered to the same location as under the corresponding existing conditions. The net result is that peak flows leave the subject parcel at the same location and similar peak flows than under pre -development conditions; the exhibit table compares peak flows for each basin, under existing and developed conditions. Because existing flows are permitted to enter and leave the subject parcel at the same locations and similar peak flows as in the undeveloped conditions, there are no anticipated impacts to drainage upstream or downstream from the parcel. 4. Implementation of the proposed drainage scheme ensures that the only disturbance to the eastern drainageway is limited to the street entrance that provides access into the subdivision, as illustrated in the exhibit. This structure is proposed as a 16'x6' ConArch culvert, which is to be constructed with independent footings, allowing for the natural streambed to drain through the culvert bottom. At the western drainageway, the proposed culvert is a 4 barrel, 36" RCP structure, to be constructed under the subdivision street crossing. This will allow for mitigation of developed peak flows, such that the open space upstream from the culvert is available for detention storage, and remains in its natural state otherwise. Detention storage can be accomplished fairly close within the estimated flood prone areas for this wash; for clearer illustration, the estimated detention pond extents have been shown overlaying the flood prone areas. As shown in the exhibit, by designing developed areas to occur mostly on the outside of ESOS and flood prone areas, lot perimeter structures (screening walls and fences) can be 33 placed beyond flooding or erosion sensitive areas within this parcel and, by corollary, also the corresponding residential structures in each lot. Even so, some lots are contiguous to flood prone areas; they have been identified with an asterisk in the exhibit. These lots will require scour deep protection under their perimeter walls, which can be done in a practical and cost-effective manner, through application of current design standards in the county. 5. By accepting and delivering off site flows at their current locations, the proposed drainage control facilities are compatible with the potential improvements scheduled for the two major arterials near the subject parcel, La Cholla Boulevard and Tangerine Road. This is also true for improvements contemplated for Rancho del Cobre, a residential subdivision planned for the land parcel immediately to the east of La Cholla Boulevard. As stated earlier, no specifics are yet available as to nature of these adjacent and regional drainage improvements; leaving existing natural drainage patterns relatively undisturbed, will allow a sound complement to those regional drainage improvements. The proposed drainage scheme conforms to Oro Valley policies and guidance, in that its drainage design conforms to criteria for development in critical basins, the proposed detention basin returns mitigated peak flows to the natural stream exiting its subject parcel, and peak flows are maintained as in the pre -developed condition. 34 Q 150 75 0 150 300 TMiiiiiiiiiiiiiiiii _._,.... _ ... a. CONTOUR INTERVAL 2' DA Acres DAM Lots requiring flood protective measures Q100exist Q100dev A 38.761 Post -Development Hydrology Exhibit II.E. Rancho de Plata 7-201 1 35 F. VEGETATION 1. TDP Response. There are 5 vegetation issues that need to be addressed by the TPD are: high density > 60% plant coverage, significant groups of trees, significant cacti 5 — 15', distinctive cacti > 15' and nurse plants. The high density vegetation and significant groups of trees are associated with the riparian areas (Critical Resource Areas). The riparian areas are conserved in the TDP and located within the proposed ESOS areas. The ESOS corridors are wider than the riparian areas and, therefore the high density vegetation and significant groups of trees are substantially conserved. About 40% of the saguaro cacti and nurse trees will be preserved in place within the ESOS acreage including the 100' natural desert buffer yard on the south. It looks like 6 of the 15 distinctive cacti are located outside the ESOS areas and will be subject to salvage on or off -site, if feasible. Salvage would first occur within the tier 2 open space primarily within the south buffer yard and on the neighbors property if they would so desire. An early discussion with Amphitheater School District found a willingness to provide a new home for these cacti at Wilson School and even at Ironwood Ridge High School southeast of the project site. The significant cacti will likewise be subject to salvage on or off -site with the same locations as described for distinctive cacti in the previous paragraph. Another candidate for off -site salvage would be on Town of Oro Valley property subject to its acceptance. G. WILDLIFE 1. Mitigate wildlife habitat. Arizona's On-line Environmental Review Tool located in Appendix C of this report "flags" the golden eagle as an occurrence or habitat within 3 miles of the project vicinity. Further discussions with AGFD revealed that the preferred habitat for the golden eagle is mountainous terrain or canyon walls which exists at Honey Bee Canyon and the Tortolitas north of the project site. CPEC has initiated contact with the US FWS as requested by the state and the town. H. BUFFER PLAN 1. Map buffer yards. Exhibit II.H.1 Buffer yards locates the plan view of the buffer yards on the La Cholla Boulevard frontage and along the south property line adjacent to existing residences. The south and west buffer yards can be augmented to high density standards within the tier 2 areas on the south and the tier 2 areas on the east outside the riparian (critical resource os) area. The critical resource area is already at high density in its natural state. The tier 2 areas generally exist at medium density standards. Rancho de Plata proposes, therefore, to transplant into these areas such 36 native species as, Foothill Palo Verde, Ironwood, Velvet Mesquite, Saguaro, Prickly Pear, Barrel, Buckhorn Cholla, Chainfruit Cholla and Creosote. 2. Illustrate buffer yards. Exhibit II.H.2 Buffer yard Treatment shows the natural desert buffer yard that will be provided and conserved along the La Cholla Boulevard frontage. This exhibit also shows the natural desert buffer yard from the south property line. Please notice the difference in density from the La Cholla vegetation. It is in this area where transplantation can take place as described in the previous paragraph. 37 6- E 0 m 150 75 0 150 300 CONTOUR INTERVAL 2' STATE OF ARIZONA 3 170' 1282' LEGEND 43 44 17 7 42 45 18 16❑ NATURAL DESERT BUFFERYARDS AMPHITHEATER 41 46 19 15 8 4, UNIFIED SCHOOL DISTRICT � 47 20 14 9 6 p' p' 39 10 5 48 21 13 0 38 22 12 11 4 o co 49 '� co 37 `0 50 36 25 30 3 ° 23 26 29 2�� � o 24 27 28 1 a 35 34 33 32 31 O I Q 1283 ,� 00' J 30 / 110' (40' REO'D BY OVZCR) LOT 037H LOT 037G U aQ J LOT 037D C P E BufJ'eryards Exhibit II.H.1. 37x N.Main)-,--,-,-7,ona 85701 Rancho de Plata 7-2011 38 sz•sas•��xn P High Density Vegetation fronting on La Cholla Blvd ............... ........... =-I Medium Density Vegetation along south border C PEBufferyard Treatment Exhibit II.H.2. 178 N. Main Avenue -Tucson,Arizona xsxRancho de Platan 7-2011 39 520•545.7IX11 I. VIEWSHEDS 1. TPD mitigation. As shown on Exhibit I.F.1 Viewshed Map, the areas of high visibility occur along the east, south and west property lines. The mitigation provided along east and south property lines has been detailed in Exhibit II.H.2, the previous section of this site analysis. A combination of deep natural desert bufferyards including augmentation of the vegetative densities clearly mitigates these viewsheds. Rancho de Plata proposes single story construction along the western tier of lots — lots 35 thru 43 — to mitigate Wilson School's views of the distant mountains at Catalina State Park and Coronado National Forest. 2. Roadway construction. As described in Section II.E of this site analysis, the site will be gently graded to convey drainage from all lots through the streets to the west drainage area which a large, natural basin. Cut and fill will be minimal. The only abnormal disturbance will occur at an elevated road crossing over the western drainage way to accommodate the installation of a 4 barrel, 36" RCP. Disturbance could occur 10' to 20' north and south of the road ROW and will be mitigated according to the rules set out in the Landscape Conservation Code, ESL Related revisions to Section 27.6. 40 J. TRAFFIC 1. Intersections.bikes.walkways. Please refer to Exhibit U.J. for the location of existing intersections with Tangerine Road and Naranja Drive that will be used by traffic generated from Rancho de Plata. There are no proposed new intersections although the widening of the Tangerine Road intersection with La Cholla Boulevard is currently under a design contract. This exhibit also maps the location of an existing bikeway connection to Wilson School from the site on La Cholla to Glover Road. 2. Traffic impact statement. Please refer to Appendix D. 3. On -site street ROW. The proposed subdivision street system will be developed at a 50' ROW by the developer and dedicated to the Town of Oro Valley by final plat. The proposed cross section is presented on sheet 2 of Exhibit II.B. and provides two 14' travel lanes, wedge curbs, fire hydrant, sidewalks, a bike path and a sidewalk maintenance area within the PUE. 4. On -site bikes and walkways. There will be a bike/pedestrian pathway developed from the southern part of the project site directly to Wilson School as shown on Exhibit II.B. sheet 1. In addition, proposed bikeways and sidewalks are included within the subdivision street cross section shown on Exhibit II.B. sheet 2 for connection to the bikeway in La Cholla Boulevard as well as Wilson School. 5. Bus Stops. The elementary school is located adjacent to the project site. However, the high school is 1 '/4 miles to the southwest. CPE Consultants LLC had a discussion with the Executive Manager, Operational Support, Amphitheatre School District the third week of July and agreed to look at a bus stop on site at the eastern recreation area adjacent to a cul-de-sac turnaround as shown on Exhibit II.B. sheet 1. Both parties agreed that CPEC would formally propose this location to the District for their written approval of both the bike/pedestrian pathway connection and the bus stop location. K. SEWERS 1. Sewer service method. Please refer to Exhibit I.L. Sewers and notice there is an 8" public sewer #G-2006-016 located on the Wilson School campus 90' west of the Rancho de Plata west boundary. CPE Consultants met with Legal Counsel to the Amphitheatre School District the week of July 20, 2011 to explore the possibility of securing a sewer easement from them to connect. The first round of negotiations went well, and CPEC is to make a formal request to the District. 2. Response letter. Please see capacity response letter from Pima County on page 43. 41 C PE CONSULTANTS IntersectionsBike Paths/Walkways Rancho de Plata Exhibit II.J. 378 N. Main Avenue •Tucson. Ari�una 8571)1 %-20t t 42 SZp.5g5.7(Nll Pima County Regional Wastewater Reclamation Department 201 N. Stone Ave., 81', Floor Jackson Jenkins Tucson, Arizona 85701 Visit our website: Director (520) 740-6500 http://www.pima.gov/wwm Ron Asta CPE Consultants 378 N. Main Avenue Tucson, AZ 85701 July 19, 2011 Capacity Response No. 11-134 Type I RE: Rancho de Plata, 60 Residential Lots on Parcels 224-11-034A, -034B, -034C, -034D & -034E. Estimated Flow 13,800 gpd (ADWF). Greetings: The above referenced project is tributary to the Ina Road Wastewater Reclamation Facility via the Canada del Oro Interceptor. Capacity is currently available for this project in the 8-inch public sewer G-2006-016, downstream from manhole 3497-03. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. Note: Conditions within the public sewer system constantly change. A Type II letter must be obtained to verify that capacity exists in the downstream public sewer system just prior to submitting the development plan or subdivision plat for review and approval. If further information is needed, please feel free to contact us at (520) 740-6534_ Respectfully, _qk� Mary Ha ilton, P.E. PCRWRD Planning Section Manager MH*s c: T12, R13, Sec. 04 L. RECREATION AND TRAILS 1. Off -site Trails. Please refer to Exhibit I.G.H.J. for the location of parks and trails within a one -mile study area. 2. Parks identified. Although outside the study area, the 40-acre West Lambert Lane Park is located on Lambert Lane and offers passive recreation. This park is owned by Oro Valley. 3. Off -site trail access. Rancho de Plata is providing a stabilized granite/crushed stone walking path along the project's frontage located within the 45' dedicated ROW as shown on Exhibit II.B. Tentative Development Plan. In that context, this project is actually building a part of the Honey Bee Loop Trail itself. 4. Ownership. The natural and modified open spaces within the development (ESOS) will be platted as common area and owned by a Rancho de Plata homeowners association. M. CULTURAL, ARCHAEOLOGICAL AND HISTORIC RESOURCES 1.2.3. Resource protection and surveys. Please refer to Section 1. 1. and the ASM letter located in Appendix C. The report concludes that there are no resources on site and no additional archaeological investigation is necessary. N. SCHOOLS 1. Students generated. 2. Remaining capacity. Rancho de Plata estimates there are 0.35 K-8 students generated per household in the Amphi School District. That means an increase of 18 students (50 x 0.35) at build out will attend Wilson School. The enrollment at Wilson is 1,200 students and the capacity is 1,500. The remaining capacity then is 300 students at the present time. Similarly, there are 0.10 high school students generated per household. That means an increase of 5 students at build out will attend Ironwood Ridge High School. The enrollment at Ironwood is 1,900 students and the capacity is 2,100 students. Therefore, the remaining capacity is 200 students at the present time. 44 O. WATER 1. Domestic Water Demand. A good estimate for water usage is 230 gallons/day/lot dry weather flow. At 50 lots for Rancho de Plata, the total domestic water use is projected at 11,500 gallons/day. 2. Water service capacity. The Utility does request the, extension of a 12" water line located now on the east side of Glover Road at La Cholla without boring under La Cholla. This line will then extend north along the west side ROW of La Cholla to and through the project site. Have requested this information from the Oro Valley Water Utility 45 APPENDIX A: VEGETATION, SAGUARO INVENTORY 46 Levitt Prop rty Significant Saguaro ventory Height In -situ I.D.# Botanical Name Common Name Arms Feet Viability 1 Carnegiea gigantea Saguaro 4 arms 14 L 2 Carnegiea gigantea Saguaro 5 H 3 Carnegiea gigantea Saguaro 7 H 4 Carnegiea gigantea Saguaro 5 H 5 Carnegiea gigantea Saguaro 5 H 6 Carnegiea gigantea Saguaro 6 H 7 Carnegiea gigantea Saguaro 16 M 8 Carnegiea gigantea Saguaro 4 arms 18 H 9 Carnegiea gigantea Saguaro 3 arms 15 H 10 Carnegiea gigantea Saguaro 7 H 11 Carnegiea gigantea Saguaro 5 H 12 Carnegiea gigantea Saguaro 2 arms 14 H 13 Carnegiea gigantea Saguaro 18 H 14 Carnegiea gigantea Saguaro 7 H 15 Carnegiea gigantea Saguaro 9 arms 30 H 16 Carnegiea gigantea Saguaro 5 H 17 Carnegiea gigantea Saguaro 12 H 18 Carnegiea gigantea Saguaro 12 H 19 Carnegiea gigantea Saguaro 7 H 20 Carnegiea gigantea Saguaro 14 H 21 Carnegiea gigantea Saguaro 7 H 22 Carnegiea gigantea Saguaro 15 H 23 Carnegiea gigantea Saguaro 10 H 24 Carnegiea gigantea Saguaro 9 H 25 Carnegiea gigantea Saguaro 7 H 26 Carnegiea gigantea Saguaro 5 H 27 Carnegiea gigantea Saguaro 8 H 28 Carnegiea gigantea Saguaro 5 H 29 Carnegiea gigantea Saguaro 3 arms 15 H 30 Carnegiea gigantea Saguaro 7 H 31 Carnegiea gigantea Saguaro 5 H 32 Carnegiea gigantea Saguaro 15 H 33 Carnegiea gigantea Saguaro 11 H 34 Carnegiea gigantea Saguaro 10 H 35 Carnegiea gigantea Saguaro 11 H 36 Carnegiea gigantea Saguaro 5 H 37 Carnegiea gigantea Saguaro 12 H 38 Carnegiea gigantea Saguaro 10 H 39 Carnegiea gigantea Saguaro 9 H 40 Carnegiea gigantea Saguaro 2 arms 16 H 41 Carnegiea gigantea Saguaro 11 H 42 Carnegiea gigantea Saguaro 9 H 43 Carnegiea gigantea Saguaro 10 H 44 Carnegiea gigantea Saguaro 12 H 45 Carnegiea gigantea Saguaro 18 H 46 Carnegiea gigantea Saguaro 6 H 47 Carnegiea gigantea Saguaro 5 H 48 Carnegiea gigantea Saguaro 11 H 49 Carnegiea gigantea Saguaro 7 H 50 Carnegiea gigantea Saguaro 8 H 51 Carnegiea gigantea Saguaro 5 H 52 Carnegiea gigantea Saguaro 15 H 53 Carnegiea gigantea Saguaro 12 H 54 Carnegiea gigantea Saguaro 6 H 55 Carnegiea gigantea Saguaro 7 H 56 Carnegiea gigantea Saguaro 5 H 57 Carnegiea gigantea Saguaro 12 H 58 Carnegiea gigantea Saguaro 6 H 59 Carnegiea gigantea Saguaro 6 H 60 Carnegiea gigantea Saguaro 8 H 61 Carnegiea gigantea Saguaro 5 H 62 Carnegiea gigantea Saguaro 8 H 63 Carnegiea gigantea Saguaro 8 H 64 Carnegiea gigantea Saguaro 7 H 65 Carnegiea gigantea Saguaro 15 H 66 Carnegiea gigantea Saguaro 10 arms 30 H 67 Carnegiea gigantea Saguaro 30 H 68 Carnegiea gigantea Saguaro 9 H 69 Carnegiea gigantea Saguaro 10 arms 18 H 70 Carnegiea gigantea Saguaro 5 H 71 Carnegiea gigantea Saguaro 10 H 72 Carnegiea gigantea Saguaro 12 H 73 Carnegiea gigantea Saguaro 10 H 74 Carnegiea gigantea Saguaro 15 H 75 Carnegiea gigantea Saguaro 6 H 76 Carnegiea gigantea Saguaro 7 H 77 Carnegiea gigantea Saguaro 12 H 78 Carnegiea gigantea Saguaro 5 H 79 Carnegiea gigantea Saguaro 5 H 80 Carnegiea gigantea Saguaro 6 H 81 Carnegiea gigantea Saguaro 7 H 82 Carnegiea gigantea Saguaro 13 arms 30 H 83 Carnegiea gigantea Saguaro 7 H 84 Carnegiea gigantea Saguaro 9 H 85 Carnegiea gigantea Saguaro 7 H 86 Carnegiea gigantea Saguaro 4 arms 18 H 87 Carnegiea gigantea Saguaro 9 arms 30 H 88 Carnegiea gigantea Saguaro 11 H 89 Carnegiea gigantea Saguaro crestlike arms @ t 14 H 90 Carnegiea gigantea Saguaro 6 H 91 Carnegiea gigantea Saguaro 5 H 92 Carnegiea gigantea Saguaro 12 H 93 Carnegiea gigantea Saguaro 5 H 94 Carnegiea gigantea Saguaro 5 H 95 Carnegiea gigantea Saguaro 12 H 96 Carnegiea gigantea Saguaro 7 H 97 Carnegiea gigantea Saguaro 5 H 98 Carnegiea gigantea Saguaro 6 H 99 Carnegiea gigantea Saguaro 9 H 100 Carnegiea gigantea Saguaro 6 H 101 Carnegiea gigantea Saguaro 12 H 102 Carnegiea gigantea Saguaro 5 H 103 Carnegiea gigantea Saguaro 9 H 104 Carnegiea gigantea Saguaro 7 H 105 Carnegiea gigantea Saguaro 5 H 106 Carnegiea gigantea Saguaro 8 H 107 Carnegiea gigantea Saguaro 7 H 108 Carnegiea gigantea Saguaro 8 H 109 Carnegiea gigantea Saguaro 7 H 110 Carnegiea gigantea Saguaro 8 H 111 Carnegiea gigantea Saguaro 5 H 112 Carnegiea gigantea Saguaro 5 H 113 Carnegiea gigantea Saguaro 5 H 114 Carnegiea gigantea Saguaro 9 H 115 Carnegiea gigantea Saguaro 12 H 116 Carnegiea gigantea Saguaro 7 H 119 Carnegiea gigantea Saguaro 12 H 120 Carnegiea gigantea Saguaro 6 H 121 Carnegiea gigantea Saguaro 5 H 122 Carnegiea gigantea Saguaro 5 H 123 Carnegiea gigantea Saguaro 5 H 124 Carnegiea gigantea Saguaro 7 H 125 Carnegiea gigantea Saguaro 12 H 126 Carnegiea gigantea Saguaro 5 H 127 Carnegiea gigantea Saguaro 8 H 128 Carnegiea gigantea Saguaro 7 H 129 Carnegiea gigantea Saguaro 5 H 130 Carnegiea gigantea Saguaro 12 H 131 Carnegiea gigantea Saguaro 1 arm 18 H 135 Carnegiea gigantea Saguaro 5 H 136 Carnegiea gigantea Saguaro 5 H 137 Carnegiea gigantea Saguaro 12 H 138 Carnegiea gigantea Saguaro 5 H 139 Carnegiea gigantea Saguaro 11 H 140 Carnegiea gigantea Saguaro 15 H 141 Carnegiea gigantea Saguaro 8 H 142 Carnegiea gigantea Saguaro 5 H 143 Carnegiea gigantea Saguaro 5 H 144 Carnegiea gigantea Saguaro 5 H 145 Carnegiea gigantea Saguaro 5 H 146 Carnegiea gigantea Saguaro 6 H 147 Carnegiea gigantea Saguaro 8 H 148 Carnegiea gigantea Saguaro 9 H 149 Carnegiea gigantea Saguaro 12 H 150 Carnegiea gigantea Saguaro 7 H 151 Carnegiea gigantea Saguaro 2 arms 18 M 152 Carnegiea gigantea Saguaro 5 H 153 Carnegiea gigantea Saguaro 5 arms small 11 H 154 Carnegiea gigantea Saguaro 6 H 155 Carnegiea gigantea Saguaro 11 H 156 Carnegiea gigantea Saguaro 6 H 157 Carnegiea gigantea Saguaro 6 H 158 Carnegiea gigantea Saguaro 6 H 159 Carnegiea gigantea Saguaro 6 H 160 Carnegiea gigantea Saguaro 9 H 161 Carnegiea gigantea Saguaro 12 H 162 Carnegiea gigantea Saguaro 6 H 163 Carnegiea gigantea Saguaro 10 H 164 Carnegiea gigantea Saguaro 12 H 165 Carnegiea gigantea Saguaro 6 H 166 Carnegiea gigantea Saguaro 3 arms 15 L 167 Carnegiea gigantea Saguaro 6 H 168 Carnegiea gigantea Saguaro 6 H 169 Carnegiea gigantea Saguaro 3 arms small 5 M 170 Carnegiea gigantea Saguaro 5 H 171 Carnegiea gigantea Saguaro 7 H 172 Carnegiea gigantea Saguaro 7 H 173 Carnegiea gigantea Saguaro 6 H 174 Carnegiea gigantea Saguaro 12 H 175 Carnegiea gigantea Saguaro 6 H 176 Carnegiea gigantea Saguaro 10 H 177 Carnegiea gigantea Saguaro 17 arms 25 H 178 Carnegiea gigantea Saguaro 9 H 179 Carnegiea gigantea Saguaro 9 H 180 Carnegiea gigantea Saguaro 9 H 181 Carnegiea gigantea Saguaro 8 H 182 Carnegiea gigantea Saguaro 8 183 Carnegiea gigantea Saguaro 5 H 184 Carnegiea gigantea Saguaro 8 H 185 Carnegiea gigantea Saguaro 8 H 186 Carnegiea gigantea Saguaro 15 H 187 Carnegiea gigantea Saguaro 8 H 188 Carnegiea gigantea Saguaro 12 H 189 Carnegiea gigantea Saguaro 15 H 190 Carnegiea gigantea Saguaro 6 H 191 Carnegiea gigantea Saguaro 3 arms 15 H Note: If a number shown is not shown on the Exhibit it is because the individual was found to be outside the property boundary. APPENDIX B: Arizona Fish and Game On-line Environmental Review Tool 47 Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM Project Location i -------- = s ` z- - RUELASCANYON s 2" Project Name: Rancho Del Platte Submitted By: PEP Project Evaluation Program On behalf of: CONSULTING Project Search ID: 20110718015600 Date: 7/18/2011 12:04:29 PM Project Category: Development Within Municipalities (Urban Growth),Residential subdivision and associated infrastructure, New construction Project Coordinates (UTM Zone 12-NAD 83): 498595.572, 3586944.528 meter Project Area: 24.407 acres Project Perimeter: 1297.821 meter County: PIMA USGS 7.5 Minute Quadrangle ID: 1683 Quadrangle Name: RUELAS CANYON Project locality is not anticipated to change Location Accuracy Disclaimer Project locations are assumed to be both precise and accurate for the purposes of environmental review. The creator/owner of the Project Review Receipt is solely responsible for the project location and thus the correctness of the Project Review Receipt content. The Department appreciates the opportunity to provide in-depth comments and project review when additional information or environmental documentation becomes available. Special Status Species Occurrences/Critical Habitat/Tribal Lands within 3 miles of Project Vicinity: Name Common Name FWS USFS BLM State Aquila chrysaetos Golden Eagle BGA Glaucidium brasilianum cactorum Cactus Ferruginous Pygmy -owl SC S S WSC Tucson - Tortolita - Santa Catalina Mountains Link Wildlife Corridor Page 1 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM Please review the entire receipt for project type recommendations and/or species or location information and retain a copy for future reference. If any of the information you provided did not accurately reflect this project, or if project plans change, another review should be conducted, as this determination may not be valid. Arizona's On-line Environmental Review Tool: 1. This On-line Environmental Review Tool inquiry has generated recommendations regarding the potential impacts of your project on Special Status Species (SSS) and other wildlife of Arizona. SSS include all U.S. Fish and Wildlife Service federally listed, U.S. Bureau of Land Management sensitive, U.S. Forest Service sensitive, and Arizona Game and Fish Department (Department) recognized species of concern. 2. These recommendations have been made by the Department, under authority of Arizona Revised Statutes Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation). These recommendations are preliminary in scope, designed to provide early considerations for all species of wildlife, pertinent to the project type you entered. 3. This receipt, generated by the automated On-line Environmental Review Tool does not constitute an official project review by Department biologists and planners. Further coordination may be necessary as appropriate under the National Environmental Policy Act (NEPA) and/or the Endangered Species Act (ESA). The U.S. Fish and Wildlife Service (USFWS) has regulatory authority over all federally listed species under the ESA. Contact USFWS Ecological Services Offices: hftp://adzonaes.fws.gov/. Phoenix Main Office 2321 W. Royal Palm Road, Suite 103 Phoenix, AZ 85021 Phone 602-242-0210 Fax 602-242-2513 Tucson Sub -Office 201 North Bonita, Suite 141 Tucson, AZ 85745 Phone 520-670-6144 Fax 520-670-6154 Flagstaff Sub -Office 323 N. Leroux Street, Suite 101 Flagstaff, AZ 86001 Phone 928-226-0614 Fax 928-226-1099 Disclaimer: 1. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge gained by having a biologist conduct a field survey of the project area. 2. The Department's Heritage Data Management System (HDMS) data is not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. 3. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Such surveys may reveal previously undocumented population of species of special concern. 4. HDMS data contains information about species occurrences that have actually been reported to the Department. Arizona Game and Fish Department Mission To conserve, enhance, and restore Arizona's diverse wildlife resources and habitats through aggressive protection and Page 2 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM management programs, and to provide wildlife resources and safe watercraft and off -highway vehicle recreation for the enjoyment, appreciation, and use by present and future generations. Project Category: Development Within Municipalities (Urban Growth), Residential subdivision and associated infrastructure,New construction Project Type Recommendations: All degraded and disturbed lands should be restored to their natural state. Vegetation restoration projects (including treatments of invasive or exotic species) should have a completed site -evaluation plan (identifying environmental conditions necessary to re-establish native vegetation), a revegetation plan (species, density, method of establishment), a short and long-term monitoring plan, including adaptive management guidelines to address needs for replacement vegetation. Based on the project type entered; coordination with Arizona Department of Environmental Quality may be required (http://www.azdeq.gov/). Based on the project type entered; coordination with Arizona Department of Water Resources may be required (http://www.water.az.gov/adwr/) Control districts may be required. Based on the project type entered; coordination with State Historic Preservation Office may be required hftp://azstateparks.com/SHPO/index.html Based on the project type entered; coordination with U.S. Army Corps of Engineers may be required (http://www.spl.usace.army.mil/regulatory/phonedir.html) Communities can actively support the sustainability and mobility of wildlife by incorporating wildlife planning into their regional/comprehensive plans, their regional transportation plans, and their open space/conservation land system programs. An effective approach to wildlife planning begins with the identification of the wildlife resources in need of protection, an assessment of important habitat blocks and connective corridors, and the incorporation of these critical wildlife components into the community plans and programs. Community planners should identify open spaces and habitat blocks that can be maintained in their area, and the necessary connections between those blocks to be preserved or protected. Community planners should also work with State and local transportation planning entities, and planners from other communities, to foster coordination and cooperation in developing compatible development plans to ensure wildlife habitat connectivity. The Department's guidelines for incorporating wildlife considerations into community planning and developments can be found at http://www.azgfd.gov/hgis/guidelines.aspx. Development plans should provide for open natural space for wildlife movement, while also minimizing the potential for wildlife -human interactions through design features. Please contact Project Evaluation Program for more information on living with urban wildlife. During planning and construction, minimize potential introduction or Based on the project type entered; coordination with County Flood spread of exotic invasive species. Invasive species can be plants, Page 3 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM animals (exotic snails), and other organisms (e.g. microbes), which may cause alteration to ecological functions or compete with or prey upon native species and can cause social impacts (e.g. livestock forage reduction, increase wildfire risk). The terms noxious weed or invasive plants are often used interchangeably. Precautions should be taken to wash all equipment utilized in the project activities before and after project activities to reduce the spread of invasive species. Arizona has noxious weed regulations (Arizona Revised Statutes, Rules R34-244 and R34-245). See Arizona Department of Agriculture website for restricted plants http://www.azda.gov/PSD/quarantine5.htm. Additionally, the U.S. Department of Agriculture has information regarding pest and invasive plant control methods including: pesticide, herbicide, biological control agents, and mechanical control: http://www.usda.gov/wps/portal/usdahome. The Department regulates the importation, purchasing, and transportation of wildlife and fish (Restricted Live Wildlife), please refer to the hunting regulations for further information http://www.azgfd.gov/h_f/hunting_ruies.shtml. During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement, connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding mates, reduces gene flow, prevents wildlife from re -colonizing areas where local extirpations may have occurred, and ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and should be contained within important wildlife movement corridors. In addition, maintaining biodiversity and ecosystem functions can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a variety of wildlife. Hydrological considerations: design culverts to minimize impacts to channel geometry, or design channel geometry (low flow, overbank, floodplains) and substrates to carry expected discharge using local drainages of appropriate size as templates. Aquatic wildlife considerations: reduce/minimize barriers to migration of amphibians or fish (e.g. eliminate falls). Terrestrial wildlife: washes and stream corridors often provide important corridors for movement. Overall culvert width, height, and length should be optimized for movement of the greatest number and diversity of species expected to utilize the passage. Culvert designs should consider moisture, light, and noise, while providing clear views at both ends to maximize utilization. For many species, fencing is an important design feature that can be utilized with culverts to funnel wildlife into these areas and minimize the potential for roadway collisions. Guidelines for culvert designs to facilitate wildlife passage can be found at http://www.azgfd.gov/hgis/guidelines.aspx. Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry, temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated. Minimize impacts to springs, in -stream flow, and consider irrigation improvements to decrease water use. If dredging is a project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species (including spawning seasons), and to reduce spread of exotic invasive species. We recommend early direct coordination with Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or riparian habitats. Planning: consider impacts of lighting intensity on mammals and birds and develop measures or alternatives that can be taken to increase human safety while minimizing potential impacts to wildlife. Conduct wildlife surveys to determine species within project area, and evaluate proposed activities based on species biology and natural history to determine if artificial lighting may disrupt behavior patterns or habitat use. Page 4 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM The Department recommends that wildlife surveys are conducted to determine if noise -sensitive species occur within the project area. Avoidance or minimization measures could include conducting project activities outside of breeding seasons. The Department requests further coordination to provide project/species specific recommendations, please contact Project Evaluation Program directly. The construction or maintenance of water developments should include: incorporation of aspects of the natural environment and the visual resources, maintaining the water for a variety of species, water surface area (e.g. bats require a greater area due to in-flight drinking), accessibility, year-round availability, minimizing potential for water quality problems, frequency of flushing, shading of natural features, regular clean-up of debris, escape ramps, minimizing obstacles, and minimizing accumulation of silt and mud. Trenches should be covered or back -filled as soon as possible. Incorporate escape ramps in ditches or fencing along the perimeter to deter small mammals and herptefauna (snakes, lizards, tortoise) from entering ditches. Project Location and/or Species recommendations: Heritage Data Management System records indicate that one or more listed, proposed, or candidate species or Critical Habitat (Designated or Proposed) have been documented in the vicinity of your project (refer to page 1 of the receipt). Please contact: Ecological Services Office US Fish and Wildlife Service 2321 W. Royal Palm Rd. Phoenix, AZ 85021-4951 Phone: 602-242-0210 Fax: 602-242-2513 HDMS records indicate your project is in or near an identified wildlife habitat linkage corridor. Project planning and implementation efforts should focus on maintaining adequate opportunities for wildlife permeability. For information on the linkage assessment and wildlife species that may be affected refer to: http://www.corridordesign.org/arizona. Contact your Arizona Game and Fish Department Regional Office for specific project recommendations: http://www.azgfd.gov/inside_azgfd/agency_directory.shtml Recommendations Disclaimer: 1. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations generated from information submitted for your proposed project. 2. These recommendations are proposed actions or guidelines to be considered during preliminary project development. 3. Additional site specific recommendations may be proposed during further NEPA/ESA analysis or through coordination with affected agencies. 4. Making this information directly available does not substitute for the Department's review of project proposals, and should not decrease our opportunity to review and evaluate additional project information and/or new project proposals. 5. The Department is interested in the conservation of all fish and wildlife resources, including those Special Status Species listed on this receipt, and those that may have not been documented within the project vicinity as well as other game and nongame wildlife. 6. Further coordination requires the submittal of this initialed and signed Environmental Review Receipt with a cover letter and project plans or documentation that includes project narrative, acreage to be impacted, how construction or project activity(s) are to be accomplished, and project locality information (including site map). Page 5 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID: 20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM 7. Upon receiving information by AZGFD, please allow 30 days for completion of project reviews. Mail requests to: Project Evaluation Program, Habitat Branch Arizona Game and Fish Department 5000 West Carefree Highway Phoenix, Arizona 85086-5000 Phone Number: (623) 236-7600 Fax Number: (623) 236-7366 Terms of Use By using this site, you acknowledge that you have read and understand the terms of use. Department staff may revise these terms periodically. If you continue to use our website after we post changes to these terms, it will mean that you accept such changes. If at any time you do not wish to accept the Terms, you may choose not to use the website. 1. This Environmental Review and project planning website was developed and intended for the purpose of screening projects for potential impacts on resources of special concern. By indicating your agreement to the terms of use for this website, you warrant that you will not use this website for any other purpose. 2. Unauthorized attempts to upload information or change information on this website are strictly prohibited and may be punishable under the Computer Fraud and Abuse Act of 1986 and/or the National Information Infrastructure Protection Act . 3. The Department reserves the right at any time, without notice, to enhance, modify, alter, or suspend the website and to terminate or restrict your access to the website. 4. This Environmental Review is based on the project study area that was entered. The review must be redone if the project study area, location, or the type of project changes. If additional information becomes available, this review may need to be reconsidered. 5. A signed and initialed copy of the Environmental Review Receipt indicates that the entire receipt has been read by the signer of the Environmental Review Receipt. Security: The Environmental Review and project planning web application operates on a complex State computer system. This system is monitored to ensure proper operation, to verify the functioning of applicable security features, and for other like purposes. Anyone using this system expressly consents to such monitoring and is advised that if such monitoring reveals possible evidence of criminal activity, system personnel may provide the evidence of such monitoring to law enforcement officials. Unauthorized attempts to upload or change information; to defeat or circumvent security measures; or to utilize this system for other than its intended purposes are prohibited. This website maintains a record of each environmental review search result as well as all contact information. This information is maintained for internal tracking purposes. Information collected in this application will not be shared outside of the purposes of the Department. If the Environmental Review Receipt and supporting material are not mailed to the Department or other appropriate agencies within six (6) months of the Project Review Receipt date, the receipt is considered to be null and void, and a new review must be initiated. Print this Environmental Review Receipt using your Internet browser's print function and keep it for your records. Signature of this receipt indicates the signer has read and understands the information provided. Signature: Page 6 of 7 APPLICATION INITIALS: Arizona's On-line Environmental Review Tool Search ID:20110718015600 Project Name: Rancho Del Platte Date: 7/18/2011 12:04:34 PM Date: Proposed Date of Implementation: Contact Name: Address: Please provide point of contact information regarding this City, State, Zip: Environmental Review. Application or organization responsible for project implementation Phone: Agency/organization: Contact Name: Address: City, State, Zip: Phone: E-mail: Person Conducting Search (if not applicant) Agency/organization: E-mail: Page 7 of 7 APPLICATION INITIALS: APPENDIX C: ARIZONA STATE MUSEUM REPORT 48 JTHE UNIVERSITY ��,�„��., �,�,.�,��,� III, hov Iloo"(' OF ARIZONA ,07�; ARCHAEOLOGICAL SITE RECORDS SEARCH RESULTS F-mail Request Received: 7/1/2.011 Requester Name and Title: Company: Address: City, State, Zip Code: Phone/Fax/or E-mail: Ron Asta, Vice President CPE Consultants LLC 378 N Main Ave Tucson 85701 545-7001 Project Name and/or Number Rancho de Plata Rezoning / Parce!s 224-11-034A--E Search Completed: //14/2011 Project Description Residential development on about 20 acres Project Area Location: SWC of La Cholla Blvd & Tangerine Rd / 11791 N La Cholla Blvd, Town of Oro Valley, Pima County, Arizona. Legal Description: A portion of the N'/2, SE, NE, S4, T12S, R13E, G&SR B&M, Oro Valley, Pima Co, AZ. Search Results: A search of the archaeological site files retained at the Arizona State Museum (ASM) found that the proposed project area was inspected for historic properties in 1981. There are no historical properties recorded in the project area. Seventeen historic properties are recorded within a mile radius of the proposed project and sixteen additional archaeological inspections have been completed within a mile of the project area between 1979 and 2006. A color orthophotograph taken in 2010 depicts a mostly unmodified ground surface covered with native vegetation; a small block area of the project area was previously graded and now supports a secondary regrowth of native vegetation. Paved roads and additional undeveloped and developed residential and school property surround the subject parcels. Sites in Project Area: None. Recommendations: Because the project area was intensively inspected for historic properties in 1981 with no evidence of any historic properties in the project area, the ASM recommends that the proposed development proceed as planned without any additional archaeological investigation. Although the property was inspected, the lapse of several years makes it possible, though highly unlikely, that buried cultural resources could now be visible on the ground surface or that they could be discovered during construction. In the unlikely event that cultural resources are uncovered, work will cease in that area, and a qualified archaeological contractor will be contacted immediately to evaluate the discovered archaeological evidence. A list of qualifies professionai archaeoiogist5 is maintained on the ASM vvebsite at the following address: http://www.statemuseum.arizona.edu/crservices/permits/index.shtml. Pursuant to Arizona Revised Statutes §41-865 et seq., if any human remains or funerary objects are discovered during your project work, all effort will stop within the area of the remains and Dr. Todd Pitezel, ASM assistant curator of archaeology, will be contacted immediately at (520) 621-4795. If you have any questions about the results of this records search, please contact me at the letterhead address or the phone number or e-mail address as follows. Sincerely, �1.07—ff—I Nancy E.�arson Assistant Permits Administrator (520) 621-2096 nepearsona.email.arizona.edu ♦� CPE.- ORO VALLEY, 11791 N La Cholla Blvd jV —— ` '�'1 � ,�*• ., ' ,�;i Y T ' M —' y !. ly •ry K F _ .:jam wy F -.R.- r } { t (cy.jjY�• ,•'!' :1t jit. f •,x '� ` '•,., ..`! opt ti*rl:y a+y; M �v �� n � �y�e M. " � tb��'"yli'�1 .� i -? c}a ga'� •. s�++ �.�a �y;t, 4� r ,r� r , , 2r `r `� � �� � ' � .' .+► Try; 0 � . �'�:'-�� � b � �, ,� F � 1747 v fix: "' +► { J! It r# 1<?� A . Ifw n IW ti �... J 3, •�" �:: - m�� PN�, -�}w• - � ,y°. � Yg x-f '.'s`�� � �w �»��� _F- �:.. r�'Y trij�.T'Y3 y� rR A' A.. � j- a ' :, rfi � �•p� " �:." R'1Atr _�I ... !� I � .' f p x'�" 'd.'. ° 4, .. : i :��i ... �'C.� �. � y - � y/ 5� 3 �,Tf � • n� .," ew ham, • 0 {.. •.r - �,� R P '�� i d fit' � 1F f''R -"+4--� h r �" fAr�aw`���.; � r 1Y'.i►� � , Wy ^a'•� �` �s- ..rx'� � •;s, �Y it ,'� _%�,.. -� ( ��._ "t'.R ;� �'�y _ - �, � Er ti' s� v° z '�` ,� �' , `v 4', • yta, ,� e'°� ?�°R •#':� '�a", ;� � +t �; �' *" _ .: ray, X .� „r � � � '�# .•'`� , . .. ;G' r "+ V R� �p'+.�' / - `T r J � '` +.. . ,- "r.. AS 4 E.R. 'i. r''� �� r^.,•� 'r'' tip �- • N. ; ?u {° x,f .� fit• a S. i+ '1 SCALE 1 : 3,302 200 0 200 400 FEET k", fr..c....,..., muii N Thursdav July 14 2011 2 44 PM APPENDIX D: TRAFFIC ANALYSIS 49 TRAFFIC IMPACT ANALYSIS OV911-005 Rancho de Plata Prepared by CPE Consultants, LLC July 20, 2011 1. Access from arterial streets. Rancho de Plata fronts on La Cholla Blvd. and, therefore, makes a direct connection with this arterial. The entry road was chosen, at the request of the Town of Oro Valley, to line up with the proposed entrance for Rancho del Cobre on the east side of La Cholla. Rancho del Cobre has an approved final plat. 2. Future off -site road improvements. The tentative development plan does not depend upon future off -site road improvements. 3. Traffic Projections and Analysis. The proposed 50 lot subdivision will generate an ADT of 500 trips at build out. The level of service "D" capacity for La Cholla Blvd., Tangerine Rd. and Naranja Dr. is 14,900 ADT. The current traffic volume on La Cholla is 10,000 ADT and, therefore, the projected volume would be 1,500 on La Cholla well below its current capacity. Assuming a 50% - 50% split of de Plata's traffic heading north to Tangerine and south to Naranja and then another similar split to both legs of Naranja, 250 trips per day would be added to the current intersection volume of 16,500 for an increase of 1.5% which is statistically insignificant. The same would be true with the intersection at Tangerine Rd. with a current intersection volume of 18,500 that would be increased by 1.4%. 4. Impact to Neighbors. There are only 2 developments in the immediate area of Rancho de Plata. The 5 single family houses to the south and Wilson School to the west both access to Glover Rd. with a traffic signal at La Cholla. This project has no direct access to Glover. 5. Proposed on -site and off -site roads. The local residential streets section selected by Rancho de Plata is recommended by the Town of Oro Valley for ADT's of 0 — 1,000. This project will generate at build -out 500 trips/day. The proposed ROW and pavement widths for the on -site streets are 50' and 28' respectively. The preliminary street geometries are found on Exhibit II.B. Tentative Development Plan. The design speed is 25 mph and stop signs are recommended at the intersection with La Cholla Blvd. 6. Improvements needed. Tangerine Road from I-10 to La Canada is currently in design from a 2-lane road to a 4-lane divided roadway. Construction is scheduled to begin in 2016. No other improvements are needed. 7. Responsible parties. The on -site roadways and overall infrastructure will be the responsibility of the owner/ developer of the property. These roadways will become the property of the Town following construction. 8. Turning movements. La Cholla Blvd. currently operates at a volume 33% below its current capacity. The addition of Rancho de Plata trips will only reduce that margin to 30%, insufficient to merit any concerns with turning movements. In addition, the entrance to Rancho de Plata will line up directly with the proposed entrance for Rancho del Cobre on the east side of La Cholla Blvd. avoiding any turning conflicts if the driveway were off set from one another. NOTES: 1. EXISTING ZONING IS R1-144 (1 DU/3.3 AC). 2. EXISTING GENERAL PLAN DESIGNATIONS ARE NEIGHBORHOOD COMMERCIAL / OFFICE AND MEDIUM DENSITY RESIDENT?AL (5 DU/AC). 3. ESL OPEN SPACE REQUIREMENT IS 25% (EFFECTIVE JULY 2011) 4. TYPICAL LOT SIZE SHOWN IS 55'x110'. CPECONSULTANTS 378 N. Main Avenue o Tucson, AZ 85701 520445 *7001 00 .�. .o • 100 200 rim7 r.M z 0 z z LOCATION MAP SCALE: 1" = 3' MILES '" " ) PROJF_OT NOTES: 1. EXISTING ZONING IS R1-144 (1 DU/3.3 AC). 2. EXISTING GENERAL PLAN DESIGNATIONS ARE NEIGHBORHOOD COMMERCIAL / OFFICE AND MEDIUM DENSITY RESIDENT;.AL (5 DU/AC). 3. ESL OPEN SPACE REQUIREMENT IS 25% (EFFECTIVE JULY 2011) 4. TYPICAL LOT SIZE SHOWN IS 55'x110'. .• • 100 200 N. LOCATION MAP SCALE: 1 n = 3' MILES CPECONSULTANTS In?0 ACRES NORTHWEST OF LA CHO��A BLVD &GLOVER RDA M � IREMEMIM _ 378 N. Main Avenue o Tucson, AZ 85701 5204454001 NOTES: 1. EXISTING ZONING IS R1-144 (1 DU/3.3 AC). 2. EXISTING GENERAL PLAN DESIGNATIONS ARE NEIGHBORHOOD COMMERCIAL / OFFICE AND MEDIUM DENSITY RESIDENTIAL (5 DU/AC). 3. ESL OPEN SPACE REQUIREMENT IS 25% (EFFECTIVE JULY 2011) 4. TYPICAL LOT SIZE SHOWN IS 55'x110'. .0.• Z LOCATION MAP SCALE: 1„ = 3' MILES Ir"' ) PROJECT CPECONSULTANTS 20 ACRES NORTHWEST OF LA CHOLLA BLVD & GLOVER RD 378 N. Main Avenue *Tucson, AZ 85701 5204454001