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HomeMy WebLinkAboutOV1205031 t A. Janet Napolitano Governor Victor M. Mendez Director Arizona Department of Transportation Intermodal Transportation Division 206 South Seventeenth Avenue Phoenix, Arizona 85007-3213 Mr. Edward Vergara, R.A. Project Manager SBBL Architecture + Planning 1001 North Alvemon Way, #105 Tucson, AZ 85711- 1019 June 3, 2008 Re: SR 77 (Oracle Road) at Linda Vista Blvd. (Northeast Corner), MP 77.98 Project Title: El Corredor Project Number: OV 12-05-03 Updated Traffic Impact Analysis Report Dear Mr. Vergara: Sam Elters State Engineer ,f�123,q Nam'° row 'VOFORO�q�iEY V JU1V �pr011101kr This letter constitutes approval of the May 22, 2008, Updated Traffic Impact Analysis prepared by Curtis Lueck and Associates for the El Corredor development at the referenced location. We concur with the technical findings and recommendations of the report. It is anticipated that full build -out of the project will occur in 2009. At full build -out, access to the site will be provided by two driveways on Linda Vista Blvd. and one existing driveway on SR 77, approximately 620 feet north of Linda Vista Blvd. In summary, the following is recommended: 1. The developer/owner will widen Linda Vista Blvd. on the east side of the Oracle Road/Linda Vista Blvd. intersection to provide a four -lane cross section (a single eastbound lane, a westbound left -turn lane, a westbound through lane and a westbound to northbound right - turn lane). Eastbound and westbound traffic on Linda Vista Blvd. will be separated by a 4- foot wide raised median. The specifics of the necessary geometric improvements at the intersection, including pedestrian facilities and a Sun Tran bus stop, will be addressed during design. The developer shall dedicate the required right-of-way from the subject property to the appropriate agency for the widening of Linda Vista Blvd. 2. The developer/owner will widen Linda Vista Blvd. on the west side of the Oracle Road/Linda Vista Blvd. intersection to align the eastbound and westbound approaches to the intersection. The alignment of the east/west approaches to the intersection will help to maintain the efficiency and safety of traffic operations at the SR 77/Linda Vista Blvd. intersection. Wr's r 2001 Award Recipient Mr. Edward Vergara June 3, 2008 Page 2 The developer/owner will modify the existing traffic signal at the Oracle Road/Linda Vista Blvd. intersection. The Traffic Impact Analysis recommends permitted/protected left -turn signal phasing on the east/west approaches to the intersection. The report shows that the left - turn delay for future conditions will meet the left -turn phasing criteria as set forth in the January 2000 ADOT Traffic Engineering Policies, Guidelines and Procedures Manual, Section 600, Subsection 612. We have received five copies of a stand-alone Left -turn Signal Phasing Study. 4. The developer will need to complete "An Application for Permit to Use State Right -of -Way" prior to commencing work in State right-of-way. Questions regarding the permit application should be directed to Ms. Donna Jones, Tucson District Senior Permit Technician. Ms. Jones can be reached at (520) 388-4236. 5. Site plans, construction plans for the widening of Linda Vista Blvd., traffic signal plans for the signal modifications, and a signing and striping plan will need to be submitted as part of the permit application to use State right-of-way. 6. The cost of improvements within ADOT right-of-way will be borne by the developer and/or owner of the property. Thank you for providing us with a copy of the Updated Traffic Impact Analysis for the El Corredor development. We are looking forward to working with the developer and/or owner toward the satisfactory completion of the project. Sincerely, ft N '3) 'Q Q v a Maria Deal Arizona Department of Transportation Southern Regional Traffic Engineering 1221 South 2" Ave. Tucson, AZ 85713-1602 Phone #: (520) 388-4235 Reza Karimvand, P.E., Southern Regional Traffic Engineer, ADOT Daniel J. Williams, P.E., Tucson District Development Engineer, ADOT Donna M. Jones, Senior Permit Technician, ADOT Frank Smith, Transportation Engineering Specialist, ADOT Paul Keesler, P.E., Development Review Manager, Town of Oro Valley Curtis Lueck , P.E., Ph.D., Curtis Lueck and Associates MArm's A I. (Or 2001 Award Redoent T T NORTH W xJ 1 1' - 60' N CONTOURS AT 1' INTERVALS rj�ll -am nopee\m" wCMCl.au,mvw0\o6ovzao mvo.,r+�p.woom.aelon�ncPza a Ov,T1er/Developer. ORACLE LINDA VISTA INVESTORS, LLC c/o A.F. STERLING 3567 E. SUNRISE DRIVE, SUITE #209 TUCSON, ARIZONA 857183203 Contact: PETER ARONOFF 5773600 Civil Engineer: DCC CIVIL ENGINEERING 2828 NORTH COUNTRY CLUB ROAD TUCSON, AZ 85716 Contact KEVIN HALL 299-4484 29M TXOW myus4 emnr owwEs SBBL Architecture + Planwlnonir 1001 North AlvK= Way #105, TU=, Arizoru 85 t 520.620.0255 t 520.620A535 a: sbbl@sbbL d H OOC � 8 � o < Project Description Z a TAX ID NUMBER/ 224-31-OIW PART OF LOT 4 LYG E TUC-FLORENCE HWY EXC N145.2' Z = p 9 'o 20.00 AC SEC 13-12-13 LLJ W N W m 2 < x _j- SECTION 13 TOWNSHIP 12 SOUTH, RANGE 13 EAST, a = O C p U � PIMA COUNTY ARIZONA LL % .__I 3 0 LJJ Z F= SCALE AS NOTED LU $ Contourinterval: 1'.(r Case Number. Does 4/3N8 OV12-05-03 P-1 •: OW97M Ref. Number(sj: snew 2 a 4 OV12-90-07 DP2 OV&07A3 As documented in the TIA, we reviewed ADOT's guidelines for adding left turn traffic signal phasing for the east and west approaches to the SR 77/Linda Vista Boulevard intersection. The guidelines for this are found in the ADOT Traffic Engineering Policies, Guidelines and Procedures (PGP) document. Subsection 612, Left Turn Signal Phasing, of the PGP contains the following guidelines for considering left turn phasing at an intersection: 1. Based on Traffic volumes: Left turn phasing can be considered when the cross -product during the peak hour exceeds 50,000 vph for a rural 2-lane street or 75,000 vph for an urban 2-lane street during the peak hour. The cross product volume is the left turn volume multiplied by the opposing through volume. The highest cross -product during the peak hour for the with project condition for east or west left turn phasing consideration at the SR 77/Linda Vista intersection is 3952 (247 lefts times 16, during the Saturday peak hour). This cross product does not warrant left turn phasing on the east/west approaches. The left turn volume should also be greater than two vehicles per cycle during the peak hour. 2. Based on Stopped -time Delay: Left turn phasing may be considered if the left turn delay is 2.0 vehicle -hours or more during a peak hour on an approach. Also, the left turn volume should be greater than two vehicles per cycle during the peak hour, and the average delay per left turning vehicle should equal or exceed 35 seconds. These criteria are met with the westbound left turn movement during the pm and Saturday peak hours. 3. Based on Crash Experience: Left turn phasing may be considered when the number of reported left turn crashes meets or exceeds: a) four crashes during a one-year period on one approach, b) six crashes during a two-year period on one approach, c) six crashes during a one year period on two opposing approaches, or d) ten crashes during a two-year period on two opposing approaches. There were only four crashes involving east or westbound vehicles recorded between January 1, 2003 and December 31, 2005, so the crash experience criteria is not met. The results of our analysis are summarized in Exhibit 5. Based on the "Left -Turn Stopped Delay" warrant met for left turn phasing, we coded a westbound and eastbound left turn lane into the analysis and changed the eastbound and westbound phasing to include permitted/protected left turn phases. The analysis with this improvement resulted in better overall LOS during both peak hours with this change in signal phasing, as shown in Exhibit4. 7` i"1 L 1 (A Exhibit 5 Summary of Left Turn Phase Warrants for SR 77/Linda Vista Traffic Volumes Guidelines AM Peak Hour PM Peak Hour Sat Peak Hour Eastbound Left Turn Volume/Peak Hour 33- 41.E 55,, Westbound Through Volume/Peak Hour 20, 24 25, Cross -product 660 984 1375 Guideline Met for Left Turn Phasing? No No No Westbound Left Turn Volume/Peak Hour 166 ✓ 159� 247 Eastbound Through Volume/Peak Hour 7 16 / 16 Z� Cross -product 11621 2544 v 395 Guideline Met for Left Turn Phasing? No,/ No' Nov Cross product of left turn volume multiplied by opposing through volume >50, 000 (rural), >75,000 (urban) to consider left tum phasing. �{ ��/ j `f F} "( I ry Hour rPmPeak Hour Sat Peak Hour C :' L' Volumes/Cycle AM Peak Peak Hour Cycle Length (secondsW Cvcles/Hour 36 ✓ 30 ✓ 36✓ Eastbound Left Turn Volume/Cycle 0.9 ✓ 1.4✓ 1.5 ✓ Westbound Left Turn Volume/Cycle 4.6 ✓ 5.3 ✓ 6.9 1 Guideline Met for Left Turn Phasing? No*" No No Left turn volume should be greater than 2 veh/cyclelpeak hour to consider left turn phasing. ** Although the #vehicleslcycle/peak hour is greater than 2.0, this guideline must ne met with the cross product guideline also met perADOT PGP guidelines for left turn phasing consideration. Left Turn Stopped -Time Delay Guidelines AM PeaK Hour PM PeaK hour sat reaK hour Eastbound Left Turn Volume/Peak Hour 33 — 41 55 v Westbound Left Turn Volume/Peak Hour 166 ✓ 159 v 247✓ Eastbound Left Turn DelayNehicle/Cycle 34.1 41.7 32.5 Westbound Left Turn DelayNehicle/Cycle 41.9 49.7 53.7 Eastbound Left Turn Delay (Vehicle -Hours) Westbound Left Turn Delay (Vehicle -Hours) Guideline Met for Left Turn Phasing?`� 0.31 flv' -,1.93 Yes 0.47 2.20 Yes 0.56 3.68 Yes Left turn delay should be 2.0 vehicle -hours or more during a peak hour on an approach. Crash Experience There were four crashes involving west or eastbound vehicles at the Linda Vista/SR 77 intersection between January 1, 2003 and December 31, 2005. This does not meet the criteria for considering left turn phasing based on crash experience (6 crashes in a one year period, or 10 in a two year period) in the ADOT PGPs. El Corredor OV12-05-03 Development Plan Engineering Comments Paul Keesler, P.E. May 07, 2008 Development Review has no further comments for the El Corredor development. Please refer to Traffic Impact Analysis comments and to Left Turn Phasing Warrant Analysis comments. Arizona Department of Transportation Intermodal Transportation Division 206 South Seventeenth Avenue Phoenix, Arizona 85007-3213 Janet Napolitano Governor Victor M. Mendez Director Mr. Tri Miller, P.E. RICK ENGINEERING COMPANY 1745 East River Road, Suite 101 Tucson, AZ 85718 January 8, 2008 Re: SR 77 (Oracle Road) @ Oracle Vista Centre Linda Vista Blvd. (MP 7799) to Desert Sky Rd. (MP 78.24) Traffic Impact Analysis Dear Mr. Miller: Sam Elters State Engineer We have reviewed the November 12, 2007 Traffic Impact Analysis (TIA) for the proposed Oracle Vista Centre development at the referenced location. Some revisions will be required in the TIA before we can accept the TIA report in its final version. The following comments are provided: We concur with the location of the new right-inhight-out driveway on Oracle Road (shown as Driveway #2 in the report), subject to the developer/owner meeting specific design and construction standards. The main access points to the development will be at the Oracle Road/Linda Vista Blvd. signalized intersection and the Oracle Road/Desert Sky Road unsignalized intersection. Based on the numbers provided in EXHIBIT 11, 2008 Total Traffic Volumes, we are requiring the widening of Linda Vista Blvd. on the west side of the Oracle Road/Linda Vista Blvd. intersection to provide a four -lane cross-section (a single westbound lane, an eastbound left -turn lane, an eastbound through lane and an eastbound to southbound right -turn lane. Eastbound and westbound traffic on Linda Vista shall be separated by a 4-foot wide painted median. The specifics of the necessary geometric improvements at the intersection, including pedestrian facilities, will be addressed during design. The design shall be coordinated with the ADOT SR 77 (Oracle Rd.) widening project and the widening of Linda Vista Blvd. on the east side of the Oracle Road/Linda Vista Blvd. intersection. If additional right-of-way is required to widen the west leg of the intersection, the developer,!owner shall dedicate the required right-of-way from the subject property to the appropriate agency. Also, in order to maintain the efficiency and safety of traffic operations at the Oracle Road/Linda Vista Blvd. intersection, the eastbound and westbound approaches to the intersection need to be aligned. The intersection currently provides protected/permitted left -turn phasing on the SR 77 approaches and split phases on the east and west approaches. The split -phase signal operation was installed after a thorough engineering evaluation of the roadway width constraints on the Linda Vista Blvd. approaches. The split signal phasing for the Linda Vista Blvd. approaches cannot be changed until the Linda Vista Blvd./Oracle Road intersection geometries can be improved. The developer/owner of the proposed EL Correador development on the east side of Oracle Road will improve the east leg of the intersection. To reiterate, the improved west leg of the intersection needs to be aligned with the improved east leg of the intersection. Arizona Goer 's ►f 2001 Award Recipient f Mr. Tri Miller, P.E. January 8, 2008 Page 2 4. Page 7 — 2008 NON -SITE (BACKGROUND) TRAFFIC VOLUMES The December 22, 2006 SR 77/Linda Vista -New Retail Building Traffic Impact Analysis was superseded by the June 22, 2007 SR 77/Linda Vista — El Correador Traffic Impact Analysis prepared by Curtis Lueck and Associates. Based on the poor Level of Service on the east and west approaches to the Oracle Road/Desert Sky Road intersection, we are requiring the widening of the west leg of the intersection. The developer/owner of the Oracle Vista Centre development will widen Desert Sky Road to provide three lanes — one in and two out. The two outbound lanes are needed so that delayed left -turning vehicles do not impede right -turning vehicles. The east leg of the intersection will be widened as part of the ADOT project to widen Oracle Road to a six -lane facility. 6. Page 21 — Conclusions/Recommendations Modify the last sentence of the first paragraph. Delete ...and be monitored for future signalization. The ADOT project to widen Oracle Rd. (SR 77) from four lanes to six lanes includes lengthening the existing turn lanes on Oracle Road in the vicinity of the Oracle Vista Centre development. In addition, the plans show a new southbound to westbound right -turn lane on Oracle Road at the Desert Sky Road intersection. The turn lanes shown on the widening plans appear to have sufficient length to accommodate the additional traffic generated by this development. It is recommended to provide an EXHIBIT in the report showing the storage length recommendations for all turn lanes in the vicinity of this development. Page 22 — Oracle Road/Driveway #2 Increase the southbound right -turn lane storage length from 170 feet to 250 feet with a 140-foot taper. For new construction, ADOT does not accept a minimum storage length for turn lanes. Provide a continuous southbound deceleration lane from Driveway #2 to connect with the southbound right -turn lane at the Linda Vista Blvd. intersection. Oracle Road/Linda Vista Blvd. The eastbound approach shall not be restriped to provide a left -turn lane. The cross-section of Linda Vista shall include a left -turn lane, a thru lane, a right -turn lane on the eastbound approach and one westbound lane. Eastbound and westbound traffic shall be separated by a 4-foot wide painted median. The specifics of the necessary geometric improvements at the intersection, including pedestrian facilities, will be addressed during design. APPENDIX F Turn Lane Warrant/Queue Calculations At this time, ADOT uses a threshold of 30 or more right -turning vehicles during the peak hour to warrant the installation of an exclusive right -turn lane on state highways. Please revise your calculations accordingly. .a . i'j Wes (Or 1 2001 AwardRecipent P Mr. Tri Miller, P.E. January 8, 2008 Page 3 All of the evaluation and planning for this development will need to be coordinated on a cooperative basis with the Town of Oro Valley to ensure that mutually acceptable conditions are arrived at. We appreciate the opportunity to review the TIA for the Oracle Vista Centre and look forward to receiving the revised TIA Report. If you have any questions, please call me at (520) 388-4235. Sincerely, Maria Deal Arizona Department of Transportation Southern Regional Traffic Engineering 1221 South 2nd Ave. Tucson, AZ 85713-1602 c: Daniel J. Williams, P.E., Tucson District Development Engineer, ADOT Reza Karimvand, P.E., Southern Regional Traffic Engineer, ADOT Donna M. Jones, Tucson District Permits, ADOT Frank Smith, Transportation Engineering Specialist, ADOT Paul Keesler, P.E., Development Review Manager, Town of Oro Valley '3�£Arixana Qu r 1 2001 Award Red�ient DESERT SKY ROAD :: _J I ENGINEERING COMPANY T.114r74++\E.h I bIT. 11-8-07\14574++_e1+5_PIM 2. don - LINDA VISTA BOULEVARD EXHIBIT 2 PROPOSED SITE PLAN ORACLE VISTA CENTRE TRAFFIC IMPACT ANALYSIS N NO SCALE I'll w ._+rn1\R I 6,S+ondords\Ben+ley_2006\rorksPocP\q-o)ec+e\CorpStds_2005 _50\I p I ot\GorpStos_--- w� •N0V-2007 0915 OHO 1 PLLEYAR/�029 fl t �> SOUNDED �g 1 Planning and Zoning Division �� c` ^, 11000 N. La Canada Drive, Oro Valley AZ 85737 Phone: (520) 229-4800 Fax: (520) 742-1022 Web Site Address: WWW.to"rnoforovalley.com REQUEST FOR PREAPPLICATION CONFERENCE PROJECT DESCRIPTION: L,Ul Z Z tJ`f" iv,) 'D P 1Z F_ t\ f-yJ 'F-'L LOCATION: %>.QC''�1 MA`T lE goo �� 1� o� o�,d.u,r !,, �,ja JI PARCEL NUMBER: Z *Z4 O 10 O % TYPE OF REQUEST: L.cri APPLICANT NAME/FIRM: S(?WA.W Y G 916 A 1f1� �S?�f�L� � I�I�I�G�� �� ►� Null ADDRESS 1J TELEPHONE NO.:!,:;ZO (,yZ> 'Z�Z.GS FAX NO.: 15Z---, ZaZc 1a63_�FMAIL: �*jJ� n p� a Q (S!x- PROPERTY OWNER: c�[�,O �,j�;� b•�Au� L.L_ ( SIGNATURE:`cam ,J) o `/ -- ' DATE: PREAPPLICATION CONFERENCE DATE REQUESTED: (Office use only) ❑ SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10) WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE. ❑ SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD." o TWENTY (20) COPIES (24X36) OF THE PROJECT CONC LOCATION MAP. D OCT 8 2008 Town Of Oro Valley LOCATION MAP CRO VALLEY TOWN MIS PUSCH RIDGE VXMNM AREA 1-01Al101 MAP A PORTION OF LOT 4 OF SECTION 13, 712S. R13E, Gt S.Rit, n th TOWN OF ORO VALLEY, 3'- 1 MILE' PWA COUNTY, ARIZONA GROSS AREA: 19.2 ACRES (836,147.49 8.1.) ZONING. C-1 MAX BLDG HT: 25' HOTEL J1: 95,000 S.F. HOTEL 12. 79,900 S.F. HOTEL' 25,450 S.F. BUILDING AREA: 201,350/836,147.49 = 24% MAX BUILDING AREA ALLOWED: 209,037 S.F. m U a r C (T C t� T) � Q m Owner/Developer. Project Description SECTION 13, TOWNSHIP 12 ORO VALLEY SUNWAY, LLC lJJ 965UNWAYHOTEL MANAGEMENT SOUTH, RANGE 13 EAST, N J 10985 CODY, SUITE 220 GSRB&M, TOWN OF ORO OVERLAND PARK, KS 66210-1224 VALLEY Contact: Don Culbertson (913) 345-2111 PIMA COUNTY ARIZONA. Q 0 Z a Civil Engineer. h— N o Q (" o Z z o Contact: - 0 U SCALE: 1"=40' Contour Interval: 1E3 Case Number. Dme: 11/04/08 +Planning P.J. C SBBL Architecture Ref. Number(s): sheet —or— OV12-90-07 1001 North Alvernon Way #105, Tucson, Arizona 85711 I OV8-07-03, OV 12-05-03D L:520.620.0255 1:520.620.0535 e:sbbl@sbbl.biz OV12-05-03 ONMO7 Prolects\07037-Hotel 0 13 Co doeV) a Ings\DP\Sp&ghlg sNtesdwp O:\2005 Projects\05097 NEC Oracle & Linda Vista\05097.00 CD\Drawings\Devebpment Plan\5097 DP3.dwg �J 1 1 1 1 1 1 1 1 1 SR77/Linda Vista New Retail Building - Traffic Impact Analysis Exhibit 13 Year 2007, With Project Peak Hour Volumes Project Location 64 (60) M LINDA VISTA BOULEVARD (23) i8J � t (-0.- (52) 111J 491 Cl) N� (40) 87—► (2(4) m—rn N �M U) O N 2 NTS LEGEND XX (XX) - AM (PM) Peak Hour Voumes O 2006 Curtis Lueck & Associates Page 15 Tucson, Arizona W o ]]]80 IHOIIAS SAYLER- BROWN s o:\zoos Rmjecb\asaw NEC ogle h �eo v ta\ososz.00 co\o,,.-y,\o�w—t Rion\soot-v-zd.g 07/12/05 c.> F Exst SR 77 Cst i Exst Linda Vista Blvd Cst F Sta 18+52 Match Exst Pavement Marking Begin 6" Double Yellow Une Sta 19+03 End 6" Double Yellow ;Stop Place 18" Solld WhiteBar Sta 523+14 a End 6" Solld Yellow Edge Une aEnd 6' Broken White Lane Unes' End 6" Solid White Edge Une a, ca O + g to a Sta 522+55 a Begin 6" Solid White Edge rum c Sta 522+13 j \ +� o � 2 � + Begin 6" Solid White Edge Line am \ Ef) Ste 521+20 LO — — _ SR 77 — — _ _ End 6" Solid White Edge Une Q - -- -' _ . _ • _ -----'-------------- -—�---- — � IT --=:_.-•--"•--------•----- - - - - - - - - - - - --12'-------- _ — - _ - - - _ _ _ _ _ _-•-•-•_ . U------------- _._._. _._._._._ . Q N�—_ — ------- 5 Exst SR 77 Survey f a o O� N Z74 N � � + + (cfl� (�}7 (4- (f+nn o GI �� Nip rr, a m + NOTE: All "Arrow" Symbols and "ONLY" Legends shall be placed In accordance with Std. Dwgs. M-10 and M-11. if Sta 523+63.69 (Exst SR 77 Cst V= Sta 20+00.00 (Exst Unda Vista Blvd Cst V REGION .�IO�N STATE PROJECT R0. SMEEi tao. TOT.LL st�EEcs � BUILT 9 AR>z 077-A(0101 I75 378 y 077 PM 077 ro j +21 W � '� W cn m � ov� 500E Oracle Rd •j �a �Na � , Mount on Signal Pole \ 1 \ \ 3 Sign No. S-11 ADZ MIN i 1 , r, o White CrosswalkLn I) �� + N to (d 1 + � Z I`z N LO N o 1 �Wm c� •0 c f� a �40 � a ® V/ ^ Q + a (� + (J V/ Op + LnLO N ti O Io c i N W � � �N D (ryp) n 4'— 7 14' - Sta 526+06 I o N-v H �� o 2+ (noN bog+ az z cn O tt 1 11 40 ®'`► Sta 525+ o 2 0 + Begin 6 2 't �, m rn Sta 524+'4 End 6' S� r Sta 524+16 c °i iD Begin 6' Solid Yellow Edge Line �. °; °; �, °a N ' m o W Begin 6" Broken White Lane Lines c1 o to cn o < o C § Begin 6" Solid White Edge Une 'tom y z iz Q. n a Sf-N 'oN u61S zuQ a a ? clod 1eu61S uo lunotY ?moo �10 o m pb 819e10 rn om� R� " os os ARIZONA DEPARTMENT OF �� Q Q 9 DRAWN JTN 09/OS TRAFFIC DEWSWAL SIGN O � Sta 21+48 CIfLXEB CJR 09/05 c r` r` End 6" Double Yellow Une DMIM HARMS ? AEEQM I MA AL 11 SIGNING & MARF a Match Exst Pavement Marking CM M-87M Sta 515+00 tc Sta 20+97 ��n� SR 77 - CALLE CONCORDIA TO TANGER Begin 6' Double Yellow Une Place 18' Solld White Stop Bar TRACS NO. H 5459 O1C 07i Edge Une � L J a W� W bo Lni �iW �nWm� o O + Exst SR 77 Survey 4 ---5R.=77 _------------ fj 1 8--•-•-. __ U — I4 �y o ®I ? No ? + g Slgn No N-22 LEGEND: ® - Remove & Dispose Exst SR 77 Cst P OW N Off. O15 Nr oV �c�0 + N , VI �o$trjo ti +47 + 6,�M +� u7 �Z LAO c M r- -------------------------------------------- -- Sto 530+80 c� !gn No. N-2,3m ow CA CD N A $a ,ga �a �o.� ,$ a �y (r) CL a � cps o rn c a r NOTE: W' All "Arrow' Symbols and 'ONLY' Legends shall be placed in accordance with Std. Dwgs. M-10 and M-11. w * 1 I (A Z o O O Qj O W� C) I o� , PREGION STATE PROJECT M TOTAL AS BUILT NO. s"W 9 AR>z 077-A(010) 11761378 077 PM 077 J v m 3 m a aW 0 . 3 aa c Lu m t c�j\ nW �N + oil t j�hz t: D _ -------- ------+ _ Viz' r _._._. --._.---.--.-._._.-.--_ - z?- c� � cn o � � + o Sign No. Sta 537+20.11 (Exst SR 77 Cst F)= N-Sta 20+00.00 (Desert Sky Rd Cst F) B In 6' Double Yellow Line Place 18' Solid White Stop Bar End 6' Double Yellow Una Z5 C Match Exst Pavement , Sta 536+70 " y End 6' Solid Yellow Edge Lines End 12' Solid White Lane Lines End 6' Broken White Lane Unes End 6' Solid White Edge Line 4/27/2005 2:35:52 PM t\6323 sr77\prod\tra\3heets\t5459oO4.don . D Ln W 10 a 0 Ea RD 9/os ARIZONA DEPARTMENT OF TRANSPORTATION Ani ilN 9/0 INIF3u[ODAL TRANSPORTATION DMSION EO(iD CJR 9/05 TRAFFIC DESIGN SERVICES NJM HARRIS IS&O '� AEcoM SIGNING & MARKING PLAN u anu 6M12�-,TDD Sta a 529+00 to 543+00 ana SR 77-.CALLE CONCORDIA TO TANGERINE RD TRACS NO. H 5459 O1C I I 077-A(010) PREL I M I NARY STAGE IV Review NOT FOR CONSTRUCTION OR RECOR DWG. Nfj j OtAiii Ogg � �'1I �•� 4 � T Aa dW � NEI lw-� 49 'h .!Vir«t.�b .ors „r,.t n. yy�� j:'iIL'•' �• •� .� _.`\. 41 1p 1, Wei V. ,� .,� w�•r . 9,�• .�' �"'Y tit �•�+ ,s"^� �y.•�1,,� +r 1� !+ ��r �.- � _�.fw�ii �' •a f rat • • ; . � -!.� X �. .� K �.�� i �.. • � • ,°��i . d��,. MqK°• ,�! r„{+fir-'.��� �•� � �� .� ::�� � M�,��..`• t �., AV 40 • ,x'b �. i� � � �` .. i � • 4►,, .� � i r£ • 7".#+yj�4 • �� � Xd � i '"•'�#+5�4a� i+ 3 . i' _ _ •41�. 1 e i... • t h RR" s M r 4.0 s r• •wyt� w, r � TOWN OF ORO VALLEY Department of Public Works 11000 N. La Canada Drive Oro Valley, Arizona 85737 (520) 229-4880 Fax (520) 229-4899 www.townoforovalley.com January 28, 2005 Ross Rulney 3567 E. Sunrise Drive, Suite 119 Tucson, AZ 85718 Re: Pre -Application Conference, OV12-05-03, El Corredor Town of Oro Valley Department of Public Works staff offers the comments listed below. Note these comments are preliminary in nature and subject to change upon receipt of more detailed information. These comments are for guidance and are not a substitute for all applicable Town of Oro Valley, Pima County, State of Arizona and Federal codes, regulations, ordinances and/or laws. 1. DRAINAGE A professional engineer registered in the state of Arizona will be required to prepare a hydraulic and hydrologic drainage report that conforms to the Town's Drainage Criteria Manual. First flush treatment of storm runoff will be required for this project. Include in the drainage report the methods that will be used in first flush implementation. 2. SOILS A geotechnical soils report containing all geotechnical engineering information and recommendations applicable to this project. The minimum geotechnical information to be included in the report is as follows: 1. Soil stability of all proposed cut and fill slopes 2. Angle of shear and maximum recommended slope ratio of all proposed cuts or fill 3. Erosion vulnerability of all graded areas and created slopes 4. Stormwater siltation potential of soils for all graded areas and created slopes 5. Description of soil constraints on the structural design of all foundations footings and walls 6. Recommended compaction treatment of all fills areas 7. Identification of any potentially hazardous geotechnical areas where construction is proposed 8. Recommended treatment for stability, erosion and siltation control of all new graded areas and created slopes 9. Determination of a pavement design section for driveway, parking areas and roadways 10. Foundation design recommendations Soil classification and design bearing capacity shall be shown on the grading plan for all areas where structures are proposed. 3. TRAFFIC Provide a copy of the traffic report originally prepared for this project. 4. LANDSCAPING Please ensure that sight visibility triangles appear on landscape plans. Section 4.8 of the Town of 4. 5. Oro Valley Subdivision Street Standards explains limitations to improvements within the triangles. Please ensure that there is coordination between the landscape architect and the engineer preparing the drainage and grading plans. GRADING Grading shall be a type two grading permit. Any deviation from the original development plan will be covered under the OVZCR Chapter 15 grading ordinance. GENERAL INFORMATION Restoration Assurances approved by the Planning and Zoning Department will be required prior to the issuance of a grading permit, see Section 4-901 of the OVZCR. The development plan shall be prepared per Article 4-5 of the OVZRC. Comments: • Show all existing facilities and infrastructure on a copy of the original development plan. • Show all existing accesses on Linda Vista Blvd on a copy of the original development plan. • Stormwater Detention and fast flush stormwater treatment will be required. • A pedestrian and vehicular cross connects to the property to the south is highly recommended. • Provide a letter from ADOT approving the detention berm that is located in the ROW of Oracle Road. • ass ssioie cn lv t e ne cial to you and the To • Provide a copy of the original drainage report. If you have any questions, please call me. Si ly, t Craig Civalier, P Development R view Division Manager XC: B. Jansen J. Weir agreed to for Linda Vista • SKa`''> (/vt`�gai�E�C;'�,,t cu.J Lr.vp,�. �l15�A Planning and Zoning Division 11000 N. La Canada Drive, Oro Valley AZ 85737 Phone: (520)229-4800 F2x:(520)742-1022 Web Site Address: www.ci.oro-valley.aLus REQUEST FOR PREAPPLICATION CONFERENCE PROJECT DESCRIPTION: LOCATION PARCEL NUMBER CIRCLE TYPE OF REQUEST: APPLICANT NAME/FIRM: SEP 2 6 2003 REZONING PRELIMINARY PLAT VELOPMEN:P::L::::�]DSE PERMIT ADDRESS: l G 20NEIS TELEPHONE NO.: al FAX NO.: EMAIL TJ PROPERTY OWNER:.4s I tom. �� tn.� �5�.��i�i►T'S 1�� /�S's /C�!'�t/ PREAPPLICATIO ONFEREN DATE/T ME REQUESTED: ` Glv►T��Q,c_y g %�'��K SIGNATURE: DATE: o '112!c ZP:5 1 PREAPPLICATION CONFERENIS14E HELD AT THE NEXT AVAILABLE OPENING FOR DRC o SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10) WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE. o' SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD." o TWENTY FOUR (24) COPIES 11x17 OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP. o ONE (1) COPY OF SITE RESOURCE INVENTORY PER SEC.14-104 OF OVZCR. FAAdmin PZIFORMSIPREAPP_FRM.DOC.doc i v s '�� iM,) ��' ixa. ,tiRr tY s cw ii�a "'I!.!;!�r d.1. . - _ .,.�fiti► %� 1 r �` � .V �w4iw �wii II. � I ..- �'• f� '0. ,'�IJ � r. a� i.. �r I • `'.. AN A US i�iG ,7ii.�..7C�7■io2./..ffL. �R Rc�EI■rr�■wl■r��irIN ■am�en !Mason ��saeL �� r i r � ti � .ys.r �� •�'%e�. .v�4�. iiw�� .Yie�r =Rr, ra�� � ` 'S►- •./ OWN i w a, .. ■ �. ■ ► IMi Q r v �� Ci 'i�::�i' ��ii�R�'' ���r � I�t � �y _+ _.......r..,,r ' .�iri. :�i�:. .r��l.ri.�l... � - • « �\ � SIN Arr of •,, ..- � �i �� -� I� M ' �i .ixrlir � • r !� ;III'• rl r, r � r �" • ;��• • • • • J � • • ,� �'� � � � � N► ` • r � �� ice% �1�t� � _ - � r _ � • � i .+ s r �1 coifn,udor — Masterplan (propsed) Oro Valley, Arizona 65737 James E. McMohon Architecture Planning TOWN OF ORO VALLEY, PLANNING AND ZONING 11000 N. LA CANADA DRIVE, ORO VALLEY AZ 85737 PHONE: (520) 229-4800 FAX: (520) 742-1022 www.townofomvalley.com APPLICATION FORD OV Case # (Office Use Only): Application Type: .A. Project Manager/Developer Name: Firm: o R.,�c.t_yr t,a r» City: TU State: A=?- Zip:_ S5- i -e� Telephone: Go o Fax: Email: B. Property Owner (s), if more than one owner, attach list Name:� Firm: Address: City: State: Zip. Telephone: Fax: Email: C. Subject Property ParceifTaz Code: 10 d' Legal Descript'tvrtlProperty Address: L� LY6 'fU - Flp 2E,o G j W l 2' Area of property: L Existing Zoning:`G�l Proposed Zoning: Is Proposed Zoning in conformance with General Plan designation? N N A [ ] Yes [ ]No General Plan Designation: Existing Land Use: A A Proposed Land Use: 19 t:::_WAl D. Previous Applications Relating To This Property Ova OV9_ Ov10- OV11- 0v12- CIO - 07 OV13- E. Reason For Request S— L17 This application Is true and correct to the best of my knowledge. been authorized by the owner to make this application. ,�`1•I`i--�,1" Date I am the owne of the above described property or have 6 60" Signature RIadmin PNORMSIShannon Project Subdivision Development HandoutlApplication General.doc &JO. .-1 PAAL - 52 cfs Cross Section for Irregular Channel Project Description Project File f:\ov\ov12\2005\12-05-03\comments\improvements\flowmast.fm2 Worksheet PAAL Flow Element Irregular Channel Method Manning's Formula Solve For Water Elevation Section Data Wtd. Mannings Coefficient 0.015 Channel Slope 0.005000 ft/ft Water Surface Elevation 99.76 ft Discharge 52.00 cfs r V 100, ti• • • 9 8 7 6 5 4 3 2 1 5.0 10.0 15.0 20.0 25.0 Station (ft) 10/09/07 FlowMaster v5.13 04:07:45 PM Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 (203) 755-1666 Page 1 of 1 PAAL - 52 cfs Worksheet for Irregular Channel _ Project Description Project File f:\ov\ov12\2005\12-05-03\comments\improvements\flowmast.fm2 Worksheet PAAL Flow Element Irregular Channel Method Manning's Formula Solve For Water Elevation Input Data Channel Slope 0.005000 ft/ft Elevation range: 99.02 ft to 100.00 ft. Station (ft) Elevation (ft) Start Station 0.00 100.00 0.00 0.38 100.00 0.50 99.50 24.50 99.02 24.63 99.52 25.00 99.52 Discharge 52.00 cfs Results Wtd. Mannings Coefficient 0.015 Water Surface Elevation 99.76 ft Flow Area 12.14 ftZ Wetted Perimeter 25.40 ft Top Width 24.56 ft Height 0.74 ft Critical Depth 99.78 ft Critical Slope 0.004277 ft/ft Velocity 4.28 ft/s Velocity Head 0.29 ft Specific Energy 100.04 ft Froude Number 1.07 Flow is supercritical. Water elevation exceeds lowest end station by 0.24 ft. End Station Roughness 25.00 0.015 10/09/07 FlowMaster v5.13 04:08:06 PM Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 08708 (203) 755-1666 Page 1 of 1 TOWN OF ORO VALLEY Department of Public Works 11000 North La Canada Drive Oro Valley, Arizona 85737 (520) 229-4800 Fax: (520) 229-4899 September 9, 2008 Kevin Hall P.E. DCC Consultants 2828 North Country Club Rd, Suite 100 Tucson, AZ 85716 Re: OV12-05-03 El Corredor Phase II Improvement Plans Acceptance Letter. Dear Kevin: The improvement plans have been accepted and the Mylar Cover sheet has been signed. In accordance with the ORO VALLEY ZONING CODE (OVZC), Chapter 26 - SEC. 26.3-E.2, the. technical accuracy and conformance to the current minimum design standards and requirements of the TOWN OF ORO VALLEY, and other applicable standards are the responsibility of the design engineer. A Type 2 grading permit is required for this project. We have attached a Type 2 grading permit application, an ADEQ NOI form, and a Type 2 grading permit checklist. The Type 2 grading permit checklist has been prepared to show you all of the items that are needed before a pre -grading meeting can be scheduled. The outcome of the meeting will be the issuance of the Type 2 grading permit. Please bring the permit and review fees to the meeting so that there will be no delay on issuing the permit. Assurances are required for this project and shall consist of a landscape bond, a construction bond, and a restoration bond. Please refer to OVZC Chapter 26 — Sec. 26.6 (Assurances) for details regarding the procedures of approving and posting project assurances. The restoration bond items can be combined with the construction bond items. See the attached list for items that are to be included in the restoration and construction bond estimates. You may contact Dee Widero at 229-4812 for items that are to be included in the Landscape Bond. It is important that the bond estimates be submitted as soon as possible so that the bond amount can be established. Submit the bond estimates to our Development Coordinator, Shirley Gay. Shirley's phone number is 229-4849 if you wish to contact her with any questions regarding the assurances. Any proposed revision or modification to the accepted plans shall be submitted to the Town for review and approval prior to such revision/modification being made in the field. As -built record maps of final site construction shall be submitted to the Department of Public Works for review and acceptance prior to the request for final site inspection and full release of the trust/assurances. If you have any questions, please call Fritz Laos at 229-4818. Sincerely,,,,,,_ � Paul Keesler, P.E. Development Review Division Manager Attachment: Mylar Cc: Shirley Gay SBBL Architecture File F:\OV\OV12',-1005\12-05-03\correspondenceUmprovements\PW_EI Corredor-Phasell_IP_Acceptajue_#4_090208.doc A A TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD MEETING DATE: January 13, 2009 TO: DEVELOPMENT REVIEW BOARD FROM: Sarah S. More, Planning & Zoning Director SUBJECT: OV12-05-03B, Oro Valley Sunway LLC, represented by SBBL Architecture and Planning, requests approval of a development plan and landscape plan for the Homewood Suites hotel and retail/restaurant . buildings, located within the El Corredor development in proximity to the northeast corner of Oracle Road and Linda Vista. EXECUTIVE SUMMARY OF APPLICATION: A development plan was approved for the El Corredor property in .1991. This proposal will substantially reconfigure the northern portion of the previously approved plan; therefore, a new development plan is required. A Homewood Suites hotel and retail/restaurant buildings are proposed as part of this phase (3). The hotel will consist of a two story building, approximately 90,400 square feet in size. The uses of the two retail/restaurant buildings have not been determined. The zoning of the property is C-1, Commercial. BACKGROUND: Nature of Application: The development plan stage involves resolving all design and site layout issues related to zoning requirements as well as specifications of all reviewing agencies. Once recommendations are made by staff, the development plan is reviewed by the Development Review Board (DRB), which in turn forwards the application. with its recommendation to Town Council. Development plan approval constitutes authorization .for the developer to proceed with the engineering plans and specifications for public improvements, as well as the building permit process. A landscape plan is also required as part of the development plan process. A landscape plan provides a planting schedule of transplanted and nursery plants, as well as irrigation plans for use in combination with plats and development plans. It provides staff the ability to review for zoning compliance, design aesthetics, and potential impacts on infrastructure improvements and avoidance of traffic hazards. Furthermore, the landscape plan will be utilized to field -verify that the plants on an approved plan have been installed correctly. It is within the purview of the Development Review Board to review and approve all landscape plans. Site Conditions • The El Corredor site is approximately 19.7 acres and will consist of four total phases. Phase 3 consists of 8.71 acres and is located on the northern portion of site. With the exception of the existing office building on the northwest corner, the site is vacant and undeveloped. • The vegetation on the site consists primarily of native Mesquite and Palo Verde trees. -Proposed Improvements • The maximum building height is 25 feet. The proposed building height is 25 feet with the exception of architectural elements which measure 32' — 6" in height. Architectural elements may exceed the maximum building height up to 10' as approved by the Development Review Board. TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD Page 2 of 6 • 120 hotel rooms, meeting area and pool/courtyard area. • The existing office building will be demolished as part of this phase. • Adequate parking and circulation have been provided. • Pedestrian connections have been established,to the adjacent commercial buildings. • All mitigation elements to insure neighborhood compatibility, as required by the approved conditional use permit have been incorporated. Approvals to Date: • In 1991, the Town Council approved a development plan for the entire El Corredor site. Since this approval, the designs of various phases have significantly deviated from the original plan; therefore, new development plans have been required. • In 2006, the Town Council approved a conditional use permit for the Starbuck's drive through. • In 2007, the Town. Council approved a conditional -use permit for the Homewood Suites hotel. • In 2007, a development plan was administratively approved for phase 2 (two retail buildings). It was in substantial conformance with the plan approved in 1991. Surrounding Land Uses: Orientation: Zoning. Land Use: North C-1, Commercial District Proposed retail buildings and Homewood Suites hotel. South PS&C, Private Schools & Churches Pusch Ridge Christian Academy. East R1-43, Single Family Residential Pusch Ridge Estates Subdivision. West C-N, Neighborhood Commercial Undeveloped (across Oracle Road). ANALYSIS OF OVZCR 22.613 DEVELOPMENT REVIEW CRITERIA: "In considering any application for development review, the Development Review Board shall be guided " by a specific list of criteria when deliberating. The following is a list of noteworthy criteria (in italics) followed by staff commentary: 1 -The Development Review Board shall examine the application to insure that all provisions of this Code and all other Codes, master plans, general plans and standards of the Town shall be complied with where applicable. A. GENERAL PLAN COMPLIANCE: Development Plan & Landscape Plan This commercial project is in general confon-riance with applicable General Plan policies. Noteworthy General Plan 2020 policies are listed below. F:\OV\OVI 2\2005\ 12-05-03B\reports\DRB.report1-13-09.doc I TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD Page 3 of 6 Policy 2.1.4, "The Town shall require that all development proposals depict an arrangement of and massing of buildings and/or arrangement of lots to minimize impacts on views from adjacent properties and streets and fi-an properties and streets internal to the proposed project while providing privacy.for residents. " Policy 11.3.1, "View protection is to be an essential aspect of development review and project approval. " The site is relatively flat and the development has been designed to minimize building dominance as viewed from Oracle Road and the adjacent properties. There are single family residential homes located along the east side of this property and the following mitigation measures have been provided to minimize development impacts: substantial building setbacks, a dense vegetative buffer yard with screen walls and low profile lighting at the rear of the building. Furthennore, building parapets and mechanical equipment screens are required to shield views from the adjacent properties. B. OVZCR COMPLIANCE: The development plan and landscape plan are in substantial conformance with all applicable OVZCR requirements with the exception of the following: Items to Address in the Future: Parking Based on the proposed parking space calculations, a total of 273 spaces are required and 285 spaces have been provided. The development is over parked by 12 spaces. The code specifies that the minimum/maximum spaces must be achieved and any deviation from the code requires an alternative parking analysis. The applicant has not submitted an alternative parking analysis but in order to conform to the parking on the site (without eliminating spaces) will provide'an additional 1,200 square feet of restaurant building. Restaurant uses require one space per every 100 square feet building. Since the development is over parked by twelve spaces, providing this additional square footage would bring the required parking to 285 spaces and meet the minimum/maximum requirements, The applicant will revise the plan accordingly. A condition has been added to Exhibit A. Landscaping The landscape code requires that all disturbed areas of the property be landscaped. This includes all internal and external areas of the building/site. The proposed pool and courtyard within the internal building areas have not been landscaped on the plan. The applicant has chosen to landscape these areas at a later date and is aware that a specific landscape plan will be required for review and approval by the Development Review Board. A condition has been added to Exhibit A. Furthermore, the landscape code requires that a minimum 10' landscaped area be provided along all four sides of the building. A portion of the sidewalk may be included within this area as long as the landscaped area is a minimum of 4' wide. The retail/restaurant buildings do not satisfy the required landscaped area along the perimeter of the building. Specific tenants have not been identified; therefore, the landscaping around the perimeter of the buildings will be addressed at a later date. A separate landscape plan will be required for these areas and subject to Development Review Board approval. A condition has been added to Exhibit A. F:\OV\OV 12\2005\12-05-03B\reports\DRB.report 1-13-09.doc TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD Page 4 of 6 Other Pertinent Code Requirements Section 27.7 & 27.8, Off Street Parking and Loading — Passenger drop off areas and loading zones have been provided to serve each building adequately. W, Section 27.6E&F, Buffer yards and Screening — Adequate buffer yards have been provided along the perimeter of the property in accordance with code requirements. Section 24.5, Oracle Road Corridor Overlay District (ORSCOD) — The project conforms to all setback, view corridors and landscape standards of the ORSCOD. C. OVZCR DESIGN GUIDELINE COMPLIANCE: Development Plan & Landscape Plan Addendum A 6 C: "Loading and service areas should be screened from public view. " All loading zones and dumpster areas have been adequately screened so they are not visible from the roadway and/or adjacent properties. Addendum A 6 f ii: "Design all parking areas to allow safe and attractive pedestrian circulation. " Safe pedestrian circulation between each building and to the adjacent roadways is proposed. Pedestrian sidewalks around the perimeter of the building have been adequately landscaped for appearance and visibility. D.. PUBLIC WORKS COMMENTS: Traffic The existing roadway network adjacent to this project will be improved to provide increased traffic flow and safety for- motorists. Improvements to Linda Vista Boulevard will be required as a part of the overall El Corredor project and includes the addition of raised medians and right/left turn lanes. Furthermore, .the Arizona Department of Transportation is currently under construction with the Oracle Road (State Route 77) Widening and Improvement Project which includes the Oracle Road frontage along this project. Drainage The existing on -site and off -site stormwater patterns consist of sheet flow, generally draining from the southeast to the northwest. Two earthen channels will direct off -site stormwater drainage around the perimeter of the project site. The eastern channel discharges into a storm drain which directs the stormwater back into a natural swale located adjacent to the northern perimeter of the project. The southern channel discharges into a storm drain which directs the stormwater into a detention basin on the western perimeter of the project. On -site stormwater runoff is conveyed through the site and into the detention basin by utilizing parking area access lanes (PAAL's), catch basins, curb openings, and storm drains. The detention basin will release stormwater at levels below pre-existing conditions. First -flush treatment is incorporated into this project and consists of multi -purpose catch basin inserts designed to capture sediment, debris/trash particles, and oils/ grease from the parking lots and PAAL's. F:\OV\OV 12\2005\12-05-03B\reports\DRB.reportl-13-09.doc J TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD Page 5 of 6 Grading A Type 2 Grading Permit will be required to construct building pads, retaining walls, drainage structures, utilities, parking lots, and any other structures requiring grading on the project site. All grading will conform to the Zoning Code. PUBLIC NOTIFICATION AND COMMENT: This project has been noticed in accordance with Town procedures, which include the following: • Property owner mailing for all directly affected residents within 300' of subject parcel. • HOA mailing. • Post property. • Post at -Town Hall and on web. During the conditional use permit process residents raised several issues regarding the design of the east side buffer yard, building/parking lighting and noise nuisances. The applicant provided mitigation measures and to date, all the issues have been addresscd on the development plan and landscape plan. No further comments have been received from the surrounding property owners on this property. SUMMARY OF FACTORS: Findings in Favor: 1. The development plan and landscape plan meet all applicable General Plan policies. 2.. The development plan and landscape plan meet all OVZCR requirements and design guidelines. 3. All resident concerns were previously addressed as part of the conditional use permit process. Findings Against: 1. There are two zoning code items regarding parking and landscaping that must be addressed in future plans as indicated in Exhibit A. SUGGESTED MOTIONS: The Development Review Board may wish to consider one of the following suggested motions: I move to [approve, approve with conditions, OR deny] OV12-05-03B, Applicant's requests for a development plan and landscape plan for the Homewood Suites hotel and retail/restaurant buildings subject to the conditions specified in Exhibit A. F:\OV\OV12\2005\12-05-03B\reports\DRB.reportl-13-09.doc TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD Page 6 of 6 Attachments: 1. Exhibit A - Conditions of Approval 2. Technical Deficiencies 3. Development Plan 4. Landscape Plan cc: Don Culbertson, Fax 913-345-2444 SBBL Architects and Planning, Fax: 620-0535 Project Manager: David Ronquillo, Senior Planner dro S. M te, Pla 'ng & Zoping Director J -Craig valier,'rownEngineer F:\OV\OV12\2005\12-05-03B\reports\DRB.reportl-13-09.doe EXHIBIT A OV12-05-03B CONDITIONS OF APPROVAL 1. The following neighbor conditions as agreed to by the applicant must be addressed as part of the development plan and landscape plan process: • An 8' high screen wall and dense vegetation (overlapping tree canopy) be achieved along the eastside property line. No openings for pedestrian access through the wall. • Vegetation to be provided on the east side of the wall to soften views. • Lighting at the rear of the hotel to be low profile lighting. • No dumpsters to be located along the east side property line. • Lighting to be limited to eight feet (8') in height at the back portion of the property. 2. Revise the parking calculations table and general note 4 to depict an additional 1,200 square feet of restaurant building to meet the parking code requirements. Revise the applicable development plan sheets accordingly. 3. A landscape plan for the hotel internal building areas (pool and courtyard) and retail/restaurant building (10' perimeter areas around the building) must be submitted for review and approval by the Development Review Board. ATTACHMENT 2 OV 12-05-03B TECHNICAL DEFICENCIES Planning 1. Revise sheet two of the development plan to specify a total of 120 hotel units and to match the cover sheet. 2. Revise general note four to specify the correct floor area ratio based on the entire El Corredor site. Public Works 3. Address all redlined comments within the submitted plan. 4. As previously commented, adjust the site grading around the buildings to meet the conditions of the 2006 International Building Code (IBC) #1803.3 — Site Grading for this project. See redlines and additional comments below for areas that currently do not meet this standard. 5. Show "wheel stops" within the handicap parking stalls to prevent vehicles from overhanging onto accessible paths within Sheet DP3.0. 6. Clarify keynote #37 regarding its reference to Detail 14/DP5. There are two instances of Detail 14 on Sheet D5. Make needed corrections. 7. As previously commented, provide additional information to exhibit how the landscape area near the southeast corner of the hotel meets IBC and Town of Oro Valley drainage requirements within Sheet DP4.0. The response to this comment provided by the engineer is that stormwater runoff within this area is, minimal and that ponding of water will not occur. However, positive outflow for drainage is generally required as stormwater retention is not permitted. The Town will accept water harvesting basins provided that the depth of ponding not exceed 4" and that ponding limits be no closer than 10' from a building's foundation. In order to substantiate the design, provide calculations to indicate the Q100 volume and depth of ponding within this proposed water harvesting area. Also, provide the limits of ponding and grading information within the development plan. Consider providing a positive drainage outlet (e.g. overland swale) in addition to proposed water harvesting basins if practical for this situation. 8. As previously commented within Sheet DP4.0, provide additional information to exhibit how the landscape area along the south side of the hotel meets IBC and Town of Oro Valley drainage requirements. The current design does not provide positive outflow for drainage between the building and the retaining wall. Furthermore, the modified scupper pipe used to drain the downspouts does not have enough outfall to be fully buried in the ground. This creates additional ponding issues as it will trap drainage between the building and the scupper pipe. Please coordinate with Town staff to come up with an acceptable solution. 9. Provide additional information within Sheet DP4.0 to exhibit how the landscape area along the north side of the hotel meets IBC and Town of Oro Valley drainage requirements. A proposed modified scupper has been utilized to drain the hotel's downspouts. However, similar to the south side of the hotel, the scupper pipe does not have enough outfall to be I fully buried in the ground. Again, this creates ponding issues as.it will trap drainage between the hotel and the scupper pipe. Modify the design as required. 10. The swimming pool courtyard area within Sheet DP4.0 is to be revised so that drainage swales are designed with a minimum longitudinal slope of 2% when within 10' of a building's foundation. Also, a minimum slope of 5% away from a building is required for either 10' or to a swale running at least 2% when within the 10' zone. Modify the design as needed. 11. The sidewalk approach to the design ramp within the "Entry Grading Detail" has a cross slope of 2.2% within DP4.0. The maximum cross slope is 2.0%. Make needed changes. 12. The "Catch Basin Information" refers to "Nyoplast 24" Catch Basins" within Sheet DP4.0. The updated Drainage Report date stamped 11/04/08 states "Storm Sentinel (Flow Guard) Adjustable Catch Basin inserts. Are these compatible with Nyoplast 24" catch basins? Please provide a typical detail of the first flush system on the detail sheet. 13. Please provide "wheel stops" within Detail 3: Accessible and Typ. Parking within Sheet DP5.0. 2. 3. 4. 5. 6. 7. B. 9. 10. 11. DEVELOPMENT PLAN EL RRED R HOTEL 8c RIETAIL OV 12=05=03B Oro Valley, Arizona GENERAL NOTES I PIMA COUNTY ADDRESSING GROSS AREA OF THIS DEVELOPMENT IS B.71 ACRES (379,407 s.f.). NET BUILDING 12. DEVELOPMENT PLANS WILL BE SUBMITTED FOR COMMERCIAL LOTS OR PADS PRIOR TO AREA IS 100,400 S.F. THE ISSUANCE OF ANY PERMITS BY THE TOWN ENGINEER AND/OR BUILDING OFFICIAL EXISTING ZONING = C-1 13. VEHICLE DESIGN - SU-30, DESIGN SPEED - 15 MILES PER HOUR. SETBACKS: REQUIRED PROPOSED FRONT = 120AVG. 144' 14. APPROVED IMPROVEMENT PLANS AND ASSURANCES WILL BE REQUIRED PRIOR TO REAR = 50' 95' ISSUANCE OF GRADING PERMITS. SIDE = 50' 88, 15. THE PROPERTY OWNER, HIS SUCCESSORS OR ASSIGNS AGREE TO 1) KEEP ALL MAX BLDG HT: 25' REQUIRED LANDSCAPED AREAS MAINTAINED IN A WEED FREE, TRASH FREE CONDITION, 2) REPLACE ANY DEAD PLANT MATERIALS WITHIN 90 DAYS AND 3) MAINTAIN THE BUILDING SQUARE FOOTAGE. IRRIGATION SYSTEM IN PROPER WORKING ORDER. HOTEL 90,400 S.F. RETAIL/RESTAURANT "000 S F 16. A PROJECT CONSTRUCTION PERMIT MUST BE SECURED FROM PIMA COUNTY TOTAL 100,400 S.F. WASTEWATER MANAGEMENT DEPARTMENT BEFORE BEGINNING ANY WORK ON THIS PROJECT. AREA CACLUATIONS BUILDING: 100,400/379,407 = 267• (SECT. 25.4.3.O.Hi.c) 17. CONSTRUCTION AUTHORIZATION FROM THE PIMA COUNTY DEPARTMENT OF OPEN SPACE: 226,372/379,407 = 41% ENVIRONMENTAL QUALITY IS REQUIRED BEFORE BEGINNING ANY WORK ON THIS PLAZA/ COURTYARD: 226,372 • 2% = 4,527 S.F. PROJECT. APPROVAL OF THIS DEVELOPMENT PLAN DOES NOT CONSTITUTE CONSTRUCTION AUTHORIZATION. • = 0.01% INCREASE 18. ALL EXTERIOR/OUTDOOR LIGHTING SHALL COMPLY WITH THE CURRENT CODE AT TIME PARKING SPACES: 9'x2O' (TYPICAL): HANDICAP: 8'x20' W/ 5' OR 8' ACCESS AISLE OF PERMIT APPROVAL HOTEL• 90,400 S.F. UNIT= 120 19. THIS PROJECT HAS 100 PROPOSED AND 0 EXISTING WASTEWATER FIXTURE UNIT iPER PER 2 EMPLOYEES = 30/2= 15 EQIVALENTS, PER TABLE 13.20.045(E)(1) IN PIMA COUNTY CODE 13.20.045(E). RETAIL/RESTAURANT: 10,000 S.F. 20. EXISTING OFFICE BUILDING WILL BE DEMOLISHED TO ACCOMMODATE FOR THIS 10 PER 1000 = 100 DEVELOPMENT. 1 PER 2 EMPLOYEES = 20/2= 15 PATIO AREAS: Z300 S.F. 21. ALL REQUIRED PARKING SHALL BE OFF-STREET, ON -SITE. 10 PER 1000 S.F. 23 TOTAL PARKING REQUIRED! 273 22. ALL SIGNAGE WILL BE APPROVED UNDER A SEPARATE PERMIT. TOTAL PARKING PROPOSED: 285 23. PER OVZC SECTION 27.3, 1% OF THE BUILDING CONSTRUCTION COST MUST BE REQUIRED: PROVIDED: DEDICATED TOWARDS PUBLIC ART. ADA ACCESSIBLE 8 12 (2 VAN) LOADING 3 4 24. ANY RELOCATION, MODIFICATION, ETC., OF EXISTING UTILITIES AND/OR PUBLIC BICYCLE 15 15 (2 CLASS 1) IMPROVEMENTS REQUIRED BY THIS DEVELOPMENT WILL BE AT NO EXPENSE TO THE PUBLIC. WHEN SPECIAL ZONING OPTIONS APPLY, ALL PERTINENT CALCULATIONS MUST APPEAR: LOT SIZES, AREA OF OPEN SPACE, DRAINAGEWAYS, PARKING AREA 25. ANY WASTEWATER DISCHARGED INTO THE PUBLIC SANITARY SEWERAGE SYSTEM CALCULATIONS, HILLSIDE DEVELOPMENT ZONE SLOPES, YARD AND SETBACKS, SHALL MEET THE REQUIREMENTS OF THE INDUSTRIAL WASTE ORDINANCE (PIMA BUFFERS, AREA VOLUME RATIO, BUILDING HEIGHTS, SCREENING ETC. COUNTY ORDINANCE 1991-140, AS AMENDED.) THE BASIS OF BEARINGS FOR THIS SURVEY IS THE EAST LINE OF SECTION 13, T 12 26. SITE RETAINING WALL WILL BE APPROVED UNDER SEPARATE PERMIT. S. R 13 E AS SHOWN ON THIS MAP AND THE -PUSCH RIDGE ESTATES' PLAT AS RECORDED IN BOOK 31, PAGE 74 OF MAPS AND PLATS, RECORDS OF PIMA COUNTY, 27• AN 8' HIGH SCREEN WALL AND DENSE VEGETATION (OVERLAPPING TREE CANOPY) BE AZ THE BEARINGS OF SAID SECTION LINE IS N 00'02'41' W. ACHIEVED ALOING THE EASTSIDE PROPERTY LINE. NO OPENINGS FOR PEDESTRIAN ACCESS THROUGH THE WALL THE BASIS OF ELEVATIONS FOR THIS SURVEY IS PIMA COUNTY BENCHMARK -NN 127' DESCRIBED AS A 9/16 STAINLESS STEEL ROD LOCATED AT THE NORTHWEST CORNER 28. VEGETATION TO BE PROVIDED ON THE EAST SIDE OF THE WALL TO SOFTEN NEWS. OF ORACLE ROAD AND UNDA VISTA BLVD. ALONG THE WEST SIDE OF FENCELINE IN THE SOUTHEAST QUARTER OF SECTION 13, T 12 S, R 13 E. G. & S. R. M., TOWN OF 29• UGHTING AT THE REAR OF THE HOTEL TO BE LOW PROFILE LIGHTING. ORO VALLEY, PIMA COUNTY, AZ AND AS SHOWN ON THIS MAP. THE ELEVATION OF SAID BENCHMARK IN 2,648.88', NAVD 8B DATUM. 30. NO DUMPSTERS TO BE LOCATED ALONG THE EAST SIDE PROPERTY LINE. DEVELOPER WILL COVENANT TO HOLD THE TOWN OF ORO VALLEY, ITS SUCCESSORS 31. LIGHTING TO BE LIMITED TO EIGHT FEET (8') IN HEIGHT AT THE BACK PORTION OF AND ASSIGNS, HARMLESS IN THE EVENT OF FLOODING. THE PROPERTY. DRAINAGE WILL NOT BE ALTERED, DISTURBED, OR OBSTRUCTED WITHOUT THE 32. TWO FIRE APPARATUS ACCESS POINTS MUST BE PROVIDED IN ACCORDANCE WITH IFC APPROVAL OF THE ORO VALLEY TOWN COUNCIL SECTION D104 PRIOR TO RECEIVING THE PERMIT FOR THE HOTEL ACCESS ACROSS FLOOD PRONE AREAS TO BUILDING SITE WILL BE APPROVED BY THE 33. ODOR ABATEMENT IS REQUIRED FOR FOOD SERVICE USE AND REQUIRES A TOWN ENGINEER AND SHALL BE THE RESPONSIBILITY OF THE DEVELOPER. SUPPORTIVE T.O.V. APPROVAL BASIS OF ELEVATION LOCATION MAP IH IMIm LOCATION MAP A PORTION OF LOT 4 OF SECTION 13. T12s, R13E, O.&S.R M.. Im TOM OF ORD VALLEY, 3'- 1 MILE PIMA COUNTY, ARIZONA TOWN CLERK APPROVAL I, TOWN CLERK, TOWN OF ORD VALLEY, AZ. DO HEREBY CERTIFY THAT THE DEVELOPMENT PLAN FOR APPROVED BY THE ORO VALLEY MAYOR AND COUNCIL ON THE -DAY OF DATED THIS _DAY OF ORO VALLEY TOWN CLERK PIMA COUNTY DEPARTMENT OF WASTE DATE WATER MANAGEMENT APPROVAL PARKING CALCULATIONS FOR LOCATION MAP A PORTION OF LOT 4 OF SECTION 13. T12s, R13E, O.&S.R M.. Im TOM OF ORD VALLEY, 3'- 1 MILE PIMA COUNTY, ARIZONA TOWN CLERK APPROVAL I, TOWN CLERK, TOWN OF ORD VALLEY, AZ. DO HEREBY CERTIFY THAT THE DEVELOPMENT PLAN FOR APPROVED BY THE ORO VALLEY MAYOR AND COUNCIL ON THE -DAY OF DATED THIS _DAY OF ORO VALLEY TOWN CLERK PIMA COUNTY DEPARTMENT OF WASTE DATE WATER MANAGEMENT APPROVAL PARKING CALCULATIONS FOR SITE** SHEET INDEX USE AREA PARKING REQUIRED I EMPLOYEE SUBTOTAL TOTAL PARKING SHEET IIISHEET TITLE CALCULATIONS REQUIRED (FORMULAS) BY AREA PARKING REQUIRED PARKING REQUIRED PARKING PROVIDED OPLO GENERAL NOTES PARKING CALCULATIONS DETAILS HOTEL 90,400 S.F. 1 PER UNIT = 120 UNITS 120 15 135 REQUIRED DP2.0 REFERENCE SITE PLAN,EXISTING CONDITIONS t PFR 9 FMPInYFF = zn FMP/� DP3.0 DEVELOPMENT PLAN, LEGEND &EXISTING CONDITIONS Iornka RETAIL/RESTAURANT 10,000 S.F. 100 15 115 1v PER 2 EMPLOYEES = 30 EMP 2 RESTAURANT PATIO 2,300 S.F. 10 SPACES / 1000 S.F. 23 23 273 1 28e • INCLUDING EIGHT (8) H/C ACCESSIBLE SPACES 34. FIRE HYDRANTS CONNECTED TO AN APPROVED WATER SUPPLY OF 2,000 GPM FOR THE FIRE PROTECTION SHALL BE INSTALLED AND IN SERVICE PRIOR TO COMBUSTIBLE MATERIAL DELIVERY TO THE SITE. TEMPORARY CONSTRUCTION OFFICE TRAILERS ARE CONSIDERED COMBUSTIBLE MATERIALS. 35. APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE INSTALLED AND IN SERVICE PRIOR TO COMBUSTIBLE MATERIAL DELIVERY TO THE SITE. 36. AN APPROVED AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED THROUGHOUT EACH BUILDING. 37. TEMPORARY STREET SIGNS SHALL BE INSTALLED AT EACH STREET INTERSECTION WHEN CONSTRUCTION OF NEW ROADWAYS ALLOWS PASSAGE OF VEHICLES. ALL STRUCTURES UNDER CONSTRUCTION SHALL BE CLEARLY IDENTIFIED WITH AN APPROVED ADDRESS. 38. WATER SERVICE WILL BE PROVIDED BY ORO VALLEY WATER UTILITY 39. THIS DEVELOPMENT WILL BE SERVED BY ORO VALLEY WATER COMPANY AND HAS STATE ASSURED WATER SUPPLIES 40. MASONRY SCREEN WALL OR VEGETATIVE SCREEN OF 6' HIGH SHALL BE PROVIDED ® LOADING ZONE. 41. THE FOLLOWING UTILITIES WILL PROVIDE SERVICE TO THIS DEVELOPMENT: A. POWER: TUCSON ELECTRIC POWER COMPANY. B. GAS: SOUTHWEST GAS COMPANY C. WATER: ORO VALLEY WATER D. SEWER: PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT E TELEPHONE QWEST F. FIRE PROTECTION: RURAL METRO 42. THE ON -SITE SANITARY SEWERS, EXCEPT PUBLIC SEWERS WITHIN PUBUC SEWER EASEMENTS OR RIGHTS -OF -WAY, WILL BE PRIVATE AND WILL BE CONSTRUCTED, OPERATED AND MAINTAINED ON A PRIVATE BASIS, AND IN ACCORDANCE WITH AN APPROVED OPERATION AND MAINTENANCE PLAN, IF REWIRED. THE LOCATION AND METHOD OF CONNECTION TO AN EXISTING PUBLIC SANITARY SEWER IS SUBJECT TO REVIEW AND APPROVAL BY THE PIMA COUNTY WASTEWATER MANAGEMENT DEPARTMENT. 43. PHASE TWO BUILDING PADS WILL REQUIRE SEPARATE APPROVALS FOR BUILDING ARCHITECTURE AND LANDSCAPE. Ill- A 11�11r1_ _ ORO VALLEY SUNWAY, LLC %SUNWAY HOTEL MANAGEMENT 10985 CODY, SURE 220 OVERLAND PARK, KS 66210-1224 Contact: Don Culbertson (913) 345-2111 Civil Engineer. DCC CIVIL ENGINEERING 2828 NORTH COUNTRY CLUB ROAD TUCSON, AZ 85716 Contact: KEVIN HALL (520)299-4484 S.'. EXPIRES =1110 SBBL Architecture + Planning 1001 North Alvernon Way #105, Tucson, Arizona 85711 t:520.620.0255 f: 520.620,0535 e: sbbl@sbbl.biz 3 m m m Y 0 0 0_ E c n •u � a T � C_ o < m ❑ ■ ❑ Project Description Z SECTION 13, TOWNSHIP 12 Q SOUTH, RANGE 13 EAST, J GSRB&M, TOWN OF ORO VALLEY PIMA COUNTY ARIZONA. H- _J 0 ;Zc o 0 Z LLI e, t4 WC ���� O C)-.1- 0 W 1 _J = SCALE: 3'=1 MILE Q Contour Interval: 1' Case Number: Date. 11/06/08 OV12-05-03B pm" 8: 07037.00 - Ref. Number(s): Sr,eat 1 or 5 OV12-90-07 OV8-07-03 D P-1.0 OV12-05-03 O:\7UO7 Projects\07037 - Hotel ® 8 Coeedor\Drawings\DP\07037-DPI.dwg ORTH SCALE: 1'=60' OUR INTERVAL = 1 N 89'50'32' E 764.98- ® 1 a SUBJECT PARCEL: PARCEL NO. 224-31—OIOB DOCKET 13140, PAGE 4622 379.192.59 SO. FT. �t3 =y wl 8.71 ACRES TDDD A. y Y Polyline Report HWT� N W Q dl NORTHING EASTING BEARING DISTANCE EXYriZ-5I'o9 Io4 0 677.664 883.315 "s Z O N 90'00'00' W 734.485 LUI � m 2Q 677.664 148.831 � O RADIUS: 5829.580 LENGTH: 508.301 CHORD: 508.140 DELTA: 04'59'45' ¢ CHORD BRC: N 03'29'05' W PC—R: S 89*00'48' W PT—R: S 84'O7'03' W uo RADIUS POINT: 577.275,-5679.885 TANGENT: 254.312 e LLJ nl 03 1184.865 117.946 la N 89'50'32' E 764.975 of ® 1186.972 882.918 O J 5 00'02'41' E 509.308 _ N U 10 677.664 883.315 Closure Error Distance> 0.000 P.O.B. FOR CLOSURE REPORT Z11 cc Total Dislance> 2517.069 O' Pa.".. Area: 379, 192.59 sq ft, 8.71 acres N 90-00'00' W 734.48FIND. BRASS CAP IN N NOTE THIS DRAWING IS INTENDED TO PORTRAY CONCRETE, S.E 00'02'41' W THE LOT CLOSURE CALCULATIONS FOR THE CDR SEC. 13 T.12 S., / 667.68' SUBJECT PARCEL AND DOES NOT REPRESENT A R.13 E.. G.&S.R.M. COMPLETE BOUNDARY SURVEY. LOTCLOSUREREPORTFOR ROLARIS A PORTION OF LOT 4 OF SECTION 13, N D SLIRAYEYIN0, LLC T. 12 $., is.8$. 3529 N FLOWING WELLS RD. GRAPHIC SCALE r a�n Too r r PIMA COUNTY, ARIZONA NA TUCSON, ARIZONA e5705 POLARIS JOB No. 05276 4123108 TEL: (520) 322-6400 FAX (520) 3228401 E-21 CLOSURE REPORT t10o 0wnPr/DPVPInr-r ORO VALLEY SUNWAY, LLC %SUNWAY HOTEL MANAGEMENT 10985 CODY, SUITE 220 OVERLAND PARK, KS 66210.1224 Contact: Don Culbertson (913) 3452111 Civil Engineer. DCC CIVIL ENGINEERING 2628 NORTH COUNTRY CLUB ROAD TUCSON, AZ 85716 Contact: KEVIN HALL (520)299-4484 111pLWWNSAYEA elnw>r EY,PIflES 3131/10 MASTER SITE PLAN SBBL Architecture +Planning 1:601 1001 North Alvernon Way #105, Tucson, Arizona 85711 t 120.620.0255 f: 520.620.0535 e: sbbl@sbbl.biz O:\2007 Projects\07037- HOW ®B Coaeaor\Drowlnps\DP\07037-0P2.ovq a O Y U O y X � E ,U, n uuC � N Y U m C � N C 0) a � a V Q m ❑ ■ Cl Project Description 7— SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST, GSRB&M, TOWN OF ORO Ct_ VALLEY — r PIMA COUNTY ARIZONA. F— Z ck:O o 0 W rryy CW LLLJ wp�> L wZo�` O C)¢F=o o: J z � W Ld= SCALE: 1 "=69 LL1 Contour Interval: 1' Case Number. Data 11/06/08 OV12-05-03B Pro) M: 07037.00 — Ref. Number(s): sheer 2 or 5 OV12-90-07 OV8-07-03 DP2.0 OV 12-05-M LEGEND TO SYMBOLS KEYNOTES — ASPHALT PAVING CENTERLINE -----BOUNDARY SUB WATFIRSHED LINE T � TELEPHONE PEDESTAL t 0 NEW6'CURB,IYPREF.COTSIDDTL209 to CLASS 2BICYCLE PARKING - DETAIL VDP5.0 10 EXISTING TRANSFORMER TO BE RELOCATED SETBACK LINE /YARD CONCRETE SIDEWALK — — LANDSCAPE BORDER ORO VALLEY TOWN LIMITS Q MASONRY RETAJM14GWALL n FWEHYDRANT Q NEW TEPTRA4SFMMER (PROPOSED) — — — — — — — EASEMENTS a FIRE HYDRANT (SEE LOCATION MAP) O3 IN20'LANDSCAPE ISLAND, TYP. t8 CLASS IBICYCLE PA.RKING- DETAIL 5'DPS.O O EXISTING FIRE HYDRANT TO BER IOVEDOR 0 EXIST. CONCRETE gas SIDEWALK CONTOUR LINES O DUSTING SEWER 4 O 3VEHICLE OVERHANG CASHED Ulk) t9 O DRAINAGE 0 PROPERTY LINE. MANHOLE POWER POLE Q OPENPIRELOCAIED OPENPLAIAAAEAWIIHSUTWGAMENfHE$FOR �— SUBJECT PROPERTY LINE ® CLFANOUT 0 EXISTWGPAVEMENT 20 O VEHICLE TURN AROUND POSTED: NO PARKING PUBLIC USE BUILDING FOOTPRINT GRADING LIMITS 12 NUMBER OF PARKING A.FF. ABOVE FINISH FLOOR O COT/POSM. DIET. 207 CURB RAMP, REF. DETAILWP5.0 O FUG POLE Q TYPE SCUPPER 47V2'HIGA1HC1 SECU ITYFNCINNGGW/STEEL STRIPED PEDESTRIAN ' EXISTING PAVEMENT SPACES. MAS. MASONRY Qi PANONGSTRPEIYP. O EKEWpEX5TWG6'CURB ® CROSSWALK EXISTING CURB �, BICYCLE PARKING LOCATION, SEE DETAIL T.O. TOP OF Oa DICLDSEDMECHAWGALYARO O MONUMENT SIGN 3a Q DOWTISPOUT6DRAPIFIPE5YSTFMSEE DPA — svT-zxK SIGHT VISIBILITY NEW CURB u 2 P1. 1« BASIS OF ELEVATION TEh1P0AAA1'6'CURB PENDING FUNREDEVBAPMFNT 14 FIRE OEPAATMENTACCESSGATE Q SCUPPER PER DETAIL I4/DP-S. TRIANGLE OTHER PROPERTYT. ROOF DRAINAGE F.F.E..F.E. FINISH FLOOR ELEVATION t0 0 ADASIGNAGEPER GDALNDP5.0. MASONRY SCREEN WALL DRNNAGESWALE. SEEDP4. s TRAFFIC FLOW SEWER LINES S EXIST. F.P.E. FINISH PAD ELEVATION u 0 NEW SEWER LINE (PRIVATE) SPOT GRADE N.T.S. NOT TO SCALE n STOP SIGN, REF. O 4'BCS O �6SIDES. PVC HRDUGHSDEWAKRPRAP STORM WATER —■ ■— NEW WATER LINE ❑ WATER METER TYP. TYPICAL t2 IAN'DSCAPEAAEA 27 6'BCS O B'HIGHMASONAYSCREQRWALLONTOPOF CATCH BASIN —w w STORM WATER POST. WATER LINE 00 BACKFLOW PRE:VENTER DIA FND DIAMETER FOUND ty EXISTWGBUItDWGTOBEDEMWSHED OO FLOWDWECTION. AU ROOFDAAWAGE DAYUGHTINGATGRADE WILLREDIRECIID MA.SONRYRETAWWGWALL REF. DETAIL ONDP5. c EXIST. NATURAL GAS ® VALVE INTOCUPPPERSUNDER a O 47HIGHMASONRYSCAFENWALL REF. DETAILS DRAINAGE LINE t• 6'MASONRY SCREERWALL FOR LOADING ZONE OALKSNWACES ONDP5. E- 3 DRAINAGE SWALE oHP OVERHEAD ' �'X� FLOW/GRADE t5 PEDESTWANACCESS TOADJACENT SRE O RW� 42 TWO 6•PVC UNDER SIDEWALK POWER REF. DP4 NORTH SCALE: J-1'=40' CONTOUR INTERVAL = 1' E—M] EXISTING CONDITIONS N.T.S. SIGHT VISIE IUIY TRIANGLES NEARSIDE FAR SIDE DESIGN SPEED (MPH) PAAL'SWOR) IN100' 1000 15 PAAL.S(MINOR) low two 15 ORO VALLEY SUNWAY, LLC %SUNWAY HOTEL MANAGEMENT 10985 CODY, SUITE 220 OVERLAND PARK, KS 6621 D-1224 Contact: Don Culbertson (913) 345-2111 rivil Fnnv,PPr DCC CIVIL ENGINEERING 2828 NORTH COUNTRY CLUB ROAD TUCSON,AZ 85716 Contact: KEVIN HALL (520) 299-4484 rL>ar' tunxv owwEs N10 SBBL Architecture + Planning 1001 North Alvernon Way #105, Tucson, Arizona 85711 t: 520,620.0255 t: 520.620.0535 e: sbbl@sbbl.biz Project Description SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST, GSRB&M, TOWN OF ORO VALLEY PIMA COUNTY ARIZONA. . PrAI F Contour Interval: 1' Case Number. OV12-05-03B OV 12-90-07 OV8-07-03 OV12-05-03 m w 0 u o ao z aIx n i c T C 0 al d CDU 0 Q c0 ❑ ■ ❑ Z g �J Z C:) LLJ LU W C= a CL 0:: .< C) 0 L) LU W = z W f0ate�'. 11/06/08 V/U3/.W sheet 3 of 5 DP3.0 0:\2007 Prolects\07037. Hotel 0 8 Co dor\Drowing5\DP\07037-DP3.Cwg O CATCH BASIN INFORMATION O NYOPLAST24' CATCH BASIN W1M''GRATE AND STORM PUREFIRST FLUSH FILTRATION SYSTEM, TOP OF GRAZE=48.00 INVERT=4420 O NYORL ST 24' CATCH BASIN WI W GRATE AND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE=48.15 INVERT=44.25 O NYOPIAST 24' CATCH BASIN W/ 253 GRATE AND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE- 48.151NVERT=44.25 ® NYONAST 24' CATCH BASIN W/ W GRATE AND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE=48.34 INVERT=44.10 O NYOPLAST24' CATCH BASIN W1WGRATEAND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE=47.82 INVERT=44.10 © NEW CATCH BASIN, TYPE 4 W/ CONCRETE APRON PER PC/GOT STD. DTL 309. (4) EF-1 GRATES TOP OF GRATE-51 LO INVERT=45.13 O NYOPLAST 24' CATCH BASIN WI W GRATE AND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE=51.38 INVERT=45.40 O8 TWO (2) NYOPIAST 24' CATCH BASIN W/ 2S3 GRATE AND STORM PURE FIRST FLUSH FILTRATION SYSTEM TOP OF GRATE =52.70 INVERT (WEST BASIN)=46.93. INVERT (EAST BASIN)=46.95 O TWP,(2) NYOPIAST 24' CATCH BASIN YI/ 2k3' GRATE AND STORM PURE FIRST RUSH FILTRATION SYSTEM TOP OF GRATE=51.25 INVERT (WEST BASIN)=45.98. INVERT (EAST BASIN)=46.00 1 p NEW CATCH BASIN, TYPE 4 W/ CONCRETE APRON PER PCICOT STD. DTL 309. (3) EF-2 GRATES, TOP OF GRATE=2656.25 INVERT=2648.47 11 NYOPIAST 24' CATCH BASIN W/ 2-2a9' GRATES AND STORM PURE FIRST RUSH FILTRATION SYSTEM TOP OF GRATE- 51.38 INVERT- 46.45 i 2 2'd HAND -PLACED RIP RAP ON FILTER FABRIC (I=6', T=2d50) RIP RAP SHALL CONFORM TO PC/COT STD -SPEC. 913. FILTER FABRIC SHALL CONFORM TO PC/COT STD -SPEC. 913-2.05 AND 10144.D3. 'Y GRADING DETAIL SCALE: le-- 10' PROPOSED ASPHALT. ADD 0.5 FOR THEADJACENT S OTHER'MSE SHOWN. 3131110 'tannin( Arizona 8571 sbbI@sbbl.bl OV 12-90-07 OV8-07-03 OV12-05-03 Z Q J C J F-- Q:: W C) = 261 �Zo� 0 OJi�;> > w= w 11/06/08 ml. #: 07(1'47 M 0:\2007 Projects\07037 - Hotel ® 9 Corredor\Drowings\DP\07037-0P4.dwg 6' CLASS S PORTLAND CEMENT CONCRETE 4' BC 0 100% COMPACTION 8" SUBGRADE LAYER 0 95% COMPACTION TRUNCATED DOME TACTILE WARNING DEVICE PER SEC. 705.5 1.6' APART, 0.9-1.4- I — a WIDE, 0.2- DEEP CLASS S PAVEMENT 7 N.T.S. D ''W -f j 1'-6" WIDTH OF NOTE TRUNCATED DOME MIN SIDEWALK SHALL BE USED AT ALL CURB 2.5' AC MIX 2 RAMPS. ALL RAMPS TO BE 4" ABC 0 100% COMPACTION PER PC/COT DETL 207. 8' SUBGRADE LAYER A 0 95% OMPA TION 6' 6" CURB 2' I o TYPICAL PAVEMENT t 1 MA ! $SEC11ON N.T.S. DETECTABLE WARNING SURFACE - TRUNCATED 1:50 MAX 20' DOMES. SLOPE SCREEN WALL 3' 17' B DETECTABLE WARNING " CURB SURFACE - TRUNCATED DOMES. oy h� 2 PARTIAL SECTION SCREEN WALL BEYON SCREEN WALL DETENTION AT GRADE BASIN LANDSCAPE ISLAND i 3 PARTIAL SECTION AT 9 C REFERENCE COT/PC STANDARD DETAIL #207 FOR CURB ACCESS RAMPS VURB ACCESS RAMP N.T.S. 6XSX1/4- SO. PAINTED T.S. SLEEVE TO DAY LIGHT W FACE OF SIDEWALK. PROVIDE 3/4- X 6- NELSON STUDS AT 32. O.C. n SIDEWALK SCUPPER ' 14 N.T.S.- 6'-3' CLASS 1 BICYCLE 5 PARKING N.T.S. o IN AN!(D§TION, TYP o l o m O a 4' PAINT TYPICAL PARKING STRIPE SPACE (�) 6'_N -LINE OF VEHICLE OVERHANG 5'-0. DETECTABLE WARNING SURFACE, TRUNCATED DOMES. -VERTICAL SIGN, TYP. REFERENCE 2/DP1 NEW SIDEWALK LINE OF VEHICLE OVERHANG CONCRETE SIDEWALK OR LANDSCAPING S-O" CACCESSIBLE AND TYP DJHAWING N.T.S. 30" 30" TYP TYP. / / INVERTED 'U- RACK TYP) WALL OR / OBSTACLE ` BICYCLE (TYP) °d NI� ACCESS AISLE 4 CLASS 2 BICYCLE PARKING N.T.S. 9 PARTIAL SECTION EAST PROPERTY LINE 1"-10' PARTIAL SECTION WEST PROPERTY LINE 0:\2007 Projects\07037- Hotel 8 Cmedm\Drowin0s\DP\07037-DPS.dwg I RESERVED PARKING E.P PLATE v PFWIT OrLT rA } m lqT aao; ACQ.4 uaz m�ursm nwu "� 2...0 ft T_ M w P-1 a Pn w emtoe, .1 y, m,sw�r ACCESSIBLE SIGNAGE N.T.S. 10'-8' n D w D DD N ci o 4"0 � 6'_0• A.F.F. BOLLARDS ao T.O. MAS (TYP.) WALL 10'-B" 10'-8" N •o w%I L-.... HANDICAP RESERVED d --- SIGN WITH (3) 1/4- DIA. ( BOLTS 4 0 BOLLARDSI --- 2A P5. v (TYP.) VAN ACCESSIBLE SIGN WHERE REQUIRED PAINTED 2"X2"X 11 GA STEEL TUBE W/ WELDED CLOSURE 0 TOP TOP OF PAVEMENT, 2"X2'X1/4" HOLDINGG WALKWAY, OR FIN. 1- MINIMUM, P GRADE CONCRETE SUPPORT u� 2 VERTICAL SIGN N.T.S. PARTIAL SECTION EAST PROPERTY LINE 1 N.T.S. HEAVY DUTY 5/8.0 CANE BOLT. PROVIDE PIPE SLEEVES SET IN GONG. AT OPEN & CLOSED POSITIONS 52 PRISON HINGE LE ON GATE & TYPICAL, 3 PER ri---\ DUMPSTER ENCLOSURE ELEVATION 1 N.T.S. RETAINING PEDESTRIAN m WALL SIDEWALK a 15' VEHICLE FACE OF 4' OVERHANG. -d li 53.7 BUILDING 3 FACE OF aat 3 E cc 55%OPF 53.241 PARKING SURFACE a „ P�� SECTION Owner/Developer. Project Descr ption ORO VALLEY SUNWAY. LLC ZQ SOUTH, RANGE 13 EAST, % SUNWAY HOTEL MANAGEMENT SECTION 13, TOWNSHIP 12 10985 CODY, SUITE 220 GSRB&M, TOWN OF ORO J OVERLAND PARK, KS 66210-1224 VALLEYCL J Contact: Don Culbertson (913) 345-2111 PIMA COUNTY ARIZONA. F— o Z �w�� Civil Engineer. LU LLJ a DCC CIVIL ENGINEERING mf Q 2828 NORTH COUNTRY CLUB ROAD TUCSON, AZ 85716 Q U � o Contact: KEVIN HALL (520) 299-4484 LU .J O z > LLJ = SCALE : LU 257 Contour Interval: 1' THaus SAYM. BAM Case Number. Date: 11/06/08 .' E3 . OV12-05-036 07037.00 EXPIRES aalno Ref. Number(s): sheet 5 of 5 SBBL Architecture +Planning OV12-90-07 10 North Alvernon Way #105, Tucson, Arizona 85711 OV8-07-03 D P5.0 1:520.620.0255 f:520.620.0535 e:sbbl@sbbl.biz OV12-05-03 Landscape Legend buffer Yard Chart West (Oracle Road) North (mixed use) 30' Buffer Yard "B" @ 50T IF 30' Buffer Yard "B" @ 766 LF Required Provided Required Provided Trees 25 25 Trees 38 51 Shrubs 25 25 Shrubs 38 38 Accents 50 50 Accents 76 76 42" masonry screen wall No Screen Required East (Zone R143) South 30' Buffer Yard "B" @ 510' LF No Buffer Yard required Required Provided Trees 26 29 Shrubs 26 26 Accents 51 51 42" masonry screen wall Notes: 1. All plant material to be irrigated by a fully automatic underground irrigation system complete with backflow preventer that meets all local codes. 2. Vegetation within the sight visibility triangle shall not interfere with the visibility plane described by two horizontal lines located 24 inches and 72 inches above finished grade or roadway surface. 3. Inorganic ground cover shall be placed 2" deep in all planting areas and non -paved areas. 4. The landscape plan shall be in conformance with the native plant preservation plan and all requirements set forth therein. Maintenance Provisions 1. All landscape areas will be maintained on a regular basis under the supervision of the property owner. This maintenance is to include pruning, fertilizing, clearing debris and weeds, and removing and replacing dead plants. 2. All landscape areas will be irrigated using an automatic, underground irrigation system. 3. The property owner shall maintain all plants within the buffer yards to ensure unobstructed visibility to motorists. All shrubs, accents, and ground covers shall not exceed 2 feet in height. Trees will be maintained to ensure that branches/canopy foliage is not below a height of 6 feet RETAINING EXISTING 0WALL MP) GRADING' II LANDSCAPE (REFER TO PLAN) -- 20, ---- 8' 8' 1T 30'BUFFERYARD EAST BUFFERYARD SECTION NTS Supply and install the following plant material. Landscape architect to field ve' location prior to planting. All plant material to meet ANA specifications and be o sound health and appearance. Trees Size city. / -Acacia i Standard Sweet Acacia 24•' Box 18 Desert Seed Mix Botanical Name Common Name Ibs/ac Encelia farinosa Brittle Bush 0.5 Ambrosia deltoidea Triangle -leaf Bursage 2.5 Acacia conshicta Whitethorn Acacia 1.0 Prosopis velutina Velvet Mequite 0.5 Cercidium microphyllum Foothills Palo Verde 0.5 Baileys multiradiata Desert Marigold 1.0 Cassia covesii Desert Senna 1.5 Escholtzia mexicana Mexican Gold Poppy 1.5 Lupinus succulentus Lupine 1.5 Penstemon parryi Parry Penstemon 1.0 Phacelia campularia California bluebells 1.5 Notes: 1. Plant quantities are provided for reference only; contractor shall provide calculations for quantities and install all plant material as shown on the plans. 2. Contractor shall notify architect of any discrepancies found on landscape and Irrigation plans. 3. Contractor shall provide utility locator services both public and private for the project site. 4. Contractor shall feather DG to native soil/ seeding areas. 5. Contractor shall not bid on plans without the following specification sections: 02 071 Native Plant Salvage, 02 811 Underground Sprinkler Irrigation System, 02 934 Hydroseed, 02 950 Plants, 02 952 Inert Materials, 02 970 Landscape & Irrigation Maintenance. ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BY ARC STUDIOS, INC. - tFb-LChilopsislinearis Standard 24" Box 18 &DeserlWillow Casalpinia mexicana Standard Mexican Bird of Paradise 24' Box 22 -Prosopis glandulosa'AZT' Thom (as Honey Mesquite Standard 24" Box 64 48" Box 1 Ebenopsis ebano Standard Texas Ebony 15 Gallon 23 Prosopis veIA Salvage (#)Tos 21 Velvet Mesquite 24" Box 3 Acacia constricts Salvage (#)Tos 43 j Whitethorn Acacia 15 Gallon 14 Parkinsonia floridum Salvage (#)Tos 11 Blue Palo Verde 24' Box 10 Parkinsonia microphyllum Salvage (#)Tos 4 Foothills Palo Verde Parkinsonia'Desert Museum' Standard Desert Museum Palo Verde 24" Box 92 Shrubs/ Accents Sire sty �2 Agave Palmeri PalmersAgave 5 Gallon 107 Agave geminiflora 5 Gallon 98 Twin Flower Agave ®SPhaeralcea ambigua Globe Mallow 1 Gallon 38 Cassia pphyllodinea 5 Gallon 60 SllveryCassia Calliandra enophylla 5 Gallon 55 ® Native Fairy Duster o Camegiea gigantea Salvage (#)Tos Saguaro 4' min. 21 Celtis pallida Salvage (#)Tos 3 Desert Hackbeny 5 Gallon 78 Cordia parvifolia 5 Gallon 64 Little -leaf Cordia Calyyhus hartwegii 1 Gallon 288 Sun Drops Dasylirion wheeleri Desert Spoon 5 Gallon 44 subulata 5 Gallon 81 OAsclepias Desert Milkweed Ericameda laricifolia 1 Gallon 308 Turpentine Bush O Justicia califomica 5 Gallon 230 Chuperosa 0 Leucophyllum langmaniae 5 Gallon 78 Rio Bravo A Larrea tridentata 5 Gallon 56 Creosote Bush Muhlenbergia emersleyi'EI Toro' El Toro Bull Grass 5 Gallon 121 Opuntia violacea'Santa Rita' Purple Prickly Pear 5 Gallon 20 ORuellia peninsularis Desert Ruellia 5 Gallon 72 0. Salvia clevelandii 5 Gallon 93 Cleveland Sage ® Ruellia brittoniana 5 Gallon 206 Mexican barrio ruellia C Salvia greggii 5 Gallon 176 Autumn Sage m Ferocactus wislizenii Salvage (#)Tos 276 Fishhook Barrel 4" min. Mascagnia macroptera 5 Gallon 55 Yellow Orchid Vine Yucca species Salvage (#)Tos 10 Yucca Cereus peruvianus monstrosus Monstrose Cactus 15 Gallon 28 Ground Cover/Hardscape - All ground areas to be covered by concrete, decomposed granite, desert seed or turf /7/// Lantanaspp-'New Gold' 1Gallon 216 Gold Mound Lantana T O.C. DG (TYP) 3/8" Apache Brown Sized Rock in all landscape area in parking lots, retention basins, and along the perimeter of buildings ®Boulder 4' x 3' x 2' 39 Apache Brown Boulder or approved equal Boulder 2' x 2' x T 135 n Apache Brown Boulder or approved equal l r I 1 1 2 x 1 Owner/Developer. The Sunway Construction Services, LLC 10985 Cody, STE 220 Overland Park, Kansas 66210-1224 Contact: Edward Ver are 520 20-0255 9 ( 1G c/o Donald Culbertson LOCATION MAP north A PORTION OF LOT 4 OF T1 MILE SECTION 13. T12S, R13E, G&SRM, PIMA COUNTY, ARIZONA General Notes: This project is to be constructed in one phase. The pads will be developed for the retail space with the buildings to be submitted for review and approval at a later dated. A. Gross site area: 378,972 sf (8.7 acres) B. Estimated Graded acres: 374,616 sf (8.6 acres) C. Open space req.: 37,897 sf (.87) D. Open space areas provided: 43,560 sf (1.0 acres) E. Natural open space provided: 0 acres F. Property Zoning: C-1 G. Adjacent Zoning -North - C-1, East- R1.43, South - C-1, West - Oracle Road. H. Building Set Back - Refer development plan. 1. Buffer Yards required - Refer to Buffer Yard Chart. North - Buffer Yard "B" East - Buffer Yard "B" South - None West - Buffer Yard "B". J. Adjacent Roads - Oracle Road 200' ROW (public road). K. The property owner is responsible for maintaining the irrigation system as long as necessary in order to transition plants over to natural sources. Any plant materials that die for any reason, shall be replaced in accordance with section 4-211, Maintenance. L. The property owner shall maintain all plants within the Buffer yards to ensure obstructed visibility to motorists (Sight Visibility Triangles). All shrubs, accents, and ground covers shall not exceed 2 feet in Height. Trees will be maintained to ensure that branches/ canopy foliage is not below a height of 6 feet. Notes: 1. In the event of abandonment, the proposed graded areas shall be revegetated with a native desert seed mix indigenous to this area. Created slopes shall be stabilized with slope stabilization standards and seeded with native seed mix. 2. All transplant material with a Y caliper or 6' tall shall equate to a larger than 24" box tree. 3. 2" deep, 318" Size Rock to be placed in all landscape areas as noted. 4. 40% of the trees are 24" box size or larger. 5. The proposed wall shall be designed with color and textures compatible with the adjacent buildings. `pr1DSCgpe O tln wrE ❑ Design Review ❑ Design Development 3881J I ■ Construtsion O0a"nents QtIC R. o. BnR ■ Agency Re- ❑ BuikVPndng Package '1?r1Dt•IA �. ❑ Construction issue EXPIRES 9/30/2009 No. REVISIONS/SUBMISSIONS Data AL ARC STUDIOS chits winters & associates •+necas,.vr 820 north 3N street mem Plm Plaenly 83mEeatimre &500s -Alm t::-95 - Tumm,A2B5i15 f::mm3i - Pl�esmeezesss � s2p eez um w,.waia5,emincmm Iandsa re . urban design . environmental services . irrigation design El Corredor Hotel and Retail 9600 North Oracle Road, Oro Valley, Arizona y" a LANDSCAPE PLAN Scale: 1"=50' C.I.=1' Z-800 TWO WORKING DAYS BEFOREYOU DIG. R BLUE82- STAKES348 ,CALL-800-782-5348 0 25' 50' 100, 150'Q BLUE STAKE CENTER -CALL COLLECT Agency Reference Number. OV12-054136 Prtyer3 No. D1-07068 Dab: November 6, 2008 Drawn by: DJR Chocked by: ERB CAD File: 01-07068 L7 ARCSTUDIOS Eric Barrett Drawing Number. L16 Landscape Legend Supply and install the following plant material. Landscape architect to field verify location prior to planting. All plant material to meet ANA specifications and be of sound health and appearance. Trees Size Qty. \) Acacia smallii Standard Sweet Acacia 24" Box 18 - -- -- -1--� \ 20' S R /TELEPHONE 30' BUFFER ' CNlopsis llow 24" Box 18inearis Standard i- I i \ Desert Wil EASEME DKT. 6679, PG. 518 YARD'B" � - - - - - -- c -- c a H-- c - --- - -- c - - =.i, Casalptrua mexicana Standard Mexican Bud of Paradise 24" Box 22 Proso is glandulosa'AZT" Standard / /. �' cy ` ` • O `� ` - •@ • m •� •�• • `'m~��w i. A. .� ♦ 0 . � ` *1 Thornless Honey Mesquite 24" Box 64 48" Box 1 `�, • ' • �`-'� • �r� Texas b ebano Standard --- _ _ . L - • • • • • ` ,I 3 ��. ®` • . ` -'f-'- � . Texas Eorry 15 Gallon 23 I �m • m• • • •/� - 1 ✓ •� : , \riff `4 Prosopis 'na Salvage (#)Tos 21 I1�- ♦� 1r{ ] y` _�tq _' 'C7t Velvet M uite 24" Box 3 �' , � .(•'-` '�',.( •l� y _ TsrV .- Acacia con caci Salvage (#)Tos 43 I I ' ! 1 'TJ�1.- i�m.'"�Q` , _, _ ,,� y i � �� t •�� � • ,_ _�T� - �� � WhitethomAcacia 15Gallon 14 j .j �� �✓ - �� • ` . / / - ` ,i S - - Parkinsonia floridum Salvage (#)TOB 11 Blue Palo Verde 24" Box 10 I��'� 1 --_ .� ' • }..� �i• - w -`-'�� • E Parkinsonia microphyllum Salvage (#)Tos 4 !' 1 I I +�` _ +=•�� \� -�- \m. w I >yl� /SE P) ,' Foothills Palo Verde LOA I I I 1_ • . • • • , • , • DESERT SCREEN W A De ert Museum Palo Verde 24" Box 92 SONRY i ' SEED (TY \ { + • ` • 2d46 S RY�� R WALL -- 1 - -- _ _ _ Shrubs/ Accents Size Qty -- - - {I -- �T_.._-{ _- - �- - --- - --- r "� 1 ®PAagavalmeri 5Gallon 107 DG TYP DG nS ave SVT Agave geniflora 5 Gallon 98 5win Flower Agave J Gralcea ambigua 1 Gallon 38 Cassia 5Gallon 60 Mallow Silvery Cassia Calliandrra eriophylla 5 Gallon 55 + . • a ° ° ❑ - ® Nat ve Fairy Duster • �- F ' o Cam lee gigantea 9 Salvage (#)Tos Sa uaro 4' min. 21 \ 1.r SECUR FENCE • , MASONRY • . I s 1 �/! ��F H f�0 • • • OR i l�p .\� 1M •, � m_1 �' , ill � �i, �® rl "1•i� tla I O .. ✓ _��/ N TREES ADJACENT TO PARKING AREAS AREA E CENTERED EXACTLY BETWEEN STALLS AS / DEPICTED BY THE LANDSCAPE PLANS PHASE 2 RETAIL/ I ESTAURANT I I 5,000 SF i I� r V I -_` 1 • r ❑ .. � ❑ �.F ��• � Ceiba palllda Desert Hackbeny Salvage (#)Tos 5 Gallon 3 78 Cordia parvifolia 5 Gallon 64 15 WATER SE BYI Little -leaf Cordla Calyophus hartwegii E l._ ,' SEPARAT INSTRUMENT ----__, 4�-- - J' �•: DG TYP 1 GC ) ' Sun Drops , Gallon 5Gallon 288 44 - - Deselririonwneeled 0 5Gallon 81 DeserilMas ilkweed� Ericameria laricifolia 1 Gallon 308 tV-p 1 Turpentine Bush Justicia 230 rI i a / / califomica Chuperosa 5 Galion TYP I -r M 0 Leucophyllum langmaniae 5 Gallon 78 J Rio Bravo / W Lamea bidentata Creosote Bush 5 Gallon 56 ❑ I / o W Muhlenbergia emersleyVEI Toro' El Toro Bull Grass 5 Gallon 121 / j ' ❑ DG TYP 2 Opunba violacea'Sanba Ribs' 5 Gallon 20 I ` U) W O Purple Prickly Pear Ruellia peninsularis Desert Ruellia 5 Gallon 72 Do % T% I I- J W C0 Salvia clevelandii Cleveland Sage 5 Gallon 93 Ruellia brittonlana W ® Mexican barrio ruellia 5 Gallon 206 �j I' I �' - i J Q Au umn Sagie 5 Gallon 176 • • 6 I = m Ferocactus w!slizenii Salvage (#)Tos 276 GC 6) (� Fishhook Barrel 4 min. DG fyp I e Malt maaoptera 5 Gallon 55 `N DsG, - I II i. , , m• \ / C (11) Yellow Orchid Vino �o t,rrwr e 1 •1I - Y species Salvage (#)Tos 10 ucca 0 D.a200' • sais ' I I Cereus peruvianus monsfrosus 15 Gallon 28 - rRc R• ' 1 i •_ ��I, I ` 0 Monsvose CX : °°°'"" u Ground Cover/Hardscape -All ground areas to be ❑ s„Ia,P,;q,q P,d,aoe I / / / .❑ c°nwvdbn r. e covered by concrete, decomposed granite, desert seed D TY/ or turf ' I .' :r \' I • ♦ .�� P PfiASE , Lantana spp. 'New Gold' 1 Gallon 216 _71 O Gold Mound Lantana 3' O.C. IXP•t6 •/b/7069 LLI O 1 ` I 22 HQTEL 119 J N I s ', mf � ` O O ! / ROOMS DG (rYP) 3/8" Apache Brown Sized Rock in all landscape area in NO RVASIONSSUBMISSIONS pare I,+• I • SF r parkin lots, retention basins, and along the perimeter Z /� • I ! I{I { - SI - � - / of buil�ings LLJ 'i • •�' W r I t l i j ( -I / 1 ( ®l Apache Brown Boulder or approved equal 39 Boulder 2' x 2' x T 135er or approveequal �i• \ I I\\ • Apache Brown Bouldd l n AL ARC STUDIOS Chris winters 8 associates 1 ` � j � � I �i I � � I � ,�' `� � ml•+ Desert Seed Mix .�� •:a norm era .UeU 1 t `i () �, O Botardcal Name Common Name Iba/ac . afJ0 A220 poP� m � I � I Gc s rc•m •as sae 1 1 t \ 15' EASEMENT Tm�Ka6ra r-eoxxs"B0° PE 0068 PCB 181 v' \ I I I DG TYP4 Encelia farinosa Brittle Bush 0.5�� 10' TELEPHONE • • \l I Ambrosia dekoidea Tdangleaeaf Bursage 2.5 r e,aaer�r i EASEMENT 1 - I` • ao I �I I �� DG TYP - z Awda constricts Whitethom Acacia 1.0 ( ` DKT. 6487, , . • �� • • GC.(16)I DG \ Proso s velubna Velvet M ude 0.5 r: PG. 865 DG TYP I I 4 tl W P re .urban design. . enVbO arlenial s�ry ces .ldgall0fl design L� 20' TELEPHONE/ 'I I W I .r + ❑ Baileys m mradiatyllum Foothills Palo Verde 1.5 Baileyamultiradiata Desert Marigold 1.0 AaenryRefxenc•Number. Cassia caves:: Desert Senna 1.5 SEWER EASEMENT - T II I I / ��= "�� EschoMca mex1cana Mexican Gold Poppy 1.5 PER DK G 518 II _� i OV12-05-036 PG �• �� - - PT°pdN.. t � ) � '8 � Lu inus u I ` 1 / s ccu entus Lupine 1.5 I 1 � P P ! i� % —� / i7,;Ip • \ II o o Penstemon of-07o68 parry: Party Penstemon 1.5 El Corredor D.I.: Phaceliacampularia California bluebells 1.5 Hotel and Retail D- by: November6.2008 MATCHLINE SEE SHEET L4 960DNorth Oracle Road. Cnea<ea DJR Oro Valley, Arizona ERB CAD Flo: 01-07068 L2 Dr"ng TRW ARC STUDI LANDSCAPE PLAN o�� r. Barren Drvwinp Number. Scale: ,"=20' C.I.=,' L2 TWO NlORKING DAYS BEFORE YOU DIQ CALL FOR BLUE Ill ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BY ARC STUDIOS, INC. 0 10' 29 40' SIX BLUE STAKE CENTER -CALL COLLECT 2 of 8 r F— W W W W W Z J U Q ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BYARC STUDIOS, INC. Landscape Legend Supply and install the following plant material. Landscape architect to field very location prior to planting. All plant material to meet ANA specfications and be oT sound health and appearance. Trees Size Qty. Acacia smallil Standard Sweet Acacia 24" Box 18 Chilopsis linearis Standard Desert Willow 24" Box 18 Casalpinia mexicana Standard Mexican Bird of Paradise 24" Box 22 ProsoDpis glandulosa'AZT" Standard Thomless Honey Mesquite 24" Box 64 48" Box 1 Ebenopsis ebano Standard Texas Ebony 15 Gallon 23 Prosopis velutina Salvage (#)Tos 21 Velvet Mesquite 24" Box 3 Acacia constricts Salvage (#)Tos 43 Whitethom Acacia 15 Gallon 14 Salvage (#)Tos 11 24" Box 10 Parkinsonia microphyllum Salvage (#)Tos 4 Foothills Palo Verde Parkinsonia'Desert Museum' Standard Desert Museum Palo Verde 24" Box 92 Shrubs/Accents Size Qty Agave palmed Palmer'sAgave Agave geminifiora Twin Flower Agave 5 Gallon 5 Gallon 107 98 ®Sphaeralcea ambigua Globe Mallow 1 Gallon 38 Cassia phyllodinea 5 Gallon 60 ® Silvery CCassia Calliandra edophylla Native Fairy Duster 5 Gallon 55 o Camegiea gigantea Saguaro Salvage (#)Tos 4' min. 21 Celtic pallida Desert Hackbeny Salvage (#)Tos 5 Gallon 3 78 Cordia parvifolia Little -leaf Gordis 5 Gallon 64 Calyopphus hartwegii 1 Gallon 288 0 Sun 6rops Dasylirion wheeled Desert Spoon As lepias subulata Desert Milkweed 5 Galion 5 Gallon 44 81 Ericameria laricifolia Turpentine Bush 1 Gallon 308 O Justicia califomica Chuperosa 5 Gallon 230 0 Leucophyllum langmaniae Rio Bravo 5 Gallon 78 7 Larrea tridentate Creosote Bush 5 Gallon 56 Muhlenbergia emersleyi'EI Toro' El Toro Bull Grass 5 Gallon 121 Purple PVlrr" Pearranta Rita' 5 Gallon 20 ORuellia gninsularis Desert Ruellia 5 Gallon 72 Salvia develandii Cleveland Sage 5 Gallon 93 ® Ruellia brittoniana Mexican barrio ruellia 5 Gallon 206 Q Salvia greggit Autumn Sage 5 Gallon 176 m Ferocactus wislizenii Fishhook Barrel Salvage (#)Tos 276 4" min. Mascagnia macroptera Yellow Orchid Vine 5 Gallon 55 YuccaD species Salvage (#)Tos 10 0 Cereus peruvianus monsbosus Monstrose Cactus 15 Gallon 28 Ground Cover/Hardscape - All ground areas to be covered by concrete, decomposed granite, desert seed or turf ®Lantana spp.'New Gold' 1 Gallon 216 Gold Mound Lantana 3' O.C. DG (TYP) 318" Apache Brown Sized Rock in parking lots, retention basins, and of buildings all landscape area in along the perimeter ®Boulder 4' x 3' x 2' 39 Apache Brown Boulder or approved equal Boulder 2' x 2' x V • Apache Brown Boulder or approved equal 135 Desert Seed Mix Botanical Name Common Name Ibslac Encelia farinosa Brittle Bush 0.5 Ambrosia deltoidea Triangle -leaf Bursage Acacia constricta Whitethom Acacia 2.5 1.0 Prosopis velutina Velvet Mequite 0.5 Cercidium microphyllum Foothills Palo Verde 0.5 Baileya muitiradiata Desert Marigold 1.0 Cassia covesn Desert Senna 1.5 Escholtz a mexicana Mexican Gold Poppy 1.5 Lupinus succulentus Lupine 1.5 Penstemon parryi Parry Penstemon 1.0 Phacelia campularia California bluebells 1.5 JND�of ❑ Design Re— 2�"��Y'tIFIrNE,y ❑ nDe�eb Drip Pn wt a w 39a13 ■ Cancboasrs u:b. Dse ■ Ages:y R— FR. ti ayR P ❑ B.I&r imp PKkeye .yry usr ❑ C..N Issue A EXPIRES 9/30/20Dg No REVISIONSlSUBMISSIONS pale ARC STUDIOS Gvis winters & associates ',- szwouewr $20 -ft 2N sesw _"- MLBDr P� I,rowh,srsans e5sms I::eoz P.saeoae . Sit Mt` Tum�A26r16 r eox z— IAee ezoeez�se wsmemam re . urban design. anvirmnenW services. Irrigation design Aq—y Relwenrw Number. El Corredor Hotel and Retail 9600 North Oracle Road, Oro Valley, Arizona LANDSCAPE PLAN Scale: 1"=20' C.I. =1' TM WORKING DAYS BEFORE YOU DIQ CALL FOR BLUE STARES 800 0 10' 20' 40' 60 BLUE STAKE C1 CENTEREWrER 348 -CALL COLLECT OV12-05.03B P.).d Na, 01-07068 Dew November 6, 2008 Dram by DJR clbc*,ed by: ERB CAD File: 01-07068 L3 ARC SNCeme.tDIO$ Barrett ARC STUD E IC Drawing Number. L3 3 6 MATCHLINE SEE SHEET L2 L MATCHLINE SEE SHEET L3 I\I•NY • • • ► \I ° • • \ i!\�:� oPGS. 280, .. f ill 1/28 �' e'':�;' p!�� *�-I �I � �;!`D��a��•�� �'�_ OR0i00 00 ° 'o� �d� oO ° • va-i *' iL1l • • Li�i �1 INN -I &MASONRY Rag; SCREEN WALL MASONRY RETAINING SVT ° p �1Ti3av�•■i'•.:•i ♦•:. �'r.�.•��l \"�■■`ii.:.Z.7�L•� _.eZ.71r O�� I�Q� ua _ _ o ° •LINE Y. °°� • A, • I � � �:' ILI/:/ i1ll������° -O ij7 / � ��� .•-�_"-_I' � I I�I (I/ III` ."� o_ ° • ° o _ �Y"►®� _landscape Legend Supply and install the following plant material. Landscape architect to field verdy location prior to planting. All Want material to meet ANA specifications and be of sound health and appearance. Trees Size Qty. Acacia smallii Standard Sweet Acacia 24" Box 18 Chilopsis lineads Standard �\ DesertWillow 24" Box 18 CasalWnia mexicena Standard Mexican Bird of Paradise 24" Box 22 —Proso is glandulosa'AZT" Standard Thomless Honey Mesquite 24" Box 64 48" Box 1 Ebenopsis ebano Standard Texas Ebony ISGallon 23 Prosopi's velutina Salvage (#)Tos 21 Velvet Mesquite 24" Box 3 Acacia constricts Salvogga (#)Tos 43 IWhitethomAcacia 15Gallon 14 Parkinsonia floridum Salvage (#)Tos 11 +� Blue Palo Verde 24" Box 10 Parkinsonia microphyllum Salvage (#)Tos 4 Foothills Palo Verde Q De etrt Museum Palo Verde 24" Boxd 92 Q Shrubs/ Accents Size City Agave palmed 5 Gallon 107 O 4 Palmerps Agave i Agave geminiflora 5 Gallon 98 W Twin Flower Agave m %aeralcea ambigua 1 Gallon 38 ® Globe Mallow W Silvery CCassia ®Calliandra eriophylla 5 Gallon 55 Native Fairy Duster W o Camegiea gigardea Salvage (#)Tos Z Saguaro 4' min. 21 J Celtis pallida Salvage (#)Tos 3 = Desert Hackbeny 5 Gallon 78 Cordia parvifolia 5 Gallon 64 QU Little'-I-lepeaf Cordia O Sunylphus hartwegu 1 Gallon 288 Dasylirion wheeled 5 Gallon 44 Desert Spoon Asclepias subulata 5 Gallon 81 Desert Milkweed E, Ericameria laricifolia 1 Gallon 308 Turpentine Bush O Justicia califomica 5 Gallon 230 Chupemsa 0 Leucophyllum langmaniae 5 Gallon 78 Rio Bravo Larrea tridentata 5 Gallon 56 Creosote Bush Muhlenbergia emersleyi'EI Toro' 5 Gallon 121 El Toro Bull Grass Opuntia violacea'Santa Rita' 5 Gallon 20 Purple Prickly Pear ORuellia minsularis 5 Gallon 72 Desert Ruellia Salvia clevelandii 5 Gallon 93 Cleveland Sage ® Ruellia brittoniana 5 Gallon 206 Mexican barrio ruellia Salvia greggii 5 Gallon 176 Q Autumn Sage m Ferocactus wlslizenii Salvage (#)Tos 276 Fishhook Bartel 4" min. Mascegnia rnauoptera 5 Gallon 55 �ytiDScv,�. Yellow Orchid Vine v� ye Yucca species Salvage (#)Tos 10 ❑ O's°n RB"•" &p '� ry 'pn YUCCa ❑ Dmgn Devebpnxit y 3•at3 x kRIC R. NCereus peruvianus monstrosus 15 Gallon 28 ■ c—b von D—a,ls S � Morn a Cactus ■ Agm y Review Ground Cover/Hardscaps - All ground areas to be n Buil°/Pridng Paraege s Covered by concrete, decomposed granite, desert seed ❑ C� I n Issue or turf Lantana spp.'New Gold' 1Gallon 216 Gold Mound Lantana T O.C. O(PRES 9/30/2009 DG (TYP) 3/8" Apache Brown Sized Rock in all landscape area in No REVISIONSISUBMISSIONS Date parking lots, retention basins, and along the perimeter of buildings ©Boulder 4' x 3' x 2' 39 Apache Brown Boulder or approved equal Boulder 2' x 2' x 1' 135 • Apache Brown Boulder or approved equal ARC STUDIOS Chris winters &associates -: Desert Seed Mix • . Arr• cwwe e:o noun 3m sober MEBber"P,ue Nwwbrtrmal -' Botanical Name Common Name Iba/ac 91eA9(1 t`°02°66°°B° Encelia farinosa Brittle Bush 0.5 Ambrosia deWdea Triangle -leaf Bursage 2.5 m� 4' L Acacia constricta WhkethomAcacia 1.0 Prosopis velutina Velvet Mequits 0.5 m. urban design. env nntental se vices . Irrlgatlon design Cercidium microphyllum Foothills Palo Verde 0.5 Baileya muitiradiata Desert Marigold 1.0 Agency Reremive Number. Cassia covesii Desert Sarnia 1.5 OV12-05-03B Escholtzla mexicana Mexican Gold Poppy 1.5 Lupinussucailentus Lupine 1.5 ProyeaNa' 01-07068 Penstannonparryi ParryPenstamon 1.0 El Corredor ore: Phaceliacampularia Calrfomiabluebells 1.5 Hotel and Retail oovember6.2DD8 96DO North Oracle Road, eteved DJR Oro Valley, Arizona ERB CAD Fie: 0o1-07068 L4 Drawiq rme:a DI Eric Barrett LANDSCAPE PLAN Scale: 1"=20' C.I. =1' D—irg Number. MD WORMING DAYS BEFORE YOU Dxi. L4 CALL FOR BLUE STAKES 1-800-782-5348 0 10' 2V 40' 6V BLUE STAKE CENTER -CALL cZj cr 4 of 8 MATCHLINE SEE SHEET L7 ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BY ARC STUDIOS, INC. Emitter Schedule Trees Type GPH Outlets GPH Outlet Plant Acacia constricts M 3 2 6 Whitethom Acacia Acacia smallii M 3 2 6 Sweet Acacia Acacia willardiana M 3 2 6 Palo Blanco Caesalpinia mexicana M 3 2 6 Mexican Bird of Paradise Chilopsis linearis M 4 2 8 Desert Willow Ebencpsis ebano M 4 2 8 Texas Ebony Parkisonia floridum M 3 2 6 Blue Palo Verde Parkisonia hybrid'Desert Museum' M 3 2 6 Desert Museum Palo Verde Parkisonia microphyllum M 3 2 6 Foothill Palo Verde Prosopis glandulosa'A2T M 5 2 10 Thornless Honey Mesquite Prosopis velutina M 5 2 10 Velver Mesquite Shrubs Type Outlets GPH GPH Outlet Plant Agave palmed S 1 0.5 0.5 Palmaes Agave Agave geminiflora S 1 0.5 0.5 Twin Flower Agave Asclepias subulata S 1 0.5 0.5 Desert Milkweed Cassia phyllodinea S 2 2 4 Silvery Cassia Calliandra eriophylla S 2 1 2 Native Fairy Duster Calylophus hartwegii S 1 1 1 Sun Drops Carnegie gigantea S 0 0 0 Saguaro Celtis pallida S 2 1 2 Desert Hackbeny Cereus peruvianus monstrosus S 1 1 1 Monstrose Cactus Cordia parviflora S 3 2 6 Little Leaf Cordia Dasylirion wheeled S 1 1 1 Desert Spoon Edrameria laricifolia S 1 0.5 0.5 Turpentine Bush Ferocactus wislizenii S 0 0 0 Fishhook Barrel Justiciacalifomica S 2 1 2 Chuperosa Lantana spp.'New Gold' S 1 1 1 Gold Mound Lantana Leucophullum langmaniae S 2 2 4 'Rio Bravo' Sage Larrea tridentata S 2 1 2 Creosonte Bush Muhlenbergia capillaris S 1 1 1 Regal Mist Grass Mascania macroptera S 2 1 2 Yellow Orchid Vine Opuntia violacea'Santa Rita' S 0 0 0 Purple Prickly Pear Ruellia britioniana S 2 1 2 Mexican Bar io Ruellia Ruellia peninsularis S 2 1 2 Desert Ruellia Salvia clevelandii S 2 1 2 Cleveland Sage Salvia greggii S 2 2 4 Autum Sage Sphaeralcesambigua S 1 1 1 Globe Mallow Yucca species S 1 0.5 0.5 Yucca Notes: 1. (M) Multi -port emitter, (S) Single -port emitter. Contractor may select to provide multi -port emitters for shrub plant material. All multi -port emitters shall be installed in emitter box per the project details. 2. Contractor shall adjust controller for the proposed emitter schedule and provide watering to promote healthy growth of plant material. Irri adon end Inrigation Meters-1' Irrigation Meter, 518" Irrigation Meter N Reduced Pressure Backflow Preventer- Watts 0009 --- Irrigation Mainline -1-10 unless otherwise shown. Irrigation Controller - Torro - Imalli-Sense TIS-612 - 9 INE Station Controller ©� Irrigation Controller - Torro - IntelliSense TISS72 - 6 Station Controller 0 Electrical Remote Control Valve and Fitter- Valve - Rain Bird PESB Series - Filter- Rainbird RBY-100-150MX Irrigation Sleeve - Sch. 40 PVC - 4" unless otherwise shown •® Quick -Coupling Valve - Rain Bird -3RC 314" ® Bali Valve (Isolation Valve) Sch. 80 PVC ball valve line size -SEH-Emitter Header Class 200 PVC -1" unless otherwise shown ry Shrub Line -Class 200 PVC - 314" unless otherwise shown - Tree - Class 200 PVC - 314" unless otherwise shown m Hose End Cap ® Pressure Regulator - Senniger PMR30-MF O Multiport Emitters Rain Bird - (6) tgph and 2gph ports - Refer to Emitter Chart - Single -port Emitters - Install Rain Bird Xed-Bug XBT-10-PC B101"' and XBT-20-PC - Refer to Emitter Chart Station Number -See Q-Inigation scheduling Chart Irrigation Notes 1. The irrigation system is designed with static pressure of 50 psi at the source. Contractor shall verify static pressure and notify architect if any discrepancy occur prior to installation of the irrigation system. 2. Sleeving for irrigation shall be under as paved areas Including streets and sidewalks and other hardscape elements. Contractor to notify architect of sleeving layout prior to installation. 3. Irrigation lines, valves, and associated equipment are shown schematically. Contractor shall located all lines in unpaved areas. 4. Locate all lines within the property line. S. Maximum distance for distribution tubing shall not exceed 12' from emitter to plant 6. Contractor shall provide isolation valves for mainline (equal to line size) at future phase expansion. Irrigation Valve Schedule Valve Size e-gpm Valve Size m A-1 t" Tree-12.6 A-6 1" Shrub 1.0 A-2 1" Shrub 9.2 A-7 Not Used 1" Tree- 8.3 A-8 Not Used 1" Shrub- 7.6 A-9 Not Used 1" Tree- 2.6 Size pm Valve Size m 1" Tree-3.7 B-6 1" Shrub-12.6 I 1" Shrub-10.8 B-7 Not Used 1" Tree- 5.2 B$ NotUsed 1" Shrub-19.8 B-9 Not Used 1" Tree-4.8 Size pm Valve Size m- 1" Tree- 3.0 C-4 Not Used C-2 1" Shrub 2.7 CS Not Used C3 Not Used CE Not Used Valve Size pm Valve Size m D-1 1" Tree- 2.3 D-4 Not Used D-2 1" Shrub-1.3 D-5 Not Used D3 Not Used D-6 Not Used �NOSCIpf ❑ Design Renew ❑ Design Devalapnert ci 39e13 ■ Cmalxban Daaenetb a ERIC R. n W ■ Age y Rai Qy" s ❑ auwPnwg Package OAF. ❑ ceratnrnon lceue EXPIRES 9/30/2009 No. REVISIONSSUBMISSIONS Dale Alk ARC STUDIOS Chris winters & associates -: etremsww e20 north ern OneE BDetle Plm PMr12 m 0call 1=E024 &YA2A T�m.Ka,Tle Xc* '�� 1-Bn225]xxle pnnsmeet2�s rsm eeaw .w.otrtrcoo. ..._ urban design. environmental services .Irrigation design Agenry Refs ,ce Number. OV12-05-03B PI.Jed Na. El Corredor 01-07068 Hotel and Retail Data: 2008 9600 North Oracle Road, Drawelboyrember6 DJR CMTAaO by: Oro Valley, Arizona ERB CAD File: 01-07D68 L5 Drawing TBe: ARC DIO IRRIGATION PLAN ric Barrett Scale: 1"=20' C.I. = T Drawing NURlb ir. TM WORMING DAYS BEFORE YOU DIG L 5 CALL FOR BLUE STAKES 0 10• zo• 41r 6Ir 1 BLUE$0AKE 782 R �8 �Eor s of MATCHLINE SEE SHEET L7 ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BY ARC STUDIOS, INC. Irrl a6on Le end Irrigation Meters 1" Irrigation Meter, 518" Irrigation Meter N Reduced Pressure Backtlow Preventer - Watts 0009 --- Irrigation Mainline -1-117 unless otherwise shown. �© Irrigation Controller - Torro - IntelliSense TIS-612 - 9 Station Controller ©n Irrigation Controller - Torro - IntelliSense TIS-612 - 6 Station Controller 0 Electrical Remote Control Valve and Fitter - Valve - Rain Bird PESB Series - Filter- Rainbinl RBY-100-1501AX Irrigation Sleeve - Sch. 40 PVC -4" unless otherwise shown •® Quick -Coupling Valve - Rain Bird -3RC 314" ® Ball Valve (Isolation Valve) Sch. 80 PVC ball valve line size -SEH- Emitter Header Class 2D0 PVC -1" unless otherwise shown ,ry Shrub Line -Class 200 PVC - 314" unless otherwise shown — Tree - Class 200 PVC - 314" unless otherwise shown ,V Hose End Cap ® Pressure Regulator -SennigerPMR30-MF O Multiport Emitters Rain Bird - (6)1 gph and 2gph ports - Refer to Emitter Chart t«n Single -port Emitters - Install Rain Bird Xeri-Bug XBT-10-PC BHOAN and XBT-20-PC - Refer to Emitter Chart Station Number -See � Imgation scheduling Chart Irrigation Notes 1. The irrigation system Is designed with static pressure of 50 psi at the source. Contractor shall verify static pressure and notify architect if any discrepancy occur prior to Installation of the Irrigation system. 2. Sleeving for irrigation shall be under all paved areas including streets and sidewalks and other hardscape elements. Contractor to notify architect of sleeving layout prior to installation. 3. Irrigation lines, valves, and associated equipment are shown schematically. Contractor shall located all lines in unpaved areas. 4. Locate all lines within the property line. S. Maximum distance for distribution tubing shall not exceed 12' from emitter to plant 6. Contractor shall provide isolation valves for mainline (equal to line size) at future phase expansion. Irrlaadon Valve Schedule Valve ,A-1— _ Size -1" y e-gpm Valve Size ype-gpm Tree,12.6 A5 1" Shrub 1.0 A-2 1" Shrub-9.2 A-7 Not Used A3 reF A-8 Not Used •.A4 hr6 A-9 Not Used A-5 re Valve m VaNe ,B-1 re7 BS 1" Shrub 12.6 B-2 hr0.8 B-7Not Used 'B-3 re2 B-8 Not Used B4hr9.8 B5 IlShrub- re8Valve B-9 Not Used m Valve SizeF1 re0 C4 Not Used hr.7 C5 Not Used C-3otd C-6 Not Used Valve Pm VaNe SizeD-1 re3 D4 Not Used 12 Shr1.3 D-5 Not Used D-3 Not Used D-6 Not Used ❑ Devgn Review ❑ Deyr D wry.• 39913 ■ C—r,.9 n D—ents ERIC R �. BVtR�7j ■ Agen y Ravi— Qa t r(r ❑ BuILLPntlng Package 'i4QDNA U�. ❑ CetrctrutSmI.— ARC STUDIOS dais winters &associates A.wm.wr eao eonb W etr"a OOOEegvei"Pb &i A2a1 Ii—Wan e50D1 . t - ec2 `W KX9 TmkKG215 }".22... fii Plvwi2g e2i855 Yc sag i82eW wwvanaWaYc.aom Y y .. lard .urban design . anyronTental services. inigaticn design Apeny Reference Nwbw.. OV12-05-MB Pmpd N. El Corredor 01-07068 and Retail D D.—by: 6,2008 NovHotel 9600 North Oracle Road, DJR Oro Valley, Arizona clR:dlee by. ERB CAD Fix 01-07068 L6 _ orewuwrxfe. ARC STUDIOS IRRIGATION PLAN Dendct Eric Barrett Scale: 1"=20' C.I.=1' Two VNgRKIN(: DAYS BEFORE YOU DIG. FOR BLUE DreragNv I G CALL STAKES L V BLUE CENTER CALL COLLECT 0 10' 20' 40' 60' 6 Of 8 -- MATCHLINE SEE SHEET L5 MATCHLINE SEE SHEET L6 � � � ®v � e r• e � r• � r• Orr v _ ( IRRIGATION LINES ARE l\ SHOWN SCHE LL CA LOCATE ALL LIN�S AND WIRES IN UNPArD ARI WHENEVER POSSIBLE 1 4 r ®v 7E,1 SLEE ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BY ARC STUDIOS, INC. Irri a6on Le nd Irrigation Meters-1" Irrigation Meter, 5/8" Iniga6on Meter IN Reduced Pressure Back9ow Preventar -Watts 0009 --- Irrigation Mainline -1-12" unless otherwise shown. Irrigation Controller - Torro - IntelliSense TIS-612 - 9 KIE Station Controller ©® Irrigation Controller - Torro - IntailiSense TIS-612 - 6 Station Controller Electrical Remote Control Valve and Filter - Valve - Rain Bird PESB Series - Filter - Rainbird RBY-1 DO-1501AX Irrigation Sleeve - Sch. 40 PVC - 4" unless otherwise shown •® Quick -Coupling Valve - Rain Bird - 3RC 314" ® Ball Valve (Isolation Valve) Sch. 80 PVC ball valve line size -SEH-Emitter Header Class 2DO PVC -1" unless otherwise shown Shrub line - Class 200 PVC - 3/4" unless otherwise shown — Tree - Class 200 PVC - 314" unless otherwise shown m Hose End Cap ® Pressure Regulator- SennigerPMR30-MF o Multiport Emitters Rain Bird - (6)1 gph and 2gph pats - Refer to Emitter Chart — Single -port Emitters - Install Rain Bird Xed-Bug XBT-I O-PC 810Ya' and XBT-20-PC - Refer to Emitter Chart _Station Number- See Irrigation scheduling Chart Irrigation Notes 1. The Irrigation system is designed with static pressure of 50 psi at the source. Contractor shall verify static pressure and notify architect it any discrepancy occur prior to installation of the Irrigation system. 2. Sleeving for Irrigation shall be under all paved areas including streets and sidewalks and other hardscape elements. Contractor to notify architect of &leaving layout prior to Installation. 3. Irrigation lines, valves, and associated equipment are shown schematically. Contractor shall located all lines In unpaved areas. 4. Locate all lines within the property line. S. Maximum distance for distribution tubing shall not exceed 12' from emitter to plant S. Contractor shall provide isolation valves for mainline (equal to line size) at future phase expansion. Irdeatlen Valves SeMdure Valve Size pm Valve I Size ype�pm A-1 1" Tree-12.6 A-6 1" Shrub-1.0 A-2 1" Shrub 9.2 A-7 Not Used A3 1" Tree- 8.3 A-8 I Not Used A4 1" Shrub-7.6 A-9 Not Used A-5 1" Tree-2.5 Valve Size ype-gpm Valve Size pm B-1 1" Tree- 3.7 B$ 1" Shrub 12.6 B-2 1" Shrub 10.8 94 Not Used B3 1" Tree- 5.2 B-8 Not Used B-4 1" Shrub-19.8 6-9 Not Used B-5 1" Tree-4.8 Valve Size m Valve Size Y pm C-1 1" Tree- 3.0 C-4 Not Used 0-2 1" Shrub- 2.7 C-5 Not Used C-3 Not Used C-6 Not Used Valve SizeType-gpm Valve Size m 15-1 1" Tree- 2.3 D-4 Not Used 5-2 1" Shrub 1.3 D-5 Not Used 0.3 Not Used 5:9 1 Not Used �N+DsGr, ❑ Deagn R.—NQ�O ,�µ f J'TffxMf'Ib ❑ Design Development 39813 _ ■ Cor*WUCD0n Comments Agency Revkw ERIC R. WRE II� ❑ canwuceul w9. ` EXPIRES 9/30/2009 No REVISIONSISUBMISSIONS pg ARC STUDIOS Chris winters & associates -. •Ir.mwvN ago nem, art a300Ea0web Pl.a Me PlwbiaMa,a a5001 1.80295580N ..• T—Mairls 1 002253 bee 0-520842M Iar deco re. urban design . envronmerral sa vlces . Inigabon design Agency R.W.— N.Intr. OV12-05-038 Plood No. El Corredor oke 01-07068 Hotel and Retail "°"�ber6' 9600 North Oracle Road, ��� DJR Oro Val Cnerxea _ ley, Arizona ERB CAD FW: 01-07068 L7 DnlrA.g Trk: ARC STUDIOS IRRIGATION PLAN cO1""t Ede Barrett Scale: 1"=20' C.I. =1' Dne si ng N9ntt- TM V O NG DAYS BEFORE YOU DIG L 7 CAL FOR BLUE STAKES 0 10' 217 ao� slr 1. $oAl(acEtIR R u$ COLLECT 7 of 8 Double strand twisted In 12 galvanized `� steel Wire"' 10 dia. hose 2"x2" doug fir 6" or 2" dia. lodge pole pine stake 4" depressed basin--, Ba "' Mix `000pp0' (see specs.) 12" Scarify soil to 6• provide drainage I fl� Single trunk Multi -trunk MIN. 6"4r Tree trunk Tree stakes 12 gauge galvanized and annealed wued 12"I.d.rubberhose looped with wire Note: Tree stakes Refer to landscape legend for trees required to be staked. 2 Tree Staking Detail 003 NTS Final grade Plastic valve box w/ lid 10" Boulder- reference plant 2"MIN. dia. w/ continuous lip for lid legend and plan for size and hose end flush cap r location w+ Nipple (Sch. 80) Final iFW oII I__ 12cu. it114"pea gravel ... i 7 �i 1/3 by volume depressed (aPProx. 12" deep) Backfill mix (see Rootball below final grade �. Tee or ell (3/4"pvc) specs.)1c�-11= Pipe (3!4"Wc) Compacted base Note: Planted in accordance Refer to plans for pipe with shrub planting Boulder Hose End Cap material specift bon detail 5 041 NTS 7 020 NTS O O + � s� 2",3• de 1 gallon ground cover Pressed p basin Final rade + Fe R ,,eq� -1L�_LII1-.:. ,=Z,,,i71= spacing Note: Backfill mix - Refer to landscape legend for (see space. trees required to be staked. Scarify soil to 12 ' provi a drainage Tree - Planting w/ Double Stake Detail Shrub - Planting Detail �" l Ground Cover Planting 1 002 NTS 3 004 NTS 4 005 NTS enclosure - desert tan Reduced pressure Minimum depth backflow preventer shown for pipe type 3/4"x1 1/2"x1 1/2" weld top and side all valves (1 of 2) 2"(o Copper male adapter (1 of 2) controller Copper ell (1 of 4) inted Copper pipe (length Pipe Crossings c conduit androll as required) 12" 6" dia. concrete cutout (2) y^ Trench 1g• Final grade iize as required)Finish grade 4 ' ` Drip line (pvc of poly line) 4" concrete slab, slope to drain 24" Sprinkler lateral & box �1.E9 I.- r au�ir-i� Irrigation mainline pipe emitter header (I induk and Sch BO lot nipple & sch Mainline8sleeve(sch.40) • - -L=JJ� with purple #18 insulated tracer 1 power supply emote 40 solvent weld coup to sch 40 pvc mainline wire attached 8' o.c. 12" of wire Copper female adapter accessible at pipe termination salves 12"x12'k12" concrete Control wires (tape & base (2500 psi) bundled every 10') From source all Compacted sub grade copper construction Notes: Notes: 1. Install backtlow preventer as required by local codes and health 1. All mainlines to be installed in accordance w/ manufacturers specifications. department Verify local requirements prior to installation. 2. Trench width & depth to vary depending on number & types of pipes 2. Place backflow preventer within security enclosure. (see specifications) Contained there in. 3. Open and close enclosure without modification. Sidewalk, curb 1/4" tubing stake or mow strip 114" vinyl distribution tubing Final grade - turf, decomposed granite, or other _- —Final grade 1 • �u ri I,u a din, Ili I Ef - Single outlet emitter Y fell ai ] ul TI-lie 3/4" pvc pipe L -iL� = 1,Compacted sub grade I—t:�F Final Grade Adjacent to Hardsca a Sin le Outlet Emitter s 008 NTS 8 O15 NTS Notes: 1. All pvc irrigation sleeves to be class 200 pipe. 2. All joints to be solvent welded and watertight 3. Where there is more than one sleeve, extend the smaller sleeve to 24" minimum above finish grade. 4. Mechanically tamp to 95% proctor. mchored ick 2"x4" end (typ.) typ- Yrnin Wall Mounted Irrigation Controller Reduced Pressure Backflow Preventor w! Encl. Irrigation Trenching Detail Sleeving Detail 13 Remote Control Valve 010 NTS iV 011 NTS tl 012 NTS ram' 030 NTS 013 Final grade Plastic valve box with locking lid or approved equal =T= 1" min. clearance between Side View '� _ box cut out and pipe a 1 r Box cut out (modify if necessary) i' v t�� - E -I� Pipe (typ.) Final grade Pvc ell Pvc nipple Plastic valve box with locking 3" IN. A= lid or approved equal See insert for 1/4" tubing stake 1/4"vinyl distribution tubing ,�- Subterranean emitter box with _ continuous support lip for lid _ Final grade E Multi -port emitter it Pvc nipple (length as required) 7 - Pvc pipe - size per plan Pvc tee or ell C 3" min. depth or 314" washed gravel S Multi -Port Emitter in Emitter Box 15 016 NTS ; Multi -port emitter box Note: Tree line (ref. trenching All 12" lateral pipe to be class 315 detail for tree line depth) ppvc. All lateral pipe above 12" to Rrvvtrull ba minimum class 200 pvc. Locate distribution -7 tubing from trunk of :lion tree: 2 @ Z4 from trunk 2 6'-8' from trunk _ clearance required F Poly line Rootball y Valve box w/continuous lip for lid Pvc nipple —Final grade on -disturbed soil Pressure reducing valve anual inaine pvc ball valve ulti-port emitter 1 cu. ft 3/4" ravel min.. _, r (line size) (approx. 12" deep) Pvc male adapter Tree line (typ. both sid Support box w/ brick pavers r r Unione) Plan ' (1 per comer) _ Pvc line Pvc - emitter lateral L Brickfooling(tpercomertyp.) Note: i - Install distribution tubes equally around edge of rootball. Drip tubing at Pvc nipple (r_ rr: - Valve to be firmly supported by 6" surface to clear final grade by a min, of 1" and a max. of 2". Detail represents Pvc tee sxsxt T deep (314") gravel bed typ. installation refer to irrigation legend for multi -port emitter quantities. Pressure Reducing Valve 16 Manual Ball Valve Multi -Port Emitter Drip Tubing @ Tree ry 014 NTS 019 NTS rr 017 NTS ARC STUDIOS, INC. RETAINS ALL RIGHTS TO LANDSCAPE AND IRRIGATION PLANS. LANDSCAPE AND IRRIGATION PLANS MAY NOT BE REPRODUCED WITHOUT PRIOR APPROVAL BYARC STUDIOS, INC. Pipe Size Flow(gpm) 12' 0-5 3/4" 5-10 1" 10-15 1-1w 15.25 1-10 25-35 2" 35.60 2-1rz" 60.80 3" 80-120 4" 120-200 9Pipe SizingSchedule 18 028 NTS 4" - Plastic valve box w/ lid 10" dia with Continuous lip for lid Final grade Quick coupler w/ (1) key a #12 gauge gals. wire (2) L! . #3 rater 24" 3/4" pvc nipple (length as required) Pvc ell Pvc street ell Pvc street ell ii l i" -11 Pvc tee or ell l= 314" pvc nipple (length as required) Pvc mainline Quick Coupler 19 018 NTS Final grade 30" length of wire, coiled Pen-tite connection or approved equal (1 of 2) Jumbo plastic valve box with continuous lip I down cover or approved equal. Flush valve Remote control valve Ball valve (reference specs.) Pvc nipple (dose (2) Pvc ell (IM) Pvc nipple (length as required) Bride (1 of 4) Pvc nipple 2" length, hidden) an ell Pvc tee or ell Pvc mainline pipe 12" min, depth of 3/4" washed gravel Pvc 1" to 314" bushing Filter - install fitter on side or downward 45" angle Pvc male adapter Union - line size Pvc lateral pipe ❑ Deupn Review WQ1"Oc1i't�F'�? ZPO ❑ Dmgn Dewiop M813 I - ■ Ca mbumm Doamerb ■ Ape y Rwiew ERICRT ❑ a:lamriangv.du,pe s 'T4�mNnusr• ❑ Canewplm IBeile e E%PIRES p/30/200e/3o/�2Dos— No REVISIONSISUBMISSIONS Daze AL ARC STUDIOS Chris winters & associates .n.emewr ezo Donn are e1reM - eatreEBBvtl,PYa Wm�=Mlmrn e500t L_eoz ass eoee �� TuaeA Ke3T15 r - 80125) MOJ nna+sm�eass larldsca re . u design. environ iriemal services. irrigation design Agency Reference Number. OV12-05-03B Project N. El Corredor 01-070� Daze: November s,2oo8 Hotel and Retail Dawn by, DJR 9600 North Oracle Road, C+rurea ERB Oro Valley, Arizona CAD FIW. 01-07068 LS Drawing Tito: A�RO�8TUDIOErlc DETAIL SHEET Barrett Dr ng Nunber I Sl rm WORKING DAYS BEFORE YOU DKi CALL FOR BLAZE STAKES -800-78 I L �Vl BLUE STAKE CCEgNTTER5-CCAALLL COLLECT 8 of 8 2 - _._._ ,,_oa .__.._. ■s ■i G®... __�Fm., SC7mr 11 HEM ME 1®,o i w wim inn i ni �Ofm�lY®� ELEVATIONEXISTING �1 PROPOSED ELEVATION N.T.S. MKOW ®Eiii� Ii IIIII. 111111111111111110!41,11 III 0li1�pill�i�ifl�P Hill Mm----!fAfi �alll illlllli llllllll 111 llllll art- U ma �2 EXISTING ELEVATION N.T.S. �2 PROPOSED ELEVATION N.T.S. o 0 O r o � W . o z c Z LU Q ~ � D Q �Z C) J Q J p Q w J 0 O > � W O O Q w O Q 00 '1"l1 T N LC) :E 0 0 C� z ¢` `r U _ � o � tY z M U GJ - Ln U L C=) 0 � � cN0 O0 > N ♦— o ^�.,U 1 W Lo }, o� u Lfi —'Lo z C Q N < O w J o N mM z o a W TO N O L! ) Polyline Report NORTHING EASTING BEARING DISTANCE lO 5030.001 4999.977 764.98' �2 5028.486 4240.905 S 89'53'08" W 759.073 N 89'50'32" E O O RADIUS: 5829.580 LENGTH: 1148.273 CHORD: 1146.417 DELTA: 11'17'09" CHORD BRG: N 00'20'23" W PC—R: N 84'41'48" W PT—R: S 84'01'03" W Q > RADIUS POINT: 5567.294,-1563.721 TANGENT: 576.000 E 174.883 4234.109 rn � N 89'50'32" E 764.975 V E 176.991 4999.081 S 00'02'41 " E 1146.990 I 1D E030.001 4999.977 D Closure Error Distance> 0.000 w SUBJECT PARCEL: dotal Distance> 3819.311 W PARCEL No. 224-31-0100 Folyline Area: 852211.3 sq ft, 19.56 acres U 9600 N ORACLE ROAD Z I 852,211.3 SQ. FT. 19.56 ACRES 0 IN O io C ID 01 a o RI �,Q _I T HOUT 4 N LL W GRAPHIC SCALE1 Inch = 100 Feet II J J. 25 0 50 100 200 U Z Q LOT CLOSURE REPORT FOR Q a A PORTION OF LOT 4 OF SECTION 13, M O T. 12 S., R. 13 E., G. & S. R. M., U v PIMA COUNTY, ARIZONA S.E. CORNER PARCEL O LA R I S P.O.B. FOR CLOSURE REPORT 759.07,r'44� R AN D 0 S 89.53'08" W 0 SURVEYING, LLC 30.00' 2828 N. COUNTRY CLUB RD. STE. 101 L I N D A VISTA B LV D \—S.E. CORNER TUCSON, ARIZONA 85716 BOOK 150 PAGE 46 OF DEEDS SECTION 13 TEL.: (520) 322-6400 FAX: (520) 322-6401 POLARIS JOB No. 05276 5/04/06 No. 4685571 SPECIAL REPORT SCHEDULE A Second Amended Oracle Linda Vista 1. This report is for informational purposes only and is not to be considered as a commitment to issue any form of Title Insurance Policy. This report is for the sole use and benefit of the parties set forth in Number 2 below and liability is hereby limited to the amount of the fee paid. This report was prepared from only those items of public record shown in the title plant indices of the issuing company to show the condition of title as reflected by same. Those items to which the hereinafter described land is subject are set forth in Schedule B, Part Two. No attempt has been made to reflect the condition of title relating to the items set forth in Schedule B, Part One. 2. For the use and benefit of: Scotia Joint Venture LLC / Town of Oro Valley / SBBL 3. The Title to the fee estate in the land described herein is at this date hereof vested in: Oracle Linda Vista Investors L.L.C., an Arizona limited liability company 4. The land referred to in this report is situated in Pima County, Arizona, and is described as: SEE EXHIBIT "A" ATTACHED HEREIN Search made to August 30, 2006 at 7:30 A.M. FIRST AMERICAN TITLE INSURANCE COMPANY By: Karen Cavazos/klc (602)685-7743 No. 4685571 EXHIBIT "A" ALL THAT PART OF LOT 4, IN SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, LYING EASTERLY OF TUCSON-FLORENCE HIGHWAY, FEDERAL SECONDARY PROJECT III; EXCEPT A STRIP OF LAND 30 FEET WIDE ON THE SOUTH SIDE OF LOT 4 AS CONVEYED TO THE BOARD OF SUPERVISORS OF PIMA COUNTY, ARIZONA, BY DEED RECORDED IN BOOK 150 OF DEEDS, PAGE 46, IN THE OFFICE OF THE COUNTY RECORDED IN PIMA COUNTY, ARIZONA; AND FURTHER EXCEPTING THE NORTH 145.2 FEET; AND FURTHER EXCEPTING THAT PORTION OF LOT 4 OF SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER SECTION 13: THENCE SOUTH 89 DEGREES 52 MINUTES 51 SECONDS WEST, ALONG THE SOUTH LINE OF SAID SECTION, A DISTANCE OF 485.86 FEET; THENCE NORTH 00 DEGREES 07-MINUTES 09 SECONDS WEST, 30.00 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF LINDA VISTA BOULEVARD, BEING THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 52 MINUTES 51 SECONDS WEST, ALONG SAID RIGHT- OF-WAY LINE, A DISTANCE OF 273.16 FEET TO A POINT ON THE EASTERLY RIGHT- OF-WAY LINE OF ORACLE ROAD; THENCE NORTHERLY ALONG SAID RIGHT-OF-WAY LINE AND THE ARC OF A NON - TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 5829.58 FEET, A CENTRAL ANGLE OF 06 DEGREES 30 MINUTES 31 SECONDS, A RADIAL LINE THROUGH SAID POINT BEARS SOUTH 84 DEGREES 42 MINUTES 00 SECONDS EAST, FOR AN ARC DISTANCE OF 662.22 FEET TO A POINT OF A NON -TANGENT LINE; THENCE NORTH 89 DEGREES 52 MINUTES 51 SECONDS EAST, A DISTANCE OF 248.16 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 09 SECONDS EAST, A DISTANCE OF 661.95 FEET TO THE POINT OF BEGINNING. AND FURTHER EXCEPT ALL COAL AND OTHER MINERALS AS RESERVED IN THE PATENT FROM THE UNITED STATES OF AMERICA. No. 4685571 SCHEDULE B PART ONE: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, liens, or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water; whether or not the aforementioned matters excepted are shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. No. 4685571 SCHEDULE B Second Amended (All recording data refers to records in the office of the County Recorder in the County in which the land is situated.) EXCEPTIONS: 1. Taxes for the full year of 2006. (The first half is due October 1, 2006 and is delinquent November 1, 2006. The second half is due March 1, 2007 and is delinquent May 1, 2007.) NOTE: Taxes are assessed in the total amount of $32,777.95 for the year 2005 under Assessor Parcel No. 224-31-0100 3. (Covers More Property) 2. 2005 Tax Rate: 13.75410 3. All matters set forth in Easements, Covenants and Restrictions for El Corredor recorded as Docket 12768, Page 3537, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, or national origin, to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes. 4. An easement for electric power transmission line and incidental purposes, recorded as Book 69 of Miscellaneous Records, Page 267. 5. A telephone easement shown on survey dated December 30, 1914, as disclosed by Agreement recorded as Docket 4532, Page 39. 6. Rights of way or easements as may have existed prior to abandonment of that portion of said land formerly included within Tucson -Florence Highway and as disclosed by Agreement recorded as Docket 4532, Page 39. 7. An easement for natural gas pipeline(s) and appurtenances and incidental purposes, recorded as Docket 6268, Page 1050. 8. An easement for underground telephone facilities and incidental purposes, recorded as Docket 6487, Page 865. 9. An easement for sanitary sewer and telephone communication facilities and incidental purposes, recorded as Docket 6679, Page 518. • No. 4685571 10. All matters contained in that certain Cable Television Service Agreement and Easement for the purpose of constructing, operating and maintaining cable television services, recorded in Docket 7935, Page 1899 and in Docket 7935, Page 1906. 11. An easement for water pipeline and appurtenances and incidental purposes, recorded as Docket 10068, Page 181. 12. A Deed of Trust to secure an indebtedness of $4,250,000.00, and any other amounts or obligations secured thereby, recorded June 6, 2003 as Docket 12066, Page 5955. Dated: June 6, 2003 Trustor: FAE Holdings 0305036R, L.L.C., a Utah limited laibility company Trustee: First American Title Insurance Company Beneficiary: John Stamos, as Trustee under agreement dated September 18, 1987 A document recorded as Docket 12189, Page 2449, provides that the obligation secured by the Deed of Trust was assumed by Oracle Linda Vista Investors, LLC, an Arizona Limited Liability Company. 13. A Deed of Trust to secure an indebtedness of $959,993.00, and any other amounts or obligations secured thereby, recorded March 24, 2006 as Docket 12768, Page 3445. Dated: March 20, 2006 Trustor: Oracle Linda Vista Investors, LLC, an Arizona limited liability company Trustee: National Bank of Arizona, a national banking association Beneficiary: National Bank of Arizona, a national banking association 14. Access: Linda Vista Blvd. NOTE: The General Index has been reviewed and reflects in the report. NOTE: There are no further matters of record concerning this subdivision through the date of this report . End of Schedule B No. 4685571 St IIa1F;h� �. c The First American Corporation PRIVACY POLICY 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. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from public records or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our web site at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; Information about your transactions with us, our affiliated companies, or others; and Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial services providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products and services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c2001 The First American Corporation - All Rights Reserved x t 1- 1 15 2006 No. 4685571 SPECL4L REPORT SCHEDULE A Second Amended Oracle Linda Vista 1. This report is for informational purposes only and is not to be considered as a commitment to issue any form of Title Insurance Policy. This report is for the sole use and benefit of the parties set forth in Number 2 below and liability is hereby limited to the amount of the fee paid. This report was prepared from only those items of public record shown in the title plant indices of the issuing company to show the condition of title as reflected by same. Those items to which the hereinafter described land is subject are set forth in Schedule B, Part Two. No attempt has been made to reflect the condition of title relating to the items set forth in Schedule B, Part One. 2. For the use and benefit of: Scotia Joint Venture LLC / Town of Oro Valley / SBBL 3. The Title to the fee estate in the land described herein is at this date hereof vested in: Oracle Linda Vista Investors L.L.C., an Arizona limited liability company 4. The land referred to in this report is situated in Pima County, Arizona, and is described as: SEE EXHIBIT "A" ATTACHED HEREIN Search made to August 30, 2006 at 7:30 A.M. FIRST AMERICAN TITLE INSURANCE COMPANY By: Karen Cavazoslklc (602)685-7743 No. 4685571 1 *.14 11:30dv.0 ALL THAT PART OF LOT 4, IN SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, LYING EASTERLY OF TUCSON-FLORENCE HIGHWAY, FEDERAL SECONDARY PROJECT III; EXCEPT A STRIP OF LAND 30 FEET WIDE ON THE SOUTH SIDE OF LOT 4 AS CONVEYED TO THE BOARD OF SUPERVISORS OF PIMA COUNTY, ARIZONA, BY DEED RECORDED IN BOOK 150 OF DEEDS, PAGE 46, IN THE OFFICE OF THE COUNTY RECORDED IN PIMA COUNTY, ARIZONA; AND FURTHER EXCEPTING THE NORTH 145.2 FEET; AND FURTHER EXCEPTING THAT PORTION OF LOT 4 OF SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER SECTION 13: THENCE SOUTH 89 DEGREES 52 MINUTES 51 SECONDS WEST, ALONG THE SOUTH LINE OF SAID SECTION, A DISTANCE OF 485.86 FEET; THENCE NORTH 00 DEGREES 07 MINUTES 09 SECONDS WEST, 30.00 FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF LINDA VISTA BOULEVARD, BEING THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 52 MINUTES 51 SECONDS WEST, ALONG SAID RIGHT- OF-WAY LINE, A DISTANCE OF 273.16 FEET TO A POINT ON THE EASTERLY RIGHT- OF-WAY LINE OF ORACLE ROAD; THENCE NORTHERLY ALONG SAID RIGHT-OF-WAY LINE AND THE ARC OF A NON - TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 5829.58 FEET, A CENTRAL ANGLE OF 06 DEGREES 30 MINUTES 31 SECONDS, A RADIAL LINE THROUGH SAID POINT BEARS SOUTH 84 DEGREES 42 MINUTES 00 SECONDS EAST, FOR AN ARC DISTANCE OF 662.22 FEET TO A POINT OF A NON -TANGENT LINE; THENCE NORTH 89 DEGREES 52 MINUTES 51 SECONDS EAST, A DISTANCE OF 248.16 FEET; THENCE SOUTH 00 DEGREES 07 MINUTES 09 SECONDS EAST, A DISTANCE OF 661.95 FEET TO THE POINT OF BEGINNING. AND FURTHER EXCEPT ALL COAL AND OTHER MINERALS AS RESERVED IN THE PATENT FROM THE UNITED STATES OF AMERICA. No. 4685571 SCHEDULE B PART ONE: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, liens, or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water; whether or not the aforementioned matters excepted are shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. No. 4685571 SCHEDULE B Second Amended (All recording data refers to records in the office of the County Recorder in the County in which the land is situated.) EXCEPTIONS: 1. Taxes for the full year of 2006. (The first half is due October 1, 2006 and is delinquent November 1, 2006. The second half is due March 1, 2007 and is delinquent May 1, 2007.) NOTE: Taxes are assessed in the total amount of $32,777.95 for the year 2005 under Assessor Parcel No. 224-31-0100 3. (Covers More Property) 2. 2005 Tax Rate: 13.75410 3. All matters set forth in Easements, Covenants and Restrictions for El Corredor recorded as Docket 12768, Page 3537, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, or national origin, to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes. 4. An easement for electric power transmission line and incidental purposes, recorded as Book 69 of Miscellaneous Records, Page 267. 5. A telephone easement shown on survey dated December 30, 1914, as disclosed by Agreement recorded as Docket 4532, Page 39. 6. Rights of way or easements as may have existed prior to abandonment of that portion of said land formerly included within Tucson -Florence Highway and as disclosed by Agreement recorded as Docket 4532, Page 39. 7. An easement for natural gas pipeline(s) and appurtenances and incidental purposes, recorded as Docket 6268, Page 1050. 8. An easement for underground telephone facilities and incidental purposes, recorded as Docket 6487, Page 865. 9. An easement for sanitary sewer and telephone communication facilities and incidental purposes, recorded as Docket 6679, Page 518. t No. 4685571 10. All matters contained in that certain Cable Television Service Agreement and Easement for the purpose of constructing, operating and maintaining cable television services, recorded in Docket 7935, Page 1899 and in Docket 7935, Page 1906. 11. An easement for water pipeline and appurtenances and incidental purposes, recorded as Docket 10068, Page 181. 12. A Deed of Trust to secure an indebtedness of $4,250,000.00, and any other amounts or obligations secured thereby, recorded June 6, 2003 as Docket 12066, Page 5955. Dated: June 6, 2003 Trustor: FAE Holdings 0305036R, L.L.C., a Utah limited laibility company Trustee: First American Title Insurance Company Beneficiary: John Stamos, as Trustee under agreement dated September 18, 1987 A document recorded as Docket 12189, Page 2449, provides that the obligation secured by the Deed of Trust was assumed by Oracle Linda Vista Investors, LLC, an Arizona Limited Liability Company. 13. A Deed of Trust to secure an indebtedness of $959,993.00, and any other amounts or obligations secured thereby, recorded March 24, 2006 as Docket 12768, Page 3445. Dated: March 20, 2006 Trustor: Oracle Linda Vista Investors, LLC, an Arizona limited liability company Trustee: National Bank of Arizona, a national banking association Beneficiary: National Bank of Arizona, a national banking association 14. Access: Linda Vista Blvd. NOTE: The General Index has been reviewed and reflects in the report. NOTE: There are no further matters of record concerning this subdivision through the date of this report . End of Schedule B No. 4685571 9S %.I Fit., �. c The First American Corporation PRIVACY POLICY 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. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from public records or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our web site at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; Information about your transactions with us, our affiliated companies, or others; and Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial services providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products and services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c2001 The First American Corporation - All Rights Reserved BASIS OF ELEVA71O Owner/Developer: N EL RI GE ON R R EST - AY T-P BK. 31, PG 7 THIS PROD CT DESE R-6 , #224-31 01B -N ZONIN : DKT. 18 PG R- -3 LINDOUL RDI3 1 24 1 19 J �0 W Q ORO VALLEY W vvi o (f) o TOWN LIMITS PUSCH RIDGE z o WILDERNESS CALLE CO CORDIA AREA LOCATION MAP A PORTION OF LOT 4 OF SECTION 13, 7`12S, R13E, G. & S. P. M., rodh TOWN OF ORO VALLEY, 3"= 1 M I LE PIMA COUNTY, ARIZONA ORO VALLEY SUNWAY, LLC SUNWAY HOTEL MANAGEMENT 10985 CODY, SUITE 220 OVERLAND PARK, KS 66210-1224 Contact: DON CULBERTSON (913) 345-21 11 Civil Engineer: ... ........... Contact: - EXPIRES 3/31/10 SBBL Architecture + Planning 1001 North Alvernon Way #105, Tucson, Arizona 85711 t: 520.620.0255 f: 520.620.0535 e: sbbl@sbbl.biz Project Description LOT 4 SECTION 13, TOWNSHIP 12 SOUTH, RANGE 13 =AST, GSRB&M, TOWN OF ORO VALLEY PIMA COUNTY ARIZONA. SCALE: 1"= 30' Contour Interval: Case Number: OV12-05-03B Ref. Number(s): OV 12-90-07 OV8-07-03 OV 12-05-03 N U L CL E U N � � 0 Q o0 J � C) C:) WQQC) J �w�N CD w Q ry Q W Z LJ ' W CgO QOzo W O �/ X CL O Date: 10/28/08 Proj. #: 07037.00 Sheet 1 of 1 PLS-1.0 0:\2007 Projects\07037 - Hotel @ El Corredor\Drawings\DP\Prelim lot split.dwg EL IE LE 0 W �' AUG 21 2008 D Town of Oro Valley R R O Y O ENGINEERING, L L C Water Resources & Civil Engineering Consultants HYDROLOGIC AND HYDRAULIC DESIGN ANALYSIS REPORT FOR THE Z�-- / co r&# el 010 w, P 4 77 Northeast Corner of Oracle Road and Linda Vista Boulevard ORO VALLEY, ARIZONA dvJt -dS-03 (This Property is a Portion of a Larger 20-Acre Parcel Known as the El Corridor Development) Portion of NE 1 /4 Section 13, T-12-S, R-13-E G&SRB&M Town of Oro Valley, Pima County, Arizona Pima Co. Tax Code No. 224-31-0100 OV 12-05-03 Prepared for: Kevin Hall, PE DCC COMPANY 2828 N . Country Club Road, Suite 100 Tucson, Arizona 85716 Tele. # 520/299-4484 Prepared by: Justin Turner, PE ARROYO ENGINEERING, LLC 5675 North Oracle Road, Suite 3203 Tucson, Arizona 85704 Tele. # 520/882-0206 May 21, 2006 Rev. Aug. 18, 2008 essiona/ �a '(WICATLc 15293 JUSTIN M. TURNER ex? 5•30410 R R C) Y C3 ,ENGINEERING, LLC TABLE OF CONTENTS P� I. INTRODUCTION.............................................................................. 1 1.1 Project Location ........ ............................................................ 1 1.2 Purpose ............................................... ................................... 1 II. HYDROLOGIC AND HYDRAULIC ANALYSES ....................................... 5 2.1 Hydrologic Anal sis of Offsite Drainage ......................................... Y 5 2.2 Hydrologic Analysis of Onsite Drainage ........................................... 5 2.3 Hydraulic Analysis of New Onsite Drainage Structures ..................... 7 2.4 Detention/Retention Analyses ................................................ . • . • • • • 7 2.5 First Flush Retention............................................................... . 8 2.6 FEMA Flood Plain ........................................................ ........... 8 III. CONCLUSIONS ..................................................................... ..... 9 3.1 Overall Project Objectives ectives and Design Criteria .......................................... J 9 3.2 Hydrologic Impact of Proposed Development ............................................ 9 3.4 Effectiveness of Proposed Drainage Impact Mitigation ................................. 9 3.5 Project Phasing................................................................................. 9 3.6 Summary of Report Findings............................................................... 10 IV. REFERENCES ....................................................................... ... 11 LIST OF FIGURES Figure 1. Site Location Map .................................................................... 2 Figure 2. Aerial Photograph ............................................... ....... ............ 3 Figure 3. Offsite Watershed Boundary Map .......................................... Map Pocket Figure 4. Onsite Watershed Boundary Map .......................................... Map Pocket LIST OF TABLES Table 1. Summary of Existing and Future Flood Peaks ... ..........e1�T:�,�.. 6 15293 LIST OF APPENDICES JUSTIN M. TURNER adf �•1'� • ��1 Appendix A: Hydrologic Calculation Sheets Appendix B Hydraulic Calculation Sheets pp y Appendix C : Detention/retention Calculation Sheets 0 !)f 3O l) O R R (J Y C) \\\\ ENGINEERING, L L C Page 1 I. INTRODUCTION 1.1 Project Location This hydrologic and hydraulic design analysis report pertains to the planned commercial development of a 3.7-acre property located on the northeast corner of the intersection of Oracle Road and Linda Vista Boulevard, in Oro Valley, Arizona, and within the southeast one -quarter of Section 13 of Township 12 South, Range 13 East, Gila and Salt River Base and Meridian. This property is a portion of a larger 20-acre property that was developed as a retail shopping center in the 1990s, and was referred to as the El Corridor Development, and it included the two buildings and parking areas being presented in this report. Only one commercial building has been constructed, and the remainder of the 20-acre property has remained undisturbed For reference, Figure 1 of this report contains a generalized site location map, and Figure 2 contains an aerial photograph of the subject property taken in December 2005. 1.2 Pur ose This report was prepared for submittal to Oro Valley in conjunction with a Development Plan prepared by SBBL Architects. This report identifies the drainage characteristics of the area affecting this development, and it also identifies drainage -related design requirements in accordance with the Oro Valley's Drainage Criteria Manual. The purpose of this report is to document the drainage considerations made in conjunction with the hydraulic design of this project, as follows: l . Two relativelysmall watersheds impact the subjecct '.property. One is about 6 acres, of p which about 1 acre originates offsite. The second watershed impacting this project is about 3 acres and it originates entirely within the El Corridor I evel6pment. It is proposed that R R 4ol -Nr VVIN ENGINEERING, LLC o 6 th 0 Ab 100 50 0 100 zoo Oracle -Linda Vista Blvd. Property I I I I I I I 9600 North Oracle Road A PorSon of SE 1/4 of Section 13, T-12- S, R-13-E, GA S.R.B.B M. Oro Valley, Arizona Generalized Location Map Figure 1. IP 0 0- 100 50 0 100 200 Oracle -Linda Vista Blvd. Property 9600 North Oracle Road A Portion of SE 1/4 of Section 13, SUN Aerial Photograph, 2005 r-,2-s, alley,, G.8 s.R.B.B M. Oro Valley, Arizona 4N Aerial Photograph (Existing Conditions) Figure 2. Page 4 the 3.7-acre property will be mass graded, while leaving the remaining 17 or so acres left undisturbed. However, for the purposes of calculating future flood peaks, it was assumed that the entire El Corridor Development was constructed and paved in accordance with the original Development Plan. In addition, the 3.7-acre property will be graded so that future runoff is directed towards two stormwater detention/retention basin, which will reduce future flood peaks so they are less than, or equal to, those produced under existing conditions. Furthermore, stormwater pollutants will be mechanically removed and the relatively cleaner runoff will be directed into a new stormwater detention/retention basin designed to hold the entire 5-year, 1-hour runoff volume. R�.Co�o \\\\\\ ENGINEERING, LLC Page 5 II. HYDROLOGIC AND HYDRAULIC ANALYSES 2.1 H. drologic Analysis of Offsite Drainage With regard to local stormwater runoff, the subject property sits on a regional watershed divide, with the north part of the property within the Rooney Wash watershed (which flows into the CDO), and the southern part within the Carmack Wash watershed (which flows into the Rillito). Figure 3 of this report (found in Appendix. A) contains an offsite watershed boundary map of the area, showing watershed #10 (which goes north to Rooney Wash) and watershed #20 (which goes southwest to the Carmack Wash). Only subwatershed #12 originates outside the El Corridor Development, and it is fully developed with two houses and related improvements. 2.2 Hvdroloi4ic Analysis of Existing and Proposed Onsite Drainage Figure 4 of this report (also found in Appendix. A) contains an on watershed boundary map of the area which shows the two onsite watersheds impacting the subject property. Concentration Point CP# l0 is located near the northwest corner of the subject 3.7-acre property, near the intersection Oracle Road and an existing driveway entrance into the El Corridor Development. Concentration Point #20 is located near the southwest corner of the subject 3.7-acre property, near the intersection of Oracle Road and Linda Vista Boulevard. Linder future conditions, onsite watershed # l0 will be directed so it flows into a new stormwater detention/retention basin, and then will discharge into the ADOT right-of-way. Onsite Watershed #20 will be directed so it flows into a second new stormwater detention/retention basin, and then into the ADOT right-of-way. The future drainage pattern will be substantially identical to that which exists under existing conditions. The 100-year flood peaks were calculated for existing and future hydrologic conditions by using the Rational Formula. Basic data for use in this hydrologic calculation included watershed R R C3 ` 4 \\\\\\ ENGINEERING, LLC r� a Page 6 area, watershed type or land use, and hydrologic soil groups. The onsite watershed boundary was delineated using the 40-scale, 1-foot-contour maps of the site. The drainage patterns were initially delineated using these detailed topographic maps, and then later visually confirmed in the field. For the purposes of this hydrologic investigation, the onsite watershed was characterized, for existing conditions, as Undeveloped Foothills (13, C and D Soils), and having no impervious cover. Similarly, the onsite watershed for proposed conditions was characterized as Commercial, having an impervious cover of 80 % . Hydrologic soil groups were determined using the information given on the City of Tucson's web page, and were based on maps originally published by the SCS/NRCS . Rainfall values were taken from Oro Valley's Generalized I-D-F Curves. The Time of Concentration was calculated using ADOT's Figure 2-7, and resulted in times that were less than the minimum allowable value of 5 minutes (and thus, 5 minutes was used for calculation purposes). The computed 100-year flood peaks are summarized on Table 1, below, for both existing and proposed conditions. Hydrologic calculations sheets and a watershed boundary map can be found in Appendix A (Figure 3) of this report. TABLE 1. SUMMARY OF EXISTING AND FUTURE FLOOD PEAKS Drainage ExistingConditions Future Conditions Concentration Point Name Drainage 100-Year Drainage 100-Year Area Flood Peak Area Flood Peak (Acres) (cfs) (Acres) (cfs) 10 5.73 37 5.73 73 11 3.63 26 3.63 52 12 0.65 3 0.65 3 20 3.19 17 3.19 41 21 1.27 7 1.27 17 Sum of all 8.92 54.0 8.92 114 drainage exiting (Excluding Detention, subject property and only 44 cfs with Detention, OK ) lb R R CD `Y ENGINEERING, LLC am Page 7 2.3 Hydraulic Analysis of Proposed Onsite Drainage Structures The subject property will be regraded to create a new roadway/parking area and two new building pads. Runoff from offsite (CP#12) will enter the planned parking lot (a later phase) and will enter the southern part of the subject property at CP#11. From there, the runoff will flow south and through a series of flow -through -wall openings, and into the adjoining South Detention Basin. Similarly, runoff from CP#21 will enter the eastern edge of the subject property, and flow westward across the inverted crown parking lot, through flow -through wall openings, and into the North Stormwater Detention Basin. The hydraulic calculations for the flow -through wall openings can be seen in Appendix B . 2.4 Detention/Retention Analyses In accordance with Section 11.3 of Oro Valley's Drainage Criteria Manual, two stormwater detention/retention basins have been designed so that future flood pears from this Critical Watershed will be equal to or less than those found under existing conditions. These basins have been included with this development for this purpose. Appendix C of this report contains the Storage -Indication Method routing calculations for these new basins. A soil percolation test must be done in order to demonstrate that the lowermost portion of I he basin will drain by infiltration within 12 hours after the cessation of rainfall. It is recommended that approval of this report be contingent upon receipt of a favorable percolation test. If the soil fails to percolate, it is then recommended that a "bleeder pipe be installed at the base of the outlet weir in order to slowly drain the facility. L R R CJ -"*M' O \\\\\\ ENGINEERING, LLC Page 8 2.5 First Flush Retention In accordance with 11.5.8 of the Town of Oro valley Drainage Criteria Manual, "First Flush Requirements" have been designed into the planned stormwater infrastructure, including four mechanical stormwater scrubbers or filters. For this project we will be installing four Nyoplast catchbasins with 2' x3' inlet grates. Two of these new grated catchbasins will be connected to the inlets for two planned culverts located near Concentration Point # 11. Another grated catchbasin will be located near the southwest corner of the subject development, near Concentration Point # 10 . And the fourth grated catchbasin will be located on the far west edge of the development, near the northwest corner of this phase of development. For the purposes of satisfying Town water -pollution -prevention policy, each of these four grated catchbasins will be outfitted with Flow Guard filtration devices designed to remove suspended sediment, oil and other hydrocarbons. According to the manufacturer's specifications, each of these Flow Guard units (model 1344) have a filtration capacity 720 gallons per minute (or 1.6 cfs). The design of this Best Management Practice has been shown the Grading Plan. These grated catchbasins and Flow Guard filtration devices will have the capacity to accept and filter up to 1.6 cfs. It is .our understanding that current Town policy calls for the first -flush treatment of the first one-half of rainfall on the development (Fritz Laos, personal communication) . And according to NOAA Atlas 14, we have predicted . than the 1-year 5-minute rainfall intensityfor the project site is 3.24 inches per hour. We have also predicted that the 1- p J ear peak runoff rates at each of the aforementioned grated catchbasins will be 1.5 cfs, 1.6 cfs, Y 0.9 cfs, and 0.9 cfs, respectively, for a weighted runoff coefficient of 0.27. Therefore, the planned filtration systems will all have adequate capacities to intercept the first one-half inch of rainfall during a relatively frequent 1-year 5-minute thunderstorm. Manufacturer's data sheets and maintenance schedules are included in Appendix A. R R C) Y a \\\\\\ ENGINEERING, LLC 2.6 Page 9 FEMA Flood Plain According to FIRM # 04019C 1039K (see Appendix B), there are no federally regulated watercourses affecting this project. R R CD Y CJ \\\\\\ ENGINEERING, LLC Page 10 III. CONCLUSIONS 3.1 Overall Project Objectives and Design Criteria This report was prepared for submittal to Oro Valley in conjunction with a Development Plan by SBBL Architects. This report identifies the drainage characteristics of the area prepared affecting this development, and it also identifies drainage -related design requirements in accordance with the Oro Valley's Drainage Criteria Manual. 3.2 Hydrologic Impact of Proposed Development The volume and rate of stormwater runoff from this property will increase because of this planned development, however, these increases are relatively small, and have been examined as part of the project. e overall design of this j ect. Two stormwater basins will be built with which to J mitigate the se anticipated increases such that future flood peaks will not exceed those found under existing conditions. 3.4 Effectiveness of Proposed Drainage Impact Mitii4ation The drainage plan consists of grading the subject property so the new retail proposed buildings and the parking lot will drain westward and into the planned stormwater detention p g basins. There are only minor offsite flows to contend with. This drainage plan will maintain the existing drainage pattern. 3.5 Project Phasing This is the second phase of this project, and subsequent phases are anticipated. This project will stand alone, without the need for subsequent modifications following future development of the adjoining property. R R (3 Y CU \\\\\\ ENGINEERING, LLC Page 11 3.6 Summary of Report Findings The subject property was subdivided in about 1990 in conjunction with El Corridor Development (OV12-90- ??). This project is consistent with the original development plan, including the overall drainage concept. It is proposed that this site be graded and paved, and that future runoff be directed towards two stormwater detention/retention basins, which will reduce future flood peaks so they are less than, or equal, to those produced under existing conditions. Furthermore, stormwater pollutants will be mechanically removed and the relatively cleaner runoff will be directed into a new stormwater detention/retention basin designed to hold the entire 5-year, 1-hour runoff volume. From a drainage standpoint, this project was designed in accordance with Oro Valley Drainage Design Criteria, and as such, will not adversely impact adjoining properties. R R (D Y C3 ,ENGINEERING, LLC Page 12 IV REFERENCES ADOT, 1993. Highway Drainage Design Manual, Hydrology. Final Report. Arizona Department of Transportation, Report Number FHWA-AZ93 -2 8 1. Chow, Ven Te, 1964. Handbook of Applied Hydrology. McGraw-Hill Book Co., New York. Lind, Dwight, 1990. Hydraulic Investigation for El Corridor. A drainage report prepared by Lind/Jensen & Assoc., Tucson, Arizona. NOAA, 2005. NOAA Atlas 14, Precipitation Frequency Atlas for the United States: Volume 1 - Version 3.2 The Semiarid Southwest. National Weather Service, Hydrometeorological Design Studies Center. Available on the internet at: http://hdsc.nws.noaa.gov/hdsc/pfds/sa/az_pfds.html PCDOT&FCD, 1977 and 1979. Hydrology Manual for Engineering Design and Flood Plain Management within Pima County, Arizona. Pima County Department of Transportation and Flood Control District, Tucson, Arizona. This manual was written by Michael E. Zeller, PE. PCDOT&FCD, 1987. Stormwater Detention/Retention Manual. Pima County Department of Transportation and Flood Control District, Tucson, Arizona. This manual was written by Robert .Smolinsky, PE. Rouse, Hunter, 1950. Engineering Hydraulics. John Wiley & Sons, Publishers, New York. Town of Oro Valley, 2002. Drainage Criteria Manual. Town of Oro Valley, Arizona. R R. C) Y a jENGINEERING, LLC