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Town of Oro Valley
Community and Economic Development
January 10, 2019
Paul Oland
The WLB Group Inc.
4444 E. Broadway
Tucson,AZ 85711
gpoland(a�wlbgroup.com
Re: Vistoso Commerce Loop PAD Amendment
Parcel 2-E, located on the northwest corner of Rancho Vistoso Boulevard and Vistoso Commerce
Loop
Action Letter(OV1801670)
Dear Paul,
During their regularly scheduled meeting on January 9, 2019, the Town Council denied the Vistoso
Commerce Loop PAD Amendment request to change the zoning designation from Campus Park
Industrial to Medium High Density Residential. Meeting minutes will be available at www.orovalleyaz.gov
with additional details regarding the Town Council decision.
If you have any questions, please do not hesitate to contact me at 520.229.4814 or
hoden@orovalleyaz.gov.
Best regards,
Hannah Oden
Planner
Town of Oro Valley Community and Economic Development Department
520.229.4814
Hoden@orovalleyaz.gov
Oro Valley, it's in our nature.
11000 N. La Canada Drive,Oro Valley,Arizona 85737
www.orovalleyaz.gov I phone:(520)229-4800 I fax:(520)742-1022
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Town of Oro Valley
Community and Economic Development
January 3, 2019
Paul Oland
WLB Group
4444 E. Broadway
Tucson, AZ 85711
gpolandwlbgroup.com
Re: Commerce Office Loop PAD Amendment
Parcel 2-E, located on the northwest corner of Rancho Vistoso Blvd and Vistoso
Commerce Loop
Fourth Review Letter (OV1801670)
Dear Paul,
Thank you for submitting a revised application for the above referenced project. Based on your
submittal, planning staff does not have any additional comments.
Please note that this project is scheduled to be heard by Town Council on January 9th, 6pm, at
Oro Valley Town Hall (11000 N. La Canada Dr.). The agenda and staff report will be available at
least 24 hours before the meeting at www.orovalleyaz.gov.
The applicant is expected to attend and present their case. Please provide presentation
materials via email no later than 5pm on January 7th
Again, thank you for submitting your revised application. If you have any questions, please do
not hesitate to contact me at 520.229.4814 or hodenorovalleyaz.qov.
Best regards,
/%1-114/401r
Hannah Oden
Planner
Town of Oro Valley Community and Economic Development Department
520.229.4814
Hoden@orovalleyaz.gov
Oro Valley, it's in our nature.
11000 N. La Canada Drive,Oro Valley,Arizona 85737
www.orovalleyaz.gov I phone: (520)229-4800 I fax:(520)742-1022
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FUNDED Age
Town of Oro Valley
Community&Economic Development
October 29, 2018
Paul Oland
The WLB Group, Inc.
4444 E. Broadway Blvd
Tucson, AZ 85711
gpoland@wlbgroup.com
Re: OV1801670, Engineering Review: PAD Amendment for Rancho Vistoso Parcel 2E (2nd
review)
Engineering has completed its review of the subject case and has determined it to be generally
acceptable, and therefore has no additional comments.
However, as noted in the previous review comment and acknowledged in the comment response
letter the following rezoning condition is applicable to this case:
• Given that the proposed restriping improvements are relatively significant in extent(about
half of the roadway segment between Rancho Vistoso Blvd. and Oracle Rd), it follows that
the remaining segment should also be improved in order to provide a consistent roadway
section from Oracle Rd to Rancho Vistoso Blvd. Therefore, as a condition of rezoning,
Vistoso Commerce loop shall be re-striped to include a center two-way left turn lane, bikes
lanes, and one through lane in each direction, from Rancho Vistoso Blvd to Oracle Rd. In
addition, the corresponding pavement marking obliteration and related surface treatment
shall be subject to Town Engineering requirements.
If you have any questions, I can be reached at my o ' - phone.a -•-.• .
/ .4111111r
Esteban Carlos Tineo, P
Senior Civil Engine-
520-229-4824
etineo@orovalleyaz.gov
Oro Valley, it's in our nature.
11000 N. La Canada Drive, Oro Valley,Arizona 85737
www.orovalleyaz.gov I phone:(520) 229-4800 I fax: (520) 742-1022
�,Nu.EY Ai?, TOWN OF ORO VALLEY
0Q COMMUNITY DEVELOPMENT & PUBLIC WORKS DEPARTMENT
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11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737
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PHONE: (520) 229-4800 FAX: (520) 742-1022
--- j ,. www.orovalleyaz.gov
4'OJNDED\g'i e.
1.2 GENERAL APPLICATION FORM Office Use Only
OV Case #: OV %1)lp'
Application Type:
CI Major General Plan Amendment ❑ Final Plat '�
X Rezoning/PAD Amendment CI Pre-ApplicationI.i r -- -
❑ Planned Area Development ❑ Zoning Verification ,iii
CI Conditional Sign Use Permit Criteria . ,,� 20/8
CI Zoning Code Amendment CI Sign- PAD Exemption �I `,
❑ Conceptual Site Plan CI Master Sign Program •--....
❑ Conceptual Public Art ❑ Communication Facility—Tier 1 and/' or
❑ Conceptual Architecture ❑ Communication Facility—Major
❑ Final Site Plan ❑ Revised Development Plan
❑ Conceptual Landscape Plan ❑Other
Subject Property Information:
Address: 2105-2157 E. Rancho Vistoso Blvd. Parcel/Tax Code: 223-02-014G and 223-02-012K.
Subdivision/Commercial Center Name: Rancho Vistoso Neighborhood 2, Parcel E
Book/Page or Sequence Number: Lot Number(s)2E
Legal Description: PTN W2 LYG E of&Adj to Rancho Vistoso Blvd.15.08 Ac SEC 29-11-14 and Narrow Strip LYG S of&Adj to Rancho Vistoso Neigh.2 Phase 2 0.11 Ac.
Section/Township/Range: Section 29,Township 11S, Range 14E Area of Property: 15.4 Acres
Existing Land Use: Vacant,CPI zoning with Rancho Vistoso PAD Proposed Land Use: Residential Subdivision,MHDR
Applicant Information: * If more than one, attach list
Applicant *:
Name: Innovation Commerce Campus, LLC Firm: Anthem Equity Group, Inc.
Address: 1650 N. Kolb Rd. Suite 132 City: Tucson State: AZ Zip: 85715
Telephone: 520-318-5259 Fax: 520-886-1294 Email: DDessy@anthem-equity.com
Property Owner(s) if different from Applicant *:
Name: See Above Firm:
Address: City: State: Zip:
Telephone: Fax: Email:
Consultant: Planning and Engineering (Discipline)
Name: Paul Oland Firm: The WLB Group, Inc.
Address: 4444 East Broadway Blvd. City: Tucson State: AZ Zip: 85711
Telephone: 520-881-7480 Fax: 520-881-7492 Email: gpoland@wlbgroup.com
7
Project Description/Narrative: (SEPARATE SHEET IS PREFERRED)
The Project is a proposed 71-75 lot single-family residential subdivision.This development will be be of similar density as the Vistoso Vistas
neighborhood to the north and west.
I hereby certify that I have read and examined this application and know the same to be true and correct. I am the owner
of the property or the Owner's authorized representative, and if not the owner, I have obtained the owner's permission to
perform stated work. All provisions of laws and ordinances governing this type of work will be complied with whether
specified herein or not. The approval of this application does not presume to give authority to violate or cancel the
provisions of any other federal, state or local law for which this project may be subject to.
Notice: It is the applicant/owner's responsibility to ensure all private rules and regulations (such as Covenants, Conditions
& Restrictions (CC&R's))of the subdivision and/or commercial center are adhered to. Contact your Home Owners
Association or property management to determine applicable requirements.
It is also the applicant's responsibility to coordinate with all outside agencies to secure their acceptance or clearance.
Failure todo so may delay issuance of permits. See attached list of agencies.
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Ap cant's Signature , Print Name Date
Important Note: All submittals received after 4:00 p.m.will be processed the next day
Submittals will be rejected if:
• There are missing items on the checklist unless otherwise approved by Planning and Zoning Administrator or Town
Engineer.
• Re-submittals cannot be accepted without a transmittal and a response to staffs'comments.
8
1.3 PAD AMENDMENT SUBMITTAL CHECKLIST
No application for a PAD Amendment will be accepted until the applicant has scheduled and
completed a pre-application conference.
All applications for PAD Amendment must include the following materials to be
accepted for processing:
i,.. Fees
❑ Written response to pre-application agency comments. (8 copies)
U Public Outreach Report, in accordance with Section 22.15.E (2 copies)
14, A completed General Application Form
U A Cultural Resources Survey and/or Treatment Plan, in accordance with Section
27.10.D.3.e. (2 copies)
Letter of authorization from property owner, if applicant is acting as an agent.(2
copies)
❑ List of beneficiaries of trust, if applicable. (1 copy)
U List of corporate officers, if applicable. (1 copy)
Copy of deed or current title report. (1 copy)
Site analysis document including a Tentative Development Plan prepared in
accordance with Section 22.3 D and Section 22.9 of the Oro Valley Zoning Code
Revised - see section 2.0 and 3.0 of this process guide for plan content (8 copies)
i)sk. Electronic version of entire submittal in PDF
Additional copies will be needed for the public hearing process.
The following will require additional fees. Please contact the agencies below for additional
information.
IN. Pima County Wastewater Management - (520) 740-6609
U Pima County Addressing — (520) 740-6586
Ø. Arizona State Museum (See Section 4.2 of this process guide)— (520) 621-6320
U Pima County Department of Environmental Quality— (520) 740-3340
XSigned notification of potential state or federal issues (See Section 4.1 of this
process guide)
9
Description of Submittal Checklist Items (from Section 1.3)
Following is a description of the Public Outreach Report.
Public Outreach Report: As part of the Public Outreach process (per Section 22.15.E of the Zoning
Code), the Public Outreach Report must include:
a. A list of neighborhood meetings, noting when and where they were held; the number of
people that attended; and copies of sign-in sheets.
b. A list of meeting notification methods used.
c. Copies of comment letters, petitions, and other pertinent information received from residents
and other interested parties.
d. A summary of the issues and concerns that were raised.
e. A list of solutions that were agreed upon.
f. A list of issues that were not resolved, with an explanation of why solutions were not
achieved.
Please note, the Oro Valley Zoning Code is available online at: www.codepublishinq.com/az/orovalley
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1.6 FEE SCHEDULE (REVISED MAY 18, 2011)
As specified in the OVZCR, all fees must be paid in full prior to acceptance of an application. Fees
identified after submittal are due as determined by the Planning and Zoning Administrator (Public
Works Director for rights-of-way fees). All fees must be paid prior to the issuance of permits and/or
release of assurances. Bond release inspections may be deducted from the appropriate bond if
this is part of the language of the bond.
Charges for partial review of any project will be based on the stage of review and staff time already
dedicated to the project. The Planning and Zoning Administrator may refund up to 80% of the fee.
The Planning and Zoning Administrator may waive fees if an undue hardship has been created by
the Town. All other fee waiver requests must be approved by the Town Council. Fees will not be
applied to applications or events initiated or sponsored by the Planning and Zoning Commission or
Town Council.
GIS fees are charged per development project. For example, GIS fees charged for a PAD
Amendment would be credited toward the GIS fees specified for a related development plan and/or
plat.
Whenever independent consultant review is provided for in the OVZCR (Golf Course Overlay,
Communications facilities, Riparian analysis etc.), the applicant must reimburse the Town for all
consultant fees incurred.
Fees related to a PAD Amendment:
Up to 10 acres of residential or up to 2 acres of
commercial $2,400
Each Additional Single Family Residential Acre $20
Each Additional Multi-Family Residential Acre $30
Each Additional Commercial/Industrial Acre $50
Natural Open Space No Charge
Additional GIS Fee if any structure is > 2 stories $600
Additional GIS Fee applied to open space trades,
grading into 25% slopes or riparian areas $100
Maximum Fees $10,000
See the Development Services fee schedule for a complete list of fees.
13
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2.0 SITE ANALYSIS
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2.1 PLAN FORMAT
All Documents or Sheets
1. The Site Analysis must be submitted in an 8-1/2" x 11" spiral bound notebook
containing 1" margins. Maps and exhibits may be provided on larger size paper with
reduced margins.
2. All lettering and dimensions must be equivalent of twelve (0.12") point font or greater
in size
3. Name, signature, address, phone number and email address of contact person.
4. Bibliography listing contributors and references.
5. Maps and Illustrations:
A. To be identified with legends, titles, north arrow, scale, dimensions, and
contour intervals.
B. Aerial photographs to be less than two years old.
C. Topographic maps must reflect 1 to 2 foot contour intervals.
D. Map location to be at end of sub-paragraph each illustrates.
6. Table of contents, including all maps and exhibits, in the following order:
A. Site Analysis
i. Part I — Inventory and Analysis
a. Existing Land Uses
b. Environmentally Sensitive Lands
c. Topography
d. Cultural/Archeological/Historic Resources
e. Hydrology
f. Vegetation
g. Wildlife
h. Viewsheds
i. Traffic
j. Recreation/Trails
k. Schools
I. Water
m. Sewers
n. McHarg Composite Map
14
Rancho Vistoso
Parcel 2E PAD Amendment Narrative
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PREPARED FOR:
Anthem Equity Group, Inc.
1650 N. Kolb Rd. Suite 132
Tucson, Arizona 85715
PREPARED BY:
The WLB Group, Inc.
Attn: Paul Oland
4444 East Broadway
Tucson, Arizona 85711
WLB No. 185050-AE-01
VII'' June 12, 2018
11111
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Rezone or GPA Site Anal sis RV-2E RezoningSite Analysis.docx
Q:\185050\AE-01 Parcel 2E\01 Planning\04 ezo \ y \ y
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CONTENTS
Introduction 1
Part I — Inventory & Analysis 3
1. Existing Land Uses 5
A. Regional Context 5
B. Onsite Uses 5
C. Project Vicinity 5
c: Number of Stories of Surrounding Structures 5
2. Environmentally Sensitive Lands 6
A. ESL Categories Onsite 6
B. Additional ESL Characteristics 6
C. Total acreage present onsite for each Conservation Category. 7
3. Topography 7
A. Topographic Character& Features 7
4. Cultural/Archaeological/Historic Resources 8
A. Archaeological Survey Status/ Results 8
5. Hydrology 10
A. Offsite Watersheds 10
B. Balanced/Critical Basins 10
C. Offsite Features Affecting or Affected by the Property 10
D. Area of Upstream Watersheds Greater than 100 CFS 10
4
E. Location/Ownership of Well Sites within 100' of Site 10
t
F. Onsite Hydrology Characteristics 10
G. Existing Drainage Conditions along the Downstream Property Boundary 11
6. Wildlife 12
81/4 A. Arizona Game & Fish Dept. Letter 12
7. Viewsheds 26
8. Traffic 28
A. Connection to Arterial Roadway Network 28
B. Arterial Roadways within One Mile of the Property 28
9. Recreation/Trails 29
A. Trails, Parks and Recreation Areas within One Mile of the Property 29
; vail Rancho Vistoso Parcel 2E PAD Amendment
roup WLB No.185050-AE-01
10. Schools 30
A. Schools in the Vicinity the Property 30
B. Schools Expected to Serve the Project 30
11. Water 30
A. Water Service Provider 30 —10
12. Wastewater 30
A. Sewer Service Connection 30
13. Exhibits 31
Exhibit I-1-A:Site Location Map 32
Exhibit I-1-B:Aerial Photograph 33
Exhibit I-1-C: Existing General Plan Future Land Use Designations ...34
Exhibit l-1-D: Existing Zoning 35
Exhibit I-1-E:Existing Land Uses 36
Exhibit I-2-A: Environmentally Sensitive Lands 37
Exhibit I-3-A: Topography 38
Exhibit I-S-A: Offsite Watersheds 39
Exhibit I-S-B: Onsite Hydrology Characteristics 40
Exhibit I-9-A: Trails, Parks& Recreation 42
Exhibit I-10-A: Existing & Proposed Schools 43
Exhibit I-12-A:Sewer Service 44
Exhibit I-13-A:McHarg Composite Map 45
Part II — Land Use Plan 47
1. Land Uses 49
A. Project Description 49
B. General Plan Conformance 49
C. Flexible Design Options/Conservation Subdivision Design 49
D. Effect on Existing Land Uses 49
2. Environmentally Sensitive Lands 50
A. ESOS Selection & Preservation Methods 50
3. Topography 50
A. Design Response to Site Topography 50
B. Slope Encroachment 50
C. Hillside Conservation Areas 50
D. Quantified Site Disturbance 50
Ft max
Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
4. Cultural/Archaeological/Historic Resources 50
A. Resource Protection 50
44.
B. Treatment Plan 50
Arizona State Museum (ASM) Letter 51
5. Hydrology 54
A. Design Response to Site Hydrology 54
B. Modifications of Drainage Patterns 54
C. Mitigation 54
D. Town Policy Conformance 54
6. Wildlife 55
A. Mitigation 55
7. Viewsheds 55
A. Design Response to Site Viewsheds 55
B. ORSCOD/TRCOD Conformance 55
8. Traffic 55
A. Traffic Impact Analysis 55
B. Proposed Rights-of-Way 57
C. Proposed Pedestrian/ Bicycle Circulation 57
9. Recreation/Trails 57
A. Offsite Trail Access 57
B. Open Space Ownership 57
10. Schools 58
A. Student Generation 58
B. School Capacity 58
11. Water 61
A. Water Demand 61
B. Water Service Provider& Capacity 61
12. Wastewater 61
A. Sewer Service Method 61
13. Bufferyards 63
A. Mitigation (if applicable) 63
14. Exhibits 64
Exhibit Il-1-A1: Tentative Development Plan 1 65
Exhibit ll-1-A2: Tentative Development Plan 2 66
vinm Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Exhibit Il-1-B: Proposed Zoning 67
T IAMBRancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Introduction
Introduction
This site analysis has been prepared in support of a proposed rezoning of Neighborhood 2 Parcel E(Parcel 2-E) in the Rancho
Vistoso Planned Area Development. This project is a proposed residential subdivision located at the northeast corner of
Rancho Vistoso Boulevard and Vistoso Commerce Loop (Please refer to Exhibit I-1-A: Site Location Map). As a master
planned community, Rancho Vistoso appropriately included sufficient employment and commercial land to meet the needs
of its anticipated population. However, over the years Rancho Vistoso has developed at roughly two-thirds of its originally
envisioned residential density. This reduced residential density is negatively impacting the underperforming
commercial/retail component of Rancho Vistoso and Oro Valley. The proposed residential subdivision will also support the
ample Commerce/Office Park(COP) acreage in Innovation Park. Of course,the General Plan's future land use designations
reflect the original PAD design, and not the market reality that has manifested since then. A General Plan amendment
application was submitted in 2017 proposing residential land uses to replace the current neighborhood commercial
entitlements due to the lack of commercial interest in this property's immediate vicinity.
This proposal is to request a rezoning of the approximately 15.4-acre site from Campus Park Industrial (CPI)to Medium High
Density Residential (MHDR) within the Rancho Vistoso Planned Area Development (PAD). The proposed rezoning is
supported by several factors, including its proximity to existing commercial developments and other undeveloped
commercial property, compatibility with surrounding residential land uses, and adjacency to two significant roadways. The
anticipated overall gross density of Parcel 2-E is approximately 4.6-4.9 dwelling units per acre, which is compatible with
existing neighborhoods on adjacent parcels.
In order to make this project a reality, the appropriate land entitlements must be acquired for the property. The current
land entitlements are not consistent with historic, current, or anticipated market demand; as such, the property owner is
focused on acquiring the necessary entitlements in the Town of Oro Valley.
TVt% Rancho Vistoso Parcel 2E PAD Amendment
Grafi WLB No.185050-AE-01
Introduction
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GrO1PWLB No.185050-AE-01
Part I—Inventory& Analysis
Part I — Inventory & Analysis
irwirt Rancho Vistoso Parcel 2E PAD Amendment
Croup WLB No.185050-AE-01
Part 1—Inventory&Analysis
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Rancho Vistoso Parcel 2E PAD Amendment 4
WLB No.185050-AE-01
46- Part I—Inventory&Analysis
1. Existing Land Uses
A. Regional Context
The property subject to this rezoning request consists of 15.4± acres located in the Town of Oro Valley in
Section 29,Township 11S, Range 14E, Pima County Arizona. The site sits at the northeast corner of Rancho
Vistoso Boulevard and Vistoso Commerce Loop. The Pima County tax assessor designates the subject
property as parcel numbers 223-02-014G and 223-02-012K.
Please refer to Exhibit I-1-A: Site Location Map and Exhibit I-1-B: Aerial Photograph.
B. Onsite Uses
The subject property is currently undeveloped and vacant. The subject property is currently zoned Campus
Park Industrial (CPI) within the Rancho Vistoso PAD.
Please refer to Exhibit I-1-C: Existing General Plan Future Land Use Designations.
C. Project Vicinity
Please refer to Exhibit I-1-D: Existing Zoning and Exhibit I-1-E: Existing Land Uses. The subject property is
surrounded by the following existing zonings and land uses:
a/b: Existing Zoning and Land Uses
North: Existing zoning: MDR (Medium Density Residential —PAD)
Open Space (Open Space— PAD)
Existing land use: Single-Family Residential and Big Wash.
East: Existing zoning: Campus Park Industrial (CPI — PAD)
MDR (Medium Density Residential — PAD)
Existing land use: Light industrial manufacturing, clinic.
Single-Family Residential.
South: Existing zoning: C-1 (Community Commercial—PAD)
Open Space (Open Space— PAD)
Existing land use: Funeral Home Service.
West: Existing zoning: Campus Park Industrial (CPI —PAD)
Open Space (Open Space— PAD)
Existing land use: Vacant and Big Wash.
c: Number of Stories of Surrounding Structures
Rancho Vistoso Parcel 2E PAD Amendment
Group WLB No.185050-AE-01
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Part I—Inventory&Analysis •
Adjacent structures within a quarter mile of the subject property include both one and two-story
single-family detached homes, the three-story commercial center Rancho Vistoso commercial
center, and a Icagen, a four-story medical-tech research center.
d: Pending Rezonings
There are no pending rezonings within a quarter mile of the subject property.
e: Conditionally Approved Zonings
There are no conditionally approved zonings within a quarter mile of the subject property.
f: Subdivisions and/or Development Plans Approved
There are no subdivisions and/or development plans recently approved within a quarter mile of
the subject property.
g: Architectural Styles Used in Adjacent Projects
The architectural styles used in adjacent projects are mainly wood frame or block homes that utilize
a stucco and/or stone veneer and have either a flat or tiled roof. The architectural style used in
Innovation Park are steel framed structures with steel panels and glass facades.
2. Environmentally Sensitive Lands 3
A. ESL Categories Onsite
The subject property consists of one Environmentally Sensitive Land category. Approximately 94%or 14.4+
acres of the property is within the Resource Management Area Tier 3. The remaining portion of the site,
which is along the western boundary of the property, is outside the Environmentally Sensitive Lands
system. The vegetation community on the property is typical of the Sonoran Desertscrub Paloverde-Mixed
Cacti, which includes Palo Verde, Mesquite, Cholla, Prickly pear, Ocotillo, and Barrel Cactus.
B. Additional ESL Characteristics
No regulated rock outcrops occur onsite.
Please refer to Exhibit I-2-A: Environmentally Sensitive Lands.
Rancho Vistoso Parcel 2E PAD Amendment 6
WLB No.185050-AE-01
Part I—Inventory&Analysis
C. Total acreage present onsite for each Conservation Category.
u
Major Wildlife Linkage 0
Critical Resource Area 0
Core Resource Area 0
RMA Tier 1 0
RMA Tier 2 0
RMA Tier 3 14.4.±
None 1.0±
3. Topography
A. Topographic Character & Features
The topography of the subject property is characterized by relatively flat terrain. The property generally
slopes downward from northeast to southwest towards the corner of Rancho Vistoso Boulevard and
Vistoso Commerce Loop. Elevations range from approximately 2,868 feet at the highest point on the
northeast side to 2,846 feet at the lowest point on the southwest side of the property. The site contains
no areas of regulated slopes greater than 15%. The site does not contain any restricted peaks, ridgelines
or other significant topographic features. No areas of this development are subject to the ESL Hillside Area
Category.
Please refer to Exhibit I-3-A:Topography.
VW—SW— .Pfl3W— —1111frriffm—W
• 15%to less than 18% 0
18%to less than 20% 0
20%to less than 25% 0
25%to less than 33% 0
33% or greater 0
Ridgelines
Rock Outcrops & Boulders 0
Ttlet Rancho Vistoso Parcel 2E PAD Amendment
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Part I—Inventory&Analysis
4. Cultural / Archaeological / Historic Resources
A. Archaeological Survey Status/ Results
The subject property was intensively surveyed in 1986 by professional archaeologists, as part of the
"Rancho Vistoso Survey" (see Prehistoric Settlement in the Canada Del Oro Valley, Arizona: The Rancho
Vistoso Survey Project by D.B. Craig and H.D. Wallace 1987).
The Arizona State Museum Archaeological Records Search Results Letter recommends, that a qualified
archaeological contractor be consulted before any ground disturbance begins. If any human remains or
funerary objects are discovered during the construction of this project, all work will stop within the area of
the remains and Dr. Tod Pitezel, ASM assistant curator of archaeology, will be contacted immediately.
DANIAB
Rancho Vistoso Parcel 2E PAD Amendment 8
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• Part 1—Inventory& Analysis
Rancho Vistoso Survey Project Cover Page
S
•
S
S
S
PREHISTORIC L I LEMENT
IN THE CARADA DEL ORO VALLEY,ARIZONA:
A:
THE RANCHO VISTOSO'TOSO CR' E'W PROJECT
•
•
S
By
Douglas 11. Craig
and
HenryD. Wallace
•
Contributions by.
Lisa• +�+, Eppley
} James I c dke
JamesP. Holmlund
James P. Lombard
1111 Crastinc Szuter
40
•
l
INSTITUTE FDR AMERICAN RESEARCH
ANTHROPOLOGICAL PA PER O.
1987
\-ikw
�oupIA/I AB Rancho Vistoso Parcel 2E PAD Amendment 9
WLB No.185050-AE-01
i
Part I—Inventory&Analysis
5. Hydrology
A. Offsite Watersheds
The off-site watershed impacting the project site is a minor watershed of approximately 10.7 acres, which
contributes to two unnamed washes that follow a southwesterly route in the center of the property to
Vistoso Commerce Loop. The entire property area is designated as being within a Clear Zone 'X' per the
FEMA Flood Insurance Rate Map (FIRM), Panel 04019C1080L, revised June 16, 2011. The off-site terrain of
the upstream watersheds is of a medium density residential character and the storm water provided by
this development is conveyed southwest along Hammerstone Lane and Mortar Pestle Ct.
Please refer to Exhibit I-5-A: Offsite Watersheds.
B. Balanced/Critical Basins
The entire Town is classified as a critical basin.
•
C. Offsite Features Affecting or Affected by the Property
The storm water released by the development upstream to the north is conveyed south along
Hammerstone Lane and Mortar Pestle Ct., exiting through two channels onto the northeast edge of the age
property boundary. These flows are conveyed through the site in two natural drainages then under Vistoso
Commerce Loop.
D. Area of Upstream Watersheds Greater than 100 CFS
There are no upstream offsite watersheds with 100-year discharges 100 CFS or greater. The off-site
watershed that impact the site have a combined area of approximately 10.7 acres.
E. Location /Ownership of Well Sites within 100' of Site
According to the Arizona Department of Water Resources,there are no wells located within 100 feet of the
project site.
F. Onsite Hydrology Characteristics
Two shallow, natural drainages run in a southwest direction from the northeastern boundary to the
southeastern edge of the project site. The entire site is typical of the upland desert biome, featuring a mix
of cacti, mesquites, pato verde, and other species.
Please refer to Exhibit I-5-B: Onsite Hydrology Characteristics
i. Approximate 100-year floodplains with discharges equal to or greater than 50 cfs.
There are no 100-year floodplains onsite with discharges equal to or greater than 50 cfs.
T.j. Rancho Vistoso Parcel 2E PAD Amendment1ONina
WLB No.185050-AE-01
Part I—Inventory&Analysis
ii. Areas of sheet flooding, with average depths
The project site is not subject to sheet flooding.
iii. Federally mapped floodways and floodplains
The site is free of any federally mapped floodways and floodplains as illustrated with the FEMA FIRM
Panel: 04019C1080L
iv. Calculation of all 100-year peak discharges exceeding 50 cfs
There are no onsite sub-basins with 100-year peak discharges exceeding 50 cfs.
G. Existing Drainage Conditions along the Downstream Property Boundary
Existing drainage conditions along the downstream property boundary have been considered and handled
appropriately by the Rancho Vistoso master developer. Grading, culverts and channelization have been
implemented to adequately protect the downstream property from a 100-year storm event.
Tlr Rancho Vistoso Parcel 2E PAD Amendment
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Part I—Inventory&Analysis I
6. Wildlife410
•
A. Arizona Game & Fish Dept. Letter
•
•
Arizona Environmental online Review Tool Report
OZO+
• * •
IkE 81*<°)
Arizona Game and Fish Department Mission
To conserve Arizona's diverse wildlife resources and manage for safe,compatible outdoor recreation
opportunities for current and future generations.
Project Name:
Rancho Vistoso Parcel 2E
User Project Number:
185050-AE-01
Project Description:
This project proposes to rezone the property to allow for 71 residential units which will be single-family
residential attached units.
Project Type: '
Development Within Municipalities(Urban Growth),Residential subdivision and associated infrastructure,
New construction
Contact Person:
Brian Sabri 64
Organization: -10
The VWLB Group,Inc.
On Behalf Of:
4
C I TY
Project ID:
HGIS-07301
Pagel of14
Du Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Part I—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
Please review the entire report for project type and/or species recommendations for the location
information entered.Please retain a copy for future reference.
Page 2 of 14
Rancho Vistoso Parcel 2E PAD Amendment
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Part I—Inventory&Analysis
Arizona Game& Fish Dept. Letter (cont'd)
Arizona Game and Fish D ep artm ant pr oje ct_r ep ort ra nch o_vistos o_pa rce 12 a 27147_2701 S.p df
Project I0: HGIS-07301 Review 0 ate:426/2018 10:41:58 AM
Di solai
1. This Environmental Review is based on the project stu dy area that was entered.The report must be updated if
the project study area, location,or the type of project changes.
2. 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. This review is also not intended to replace
environmental consultation(including federal cons uttation under the Endangered Species Act), land use
permitting,or the Department review of site-specific projects.
3. The 0 e pa rtme nts Heritage 0 ata Management System(HDMS) data is not intended to include potential
distribution of special status species.Arizona is large and d inters a with plant,animals, and environmental
conditions that are ever changing. Consequently,m any areas may contain species that biologists do not k n ouv
about or species previously noted in a particular area may no longer occur there. HDMS data contains
information about species occurrences that have actually been reported to the Department.Not all of Arizona has
been surveyed for special status species, and s u rveyfs that have been conducted hare varied greatly in scope
and intensity. Such surveys may reveal previously undocumented population of species of special concern.
4. H a hila ap Ar zon a data,specitically Species of Greatest Conservation Need(SG CN)under our State Wildlife
Action Plan(SWAP)and Species of Economic and Recreational Importance(SERI),represent potential species
distribution models for the State of Arizona which are s ub je ct to ongoing change, modification and refinement.
The status of a mild life resource can change quickly,and the availability of new data will necessitate a refined
assessment.
Locations 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 Report is sole tyr responsible for the project location and thus the correctness of the
Project R evieuu Report content.
•
a
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&IAMB
Rancho Vistoso Parcel 2E PAD Amendment 14
WLB No.185050-AE-01
Part I—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
Arizona Game and Fish D epartment project_report rancho_vistoso_parcel 2e 271 270'10.pdf
Project I0: HGIS-07801 Review 0 ate:442612018 10:41:58 AM
Recommendations ai scl ai mer:
1. The Department is interested in the conservation of all fish and wildlife resources,including those species listed
in this report and those that may have not been documented within the p ro je ct vi cinity as w ell as other game and
nongame wildlife.
2. Recommendations have been made by the Department,under authority of Arizona Revised Statutes Title S
(Amusements and Sports), 17(Game and Fish),and 28(Transportation).
3. Potential imp acts to fish and wild life resources may be minimized or avoided by th a recommendations generated
from information submitted for your proposed project. These recommendations are preliminary in scope,
designed to provide early considerations on all species of wildlife.
{ 4. Making this information directly available does not substitute for the Department's review of project proposals,
and should not decrease our o p po rtun its{to review and evaluate additional project information and/or new project
proposals.
5. Further coordination with the 0 ep artm ent requires th e submittal of this Environmental Review Report with a cover
letter and project p lans or documentation that includes project narrative, acreage to be impacted,how
construction or project a c ivit s)are to be accomplished, and project locality information(including site map).
Once AGFD had received the information,please allow SO days for completion of project reviews.Send requests
to:
Project Eel inti on Program, Habit a Branch
Arizona Game end Fish Depart meat
5000 West Carefree Highway
Phoenix,Arizona 85086-.5000
Phone Nu rrb er:(623)208-7500
Fax Number:(623)236-7366
Or
PEPPEPG9azafd.ocry
6. Coordination ma also be necessary under the National Environmental Policy Act(NEPA)and/or Endangered
Species Act(ESA). Site specific recommendations may be proposed during further NEPA/ESA analysis or
through coordination with affected agencies
Pay 40114
, max Rancho Vistoso Parcel 2E PAD Amendment
cup WLB No.185050-AE-01
Part 1—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
Arizona Game and Fish Department project_report rancho_vistoso_parcel_2e_27147_27913.pdf
Project ID:HGIS-07301 Review Date:4/26/2018 10:41:58 AM
Rancho Vistoso Parcel 2E
Aerial Image Basemap With Locator Map
a4
rtj�
i
orc Valley ort
•
• +.
El Project Boundary
Buffered Project Boundary :
Project Size(acres) 15 37 COLORADO
PLATEAU
Lat/Long(DD)-32.4443 I-110.9390
County(s)•Pima
p
AGFD Region(s)Tucson E v
Township/Range(s):T11S,R14E
USGS Quad(s):ORO VALLEY
Service Layer Credits.Sources:Esri,HERE,Garmin,Intermap,increment P
Corp.,GEBCO,USGS,FAO.NPS,NRCAN,GeoBase,IGN.Kadaster NL.
Ordnance Survey,Esri Japan.METI,Esn China(Hong Kong),swisstopo,(
Page 5 of 14
DpiAlLB Rancho Vistoso Parcel 2E PAD Amendment 16
WLB No.185050-AE-01
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Arizona Game & Fish Dept. Letter (cont'd)
L
t.
Arizona Game and Fish Department project report rancho_vistoso_parcel_2e_27147_27913.pdf
Project ID:HGIS-07301 Review Date:4/26/2018 10:41:58 AM
Rancho Vistoso Parcel 2E
Web Map As Submitted By User
4
fi
C•d
11 iv
#.
0 Project Boundary Project Size(acres):15.37
0 Buffered Project Boundary Lat/Long(DD):32.4443/-110.9390
County(s):Pima
AGFD Region(s):Tucson
TownshiplRange(s):T11S,R14E
USGS Quad(s):ORO VALLEY
Source:Esn.DigitalGlobe.GeoEye,Earthstar Geographies,CNEStAirbus DS,USDA,
USGS.AeroGRID,IGN,and the GIS User Community
C
C
Page 6 of 14
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'I: Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Part 1—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
Arizona Game and Fish Department project_report_rancho_vistoso_parcel_2e_27147_27913.pdf
Project ID:HGIS-07301 Review Date:4/26/2018 10:41:58 AM
Rancho Vistoso Parcel 2E
Topo Basemap With Township/Ranges and Land Ownership
.s
.R
r„ \
' :- A
., .„.' - T11S,R14E
hit,At
be C) 1r
-'
a
i
e
/
1
}
/ ,
,:1> pie
44e::::ff.ef.0N
W _ _ E ..�-
0 0.2750.55 1.1 1.65 2.2
S — — t>_..mu. Miles
0 Project Boundary Military Project Size(acres):15.37
0 Buffered Project Boundary Mixed/Other Lat/Long(DD):32.4443/-110.9390
Township/Ranges National Park/Mon. County(s):Pirna
Land Ownership Private AGFD Region(s):Tucson
III
AZ Game and Fish Dept. State and Regional Parks Township/Range(s):T11S.R14E
BLM State Trust •
USGS Quad(s):ORO VALLEY
BOR US Forest Service
Sources:Esn.HERE.Garmin,Interns .cerement P Corp„GEBCO,USGS.FAO,NPS, ill
Indian Res- NRCAN,GeoBase,IGN,Kadaster NL,Ordnance Survey,E.Japan.WTI,Esn China
Wildlife Area/Refuge (Hong Kong).swisstopo.C OpenStreetMap contributors,and the GIS User Community
•
Page 7 of 14
,.._
WLBRancho Vistoso Parcel 2E PAD Amendment I 8
WLB No.185050-AE-01
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4,
Part I—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
Arizona Game and Fish D epartment project_report rancho vistoso_parcel 2e 27147_27013.pdf
Project IB: HGIS-07301 Review 0 ate:4126/2018 10:41:58 AM
Special 8t atu s Species and Special Areas Documented mit hi n 3 Ml es of Project Vicinity
Scientific Nam Common Name FWS USFS BLM NPL SGCN
Abutilon pa rishii Pima Indian Mallow SC S S SR
Antrostomus ridBiayi Buff-collared Nightjar 5 1B
As p id os ce lis stictogramma Giant Spotted 1.1Vhiptail SC 5 1B
Bat 0olorr
CH for Strb<occidentalis lu cid a Mexican Spotted owl D es iB nated
Critical Habitat
Em pid on ax tra ill ii extim us Southwestern Willow F l}catch er LE 1A
Falco peregrinus anatum American Peregrine Falcon SC S S 1A
Gila intermedia Gila Chub LE 1A
Gopharus moralkai Sonoran Desert Tortoise C CA S S 1A
Heloderma s us pe ctum s us pe ctum Reticulate Gila Monster 1A
Heloderma s us pe ctum Gila Monster 1A
Le pus alleni Antelope Jackrabbit 1B
Lith ob ates yava pa iens is Lowland Leopard Frog S 0 S S 1A
4. Tad ar ida br as it iens is Brazilian Free-tailed Bat 1B
Tucson- To rto lita- Santa Catalina Wildlife Corridor
Mountains Linkage Design
Note:Status code defrrrr c►rrs car?he koro'at htlps:AkitAkw.a gfd.co rntwild RIO la nn in gAroil dlife g uid el inesistatus deft nitio ns/
Species of Greatest Conservation Ne ,d
Predicted within 3 Niles of Project Vicinity based on Prtiedi ct ed Range Models
Scientific Name Common Name ,9 FWS USFS BLM NPL SGCN
K Accipiter Bentilis Northern Goshawk SC S S 1B
Aix sponsa Wood Duck 1B
Amaxilis violiceps Violet-crowned Hummingbird S 1B
Ammod ramus saisannarum Western Grasshopper Sparrow 1B
pe rp all idus
Ammospermophilus ha rris ii Harris'Antelope Squirrel 1B
Arthus s p ra Bu a ii Sprague's Pipit SC 1A
Antrostomus ridgwayi Buff-collared Nightjar 5 1B
Aquila chrtiysaetos Golden Eagle BOA S 1E1
Aspidoscells flagallicauda Gila Spotted VIM iptait 1B
Aspidoscelis stictogramma Giant Spotted Whiptail SC 5 1B
As p id os ce lis xanthonota Red-backed Whiptail SC 5 1B
Athena cunicularia Impugaea Witern Burrowing owl SC S 5 1B
Ba eo to ph us ri dgwayi Juniper Titmouse 10
Botaurus I enti Bin os us American Bittern le
Buteo regalis Ferruginous Hawk SC S 1B
Buteo sw ains o ni Swa ins o rrs Hawk 10
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Part I—Inventory&Analysis
Arizona Game& Fish Dept. Letter (cont'd) •
10
1
Arizona Game and Fish D apartment pr oje ct_r ep ort ra nch o vistos o_pa rce 12 a 27147_2701 S.p df
Project ID:H01S-07301 Review D ate:426t2018 10:41:58 AM 41
Species of Greatest Conservation Need
Predicted within 3 Niles of Project Vicinity based on Predicted Range Models
Calypte costae Costas Hummingbird 1C
Chilomeniscus stramineus Variable Sandsnake 1B
C occothr austes ves p ertinus Evening Grosbeak 1B
Cocoyzus americanus Yellow-billed Cuckoo(Western DPS) LT S lA
Colapies chroides Gilded Flicker S 1B
Coluber bilineatus Sonoran Whipsnake 1B 111
C oryno rh inus towns en d ii pa Iles cens Pale Touuns a nd's Big-eared Bat SC S 5 le
4
Crotalus cerberus Arizona Black Ratllesnake 1B
Crotalus ti grin Tiger Rattlesnake 1B
Cyna nth us latirostris Broad-billed Hummingbird S 1B
Cyrtonyx mo ntezuma a Montezuma Quail 1C
Dipodomys spectabilis Banner-tailed Kangaroo Rat S 1B
Em pid on ax fu loifro its pygm ae us Northern Buff-breasted Flycatcher SC S 18
Empidonaxuurightii Gray Flycatcher 1C
Eu de rm a ma cul atum Spotted Bat SC S S 1B 1
Eu ge nes fulg ens R ivoli's Hummingbird 1B
Eu mo ps p erotic californicus Greater Western Bonneted Bat SC S 1B
Falco pe re gr inus an atu m American Peregrine Falcon SC S S 1A
Glaucidium b ras ilia n um ca ctoru m Cactus Ferruginous Pygmy-owl SC S S 1B
a
Glaucidium gnoma gnoma Mountain Pygmy-owl 1B
Gopherus moralkai Sonoran Desert Tortoise CCA S S 1A alli
H al iae etus leu coce p ha lus Bald Eagle SC, S S 1A ,,
BOA
Heloderma suspectum Gila Monster 1A II
Hypsiglena sp. nov. Hooded Nightsnake 1B
11/
Incilius alvarius Sonoran Desert Toad 1B
Junco p ha eo notus Yellow-eyed Junco S 1B
K n oste rn on son or iens e s o no ri ens a Desert Mud Turtle S 1B
a
Lamp orn is cle me ncia a Blue-throated Hummingbird 1I3
Las iur us b loss evill ii Western Red Bat 5 1B
Las iur us xa nth inus Western Yellow Bat S 1B
4
Lae op ar dus pa rd alis Ocelot LE 1A
Leptonycteris cur asoae Lesser Long-nosed Bat LE 1A
verb a bu en ae
Lepus alleni Antelope Jackrabbit 1B
Lithobates yavapaiensis Lowland Leopard Frog SC S S 1A
Macr onus californicus California Leaf-nosed Bat SC S 1B
Meg as cops tr icho psis Whiskered Screech-owl 5 1B
Melanerpes uropygialis Gila Woodpecker 1B
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• IAMB WLB No.185050-AE-01
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Part I—Inventory&Analysis
b.
Arizona Game & Fish Dept. Letter (cont'd)
Arizona Game and Fish D epartmant project_report rancho vistoso parcel 2e 271 2701S.pdf
Project ID: H0IS-07301 Review D ate:4126,2018 10:41:58 AM
Species of Greatest Conservation Need
Predi ct end N ithi n 3 Mies of Project Vicinity based on Predicted Ran0e Models
Scientific Narre Common Nam FWS LISFS SNPL SGCN
„i`��v£rn�r� ���k,' �e�s��s s�ad��..�;s a,; .��urks �_Y._LM�.�..�.
Mel ea gr is ga llo pavo mexicana G ou ld's Turkey 5 1B
Melospiza lintoInii Lincoln's Spar raw 1B
Mel ozone ab el Aberts Taw hee S 1B
Micrathene uuh itneyi Elf ani I 10
Micru ro ides a urea nth us Sonoran 0 or als nak e 1B
Myia rch us tuber culife r Dusky-capped Flycatcher 1B
Myia rch us tyra nn ulus Brown-crested Flycatcher 10
Myio dyn antes I ute iventris Sulphur-bellied flycatcher S 1B
Myotis occultus Arizona Myotis SC S le
Myotis tielife r Cave Myotis SC S 1B
M4otis yumanensis Yuma Myotis SC 1B
Nyctino mo ps tem or os a crus Pocketed Free-tailed Bat 1B
Od oco ile us vi rgi nia n us White-tailed Deer 1B
Or eos coptes mo nta nus Sage Thrasher 10
Or eothlyp is luciae Luctia's Warbler 10
Ovis ca na d ens is mexicana Mexican Desert Bighorn Sheep 1B
Panthera onca Jaguar LE 1A
Passerculus sandwichensis Savannah Sparrow 1B
Patag ioe n as fasciata Band-tailed Pigeon 10
Pe uca ea botbe ri i arizonae Arizona Botteri's S p ar row S 1B
' Pe uca ea car pa lis Rufous-winged Sparrow 1B
Peucedramus taeniatus Olive Warbler 10
Phrynosomasolare Regal Horned Lizard 1B
Phyllo rhynch us b rouuni Saddled Leaf-nosed Snake 1B
Pico ides arizonae Arizona Woodpecker S 1B
Progne subis hesperia Desert Purple Martin S 1E4
Ps it os co ps fla mme of us Flamm ulated Oriu l 10
Sciurus ar izon ens is Arizona Gray.Squirrel 1B
Setop ha ga petechia Yellow WarWarbler le
Sonorella papagorum Black Mountain Talussnail 1B
So rex arizonae Arizona Shrew SC S 1B
Sphyrapicus nuchalis Red-nailed Sapsucker 10
Sphyrapicus thyro ide us illia ms o rrs Sapsucker 10
Spizella atrogularis Black-chinned Sparrow 10
Spizella brewed Brewer's Spar ram 10
Strix occidentalis I ucid a Mexican Spotted Oval LT 1A
Sturnella magna Eastern Meadowlark 10
Tad ar ida br as it iens is Brazilian Free-tailed Bat 1B
Ter rap a ne o rn ata Ornate Box Turtle 1A
Page Mont
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Part I—Inventory&Analysis
Arizona Game & Fish Dept. Letter (cont'd)
111
1111
Arizona Game and Fish D ep artm ant pr oje ct_r ep ort ra nch o vistos o pa rce 12 e_271 47 2701 S.p df
Project ID:H01S-07001 Review D ate: 018 10:41:58 AM
Species of Greatest 0 onservti on Need
Predicted within 3 Nii I es of Project Vicinity based on Predi ct ead Range Models}
Solent ie Na me Common Name FWS USFS BLM NPL SGCN
Thomomys umbrinus intermedius Southern Pocket Gopher 1B
Toxostoma Ie conte i LeC o nte's Thrasher S 1B
Troglodytes pa cificus P acifi c re n 1B 40
Vireo be Ilii a rizon ae Arizona Belts Vireo 1B
Vireo vicinior Gray Vireo S lc
Vu 1p es ma crotis Kit Fox No 1B 10
Status
4
Specieear of Economic and Recree#io n Importance Predicted within 3 Niles of Project Vicinity
Soief-rtifto Name Common Name FWS USFS BIM NPL SGCN
iCallipepla gambeIii Gambers Quail
Cyrtonyx mo ntezuma a Montezuma Quail 10
Odocoileus h em io nus Mule Deer
Odocoileus vi rgi nia n us White-tailed Deer 1B
Ovis canadensis mexicana Mexicana Desert Bighorn Sheep 1B
Patag ioe n as fasciata Band-tailed Pigeon 10
Pecan tajacu Javelina
Puma con color Mountain Lion
Zenaida asiatica White-winged Dove
Zenaida m acr ou ra Mourning Dove
Project Type: Develop n'ent Within Municipalities[Urban Growth),Residential subdivision and essaoci eted
infrastructure,Ne construction
Project Type Recommendations:
Fence recommendations will be dependant upon the goals of the fence project and the wildlife species expected to be
impacted by the project.General guidelines for ensuring wildlife-friendly fences include: b arb less!vire on the top and
bottom with the maximum fence height 42",minimum height for bottom 16".Modifications to this design may be
considered for fencing anticipated to be routinely encountered by e k,bighorn sheep or pronghorn(e.g.,Pronghorn
fencing would require 18'minimum height on the bottom).Please refer to the Departments Fencing Guidelines located
on ild life Friendly Guidelines page,which is part of the ItrifIldlife Planning button at 111
https Anuranim.azgfd.co mArvildlifelplannin gni loll if eg ui de lin es r.
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, prevent ui ldl ife from re-colonizing areas Duh er a local extirpations may have occurred,and
ultimately prevents vuild life from contributing to ecosystem functions,such as pollination,seed d is p ers a 1, 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 d ive rs ity of s p ecies,and should
be contained within imp o dant cru ild Iife 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.Guidelines for many of these can be found
at:https:rhu a.azof d.co mMAd Iife&Dia nn in aivuildlifea uid a lin es/.
Page 110114
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Part I—Inventory&Analysis
Arizona Game& Fish Dept. Letter (cont'd)
Arizona Game and Fish D epartment project_report rancho_vistoso_parcel 2e 271 2701S.pdf
Project I D:H018-07301 Review D ate:4.26f2018 10:41:58 AM
Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase
human s afety{while minimizing potential impacts to wildlife.C on du ct w ild life surveys to determine species within project
area,and evaluate proposed activities based on species biology and natural histo rye to determine if artificial lighting may
disrupt behavior patterns or habitat use.0 s e only the minimum amount of light needed for safety.fel arrow s p e ctr um b ul is
should be used as often as possible to I owe r the range of species affected by lighting.All lighting should be shielded,
canted,or cut to ensure that light reaches only areas needing illumination.
Minimize potential introduction or spread of exotic invasive species.Invasive species can be plants,animals(exotic
snails), and other organisms(e.g.,microbes),which may cause alteration to ecological fu n cti ons or compete with or prey
upon native species and can cause social impact(e.g., livestock forage reduction, increase wildfire risk).The terms
noxious weed or invasive plants are often used interchangeably.Precautions should be tali e n to w as h all equipment
utilized in the project activities before leaving the site.Arizona has noxious weed regulations(Arizona Revised Statutes,
Rules R3-4- and R3-4246).See Arizona Department of Agriculture vu ebs de for r estri cte d plant,
httos i as ricu ftur e.az.a ov.Additionally,the U.S.D ep ailment of Agriculture has information regarding pest and invasive
plant control methods including: pesticide, herbicide,biological control agent, and mechanical control,
da.a ov u ns rco rta lrus d ah om e. The Department regulates the importation, purchasing, and transportation of
wildlife and fish(Restricted Live Wildlife),please refer to the hunting regulations for further
information httEG:;ivoi su.az ufd.co rrer h untino rre au latio ns.
The construction or maintenance of water development 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 sift and mud.
Minimization and mitigation of im pa c'ts to wildlife and tis h species due to changes in water quality, quantity, chemistry,
temperature, and alteration to flow regimes(liming, magnitude,duration, and frequency of floods)should be evaluated.
Minimize impact 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 impact to spawning fish and other aquatic species
(include s p avu nin q seasons),and to reduce spread of exotic invasive species.We recommend early direct coordination
with Project Evaluation Program for projects that could imp a ct water resources,wetlands,streams,springs, and/or
riparian habitats.
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.
Based on the project type entered,coordination with State Historic Preservation Office may be required
' .11 - - ,c r.,I ■'■.r . ii..
Trenches should be covered or back-filled as soon as possible.Incorporate escape ramps in ditch es or fencing along the
perimeter to deter small mammals and he rptefa un a(snakes, lizards,tortoise)from entering ditches.
Communities can active ty support the sustainability and mobility of wildlife by incorporating wild life planning into their
reg io na Vcom pr eh ens ive 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 b etrrue e n 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 Departments guidelines for incorporating wildlife considerations into community
planning and developments can be found on the kJW'id life Friendly Guide lines portion of the Wildlife Planning page at
httos:fivimuu.azcifd.co rnMiil dlife/ola n nin a/vui Idl ileo ui de lin es/,
Page 120514
Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Part I—Inventory&Analysis
Arizona Game& Fish Dept. Letter (cont'd)
V
Arizona Game and Fish D ep artm ant pr oje ct_r ep ort ra nch o vistos o pa rce 12 e 27141_27913.pdf
Project I D: H015-07301 R evie+uu D ate:4/26t2018 10:41:58 AM
Design cu lve its to minimize impact to channel geometry,or design channel geometry(low 11 ow,overb a rJ<,ti oo dp Ia ins)
and substrates to carry expected discharge using local drainages of appropriate size as templates.R educe/minimize
barriers to allow movement of amphibians or fish(e.g., eliminate falls).Also for ter rest is I wild life,washes and stream
corridors often provide important corridors for movement. Overall cu lvert wi dth,height and length should be optimized i
for movement of the greatest number and d ive rs ity of species expected to utilize the passage.0 ulve rt designs should
consider moisture, light and noise,while providing clear views at both ends to maximize utilization.For many species,
11)
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 w ild life passage can be found on the home
111,
page of this application at htttps:/ u u.azgfd.co rr/ui ldl ifeipl an ni ngAu ild lifeg u ide lin es/.
a
Based on the project type entered,coordination with Arizona Department of Environmental Quality may be required
(httaa:'wi u.azdec.oawl).
Based on the project type entered,coordination with Arizona Department of Water Resources maybe required
(,http IMAA..i.az nate r.g ov/azdwrad eta ult as pc).
41
Based on the project type entered,coordination with U.S.Army C orps of Engineers may be required
(htta ilmw.us ace.ar rrr�.mile
Based on the project type entered,coordination with County F loo d Control d istrict(s) may be required.
Development p la ns should provide for open natural space for wildlife movement,while also minim¢ing the potential for
wildlife-human interactions through design features. Please contact Project Evaluation Program for more information on
living with urban vuildlife at PEP(Coazafd.a ov or
at hrttps://mw.azgfd.com/wildlifeiplanningkoildlifeguidelinesi and https:/ftruvoru.azgfd.co mAW it dlife/LivingW ith.
Vegetation restoration project(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.
The Department requests further co ordination to p ro vide pro specific r e ornarea dations,please
contact Pro rad Lvahration Pro cram direct/v. F'EPiaiargfd.gov
Project Location and/or Species} Re o rnmend afi oris:
H D M8 records indicate that one or more native plant listed on the Arizona Native Plant Law and Antiquities Act have
been documented within the vicinity of your project area. Please co ntta ct
Arizona Department of Agriculture
108E W Ad a ms St.
Phoenix,AZ 55007
Phone:6542.4373
httcs://aa ricu Itur e.az.a ovie rrvi ron me nta a rvices/na 1
Page 13014
Rancho Vistoso Parcel 2E PAD Amendment 24
WLB No.185050-AE-01
Part I—Inventory&Analysis
Arizona Game& Fish Dept. Letter (cont'd)
Arizona Game and Fish D epartment project_report rancho vistoso_parcel 2e 27147_2913.pdf
Project ID:HGIS-07301 Revieiu D ate:4,26/2018 10:41:58 AM
H D MS records indicate that one or more listed,proposed,or candid ate species or Critical H a bitat(D es i Bn ate d or
Proposed)have been documented in the vicinity of your project. The Endangered Species Act(ESA)g ices the US F is h
and Wildlife Service(U SFS'S)regulatory authority over all federally listed species.Please contact USFWS Ecological
Ser vices Offices at htto:r,hww.1 .aov s outhwestres;ar i`o nal or:
Phoenix Main Office Tucson Sub-Office FI agst df Sib-Office
2321 W. Royal Palm R d, Suite 103 201 N.Bonita Suite 141 SW Forest Science Complex
Phoenix,AZ 85021 Tucson,AZ 85745 2500 S.Pine Knoll D r.
Phone:602-242-0210 Phone:5M-670-6144 Flagstaff,AZ 88001
F a<:W2-242-2513 Fax:520-070-6155 Phone:928,556-2157
Fax:928.556-2121
H D IVIS records indicate that Sonoran Desert Tortoise have been documented within n the vicinity of your project area.
Please review the Tortoise Handling Guidelines found at:https Ikaro .azgfd.com.4ru ild life/n on ga me ma na ge me ntetortots e/
Analysis indicates that your project is located in the vicinity of an identified wildlife habitat linkage corridor. Project
planning and implementation efforts should focus on maintaining adequate opportunities for wildlife permeability. For
information pertaining to the linkage assessment and wildlife species that may be affected, please refer to:
htto:/Musw.co rrid o riles io n.o rola rizo n a. Please contact your local Ar¢on a Game and Fish D ep artm ent Regional Office for
16. specific project recommendations:J ttps:/Auuru.azcifd.co rn e ncy lOfii ce.
i.
t.'ewe...
t.
t
Page 14014
/Ewa
Rancho Vistoso Parcel 2E PAD Amendment
roup WLB No.185050-AE-01
Part 1—Inventory&Analysis
7. Viewsheds
Due to the relatively flat character of the project site,the perimeter areas are the only locations of high visibility
from adjacent roadways and properties. The areas of higher vegetation densities in and near the western and
south-eastern portions of the site perimeter reduce visibility into and across the property.
Views from Oracle Road to the project site are obscured by the commercial businesses, most notably the
Rancho Vistoso Center and associated commercial buildings. Businesses located on Rancho Vistoso Boulevard
and Vistoso Commerce Loop Road create a secondary barrier impeding views into the project site. Please see
the photos below.
A. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor
Overlay District, provide a Viewshed Analysis as defined in Section 27.10.D.3.f.iv.a.1.
Not applicable.
B. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor
Overlay District, provide a View Preservation Plan (VPP)for nonresidential developments that meet the
criteria defined in Section 27.10.D.3.f.iv.2.
Not applicable.
C. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor
Overlay District, map and identify all Core Character Vegetation (CCV), in accordance with Section
27.10.D.3.f.iv.b.
Not applicable.
EDA
Rancho Vistoso Parcel 2E PAD Amendment 26
WLB No.185050-AE-01
Part 1—In ven tory&Analysis
View from Oracle Road across Rancho Vistoso commercial center toward project site (site not visible).
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Rancho Vistoso Parcel 2E PAD Amendment
r• WLd No.185050-AE-01
•
Part I—Inventory&Analysis
8. Traffic
A. Connection to Arterial Roadway Network
Access to the subject property will be from Vistoso Village Drive and Vistoso Commerce Loop. These
ingress/egress points are not impeded by existing medians in the collector roadways.
B. Arterial Roadways within One Mile of the Property
i. Existing and proposed right-of-way widths. See tables below.
ii. Whether or not said widths conform to Oro Valley minimum requirements. See tables below.
iii. Ownership (public or private). See tables below.
iv. Whether or not rights-of-way jog or are continuous. See tables below.
v. Number of travel lanes, theoretical capacity and design speed for existing streets. See tables below.
vi. Present Average Daily Traffic(ADT)for existing streets. See tables below.
vii. Describe surface conditions on existing streets providing access to the site. See tables below.
viii. Program for completion of roadway and intersection improvements. See tables below.
•
Oracle Rd. to Del Webb Blvd. to
Road Segment: Del WebbBlvd.BI d. Moore Rd.
Exiisting ROW: 150' 150'
•
Ultimate ROW: 150' 150'
•
Travel Lanes: 4 4
Capacity:.............. 40,000. 40,000
•
ADT(PAG 2016).................................................................... 11,831 3,682 •
Speed Limit: 45 45
•
Condition: Paved Paved
Scheduled Improvements: None Scheduled None scheduled •
Tangerine Road to Rancho Vistoso Blvd. to
Road Segment:
Rancho Vistoso Blvd. East Golder Ranch Drive viP
Existing ROW: 200' 200' •
Ultimate ROW: 200' 200'
•
•
Travel Lanes: 6 6
Capacity....................................................................................................... 5 0,000_____....._. 50,000
•
ADT(PAG 2012):...................... 34,000 ___._........________...._..- -- _ - -- 28,500 •
•
SpeedLimit:........................................................... _.................. ___...... __.._......-55 --.._. .. 55.........
Condition: Paved Paved
Scheduled Improvements: None Scheduled None Sheduled
•
Please refer to Exhibit I-8-A:Transportation.
•
DulAn[AB Rancho Vistoso Parcel 2E PAD Amendment 28
WLB No.185050-AE-01
Part I—Inventory&Analysis
ix. Existing and proposed intersections on arterials within 1 mile of the site most likely to be used by traffic
from the site.
Arterial intersections within one mile of the site that will likely carry traffic generated by this
development include Rancho Vistoso Boulevard and Oracle Road, and Rancho Vistoso Boulevard and
Innovation Park Drive.
x. Existing bicycle and pedestrian ways adjacent to the site and their connections with arterial streets,
parks and schools.
There is a signed bike route with a striped bike lane that extends the entire length of Rancho Vistoso
Boulevard from Tangerine Road to Oracle Road. This route provides connectivity to Painted Sky
Elementary School, Honey Bee Park, the Woodshade Linear Park, Sunset Park, Hohokam Park and the
greater Oro Valley/Pima County bicycle-pedestrian path system.
Refer to Exhibit I-8-A:Transportation.
9. Recreation / Trails
A. Trails, Parks and Recreation Areas within One Mile of the Property
Catalina State Park is located within one mile of the subject property. The Views golf course is a par 72
course that is located approximately one-half mile to the north of the project site. Striped bicycle lanes are
located along the both sides of Rancho Vistoso Drive There is also a natural trail in Big Wash that weaves
its way to the surrounding neighborhoods. This trail connects neighborhoods to one another and to the
active recreation areas scattered throughout Rancho Vistoso.
si ipioiNoa •..
Park Name: Park Size (in Acres) Park Type (Active of Passive)
Catalina State Park 5,500± Passive
Big Wash Oro Valley Trailhead 0.5± Passive
The Views Golf Course 180± Active
Big Wash Park 0.5± Active
Refer to Exhibit I-9-A:Trails, Parks & Recreation.
Rancho Vistoso Parcel 2E PAD Amendment 29
alarm WLB No.185050-AE-01
Part I—Inventory&Analysis
10. Schools
A. Schools in the Vicinity the Property
Painted Sky Elementary School is approximately 2-miles southwest of the subject property. There is also a
future Middle School Site that is designated within the Rancho Vistoso PAD approximately 2-miles
southwest of the subject property. Basis Oro Valley is 2.5 miles to the south.
Refer to Exhibit I-10-A: Existing & Proposed Schools.
B. Schools Expected to Serve the Project
Rancho Vistoso 2E is located within the Amphitheater Public School District. Existing schools in the District
that may serve this project include:
• Painted Sky Elementary School is located to the south of the project site and Moore Road. The
school accommodates kindergarten through fifth grades.
• Copper Creek Elementary School is located to the south of the project site and Tangerine Road.
The school accommodates Kindergarten through fifth grades.
• Ironwood Ridge High School is located to the southwest of the project site at Naranja Drive and
Shannon Road. The school accommodates ninth through twelfth grades.
• Basis Oro Valley, a charter school, is located to the southeast of the project site at Tangerine Road
and Oracle Road. The school accommodates kindergarten through twelfth grades.
11. Water
A. Water Service Provider
This project will be served by the Oro Valley Water Utility. The exact nature of offsite improvements will
be determined during the platting process, although none are anticipated. There is a 12" PVC water line
that exists within the Rancho Vistoso Boulevard R.O.W. Contact information: Mark Moore — Oro Valley
Water Utility, 11000 N. La Canada Drive, Oro Valley AZ 85737.
12. Wastewater
A. Sewer Service Connection
There is an existing 8" sewer line within the Rancho Vistoso Boulevard R.O.W. and an existing 8" sewer line
within the Vistoso Commerce Loop R.O.W. Capacity is currently available for this project in the public
sewer G-87-176, downstream from manhole 5734-1432.
Refer to Exhibit I-12-A: Sewer Service.
DuPWIAB Rancho Vistoso Parcel 2E PAD Amendment 30
WLB No.185050-AE-01
Part I—Inventory&Analysis
13. Exhibits
IvIrt Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Part I - Inventory&Analysis
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Part I - Inventory&Analysis
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Exhibit 1-5-A 0' 300'
Aerial Photo Date=2017
Offsite Watersheds ,,,,,...„
The Rancho Vistoso Parcel 2E-PAD Amendment 39
cop- WLB No. 185050-AE-01
Part I - Inventory&Analysis
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The Rancho Vistoso Parcel 2E-PAD Amendment 40
WLB
Group WLB No. 185050-AE-01
•
• Part I - Inventory &Analysis
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S
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WL
Group WLB No. 185050-AE-01
Part I - Inventory&Analysis
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Group WLB No. 185050-AE-01
Part I - Inventory&Analysis
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GroupMRancho Vistoso ParcelWLB 2E-NoPAD. Amend185050-AE-01ment 45
Part I—Inventory&Analysis
Rancho Vistoso Parcel 2E PAD Amendment 46
OUP Analysis
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Rancho Vistoso Parcel 2E PAD Amendment 46
WLB No.185050-AE-01
Part II—Land Use Plan
Part II — Land Use Plan
4- &Ma Rancho Vistoso Parcel 2E PAD Amendment 47
WLB No.185050-AE-01
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; Rancho Vistoso Parcel 2E PAD Amendment 48
" WLB No.185050-AE-01
46,
Part II—Land Use Plan
1. Land Uses
A. Project Description
This project proposes a residential subdivision with a density of 4.6-4.9 dwelling units per acre, consisting
of 71-75 single-family attached homes on —15.4-acres. All homes will be site built with a one-story height
limit. The lots will have a minimum size of 40' x 100' (4,000 sq. ft.), though lot and home sizes will vary.
The architectural design of these homes will be consistent with surrounding residential developments and
will adhere to the Rancho Vistoso PAD Design Guidelines. They will be constructed out of materials such
as stucco, adobe, and wood frame, and will have either a tiled or flat roof. Perimeter walls will meet the
Rancho Vistoso Design Guidelines, and landscape treatments and design will be similar to the existing
landscapes of the surrounding neighborhoods within the Rancho Vistoso Planned Area Development(PAD).
Refer to Exhibit II-1-A:Tentative Development Plan.
B. General Plan Conformance
As mentioned before, actual residential densities in Rancho Vistoso are significantly lower than envisioned
at the time the Rancho Vistoso PAD was originally designed over 30 years ago. A commensurate drop in
demand for employment land has resulted, which has caused this property to remain undeveloped. Little
1 existsforsi nificantresidentialdensitiestodevelop anywhere potentialg Y
that the chances of this property being developed for an employment use is very unlikely. Significant
demand exists for additional residential development that is more compatible with surrounding land uses
than the existing employment entitlements. See Exhibit II-1-B Proposed Zoning.
• C. Flexible Design Options/Conservation Subdivision Design
•
No flexible design options are requested.
D. Effect on Existing Land Uses
Since the subject property is currently vacant, there will be no negative impact to existing land uses.
Developing this property as single-family residential will unify existing neighborhoods, increase the sense
of community, create a land use transition between the existing Campus Park Industrial and Medium
Density Residential, and eliminate any negative visual impacts to surrounding viewsheds that may have
been created by an employment development.
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110
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Rancho Vistoso Parcel 2E PAD Amendment 49
• IAMB WLB No.185050-AE-01
Part II—Land Use Plan
2. Environmentally Sensitive Lands
A. ESOS Selection & Preservation Methods
This project will be in conformance with the ESL guidelines of the Zoning Code. The Resource Management
Tier 3 designation does not require environmentally sensitive open space (ESOS). Additionally, any
vegetation that is disturbed will meet the mitigation requirements as set forth in the Town of Oro Valley
Zoning Code.
3. Topography
A. Design Response to Site Topography
Due to the relatively flat character of the subject property and the lack of challenging topographic
constraints, the development of this property can proceed within out special grading considerations.
B. Slope Encroachment
The subject property does not contain any regulated 15%or greater slopes, and as such there are no areas
of encroachment.
C. Hillside Conservation Areas
There are no Hillside Conservation Areas on the subject property.
D. Quantified Site Disturbance
100% of the site will be graded. Graded areas not to be improved with buildings or hardscape will be
revegetated and will become either landscaped common area or recreation area.
4. Cultural / Archaeological / Historic Resources
A. Resource Protection
If any cultural resources are discovered during construction, state and local rules will be followed regarding
the handling and treatment of such cultural resources.
B. Treatment Plan
The entire Rancho Vistoso PAD has been surveyed for archaeological resources (see Prehistoric Settlement
in the Canada Del Oro Valley, Arizona: The Rancho Vistoso Survey Project by D.B. Craig and H.D. Wallace
1987). A treatment plan will not be required.
1 I Rancho Vistoso Parcel 2E PAD Amendment 50
WLB No.185050-AE-01
Part II—Land Use Plan
Arizona State Museum (ASM) Letter
4
Arizona State Museum
kto. ARCHAEOLOGICAL SUMMARY LETTER
OTHEUNIVERSIlY OF ARIZONA.
This letter summarizes the results of archaeological records research.It does not constitute
a cultural resources clearance.
Date:6/6/2018 Requester Name:Brian Sabri
Company:The WLB Group,Inc. Address:4444 E.Broadway Blvd.,Tucson,AZ 85711
Phone: 520-881-7480 Em ail:bsabri(4w1bgoup.com
Legal Description:T11S R14E S29 Project Area Location:Pima County Parcel 223-02-014G
Project Name I Number:Rancho Vistoso Parcel 2E
Project Description:Construction of approximately 70 homes
Search Results:
According to a search of the archaeological records retained at the Arizona State Museum(ASM), 18
survey projects were conducted within a one-mile radius of the project area between 1980 and 2014.
110 Previous survey work was conducted in support of commercial and residential development;road
improvements;state park development;materials pit construction;and the installation and maintenance of
electrical,natural gas,and cable lines.The entire project area was surveyed in 1986 in support of proposed
development(ASM Project No. 1986-220;Craig and Wallace 1987).This survey identified 41 new
archaeological sites within an approximately 8,000 acre area.Thirteen archaeological sites have been
identified within a 1-mile radius of the project area.No sites are crossed by the project area.
Sites in Project Area:
None are recorded;but the project area has not been surveyed in over 30 years.
416 Recommendations:
1.Although the entire project area has been previously surveyed,the work was conducted over nearly 30
years ago(Craig and Wallace 1987).It is standard archaeological practice for a property to be re-surveyed if
the previous survey was conducted 10 or more years ago,as there is a possibility for unidentified
archaeological properties to have since been exposed.ASM recommends,but it is not required by ASM,
that a qualified archaeological contractor be consulted before any ground disturbance begins.A list of
111, archaeological contractors is available on the ASM website at:
http:,,'www.statemuseum.arizona.edu/services/cultural-resources-services.
2.Pursuant to Arizona Revised Statutes§41-865,if any human remains or funerary objects are discovered
during project work,all work will stop within the area of the remains and Dr.Todd Pitezel,ASM associate
curator of archaeology,will be contacted at(520)621-4795.
3.City,county,or municipal governments may have requirements,therefore ASM recommends that the
relevant jurisdiction(s)be consulted.
Page 1 o13
4,
Rancho Vistoso Parcel 2E PAD Amendment
• * WLB No.185050-AE-01
Part II—Land Use Plan dik
Arizona State Museum (ASM) Letter, (cont.)
I
S
Okk,Arizona State Museum ARCHAEOLOGIC.AL SUMMARY LETTER 411/
k THE UNIVERSITY OF ARIZONA,
111
If you have any questions about the results of this records search,please contact me.
•
Sincerely,
•
-
Shannon D.Twilling,M.A. •
Research Specialist
Archaeological Permits Office
Arizona State Museum
(520)621-2096
twilling@email.ariz.ona.edu
•
References:
Craig,Douglas B.and Henry D.Wallace
1987 Prehistoric Settlement in the Catalina Del Oro Valley,Arizona:The Rancho Vistoso Survey Project.
Anthropological Papers No.8.Arizona State Museum,Tucson.
3
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Page 2 of 3
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Rancho Vistoso Parcel 2E PAD Amendment
• •
WLB No.185050-AE-01
Part II—Land Use Plan
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The WLB Group 223-()2-014G Proposed Project Area
16
Project: Generated 6/ti/2018
Rancho Vistoso Parcel 2L T 1 I S K 14L S29
40
Location of proposed project area. Page 3 of3
4P
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IL
c pliiiiiiii Rancho Vistoso Parcel Amendment
W LB2E NoPAD 185050-AE-01
Part Il—Land Use Plan
5. Hydrology
A. Design Response to Site Hydrology
The density of this residential development will not have a significant impact on the hydrological
characteristics of the site, especially compared to that of a commercial development. Additionally, this
project will incorporate appropriate mitigation measures in accordance with the Town of Oro Valley
Floodplain Management Code and the Drainage Criteria Manual.
B. Modifications of Drainage Patterns
Offsite flows from upstream watersheds will be collected in basins, channels and/or culverts directing the
runoff through the project site to their existing outlet locations.
C. Mitigation
Drainage design within the proposed development will convey offsite and onsite flows using constructed
channels, storm drain pipes, onsite detention basins in accordance with the Town of Oro Valley Floodplain
Management Code and the Drainage Criteria Manual. Channel and basin geometry and construction will
follow accepted standards regarding erosion and flow velocity control. Horizontal elements constructed
within the project will be set at or near existing grade to minimize impacts to existing drainage patterns.
Finished floor elevations will be set to one foot above the established base flood elevations of adjacent
floodplains. Individual lots will be graded according to Town standards, which will provide adequate room
and grades to handle stormwater runoff.
D. Town Policy Conformance
The post-developed 100-year discharges exiting the site will be maintained in their current condition or
reduced by a maximum of 10%in accordance with Town policy,which requires all development to conform
to "critical basin" requirements and not result in any adverse impacts for adjacent or downstream property
owners.
&AVIA Rancho Vistoso Parcel 2E PAD Amendment 54
WLB No.185050-AE-01
411.
Part II—Land Use Plan
. 6. Wildlife
A. Mitigation
Although the site is in a growth area designated by the Town and not required to provide ESOS, the
project will allow for open space connectivity within and beyond the project site through the design of
revegetated common areas and a centralized recreation area.
7. Viewsheds
A. Design Response to Site Viewsheds
This proposed residential development will restrict building heights to a single-story maximum of 18 feet.
This will lessen the viewshed impact for neighboring developments to the surrounding views and vistas off-
site compared to the height of structures currently allowed under the existing Campus Park Industrial
zoning.
With the subject property being relatively flat, the projects internal roadway network and homesites will
minimally disturb viewsheds. Bufferyards will be provided around the perimeter of the property to help
mitigate views into the site.
B. ORSCOD/TRCOD Conformance
This property does fall within the Oracle Road Scenic Corridor Overlay District (ORSCOD); however no
impact to viewsheds from Oracle are expected. The project site is over a 1/4 mile from Oracle Road. Views
from Oracle Road to the project site are obscured by the commercial businesses, most notably the Rancho
Vistoso Center and associated commercial buildings. Businesses located on Rancho Vistoso Boulevard and
Vistoso Commerce Loop Road create a secondary barrier impeding views into the future single-story
development.
The architectural design of these homes will be consistent with surrounding residential developments and
will adhere to the Rancho Vistoso PAD's design guidelines. They will be constructed out of materials such
as stucco, adobe, and wood frame, and will have either a gabled, tiled or flat roof.
8. Traffic
A. Traffic Impact Analysis
Provide a traffic analysis to include:
i. The proposed internal circulation and access to/from arterial streets, explaining location and
rationale for placement.
The subject property will have two ingress/egress points that will connect this neighborhood
directly to Vistoso Village Drive and Vistoso Commerce Loop. These ingress/egress points have
been located at a safe distance from the arterial intersection of Rancho Vistoso Boulevard.
ii. If off-site road improvements are required, indicate which roads and time frame for improvements.
Roadways adjacent to and within one-mile distance from the subject property are in good condition
and will not re uire an additional im rovements.
Rancho Vistoso Parcel 2E PAD Amendment
IAMB WLB No.185050-AE-01
Part II—Land Use Plan
iii. Projected ADT for internal circulation system at build out and level of service to all streets. Include
a projection of traffic volumes and capacity analysis for intersections.
With and average daily trip (ADT) of 8-10 trips per household, the 71-75 residential lots proposed
within this development will generate approximately 568-750 ADT. The local private streets inside
this development and the abutting arterial roadways, which are operating below capacity, will be
able to accommodate traffic generated from this project.
iv. Impact to existing development abutting off-site streets.
Rezoning the subject property from Campus Park Industrial (CPI) to Medium High Density
Residential (MHDR) will significantly reduce the traffic impact to surrounding developments and
off-site streets, compared to the existing Campus Park Industrial entitlements.
v. Capacity analyses for proposed internal and off-site streets, including right-of-way and pavement
widths, geometrics, design speeds and traffic control improvements needed.
Rancho Vistoso Boulevard
Rancho Vistoso Boulevard is a four-lane (two in each direction) paved arterial road with a divided
landscaped median and left turn lanes, with a posted speed limit of 45 mph. The existing and
ultimate right-of-way is 150 feet, which is continuous. According to the Pima Association of
Governments (PAG) 2016 Traffic Volumes, the average daily trip volume (ADT) for this arterial
roadway ranges from 3,682 to 15,333 ADT. The designed capacity for Rancho Vistoso Blvd. is
40,000 ADT
Vistoso Commerce Loop
Vistoso Commerce Loop is a four-lane (two in each direction) minor collector road. The posted
speed limit of Vistoso Commerce Loop is 35 mph. The existing and ultimate right-of-way width is
80 feet.
vi. A description of improvements required for those streets described in sub-paragraph v. above.
Vistoso Village Drive and Vistoso Commerce Loop are in good condition and will not require any
improvements to accommodate by this development.
vii. The party/agency that the applicant believes to be responsible for making necessary
improvements.
Not applicable.
'Ms WIlit Rancho Vistoso Parcel 2E PAD Amendment 56
WLB No.185050-AE-01
Part II—Land Use Plan
viii. Evidence that proposed turning movements will meet safety standards in relationship to traffic
volumes.
The proposed ingress/egress points onto Vistoso Village Drive and Vistoso Commerce Loop are
located a safe distance from the arterial intersection of Rancho Vistoso Boulevard. Vegetation
adjacent to these ingress/egress points will be maintained to provide safe site visibility for vehicles
exiting the site and will allow safe turning movements to and from the site. The proposed
residential roadways meet the Town of Oro Valley Minimum Design Standards.
B. Proposed Rights-of-Way
The proposed roadways within this development will have a right-of-way width of 50 feet and will meet the
Town of Oro Valley Minimum Design Standards. The internal roads of this development will be owned and
maintained by the HOA if the project is gated. Otherwise, the roads will be public.
C. Proposed Pedestrian/ Bicycle Circulation
The proposed residential development will make pedestrian and bicycle connections to Vistoso
Commerce Loop and Vistoso Village Drive. According to the Oro Valley Bikeways Map Existing Routes
2017,there is a signed bicycle-route with an on-street bike lane that runs along Rancho Vistoso
Boulevard. Innovation Park Drive has a paved shoulder. Sidewalks will be constructed on both sides of
40— the private streets within the project site, and will connect to the existing sidewalks along Rancho Vistoso
Boulevard and Vistoso Highlands Drive.
9. Recreation / Trails
A. Offsite Trail Access
Big Wash Park and Catalina State Park are located within one mile of the subject property. Additionally,
there are approximately 3.0± miles of offsite trails and walking paths that exist within one mile of the site.
The nearby neighborhood park provides amenities such as shaded playground equipment and turf areas.
The new Town Big Wash Trailhead is Y2 mile northwest of the subject property. Additional private golf
facilities are available at The Views Golf Course which is a public/private course located within one mile of
the subject property.
B. Open Space Ownership
The future HOA of this proposed development will own and maintain the open space within this project.
iprt, Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01
Part II—Land Use Plan
10. Schools
A. Student Generation
This proposed development is expected to generate up to 16 elementary students, 17 middle school
students, and 10 high school students (using the accepted standard student multiplier of 0.2075
elementary school students per home, 0.2197 middle school students per home, and 0.1282 high school
students per home).
B. School Capacity
According to the letter supplied by the Amphitheater School District, there is available capacity for this
proposed development.
ZIAVUEI Rancho Vistoso Parcel 2E PAD Amendment 58
WLB No.185050-AE-01
•
Part II—Land Use Plan
• Amphitheater Capacity Letter
•
•
E
LEGAL DEPARTMENT
Nlichelle I I.Tong.ID.
• Associate t ►►the Supaintendatt
Geroaal Co
i
Counsel
*ASPM' ATU (520) 5 a. FAX(520)696-5074
• ' n504Q «.gra
• CIONUIONO BOARD Ikaft..5 Deanna • Vscia Cox+ iSo*K Bakst D Sett Leika Swim
Nastiest ViorPteltdent
• rj
T Aa. JD
•
•
111) may 2.2018
Via dectronic majJ
• Linda Thompson
Sulxlivision Coordinator
• The WLB
4444 E Broadway
• Tucson AZ 83711
• RE: Rancho Fail 2
Section29,T11 14I
• ‘'11.4R Job 1 ' 1- 1
Dew S
Ms.Thompson:
• fan rr ponding to your rarest for information the carecky ofAmphitht l hoof
impacted d b►your proposed
Using the 2000 phs mukipliers developedlr,the I ,S.Depwtmait of( enstis.Bureau
of Census. and ted for Amphitheata lase ' school (irganizational patterns, ♦SU project the
following student populations to result from this project when built:
•
71 Rosi clerk
•
Element itrik lc
• Middle 16
High. ham
The census muh*hen we use to obtain these promotions arc 02075 elementary students per
howichold.0.2197 middle school students per household aid 0.1282 high school students per
40 household.
The aquicity noted below is based on today's school enrollment. The schools which would be
impacted bort your project's proposal d enrollment are listed w.along with the ph s steal capacity
available at each hoe l presently. Ple note that theme schools s _ o be impacted by other
r
„vurinecaor rho carwo del I Ispil Sdlool•In .l c l it h Sciwl
Anrhithrolicr lei School•*'irons&k4 Sthool*t. M School*titOuna ShAlle Sittoc4•WIJ gm,K4 S,h of
4 t (Inkle r t •1.*r ,i rr*, *Harthivi iltshontaty•l( t y *Koehn?F, rredar"}`
NAM Vires Iitniontiry• s Flooaday•ISmriedSky F rr+rsrt F it •kr.+Vett i:1smcs •'s5Akar J o kAsio Veda
I
Rancho Vistoso Parcel 2E PAD Amendment 59
WLB No.185050-AE-01
Part 11—Land Use Plan
Amphitheater Capacity Letter(cont'd)
40
Rive 2
111
d e s in this area which may luve already been approvedby the Council it b which are not •
yet built,
•
"ice capacity noted below its based on OM 1()O-dav school mollinent. The schools which would
be inipactixi br. your .s proposed eniv4hncnt are kstcd bclo along w nth the phriait►
available at sthool presemly. Please me that these sthools will also be invaded by other •
developments in this area which may have already been approved by the ail but which we not yet
buik. •
Y
(int 1
•
School Name .411C AVa labl
Painted Skr Elementary BOO 251 •
Coronado •8 Middle)le) I t 335
Ian ' High 2290 491
•
If I am provide an,► additional intonation.please feel free to 4'ontat.`t me.
•ncerely •
S . •
•
Cowie R.McFwiand
•
LegalM
•
ID
S
•
•
•
•
•
•
I
i
•
•
11
DAVIS Rancho Vistoso Parcel 2E PAD Amendment 60
WLB No.185050-AE-01
S
Part 11—Land Use Plan
11. Water
i,, A. Water Demand
A good estimate for domestic water usage is 230 gallons per day per lot dry weather flow. With 71-75 lots
being proposed in this development the total domestic water use is projected at 17,250 gallons per day.
B. Water Service Provider & Capacity
Oro Valley Water has the capacity and infrastructure available to serve this project. This project will
connect to the existing water main lines within the rights-of-way of Rancho Vistoso Boulevard and Vistoso
Commerce Loop and/or Vistoso Village Drive.
12. Wastewater
A. Sewer Service Method
Pima County Regional Wastewater Reclamation Department will provide sewer service to this
development. Capacity is currently available for this project in the public sewer G87-176, downstream
from manhole 5734-1432.
apliVIAB
Rancho Vistoso Parcel 2E PAD Amendment 61
WLB No.185050-AE-01
Part Il—Land Use Plan
Wastewater Service Provider Letter
•
441,44
PIMA COUNTY •
WASTEWATER RECLAMATION
•
JACKSON JENKINS 201 NORTH SIONE AVENUE PH(520)724 6500
DIRECTOR TUCSON ARIZONA 85701-120/ FAX:(520)/24-9635
•
May 3,2018 •
•
Linda Thompson
The WLB Group Inc •
444 E Broadway Blvd
Tucson AZ 85711 •
Sewerage Capacity Investigation No. 2018-130 Type I 1111
•
RE: RV Neighborhood 2E,Parcel 22302014G
Estimated Flow 15,338 gpd(ADWF).
P18WC00130
•
Greetings.
The above referenced project is tributary to the Tres Rios Wastewater Reclamation Facility via the
Canada Del Oro Interceptcc.
4110
Capacity is currently available for a project this size in the public sewer 146-224, downstream torn
manhole 5734-1333
This letter is not a reservation or commitment of treatment or conveyance capacity for this project It is •
not an approval of point and method Of connection It is an aneiysis of the system as of this date.
Allocation of capacity is made by the Type III Capacity Response •
If further information is needed,please feel free to contact us at(520)724-6642 410
•
Reviewed by Olivia CaneL EPT
ID
•
•
•
•
•
DAIT I A B Rancho Vistoso Parcel 2E PAD Amendment
WLB No.185050-AE-01 62
•
Part II—Land Use Plan
13. Bufferyards
A. Mitigation (if applicable)
A landscape bufferyard will be provided around the entire perimeter of the project site to help soften any
visual impacts to surrounding landowners. The bufferyards will be composed from a variety of native
vegetation and will help blend this residential neighborhood with the surrounding developments. They will
be a minimum of 15-25 feet wide and will be in accordance with the Bufferyard "A" and "B" criteria in the
Town of Oro Valley Zoning Code.
Rancho Vistoso Parcel 2E PAD Amendment 63
rP WLB No.185050-AE-01
Part II—Land Use Plan
14. Exhibits
"tom' Rancho Vistoso Parcel 2E PAD Amendment 64
WLB No.185050-AE-01
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