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Home My WebLink AboutOV1701072Prepared for: Prepared BV: Shannon 77 LLC 700 E Broadway Boulevard Suite 200 Tucson, AZ 85711 APPROVED E 1'. DhS/BL A D E PZ PROJECT N,.ANAGcR The WLB Group, Inc. 4444 East Broadway Blvd. Tucson, Arizona 85711 Contact: Paul Oland 520.881.7480 gpoland@wlbgroup.com WLB No. 116028-A-001 r: ' TABLE OF CONTENTS A. Project Summary............................................................................................................. 1 B. Property Data.................................................................................................................. 2 C. Your Voice, Our Future General Plan Amendment Criteria ............................................ 2 D. General Plan Policy Conformance.................................................................................... 6 Exhibits • Location Map • Existing General Plan Land Use Designations • Proposed General Plan Land Use Designations Shannon 80 — General Plan Amendment WAMBWLB No. 116028-A-001 A. Project Summary The Town of Oro Valley is growing, not only in size but also in desirability. Since the year 2000, the population of Oro Valley has increased roughly 45%, to over 43,500 residents (Source: 2015 American Community Survey). In addition, demand for housing is growing in the area. According to Multiple Listing Service of Southern Arizona Statistics 2016 Year End Review, Tucson experienced a total unit sales of 16,842 which is more units than have been sold in the last ten years. Average list and sold prices for 2016 increased over the year 2015 while days on the market saw a significant decrease from 2015. Furthermore, the number of building permits pulled in Oro Valley have been steadily rising over the past three years signifying an increased demand for housing. There were 176 permits pulled in 2016 up 15 from 2015 and up 42 from 2014. The Town of Oro Valley's recent economic and physical growth, as well as its need for more housing, make our request a necessary and reasonable amendment to the "Your Voice, Our Future" Oro Valley General Plan. The subject property is located on the east side of Shannon Road between Lambert Lane and Naranja Drive. The request is to modify the General Plan Land Use Designation from Rural Low - Density Residential (R-LDR) to Low Density Residential 1 (LDR1, 0.4-1.2 DU/AC), to allow for a single-family residential cluster subdivision. The proposed change in land use designation and density is highly supported by several factors, including: • The Town of Oro Valley General Plan "Your Voice, Your Future" ratified by voters in November 2016, has expanded the Town's Planning Area westward from Shannon to Thornydale Road, signaling that this property is no longer on the fringe of the Town. • The Urban Services Boundary has expanded west to Thornydale Road, positioning the site away from the urban edge. • The subject property is within a 1.5 mile proximity to two Tier 2 growth areas, located at the intersections of Tangerine Road and La Cholla Boulevard, and Lambert Lane and La Canada Drive. • Naranja Drive road improvements have been made between Shannon Road and La Cholla Boulevard. • The changing transportation conditions of La Cholla Boulevard to a major north -south corridor will increase the viability and accessibility of the site, creating demand for medium density residential development. • The adjoining Capella property to the east, is undergoing a rezoning from R144 to Planned Area Development. Capella includes a mixture of uses and residential densities from low density residential to high density residential, commercial areas, recreation areas, and open space. The requested change in land use designation will allow a residential cluster subdivision, with large amounts of open space, and the preservation of Critical Resource Areas and Core Resource Areas onsite. A significant open space buffer will be provided along the entire southern and western boundaries to help mitigate any impacts created by this development. Additionally, this r�eeMMB Shannon 80—General Plan Amendment group WLB No. 116028-A-001 Plan Amendment is fully compliant with Oro Valley's Environmentally Sensitive Lands Ordinance (ESLO). Under this Amendment, development of this property will result in approximately 66% of the property being left in its natural condition. In order to make this project a reality, the appropriate land entitlements must be acquired for the property. The property owner is focused on acquiring the necessary entitlement in the Town of Oro Valley and the first step in achieving the necessary land entitlements involves a Type 2 amendment to the Oro Valley General Plan. As such, this application for a Type 2 amendment is being submitted. B. Property Data Location: The property is located immediately east of Shannon Road, south of Ironwood Ridge High School, and north of Owl Vista Place, approximately one half mile west of La Cholla Boulevard. The property can be described as the south half of the northwest quarter of Section 9, Township 12 South, Range 13 East. Area of Properties/General Plan Amendment: Parcel 224-21-0020: 9.8± Ac. Parcel 224-21-0030: 9.8± Ac. Parcel 224-21-0040: 18.3± Ac. Parcel 224-21-0050: 38.5± Ac. Total = 76.4± Ac. Existing Land Uses: The site is currently vacant. Existing Zoning: The property is currently zoned Single Family Residential District, R1-144. Existing Oro Valley General Plan Designations: The property is designated as Rural Low Density Residential (R-LDR). Requested Oro Valley General Plan Designations: Low Density Residential 1 (LDR1, 0.4-1.2 DU/AC). C. Your Voice, Our Future General Plan Amendment Criteria In accordance with OVZCR Section 22.2.D.4 the General Plan amendment proposed shall, on balance, be consistent with the vision, guiding principles, goals, and policies of the General Plan as demonstrated by the following criteria. The request shall not: 1.a. Significantly alter existing development character and land use patterns without adequate and appropriate buffers and graduated transitions in density and land use. Shannon 80—General Plan Amendment M6 WLB No.116028-A-001 • The development will include landscaping, architectural themes, and open space treatments that comply with Oro Valley Code and Design Guidelines. This development will contain landscape buffers around the entire perimeter of the project and will provide a generous natural open space buffer for the lower density neighborhood to the south and west. The project will also include significant preservation of the onsite Critical Resource and Core Resource Areas. At minimum 95% of the Critical Resource Areas and 80% of the Core Resource areas will be preserved in their natural condition on site. These areas along the southern and western boundaries of the site will be permanently protected within a conservation easement to be granted to the Town of Oro Valley. The proposed density is approximately 1.0 homes per acre. In addition, the building height will be limited to single -story for the entire development with a maximum of twenty-three (23') feet height for gable roofed residences only to lessen the impact on views from the surrounding neighborhood. This density is sensitive to the surrounding developments, and will create a density transition between the lower density developments to the south and west, and the higher intensity developments that are being planned to the east. In addition, clustering development closer to the high school is appropriate from a land use planning perspective. 1.b. Impact existing uses with increased infrastructure without appropriate improvements to accommodate planned growth. • With this development being on Shannon Road, an arterial roadway, much of the utility infrastructure is already in place to accommodate this project. Sewer capacity is available to serve this property. Sewer and any other necessary utility extensions will be installed. Presently, water infrastructure is not in place to serve this parcel; however, offsite infrastructure extensions of the Oro Valley Water system will be made to serve this development. This development will have a net positive long-term fiscal impact to the Town and its taxpayers. Given the recent extension of the urban service boundary, the property lies well within the service limits of the Town and is in a position to accommodate planned growth. 1.c. Impact other public services including police, fire, parks, water and drainage unless careful analysis and explanation of anticipated impacts is provided to the Town. • Being essentially infill, the location of this development and the proposed home sites will not negatively impact public services such as police, fire and parks. • Drainage will be carefully analyzed according to Town drainage design requirements. Once developed, the site will have detention basins that will retain storm water runoff and meter it out at less than pre -developed conditions. Additional onsite drainage attenuation through larger basins will be completed to reduce the flow of existing run- off. The following off -site drainage improvements will be implemented as agreed upon with neighbors: Shannon 80 — General Plan Amendment WLB No. 116028-A-001 o Improvements along Owl Vista Place, which include larger culverts, armoring the road, and raising the road in necessary areas. o Working with Pima County to identify possible drainage improvements along Saguaro Divide. o Working with Amphitheater School District to identify possible drainage improvements to Ironwood Ridge High School Property. Capacity is available to serve the project site with water and sewer utilities. Additional information on the type and amount of infrastructure extensions will be provided during the platting process. According to the Traffic Impact Analysis findings, all intersections adjacent to the subject property currently operate, and with the addition of the project, are predicted to continue to experience an adequate level of service for all movements on weekday and weekend peak hours. By clustering the homes of this development in less environmentally significant areas, it will allow for significant open space and buffering. There will be connectivity to the arterial road network for emergency services and convenient access to nearby goods and services. The subject property will have one access point that will connect this neighborhood directly to Shannon Road, aligning with Sahuaro Divide. Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road and Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. A Traffic Impact Analysis (TIA) has been provided as part of the Rezoning Application. 1.d. Impact the natural beauty and environmental resources without suitable mitigation. • Prior to development, this site will be inventoried for all significant vegetation. Town of Oro Valley Native Plant Preservation ordinance requirements will be followed. Flexible Design Options are being requested as part of the rezoning. A Native Plant Preservation Waiver has been submitted but per the Zoning Code, the waiver does not apply to significant ironwood trees or saguaro cacti within the developable area. Plants that are suitable for transplanting will be transplanted on -site and be included within the buffer yards and other open spaces of the site. The Critical Resource Areas that run through the site will be preserved in their natural condition, except for necessary roadway crossings. Both the Critical Resource Areas and the Core Resource Areas will be preserved per ESOS Conservation Guidelines. The proposed residential development will preserve surrounding views in the neighborhood through the use of a natural bufferyard along the perimeter of the property and the preservation of significant open space on the western portion of the site and the Core Resources Area to the south. 2. Implement effective public outreach efforts to help identify neighborhood concerns and respond by incorporating measure to avoid or minimize development impacts, and mitigate unavoidable adverse impacts. Shannon 80—General Plan Amendment WLB No. 116028-A-001 • A Public Outreach Plan was developed and followed in accordance with Town requirement. The first formal neighborhood meeting was held on April 25t" 2017, at Casas Church. This meeting was held to increase public awareness of the proposal and identify any initial concerns that surrounding neighborhoods may have with the development of this property. The meeting was very productive and allowed surrounding neighbors a chance to voice comments and suggestions, and any questions answered. • Some concerns raised during the neighborhood meeting were regarding: o The density of the proposed development and the proposed number of lots and the small lot size. o The perceived loss of rural character within the neighborhood. o The anticipated increase in traffic. • In response to the above comments the following responses have been offered: o A reduced density and reduced number of lots is being proposed. Lot size has also increased in size from the previous proposal. o The site will maintain a large amount of open space on the west and south of the development in effort to preserve the views and rural character of the area. We will work with neighbors to identify conservation methods. o According to the Traffic Impact Analysis, all intersections adjacent to the subject property currently operate and are predicted to continue to experience an adequate level of service for all movements on weekday and weekend peak hours. Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road and Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. • A second formal neighborhood meeting was held on July 18th 2017, at Casas Church. • An informal on -site tour was held on August 9, 2017 to better understand the layout of the proposal. Survey poles with flags were set up to simulate the proposed building heights and showed the proposed building envelope of the property. Residents attended a guided tour to discuss the proposed development. At each checkpoint discussions took place which addressed building heights, setbacks and drainage along edges of the property. Residents who attended expressed their concerns related to: o Drainage and ongoing damage to Owl Vista Place. o Planning for on -site detention. o Vehicular access and safety. o Design of the homes. o Location and design of the entry gate and sign. o Preservation natural character of the project area. As a result of the meetings held on July 18th 2017 and August 9, 2017 the following agreements were made with neighbors: o To mitigate for existing flooding issues an easement will be provided for maintenance improvements to Owl Vista Place. Improvements along Owl Shannon 80—General Plan Amendment ftMMBWLB No.116028-A-001 Vista Place will include larger culverts, armoring the road, and raising the road in flood prone areas. o This development will attenuate pre-existing storm water flow rates by 15%- 25% by constructing larger than code -required onsite basins which are to be landscaped within open space areas of the site. o Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road and Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. o The design of homes will be compatible to the surrounding areas using natural colors that blend with the desert landscape. o The location and design of the entry gate will be compatible to the rural, desert atmosphere of the area with a rustic western design and located a safe distance from the Shannon Road right-of-way in order to prevent the back up of traffic onto Shannon. o Conservation of 96% of Critical Resource Areas, 97% of Core Resource Areas, and 45% in the remaining Resource Management Area Tier 1. Preservation of ESOS areas along the southern (300'-600') and western (300'-400') edges which will be protected within an open space easement to be granted to the Town. • A third formal neighborhood meeting was held on August 28th 2017. o The meeting provided a good opportunity to review the latest site plan which reflected revisions as agreed upon during previous meetings. D. General Plan Policy Conformance The proposed General Plan Amendment is in conformance with the following Town policies in the Community chapter of the General Plan: • CC.2. Provide appropriate park facilities and services for residents of all ages in the community. In addition to natural undeveloped open space, a neighborhood park will be built onsite to serve the neighborhood. The exact type of amenities will be determined during the development process. • CC.3. Link existing and planned neighborhoods with parks and open spaces by incorporating path and trail facilities. Developer will provide an in -lieu fee to the Town for constructing a future multi -use path along Shannon Road. • CC.4. Provide public open space and park space where there is an existing park shortage or a need to preserve open space, natural areas or scenic views. mum��%� Shannon 80 —General Plan Amendment WLB No. 116028-A-001 The project will have a neighborhood park and ESLO open space will be preserved per Town requirements. • CC.8. Foster development of complete neighborhoods with easy access to transportation and employment options, and commercial areas that offer amenities and services for residents' daily needs. In addition to its ideal location south of Ironwood Ridge High School and along an arterial roadway, the project will be within close proximity of the Capella Master Planned Community (currently in the rezoning process) which will provide commercial areas, additional amenities and services. The project is also within a 1.5 mile proximity to two growth areas identified as Tier 2 Growth Areas located at the intersections of Tangerine Road and La Cholla Boulevard and Lambert Lane and La Canada Drive. • CC.9. Promote community interaction by planning for public land uses, such as parks, schools and other civic uses to act as the focus of neighborhoods. Community interaction will be supported based on the project's location adjacent to Ironwood Ridge High School, and through the use of a neighborhood park. The proposed General Plan Amendment is in conformance with the following Town policies in the Environment chapter of the General Plan: • SD.1. Identify, preserve and manage an integrated and connected open space system that protects Oro Valley's natural resources and provides enjoyment for residents and visitors while recognizing our place in the larger ecosystem. The development of this property will preserve the three Critical Resource Areas to the greatest extent possible as required by the ESLO, and will minimize topographic changes. The project will also be in conformance with the native plant preservation requirements to minimize the disturbance of significant vegetation (including ironwood tree stands and significant saguaros) and mitigate for any disturbances. • SD.2. Protect and provide connections between contiguous, environmentally sensitive lands within the Town, including key habitat areas and significant natural resource areas. The Critical Resource Areas and the Core Resource Areas on the property will be preserved, except for necessary roadway crossings and required infrastructure, including areas of significant vegetation (containing significant saguaros and ironwood tree stands). The preservation of these key habitat areas will provide contiguous connections between offsite habitat areas and allow for wildlife movement throughout the site. Shannon 80 — General Plan Amendment ftUMBWLB No.116028-A-001 • SD.4. Protect and conserve healthy native vegetation during the development process. The development of this property will be in conformance with the native plant preservation requirements to minimize the disturbance of significant vegetation and mitigate for any disturbances. A Native Plant Preservation Waiver has been submitted, but per the Zoning Code the waiver does not apply to significant Ironwood Trees or Saguaro Cacti within the developable area. Denser areas of Ironwood Trees exist along the southern half of the property, which will be preserved in its natural state within a conservation easement. • SD.6. Protect scenic corridors, public park and trail view sheds, and the distinctive visual character and visual appeal of Oro Valley. The proposed residential development will preserve surrounding views in the neighborhood through the use of a natural bufferyard along the perimeter of the property which will soften any visual impacts to the surrounding landowners. The project site is located outside of scenic corridors. • SD.7. Enhance, protect, create and restore native biological habitats, especially along washes, groundwater basins, recharge areas and wildlife corridors, in order to benefit native plant and wildlife habitats and species movement, minimize the negative impacts of invasive species and provide protection from flood risk. The vast majority of Critical Resource Areas and the Core Resource Areas on the property will be preserved in their natural condition, which will help reduce impacts to onsite floodplains. The preservation of these key habitat areas will provide contiguous connections between offsite habitat areas and allow for wildlife movement throughout the site. • SD.8. Encourage development project designs that connect wildlife habitat areas, avoid disturbing significant wildlife habitats and minimize the overall impacts on wildlife habitat areas. By clustering the home sites along the northern property boundary, the impact to the Critical Resource and Core Resource Areas will be minimized allowing for greater wildlife habitats and habitat connectivity. In addition, the property was designed to minimize the impact of road crossings to the Critical Resource and Core Resource Areas. • SD.10. Strive to protect the public and environment from the threats and risks of stormwater surges and potential negative impacts of contaminants from runoff. In accordance with Town policy, post -developed 100-year stormwater discharges Shannon 80—General Plan Amendment mum WLB No. 116028-A-001 U exiting the site will be maintained in their current condition and reduced as required by the Town Engineer. The following "neighbor agreements" relative to off -site drainage improvements, are to be completed to further reduce stormwater run-off: o Improvements along Owl Vista Place, which include larger culverts, armoring the road, and raising the road in necessary areas. o Working with Pima County to identify possible improvements along Saguaro Divide. o Working with Amphitheater School District to identify possible improvements to Ironwood Ridge High School Property. • CR.1. Identify, preserve and interpret significant cultural resources within Oro Valley and the larger planning area. As part of the rezoning process a records check has been solicited from the Arizona State Museum. The museum's findings indicate that no sites are located within the project area. Local and State regulations will be followed if any cultural resources are identified onsite. The proposed General Plan Amendment is in conformance with the Town's policies in the Development chapter of the General Plan: • LU.1. Promote land use development practices and programs that conserve and minimize impacts to natural and cultural resources. Development of the property will be done with a focus on preserving its environmentally sensitive areas, and will conserve the percentages of land required by the Town's ESLO guidelines. To do this, the development will protect the property's three washes, as well as clustering development in the less environmentally sensitive areas of the site and avoiding a majority of the Core Resource Area. • LU.4. Promote outdoor lighting that enhances safety and circulation, beautifies landscapes, minimizes impacts to adjacent properties and does not reduce public enjoyment of the night sky. The proposed development will comply with Oro Valley Town Code and utilize dark sky compliant lighting. • LU.S. Provide diverse land uses that meet the Town's overall needs and effectively transition in scale and density adjacent to neighborhoods. This plan focuses on minimizing the impact of development on the neighbors by providing large areas of open space in the southern and western portions of the nUMB Shannon 80—General Plan Amendment WLB No. 116028-A-001 property. This will serve as a buffer between this development and the existing residences to the south and west. By increasing the density on this property to LDR1, it will act as an appropriate and effective transition from the higher density developments to the north and east and the lower density developments to the west and south. • LU.6. Maintain the small-town, neighborly character and improve the design and safety of the built environment. By clustering the homes of this development in less environmentally significant areas, it will allow for significant open space and buffering. There will be connectivity to the arterial road network for emergency services and convenient access to nearby goods and services. The subject property will have one access point that will connect this neighborhood directly to Shannon Road, aligning with Sahuaro Divide. The Traffic ImpactAnalysis recommended a southbound left-hand turn lane into the project. Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road and Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. • LU.8. Encourage the development of master planned communities which include suitable residential and commercial uses. The proposed LDR1 development will be planned so that it will fit within the larger context of the area, providing an appropriate transition between the higher densities to the east and north and the lower densities to the west and south. The areas of the property near existing low density residential neighborhoods will be preserved as open space while development will be clustered in areas of the property closer to the public school and nearby lands planned for higher density development. This will allow the development to better integrate with the existing neighborhoods and activity centers. • DG.1. Require new development to pay its share toward the cost of additional public facility and service needs generated by new development, while balancing public and private interests in cost allocation. As part of the rezoning of the property, a Traffic Impact Analysis has been completed. The Traffic Impact Analysis recommended a southbound left-hand turn lane into the project be considered. Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road/ Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. The developer will pay its share toward the cost of additional public infrastructure needs generated by new development. � Shannon80—GeneralPlan Amendment O1p � �%� RX WLB No. 116028-A-001 • 1.1. Accommodate community services and utilities that meet the larger community needs and goals. Developer will provide an in -lieu fee to the Town for constructing a future multi -use path along Shannon Road. • 1.2. Consider aesthetics and visual impacts of utilities and infrastructure during the planning, design or upgrade process, to the extent reasonably possible. The development of the property will provide the appropriate buffers for the washes as well as for the surrounding neighborhoods and school. All utilities will be installed underground. • 1.6. Provide for safety, efficiency and environmentally -sensitive design in stormwater systems. Stormwater systems will meet Town code requirements. Drainage will be carefully analyzed according to Town drainage design requirements. Once developed, the site will have detention basins that will retain storm water runoff and meter it out at less than pre -developed conditions. Shannon 80 — General Plan Amendment MUMWLB No.116028-A-001 MOM M1 ink IIIIII Ironwood'••. High School I• .�Iz /IIIII��- 111►� �■ I■� ■■■■ • ,1111 1111.E ; i ..■ � � � 11111►� � i ect Property XIF Casas — 11 I■■■ ■■■ �IIIIIIIIIIr � �uo�� Churchloin II■■ � r.111.�i.,�� ME � �� i' MEMO III I� JIM � MEN� ■ NON mom ■ MONO Wpm ■11� +��'�i ��■■■ IIIIII■ _� ��i=/,�i Location Map ® 0' 1/4 mile The IM Shannon 80 - General Plan Amendment WLB G .P- WLB No. 116028-A-001 Existing General Plan Land Use Designations �'I'7 I soo The Shannon 80 - General Plan Amendment GLB rog WLB No.116028-A-001 _�� Rural Low , I Density _I___d Low Density Residential Residential (0-0.3 DU/AC) (0.4-1.2DU/AC) NARANJA DR School _.. _..._. Rural Low Density Residential (0-0.3 DU/AC) SUBJECT z PROPERTY z a Low Density Residential (0.4-1.2DU/AC) a m U) U_ z 0 o y W a p K O O H O a. z 3 Rural Low Density z z Residential (0-0.3 DU/AC) Public/Semi Public Master Plan Community ® o soo Proposed General Plan Land Use Designations The Shannon 80 - General Plan Amendment G LB WLB No.116028-A-001 JPytEY AA/2 OQ0 10 11100NDE0 191a Community Development and Public Works March 5, 2018 Paul Oland The WLB Group, Inc. 4444 E. Broadway Blvd Tucson, AZ 85711 gpolandR-wlbgroup.com Re: Shannon Road Type 2 General Plan Amendment and Rezoning East side of Shannon Road, south of Ironwood Ridge High School Letter, OV1701072 and OV1701617 Dear Mr. Oland, Thank you for submitting a final site analysis and narrative for the Shannon Type 2 General Plan Amendment and accompanying rezoning. The next step in the approval process is to proceed to final design review. If submitted after five (5) years from the approval date, December 6, 2017, conceptual design review will be required. If you should have any questions about the process, please do not hesitate to contact me at 520-229-7836 or msimms@orovalleyaz.gov. Best regards, Milini Simms Planner msimms a(jorovalleyaz.gov 520-229-4836 cc: File Oro Valley, it's in our nature. 11000 N. La Canada Drive, Oro Valley, Arizona 85737 www.orovalleyaz.gov I phone: (520) 229-4800 1 fax: (520) 742-1022 TLB (jroupv" Engineering • Landscape Architecture Planning - Surveying • Urban Design PREPARED FOR: Shannon 77 LLC 700 E. Broadway Blvd. STE 200 Tucson, Arizona 85719 PREPARED BY: The WLB Group, Inc. Attn: Paul Oland 4444 East Broadway Tucson, Arizona 85711 WLB No. 116028-A-001 February 14, 2018 The WLB GroupVVLE QA116028 Shannon 80\A-001\01 Planning\04 Rezone or GPA\Site Analysis\Shannon 80 Rezoning Site Analysis.docx Ai-`�,hOVE BY: T /PL/Dhb/bUA E y-y3� PZ PROJECT MANAGER CONTENTS Introduction....................................................................................................................................1 PartI — Inventory & Analysis............................................................................................................3 1. Existing Land Uses........................................................................................................................................ 5 A. Regional Context..................................................................................................................................................5 B. Onsite Uses..........................................................................................................................................................5 C. Project Vicinity..................................................................................................................................................... 5 2. Environmentally Sensitive Lands.................................................................................................................. 6 A. ESL Categories Onsite.......................................................................................................................................... 6 B. Additional ESL Characteristics.............................................................................................................................. 7 C. Total acreage present on -site for each Conservation Category ...........................................................................7 3. Topography..................................................................................................................................................7 A. Topographic Character & Features...................................................................................................................... 7 4. Cultural /Archaeological / Historic Resources.............................................................................................. 8 A. Archaeological Survey Status / Results................................................................................................................8 5. Hydrology..................................................................................................................................................10 A. Offsite Watersheds............................................................................................................................................10 B. Balanced / Critical Basins...................................................................................................................................10 C. Offsite Features Affecting or Affected by the Property.....................................................................................10 D. Area of Upstream Watersheds Greater than 100 CFS.......................................................................................10 E. Location / Ownership of Well Sites within 100' of Site......................................................................................10 F. Onsite Hydrology Characteristics.......................................................................................................................10 G. Existing Drainage Conditions along the Downstream Property Boundary .........................................................11 6. Wildlife...................................................................................................................................................... 12 A. Arizona Game & Fish Dept. Letter.....................................................................................................................12 7. Viewsheds..................................................................................................................................................23 8. Traffic.........................................................................................................................................................24 A. Connection to Arterial Roadway Network.........................................................................................................24 B. Arterial Roadways within One Mile of the Property..........................................................................................24 9. Recreation / Trails...................................................................................................................................... 26 A. Trails, Parks and Recreation Areas within One Mile of the Property................................................................. 26 10. Schools....................................................................................................................................................... 27 Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 A. Schools within One Mile of the Property........................................................................................................... 27 B. Schools Expected to Serve the Project............................................................................................................... 27 11. Water......................................................................................................................................................... 28 A. Water Service Provider...................................................................................................................................... 28 12. Wastewater............................................................................................................................................... 29 A. Sewer Service Connection................................................................................................................................. 29 13. Exhibits...................................................................................................................................................... 30 Exhibit 1-1-A: Site Location Map................................................................................................................... 31 Exhibit1-1-8: Aerial Photograph.................................................................................................................. 32 Exhibit 1-1-C. Existing General Plan Future Land Use Designations.............................................................. 33 Exhibit1-1-D: Existing Zoning....................................................................................................................... 34 Exhibit 1-1-E: Existing Land Uses.................................................................................................................. 35 Exhibit 1-2-A: Environmentally Sensitive Lands............................................................................................ 36 Exhibit1-3-A: Topography............................................................................................................................ 37 Exhibit1-5-A: Offsite Watersheds................................................................................................................. 38 Exhibit 1-5-8: Onsite Hydrology Characteristics............................................................................................ 39 Exhibit 1-8-A: Transportation....................................................................................................................... 40 Exhibit 1-9-A: Trails, Parks & Recreation...................................................................................................... 41 Exhibit 1-10-A: Existing & Proposed Schools................................................................................................. 42 Exhibit1-12-A: Sewer Service....................................................................................................................... 43 Exhibit 1-13-A: McHarg Composite Map...................................................................................................... 44 PartII — Land Use Plan...................................................................................................................45 1. Land Uses................................................................................................................................................... 47 A. Project Description............................................................................................................................................47 B. General Plan Conformance................................................................................................................................47 C. Flexible Design Options / Conservation Subdivision Design...............................................................................47 D. Effect on Existing Land Uses..............................................................................................................................48 2. Environmentally Sensitive Lands................................................................................................................ 49 A. ESOS Selection & Preservation Methods...........................................................................................................49 3. Topography................................................................................................................................................50 A. Design Response to Site Topography................................................................................................................. 50 B. Slope Encroachment..........................................................................................................................................50 C. Hillside Conservation Areas............................................................................................................................... 50 D. Quantified Site Disturbance...............................................................................................................................50 Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 4. Cultural / Archaeological / Historic Resources............................................................................................ 51 A. Resource Protection.......................................................................................................................................... 51 B. Treatment Plan..................................................................................................................................................51 5. Hydrology.................................................................................................................................................. 52 A. Design Response to Site Hydrology.................................................................................................................... 52 B. Modifications of Drainage Patterns...................................................................................................................52 C. Mitigation..........................................................................................................................................................52 D. Town Policy Conformance................................................................................................................................. 52 6. Wildlife...................................................................................................................................................... 53 A. Mitigation..........................................................................................................................................................53 7. Viewsheds..................................................................................................................................................54 A. Design Response to Site Viewsheds................................................................................................................... 54 B. ORSCOD / TRCOD Conformance........................................................................................................................ 54 8. Traffic.........................................................................................................................................................55 A. Traffic Impact Analysis.......................................................................................................................................55 B. Proposed Rights-of-Way....................................................................................................................................56 C. Proposed Pedestrian / Bicycle Circulation.........................................................................................................56 9. Recreation / Trails...................................................................................................................................... 57 A. Offsite Trail Access............................................................................................................................................. 57 B. Open Space Ownership......................................................................................................................................57 10. Schools....................................................................................................................................................... 58 A. Student Generation........................................................................................................................................... 58 B. School Capacity..................................................................................................................................................58 11. Water......................................................................................................................................................... 61 A. Water Demand..................................................................................................................................................61 B. Water Service Provider & Capacity.................................................................................................................... 61 12. Wastewater............................................................................................................................................... 64 A. Sewer Service Method.......................................................................................................................................64 13. Bufferyards................................................................................................................................................ 66 A. Mitigation (if applicable)....................................................................................................................................66 14. Exhibits...................................................................................................................................................... 67 Exhibit 11-1-A: Tentative Development Plan................................................................................................. 68 Exhibit 11-2-A: Proposed ESOS Map.............................................................................................................. 69 Exhibit 11-3-A: Proposed Grading Limits....................................................................................................... 70 Shannon 80 - Rezoning Site Analysis MIAMBWLB No.116028-A-001 Exhibit11-4-A: Proposed Zoning.................................................................................................................... 71 Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Introduction Introduction This site analysis has been prepared in support of a proposed rezoning of Shannon 80. This project is a proposed 76.4± acre residential subdivision located on the east side of Shannon Road between Lambert Lane and Naranja Drive. Currently the subject property remains undeveloped. The proposed project will increase the density on the subject property but remain substantially out of Critical Resource and Core Resource Areas identified through the Town's Environmentally Sensitive Lands Ordinance (ESLO). The proposed density increase is supported by several factors including its proximity to activity hubs such as Ironwood Ridge High School, Wilson K-8 School, Casas Church, Casas Christian School and the Capella Master Planned Development. This project will help act as a buffer between the lower density neighborhoods to the south and west, and the higher density land uses to the east and north. This request is to rezone the property from the current R1-144 to R1-36. The vision is to develop three clusters of homes, separated by the Critical Resource Areas running through the site and surrounded by large swaths of open space along the southern and western edges of the property. In order to make this residential project a reality, the appropriate land entitlements must be acquired for the property. The property owner is focused on acquiring the necessary entitlements in Oro Valley through a rezoning of the subject property. (Please refer to ExhibitA: Location Map.) Shannon 80 - Rezoning Site Analysis WUMBWLB No. 116028-A-001 Introduction (This pole intentionally blank) t�vn�ee Shannon 80 - Rezoning Site Analysis RLMM WLB No. 116028-A-001 Part I — Inventory & Analysis Part I — Inventory & Analysis Shannon 80 - Rezoning Site Analysis WUMBWLB No. 116028-A-001 Part I — Inventory & Analysis (This page intentionally plonk) M�7ry/� Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part I — Inventory & Analysis 1. Existing Land Uses A. Regional Context The property subject to this rezoning request consists of 76.4± acres located in the Town of Oro Valley in Section 9, Township 11S, Range 13E, Pima County Arizona. The property is located immediately east of Shannon Road, south of Ironwood Ridge High School, north of Owl Vista Place, and approximately a half mile west of La Cholla Boulevard. The Pima County Tax Assessor designates the subject property as parcel numbers 224-21-0020, 0030, 0040, and 0050. Please refer to Exhibit 1-1-A: Site Location Map and Exhibit 1-1-B: Aerial Photograph. B. Onsite Uses The subject property is currently undeveloped and vacant, and zoned R1-144. The Town of Oro Valley is currently reviewing a General Plan Amendment request on the subject property to redesignate the property from Rural Low Density Residential (R-LDR) to Low Density Residential LDR1 on the General Plan land use map. Please refer to Exhibit 1-1-C: Existing General Plan Future Land Use Designations. C. Project Vicinity Please refer to Exhibit 1-1-D: Existing Zoning and Exhibit 1-1-E: Existing Land Uses. The subject property is surrounded by the following existing zonings and land uses: a/b: Existing Zoning and Land Uses North: Existing zoning: R1-36 (Single -Family Residential —Town of Oro Valley) R1-144 (Single -Family Residential —Town of Oro Valley) Existing land use: Ironwood Ridge High School LDR (low Density Residential) R-LDR (Rural -low Density Residential) East: Existing zoning: R1-7 (Single -Family Residential —Town of Oro Valley) R1-144 (Single -Family Residential —Town of Oro Valley) Existing land use: Medium Density Residential (MDR) Public / Semi Public LDR (low Density Residential) R-LDR (Rural -low Density Residential) Shannon 80 - Rezoning Site Analysis %IAMBWLB No. 116028-A-001 Southeast: Existing zoning Existing land use South: Existing zoning: Existing land use: West: Existing zoning: Existing land use: Northwest: Existing zoning: Existing land use: Port 1— Inventory & Analysis R1-144 (Single -Family Residential — Town of Oro Valley) Public / Semi Public LDR (low Density Residential) R1-144 (Single -Family Residential —Town of Oro Valley) R-LDR (Rural -Low Density Residential) SR (Suburban Ranch — Pima County) LIU-0.3 (Low Intensity Urban — Pima County) SR (Suburban Ranch — Pima County) LIU-0.3 (Low Intensity Urban — Pima County) c: Number of Stories of Surrounding Structures Adjacent structures within a quarter mile of the subject property include both one and two-story single-family detached homes, and schools facilities up to three stories in height. d: Pending Rezonings The adjoining Capella property to the east is undergoing a rezoning from R1-144 to Planned Area Development for a project that includes a mixture of residential densities from low density residential to high density residential, commercial, and open space. Additionally, Saguaros Viejos Phase 2 northeast of the proposed development, requests to rezone the subject property from R1- 20 to R1-7. e: Conditionally Approved Zonings There are no conditionally approved zonings within a quarter mile of the subject property. f: Subdivisions and/or Development Plans Approved There are several residential developments along La Cholla Boulevard that are in various stages of construction and platting. These include the Estates at Capella (120 lots) east of Ironwood Ridge High School, Saguaros Viejos (118 lots) on the north side of Naranja Drive, and Rancho de Plata (50 lots) and Rancho del Cobre (68 lots) to the north near Glover Road. g: Architectural Styles Used in Adjacent Projects The architectural styles used in adjacent projects are mainly wood frame or block homes that utilize a stucco and/or stone veneer and have either a flat or tiled roof. 2. Environmentally Sensitive Lands A. ESL Categories Onsite The subject property consists of three Environmentally Sensitive Land categories. Approximately 31% or 23.8± acres of the property is within the Core Resource Area. Approximately 60% or 45.4 ± acres of the Tt % Shannon 80 - Rezoning Site Analysis MWP WLB No. 116028-A-001 Part I — Inventory & Analysis property is within the Resource Management Area Tier 1. The remaining 9% or 7.2 acres of the site is within in the Critical Resource Area. The vegetation community on the property is typical of the Sonoran Desert scrub Paloverde-Mixed Cacti, which includes Saguaro, Ironwood, Palo Verde, Mesquite, Cholla, Prickly pear, Ocotillo, and Barrel Cactus. B. Additional ESL Characteristics No regulated rock outcrops occur on site. Please refer to Exhibit 1-2-A: Environmentally Sensitive Lands. C. Total acreage present on -site for each Conservation Category. Major Wildlife Linkage ................... 0 .............-..............................................-- Critical Resource Area ..................................................................... ............................ --- -----------------------------------------------------... 7.2± ----------....---------------------------------- Core Resource Area .....-------------------------- ---- - 23.8± ------------------------------ RMA Tier 1 -1------- .......................................... - -- -- 45.4± ------------.....------....---........--------- -------------------- RMA Tier 2 ...- - .-..... --............... --------- _,.... 0 .-----....................-...........------------- ... RMA Tier 3 0 3. Topography A. Topographic Character & Features The topography of the subject property is characterized by relatively flat terrain and some undulating areas adjacent to the washes that run across the site. The property generally slopes downward from northeast to southwest. Elevations range from approximately 2,664 feet at the highest point on the northeast side to 2,628 feet at the lowest point on the southwest side of the property. The site contains no areas of regulated slopes greater than 15%. The site does not contain any restricted peaks, ridgelines or other significant topographic features. No areas of this development are subject to the ESL Hillside Area Category. Please refer to Exhibit 1-3-A: Topography. 15%to less than 18% ------------------------------------------------------------------------------------------------- 0 18% to less than 20% ----------------------- 0 ---------------------------- - --------------- 20%to less than 25% -.------------------------------------------ -------------------------- 0 ----------------------------------------------------- 25% to less than 33% .................. ------------------.........------------......................--------------- ----- -- ... - 0 ---------------- 33% or greater ---- ......................................... -...... _..e-.....-.._........--------- 0 ------------------ Ridgelines ............................................... - 0 --------------------.-.............- Rock Outcrops & Boulders ........------ 0 The Shannon 80 - Rezoning Site Analysis LO1P WLB No. 116028-A-001 Part I — Inventory & Analysis 4. Cultural / Archaeological / Historic Resources A. Archaeological Survey Status / Results i. The project site has been surveyed for cultural resources by Westland Resources, and the report has been submitted to the Town for review. ii. No significant cultural resources meeting the Arizona or the National Register of Historic Places eligibility criteria have been found on the property. iii. In the unlikely event that cultural resources are uncovered during construction, a professional archaeologist will evaluate the exposed material before any work continues in the area of the discovery. If any human remains or funerary objects are discovered during the construction of this project, all work will stop within the area of the remains and all such discoveries will be treated in accordance with Arizona Revised Statute §41-865 Tw Shannon 80 - Rezoning Site Analysis MI WLB No. 116028-A-001 Part I — Inventory & Analysis Prepared by. Erina Gruner Reviewed and submitted by: John M. Lindly, Ph.D. Cultural Resources Report 2017-77 September 15, 2017 Project Number. 2019.01 Westland Resources WestLand Resources, Inc. • 40016 Paradise Fa Us Drive• Tucson, Arizona 85712. 520-206.9585 Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part I — Inventory & Analysis 5. Hydrology A. Offsite Watersheds The primary off -site watershed impacting the project site feeds to an unnamed wash that follows a southwesterly route across the Property's northwestern corner. This portion of the property is designated as being within Zone 'A' while the remaining site is within a Clear Zone 'X' per the FEMA Flood Insurance Rate Map (FIRM) Panel 04019C1070L, Revised June 16, 2011. The off -site terrain of the upstream watersheds is mostly native desert vegetation, several roadway crossings and some lower to medium density residential development. Ironwood Ridge High School has significantly affected the drainage patterns immediately north of the project. Two minor watersheds also impact the property Please refer to Exhibit 1-5-A: Offsite Watersheds. B. Balanced / Critical Basins The entire Town of Oro Valley is classified as a critical basin. C. Offsite Features Affecting or Affected by the Property Ironwood Ridge High School is located directly upstream of the site. Downstream of the site are large lot single-family residential homes. The low density nature of the existing development generally allows most drainage to flow naturally. The northwestern side of the project site is impacted by an unnamed wash which is mapped by FEMA as subject to 1% annual chance of flood, and which is estimated by Pima County to have a 100-year discharge of approximately 1000-2000 cfs. D. Area of Upstream Watersheds Greater than 100 CFS The wash running through the center of the property ("Wash A") has a watershed area of approximately 155 acres. The wash running through the eastern portion of the property ("Wash B") has a watershed area of approximately 98 acres. The major watershed impacting the western portion of the sites has a watershed area of approximately 1,656 acres. Please refer to Exhibit 1-5-B: Onsite Hydrology Characteristics. E. Location / Ownership of Well Sites within 100' of Site According to the Arizona Department of Water Resources, there is one (1) well located in the southwest portion of the project site. Well registry ID: 55-206095. F. Onsite Hydrology Characteristics Three braided washes run through the site in a south -southwesterly direction. The wash along the northwest corner of the site is classified as a FEMA floodplain. The entire site is typical of the upland desert biome, featuring a mix of cactus, mesquites, palo verde, and other species. Pima County GIS data describes the soils as a mixed hydrological soil group. Onsite hydrologic analysis has been performed using the Rational Method. The runoff coefficients were prepared using the Town of Oro Valley Drainage Criteria Manual, and are based on soil types noted in the National Resource Conservation Service soils study. The hydrologic soil type within the project boundary is comprised of soils: Hayhook-Sahuarita complex A-60% Shannon 80 - Rezoning Site Analysis DwIXMBWLB No. 1160284001 Part I — Inventory & Analysis and C-40%. The vegetative cover and density have been determined using recent aerial photographs and field reconnaissance. The rainfall data was determined using the NOAA 14 (upper 90% confidence) and Generalized I-D-F Curves as found within Figure 3-3 of the TOV Drainage Criteria Manual. Please refer to Exhibit 1-5-B: Onsite Hydrology Characteristics i. Approximate 100-year floodplains with discharges equal to or greater than 50 cfs. The project site contains three 100 year floodplains with discharges equal to or greater than 50 cfs. On the northwest corner of the site is an unnamed wash that contributes approximately 1000-2000 cfs at the downstream outlet. Two other washes dividing the site contribute less than 500 cfs at their downstream outlets. ii. Areas of sheet flooding, with average depths The project site is not subject to sheet flooding. iii. Federally mapped floodways and floodplains The site has a federally mapped floodplain located on the northwest corner of the project site, as illustrated with the FEMA FIRM Panel: 04019C1070L iv. Calculation of all 100-year peak discharges exceeding 50 cfs There are no on -site sub -basins with 100-year peak discharges exceeding 50 cfs. G. Existing Drainage Conditions along the Downstream Property Boundary The existing low density nature of development along the downstream property boundary allows the drainage to flow naturally. Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part I — Inventory & Analysis 6. Wildlife A. Arizona Game & Fish Dept. Letter Arizona Environmental Online Review Tool Report Arizona Game and Fish Department Mssion To conserve Arizona's diverse wildlife resources and manage for safe, compatible outdoor recreation opportunitiesforcurroal and future generations Project Name: Shannon 80 User Project Number 11 e]028-A-001 Project Description Single-family residential developmentwith apprcodmately 121 lots Project Type Development WRhin Municipalities (Urban Growth), Residentialsubdiursion and associated infrastructure. New construction Contact Person: Brian Sabri Organizition The WLB Group On Behalf a PIMA Project ID HGIS-046165 Please review the entirempod for project type and/or species recommendations for the location information entered Please retain a copy forfuture reference. P age t or t t T Shannon 80 - Rezoning Site Analysis group WLB No. 116028-A-001 Part I — Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Artzons flame and Fish Department projeciLreport_shannon 130 21083 21002.pdf ProjectlD: HGISO4M5 Review Date: 12N5=00340:10 PM DIsclat mer: 1. This EnviroomentalReview is based onthe projectstudy area thatwas entered. The reportmust be updated If the projectstudy area, location, or the type of project changes. 2. This is a pfelirninary environmental screening tool. It Is not a substitute for the potential knoWedge gained by having a biologist conduct afield survey of the project area. This review Is also not Intended to replace environmental consultation (including federal consultation under the Endangered Species Aet), land use permitting, or the Departments review ofslte•speciffc projects. 3. The Departments Heritage Data Management System (HD MS) data is not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental condlions that are ever changing. Consequently, many areas may contain species that biologists do notknow about or species previously noted In a particular area may no longer occur there. HDMS data contains information about species occurrences that have actually been reported to the Department Not AN ofArIzona has been surveyed for special status species. and surveys that have been conducted have varied greatly in scope and Intensity. Such surreys may reveal previously undocumented population of species of special concern. 4. HablMapAri`ona data, specifically Species of Greatest Conservation Need (SGC11) under our State WiWlffeAction Plan (SWAP) and Species of Economic and Recreational Importance(SERD. represent potential species distribution models for the State of Arizona which are subject to ongoing change, modification and relinemerk The status of awildIde resource can change quickly, and the Availability of new data will necessitate a refined assessment Locations Accuracy Dsclaimw: Project locations are assumedto be both precise and accurate for the purposes of environmental review. The creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness of the ProjectRevfew Report content rO2of11 Shannon 80 - Rezoning Site Analysis MMMBWLB No. 116028-A-001 Part I — Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Artzona flame and Fish Department projecLreport shannon 8021093 21002pdf ProjectlD: HGISW695 Revkw Date: iiPO-01003.40:10 PM Recommendations Disclaimer: 1. The Department is interested in the conservaton of allfish andwildide resources, including those species fisted inthis report andthosethat mayhave not been documentedw" the projectvicinify as well as other game and nongame wildlife. 2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes TiUe B(Amusements and Sports). 17 (dame and F ish), and 28 (Transportation). 3. Potential impacts tofish andwildlife resources may be minimized or avoided by the recommendatons generated from kiformationsubmilted for your proposed project. These recommendations are preliminary in scope, designed to provide earlycorclderatons on all species ofwildide. 4. Making this information directy available does notsubstilute for the Departments review of project proposats, and should notdectease our opportunky to review and evaluate addtional project information and/or new project ptoposals. 5. Further coordinationwth the Department requires the subm3tal of this Environmental Review Reportwith a cover letter and project plans or dooumentaton lhatincludes projectnarratve, aueage to be impacted, how construction or projectactivityjs) are 10 be accomplished, and project locality iniotmation(includmg site map). Once AGFD had received the information. please allow 30 days for completion of project reviews. Send requests to: Project Evaluation Program, Habd;t Branch Arizona Oa me and Fish Depart mwd 5000 West Carefree Highway Phoenix, Arizona 85086-5000 Phone Number: (M)2367600 Fax Number: (623) 236.7366 Or P P(!�37cfd nov 0. Cootdinaton may also be necessary under the National Environmental Policy Act(NEPA) and/or Endangered Species Act (ESA). Ste specific tecommtndatons may be proposed duringfurther NEPMESA. analysis or through coordinationwith affected agencies ►agr 3 of It Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part 1— Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Arizona Game and Fish Department protect_report_shannon_80_21093_21602 pdf Project ID HGIS-04565 Review Date 12/5/2016 03,40 16 PM Shannon 80 Aerial Image Basemap With Locator Map Benin Layfr Cf"ft SourM Eon. H£RE. GeLo m , T"lom. Inwrnep � wawfd P Cory GESCO. USG8, FAO, NPS. NRCAN GwBf" IGN. KedS6b( NL. O'dnW" SIP%". EIM APfn. ME11, Ern CI Nu tHwV Konpl, `'age d of t 1 Shannon 80 - Rezoning Site Analysis I WLB No. 116028-A-001 Part I — Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Anzona Game and Fish Department pro)ed_report_shannon 80 21093 21602 pdf Project ID HGIS-04565 Review Date 12/5/2016 03 40 16 PM Shannon 80 Web Map As Submitted By User [] Buffered Protect Boundary LattLong (DD) 32.40" / -111 0255 County(s) Pima AGFD Region(a) Tucson lownarryRarge(s) T12S R13E USGSOuad(s) RUELASCANYON a tw. (.IyM,ia:4u '��«I'r• r ..ay Y•'• _itl A•�. ,. .YSCr': wroCA �Rlv rn N r:. •. �w t on +w. . Page Sot 11 Shannon 80 - Rezoning Site Analysis o1max WLB No. 116028-A-001 Part I — Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Arizona Game and Fish Department project_report_shannon_60_21D93_21602 pdf Project ID HGIS-04565 Review Date 12/5/2016 03 40 16 PM Shannon 80 Topo Basemap With Township/Ranges and Land Ownership i rr .- 1 Nnn _- W+E 11��I1 0 0.3 06 12 1.8 2.1 $ Mi1ea Project Boundary Mtcedlothsr Protect Size facrest 77.80 Wftmd Project Boundary National Park/Mon LWAonp (Do) 32.40" / •111 0255 TownentprRanpes Private Gounly(s). Pima AZ Garne ano rtsn Dept State end ns"rw Parka AGFD Region(s) Tucson BLM StMe Trust lowsrapfRangots) 1125 R13E am US Forest Service USGS Ousd(s) RUELAS CANYON tntisn Res wkWe Area efups Metary S.— s., HOW, w...... uses r u 0% r.rriin bus on tar c..n..b Pape 6 of 11 TrMIe� Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Arizona Game & Fish Dept. Letter (cont'd) Arizona Oame and Fish Department ProiectlD. HOIS-04 5 Part I — Inventory & Analysis projed_report Shannon 80_ 1=_21E02.pdf R*Yiav Date: 1ZS201003:40:10 PM Special Status Species and Special Areas Doa-imerded �-Ahin3 Mies of Project \ir_inity Sclerotic Name Common Name FWS USFS BLM NPL SOCN Aquila chrysaetor Golden Eagle 1B Glsuedium bra5dlanum cactorum Cactus Ferruginous Pygmy owl >C = 1B Oophem morafkai Sonoran Desert Tortoise C 5 1A Leptonycters curasoae Lesser Long -nosed Bat LE to verb a bu en ae Tucson• Tortolita• Santa Catairna Wildlife Corridor Mountains Linkage Design ;lixp$:atuscode oefnntrcr:cars beloundathtjps_fhoiwis ?gti corryligisild In 6& [a rinirigift&jildlifeawdelin slstat,<lefirifons SpF_re=cf Greatest Conservation Neel Predicte] Athir, Froject Mcindy based on Predicted Range Models ScierdlicName Common tiame FINS USF$ ,BIM�MPlti8OCN_ Ah sponsa blood Duck iB Arnmoepermophilus hanr i Harrs' Antelope Squirrel 1B Ana>,yrus retiformis Sonoran Oreen Toad S 1B Anthus spragueu Sprague's Pipit C' 1A Antrostomus ridgniayi Buff•collaied Night;ar S 18 Aquila chrysaetos Golden Eagle BOA S 1B Aspidosceks stictogtamma Oiant Spoted Whiptaii SC S 18 Athene cuniculana hvpugaea Western Burrowing Owl Sc S S 1B Botaurus lentiginosus American Bittern 18 Buteo regals Ferruginous Hawk Sc S 18 Chilomenscusstramineus variable Sandsnake 19 Colapte_ chrysordes +•fded Flicker S 18 Coluber bilmeatus Sonoran Whipsnake 1B Corynorhinus townsendh palle::er,; Pale Townsend's Big eared Bat SC S S 1B Crotalus tigns Tiger Rattlesnake 18 Cynardhw latirostris Broad billed Humrrongbod S 1B Cypitnodon macularius Desert Pupfish LE 1A Dipodomys spectabiles Banner -tailed kangaroo Rat S 1B Euderma maculatum Spotted Bat SC S S 18 Eumops perots calirornicus '-renter Western Bonneted Bat SC S 18 Falco peregrinus anaturn American Peregrine Falcon SC S S 1A Olaucidium brasdianum cactorum Ca,:t, Ferruginous, Pygmy owl SC S S 18 Oopherus moralkai Sonoian Desert Tortoise CCA S 1A Haliaeetus leucocephaluc Bari Eagle SC. S S 1A BOA Helodeimasuspectum 7ila Moreter 1A Hypsigiena sp nou Hooded Nightsnake 18 iagt?ofII Tw Shannon 80 - Rezoning Site Analysis A WLB No. 116028-A-001 Part 1— Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Arizona Osme and F'sh D epwfinent projecLreport_sharmon 80_;210g3 2100Zpdf Project ID: HOISO4M5 Review Date: ' ?ZS201003:40:10 PM Spedesof Greatest Conservation Need Predicted within Project Mcinity based on Predicted Range Models SdentNic Name Common Names FWS USFS BLM NPL SOCN Incilus ahrarius Sonoran Desert Toad 1B Wostemon sonoriensesonodense Desert Mud Turtle S 18 Laskxus blossevllii Western Red Bat S 18 Lasiurus xardhinus Western Yellow Bat S 18 Leopardus pardslis Ocelot LE 1A Leptonycteris curmoae Lesser Lonpnosed Bat LE 1A yerbabuenae Lepus alenl Antelope Jackrabbit 18 Lithobatesyavapaiensis LoMand Leopard Frog Sc S S 1A Macrotus cirdomicus California Leal -nosed Bat SC S 18 Melanerpes uropygiars Ola Woodpecker 18 Meleagris galopavo mexicana 0ouId's Turkey S 18 Mel osptza IIncotn➢ Lincoln's Sparrow I Melazone aberi Aborts Towhee S 18 Micruroides euryxanihus Sonoran Coraitnake 18 Walls occurs Arizona Myols SC S 18 Myotis veiher Cave Myotis Sc S 18 Myotk yumanoreIs Yuma Wolfs SC 1B Nyctkwmops femorasaccus Pocketed riot -tiled Bat 18 Panthofa ones Jaguar LE 1A Passeroulus sandwichensis Savannah Sparrow 18 Perognathus amplus Arizona Pocket Mouse 18 Perognathus longimembris L"tPocketMovie 18 Peucaes bottetii aftonse Arizona Botterrs Sparrow S 18 Peucaea carpalis Rufous -winged Sparrow 18 Phrynasomasotare Regal Homed Lizard 18 Phylorhynchus browns Saddled Leaf -nosed Snake 18 Poecilopskt occidentars Ola Topminnow LE to occid entalls Progne subis hesperia Desert Purple Martin S 18 Setophagapetechta YellowWwNer 19 Sonorefa papagorum Black Mountain Tahusnal 18 Tadarids brasliensis Brazilan Free -tailed Bat 18 Thomomys umbrinus kdermedius Southern Pocket Gopher 1B Troglodytes pacificus PacifeWren 18 Vireo bells arizonme Arizona Belts Woo 18 Wipes macrofs 10 Fox 18 PV wait Shannon 80 - Rezoning Site Analysis O1a WLB No.116028-A-001 Arizona Game & Fish Dept. Letter (cont'd) Arizona Game and Fish Department ProiectlD HGI1&046B5 Part I — Inventory & Analysis projecLreport shannon 80 21= 21E02.pdf Review D ate: 12i5We 03.40:16 PM :'peaes ct Eco,nornc -rid Recreation Importance Predicted ."thin Project Vicinity Scientific Name Common Name FWS USFS BLM NPL SOCN Callipepla gambelii -:•arnbefs Quail Qdocorleus hem.onus Nlule Deer Pecantalacu Jak,ehna Puma conc:olor Adountain Li- r, Zenaida asiatica VYfide varnged D ove Zenaida mactouia Mourning t,,x e Project Type Develop anent Within Miniapalities i Urban Grovfh), Resrd+rrtial subdivision w,d 3 DD, +, fed infrastructure, Newconstrkx tion Project Type Recommendations Fence re co mme nd atio ns w ill be de p en da rd upon the goals of th a fence project and the wildlife species expede d to be impacted try the project General guidelines for ensuring wildlife -friendly fences include barbless wire on rietop and bottom with the maximum fence height42", minimum height for botom 16" Modifications to this design may be considered for fencing anticipated to be routinely encountered by ek, bighorn sheep of pronghorn (e.g.. Pronghorn fencing would require 19' minimum height on the bottom) Please refer to the Departments Fencing Guidelines boated on 1piddlrte F rienciy, Guidelines page, which is part of the Wildlife Planning button at httrr ' kh, A--crri rnm;, r1, ;4ro/Alannin nl Ideg utd Irne;/ During the planning stages ofyour project, please consider the local or regional needs ofvhrildlYfe in regards to movement, connectrvty, and access to habitat needs Loss of this permeabilityprevents wildlife from accessing resources, finding mates, reduces gene low, prevent; wildlife from re -colonizing area where local extirpations may have occurred. and uRunatey prevents wildlife from contributing to ecosystem functiorx, such as pollination, seed dispersal, control of prwy numbers, and resistance to invarve species In many eaes,streams andv,rashes provide natural movement corridors for wddlite and should be maintained in their natural state. U plands also support a large diversity of species, and should be contained within important wildlife movement corridors. In additio4 maintaining brodrversity and ecosystem functions can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a variety of wildlife. Guidelines for many of these can be found at: Attns lAnerara azatd comAn.fdld iolann n �lhnuldlR ahsiAatint5/, Consider impacts of outdoor lighting on wildlife and develop measures or afternatives that car. be taken to increase human safety while minimizing potential impac4 to wildlife Conduct wild fife survey- to determine species within project &* a. and evaluate proposed activities based on species biology and natural hstory to determine of artdreial lighting may disrupt behavior patterns or habitat use Use only the minimum amount of light needed for satety N arrow spectrum bulbs should be used as often as possible to lower the range of species attecbed by log Ming All lighting should be shielded, cantered, or cut to ensure that Aght reaches only areas needing rllurnination Minimize potential introduction or spread of exotic invasive species Invasive species can be plants, animals i ofi< snails), and other organisms (e.g , microbes), which may cause afteration to ecological functions or compete with or prey upon native species and can cause social impact (e g , livestock forage reduction, increase wildfire risk) The terms noxious weed or waive plant are often used interchangeably. Precautions should be taken to wash all equipment utilized in the project activities before leaving the site Arizona has noxious weed regulations (Arizona Re -red Statutes, Rules R3.4244and R3.4246) See Arizona Department of Agriculture webs Re for restricted plants, hftpl!lagric tt�gov/ Additionally, the U S. Department of Agriculture has information regarding pest and rraasn,e plant control methods including pesticide, herbicide, biological control agent, arid mechanical control, http-Mum usdA govAaRSlportaVusdahoma The Department regulates the importation, purchasing. and transportation of tWdGfe and fah(Restricted Live Witdifel please refer to the hunting regulations for further information httnslhjn_m_azgld :or mJhuntn regylatio s P age 9 or i t R��%� � Shannon 80 - Rezoning Site Analysis � �/ W LB No. 116028-A-001 Arizona Game & Fish Dept. Letter (cont'd) Arizona Game and Fish Departrrient ProiectID: HGIS04M5 Part I — Inventory & Analysis proiect_report_shannon 80 210sr3_21l802.pdf Review Date: 12NSJ20113 03 40:18 PM The construction or maintenance of uvater development should include incorporation of aspects of the natural environment and the visual resource_. maintaining the ranter for a variety or speua=, v,ater surface area(e g , bats requite a greater area due to in light drirking), accessiblith,. yeaaround availability, minimizing potential for water quaMty problems, frequency of flushing, shading of natural features, regular clean-up of debris, escape ramps, minimizing obstacles, and minimizing accumulaton of sift and mud Minimization and mitigation of impact towildlite and Ash species due to changes in water quality, quantity, chemistry, temperature, and afterationtoflow regimes(jming, magnitude, duration, and frequency otfloods)should be evaluated. Minimize impacts to springs, in -stream flow, and consider irrigation improvements to decrease water use If dredging is a project component, consider timing ofthe project in order to minimize Impacts to spawning fish and other aquatic species (include spa,vningseasonsl and to reduce spread of exotic invast a species We recommend early direct coordination worth Project Evaluation Program for projects that cord impactwater resources, wetlands, streams, springs, andror riparian habitats. The Department recommends that wildlife surveys are conducted to determine if noise•sensdnre species oeeurwMhinthe project area. Avoidance or minimization measures could include conducting project acti.Rles outside of breeding seasons Based on the project type entered, coordinator. ... rth State Historic Preservation Office may be required ( e1lazs at oat s nomitSHP"in Y I I Trenches should be covered or ba&-Sled as soon as passible. Incorporate escape ramjr in ditches or fencing along the perimeter to, deter small mammals and herptefa una (snakes. lizards, tortoise) from entering ditches Communities car. actively support the sustainabilrty and mobility of wildlife by ineorporat ngwAdlife planning into their regionaVcomprehensive plans, their regional tiansportaton plans, and their open spacelcorservaton landsystem programs An effecirve approach to wildlife planning begins with the identification ofthe wildlife resources in need of protection, an assessment of important habitat blocks and connective corridors, and the incorporation of these critical wildlife components Into the community plan- and programs Community planners should identify open spaces and habitat blocks that can be maintained in their area, and the necessary connections between those blocks to be preserved or protected. C ommundy planners should also uvo* roper State and local transportation planning entities, and planners from other communities, to foster coordination and cooperation in developing compatible development plans to ensure wildlife habitat connectivity The Departments guidelines for incorporating wildlife considerations into community planning and developments can be found on the Widlife Friendly Guidelines portion of the Wildlife Planning page at [dtjgj'A,*uw azg1d asl. Design culvert to minimize Impacts to channel geometry. or design channel geometry (low flow, ovetbark, Aoodplains) and substrates to carry expected discharge using local drainages of appropriate size as templates R educe/minimize barriers to allouv movement of amphibians or fish(e.g., eliminate tails). Also for terrestrial wildlife, vuashes and stream corridors often provide important corridors for movement a,erall cul'leitwidth, height and length should be opbrneed for movement of the greatest number and diversity of species expected to utilize the passage C uNert design- should consider moeture, light and noise, while providing clear views at both ends to maximze utilization For many species, fencing a an important design feature that can be utilized with culverts to funnel wildlife into these areas and mininize the potential for roadroay collisions. Guidelines for culvert designs to facilitate wildlife passage can be found on the home page of 1he application at httW rrL+&wy azjld ,omiwidlifeloljr. ni ngAN 'Id Idaguidefin cci Based on the project type entered. coordination with Arizona Department of Environmental Quality may be required .............. [�tte:ii. tu.azde�_�avI Based on the project type entered, coordinator with Arizona Department of Water Resources maybe required (yMG qtnigGui z iw[fd fanrta<_ ,rl Based on the project type entered, coordination with U S army C orps of Engineers may be required (httoltl ivyw usace_armv mill) page 100111 i�UMB Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part 1— Inventory & Analysis Arizona Game & Fish Dept. Letter (cont'd) Aiavna C=arne and Fc h D epartment proiect_r.port_shannon 80}1O9C3 21t102.pdf Project 1[ H,=1 Csk`t5 Re-,iero Dates 12r5iW6O3:40'10 PM Based on the protect type entered, cc ordrnator. vvdh County F lood C cfit ol dctncts i may be fequired Deve topment ptins should provide for open natural space for wddlte movement. vwhde ais o minimkin 9 the potential for wddWe-human interactions through design features Please cordact Project Evaivaton Program for more Wormation on Wingwrth urbanvuddfffe A PFPQazcdd cow or at #dins f1lrAAaN a_zafd convl ildfifetolanrnnaMrildldeeurdeLne:sL and httn ! mimnt Arrifel comWiic[LteJLtvinaWAh Vegetation restoration projects (including treatments of invasrwe or exotic species) should have a completed site - evaluation plan (identifying environmental conditions necessary to re establish native vegetation), a reoegetation plan (species, density. method of establishment. a short and longterm monitoring plan. including adaplive management guidelines to address needs for replacement vegetation Project Location and±or Species Recommend lions HDMS records indicate that one or more fisted, proposed, or candidate species or Critical Habdat(Desrgnated or Proposed) have been documented in the vicinity of your project The Endangered Species Act (ESA) gives the US F ish and Wildlife Service (U SFWS) regulatory authority over all federally listed species. Please contact USFWS Ecological Services Offices at WT-r •wyhK gov±so,t nmstresl r a±or Ftnoenix Main Office =1 UU Royal Patin Rd. Suite 103 Phoenix. AZ 85021 Phone 802.242.0210 Fax CO2-242.2513 Tucson Sub -Office 201 N. Bondi Suite 141 Tucson. AZ 85745 Phone 52A-870-8144 Fax 5M-87O-8155 Flagstaff Sub -Office SW Forest Science Complex 2500 S Pine Knoll Dr Flagstaff, AZ 86001 Phone. 928.556i 2157 Fax 928-55&2121 HDMS records indicate that Sonoran Desert Tortoise have been documented within the vicinity of your project area Please review the Tortoise Handling Guidelines found at #,gob livuwi Qafd_cams,uildlesrnonoamemanaoemerr}/tortoe/ HDMS records indicate that Lesser Long -nosed Bab have been documented within the vicinity of your pio)ect area Please review the Lesser Long, nosed Bat Management Guidelines at httns ,:4twev azafd cordPo aflmaae<_A I .vt1 dhteJol nr naFotAu Id f F riendhrC• ude me<±FINALIecuveNab' �dG Ir,-edf Analysis indicates thatyour projects located in the vicinity of an identifiedwildlife habitat fink age corridor Project planning and implementation eforts should focus on maintaining adequate opportunities for wildlife permeability. For information pertaining to fu liricage assessment and wildlife species that may be affected, please refer to h�tntMmw .erridord agrl ors ar ona Please contact your local Ancona Game and Fish Department Regional Office for specific project recommendations .............. .0 .r . nt-omfAaenev�Otfires Page 11 orII jLeg WM Shannon 80 - Rezoning Site Analysis rare WLB No. 116028-A-001 Part I — Inventory & Analysis 7. Viewsheds Due to the relatively flat character of the project site, the perimeter areas are the only locations of high visibility from adjacent roadways and properties. The areas of higher vegetation densities along the site perimeter reduce visibility into and across the property. A. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor Overlay District, provide a Viewshed Analysis as defined in Section 27.10.D.3.f.iv.a.1. The subject property does not fall within either Overlay district. B. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor Overlay District, provide a View Preservation Plan (VPP) for nonresidential developments that meet the criteria defined in Section 27.10.D.3.f.iv.2. Not Applicable C. For proposals within the Tangerine Road Corridor Overlay District and/or Oracle Road Scenic Corridor Overlay District, map and identify all Core Character Vegetation (CCV), in accordance with Section 2 7. 10. D. 3.f. iv. b. Not Applicable Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part I — Inventory & Analysis 8. Traffic A. Connection to Arterial Roadway Network Access to the project site will be from Shannon Road. The proposed access point aligns with the existing intersection of Sahuaro Divide and Shannon Road. B. Arterial Roadways within One Mile of the Property i. Existing and proposed right-of-way widths. See tables below. ii. Whether or not said widths conform to Oro Valley minimum requirements. See tables below. iii. Ownership (public orprivate). See tables below. iv. Whether or not rights -of -way jog or are continuous. See tables below. V. Number of travel lanes, theoretical capacity and design speed for existing streets. See tables below. vi. Present Average Daily Traffic (ADT) for existing streets. See tables below. vii. Describe surface conditions on existing streets providing access to the site. See tables below. viii. Program for completion of roadway and intersection improvements. See tables below. Road Segment: Shannon Road to La Cholla Boulevard La Cholla Blvd. to La Canada Existing ROW: ------------------------------------------------------------..----.--------------------------- 150' -------------------------------..............................................................--------------......---.--------..... 150' Ultimate ROW: - - - - - -------------------- 150' ---- . --- 150' Travel Lanes: .... --.----.--.......................................... ... ................................-----------------.............. ------------...-------------------------------------------------------..-.. 2 ------.-.....------------------------------.----------..-....---.................. 2 Theoretical Capacity*: ................................................... -------- ----......-....------------.......---------....------•------- ........---.........---------...----......---------..._..-........---- 15,040 ..........------------------------------------------ .---------------.......... ............................ ------ - -- - -.... 15,040 ADT (PAG 2014): -- - --- :................... 5,098 ...... ............ -.... ----------------------------- -...... ---... ----.......... __._.......------ 7,714 ------- -- - SpeedLimit: .... ----------..........---------------------------- .-.... Condition: ------ -- --------------------------------------- -- ....... . ................ Paved -----.....-- ------............................................--..._.........- Paved Scheduled Improvements: --------------------------...---....-...----------- Completed 2015 .............................. .............. — ......................... -...... - None Scheduled Road Segment: Naranja to Lambert Lane Existing ROW: ------------------------------------------------------------------ - - - - 60' ------...---....---------------..............................-...... Ultimate ROW: -- - 150' Travel Lanes: ...................................... ------------------------------..................----- - - .---.......---------------------------------------------...._._-... 2 Theoretical Capacity*: --------------------------------- - -..... - ------------------ --...------..........------------...............................---...... 15,040 -------------------- - - -- - ADT (PAG 2013): ----------------------------------------------- -.................................. 7,366 -------.._....--..... ........................ _......... .......... Speed Limit: -.......................------------------.......------------------. 45 - Condition: ---------------------------------- - -- -- - ------------------------------ ---------.....-----------------............------------------------............--. Paved Scheduled Improvements: -------------.-........-----------.......-------------------------------------- Scheduled 2018-2020 Naranja to Tangerine 150' ............ -------------150 ...-.... ------....... --..-................... ----------------------- -._._.._.. 2 ...... -..... -................................................. 15,040 8,723 -... ...........................45.... ...................... -.--------.-............................................ ................ Paved ........ --................... -------------- -----............ Scheduled 2018-2020 MIN" Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 ix x Part I — Inventory & Analysis Road Segment: Shannon Rd. to La Cholla Blvd. Thornydale Rd. to Shannon Rd. Existing ROW: ........... ...........------------------------------------------- 150' 60'-150' --- -- - Ultimate ROW: ----------------_ .-----------......................................_.................-- --------....--------....................-- ..... --- --- _ 150' ------------.----------------............... ... --. _........ . 150' Travel Lanes: .......................................... ------ -- -----.............-----------------------...---------------......-----.......-----------......------ 2 2 .--------------- ............ ---- _ Theoretical Capacity*: .............................-----.._.-........................ --.... ....................... --------------....... -.......................................... -- ...... -------- 15,040 --------------------------------------------- - -.... ------------ -------------...................................... ........ ._...... 15,040 - ---------------------...................----------------..__ ADT (PAG 2015): . ........................................----------...._...............-- 6,228 ----------------------- - -..................._..................._.............----------------------........----...........-............_.�:_. 3,826 Speed Limit: _ -------------.... -.......45 ................ ----- 45 -- Condition: ---...... ----.................................. ------ -----�-.----------- ------------ -_.......-----.....------------....-----.......-----------.....----------- Paved --- - - - - Paved ............. -............. Scheduled Improvements: ---........................................------------------.....-------------.._------..... None Scheduled ---------.....---------....------.......--------------------...--------................... None Scheduled Road Segment: Naranja Drive. to Lambert Lane Lambert Lane to Overton Road Existing ROW: .......... ...............................---------.._.....---------.....---..._......--------- 150' -------.---------------------..------.........-_.................................--- 150' ........---......._.._._._.-----............................................... Ultimate ROW: ----------------------------------------------------- -------------- 150, .......................... -............................ 150' Travel Lanes_: --_.�....:_...-------- --- 2 - ----------------.------------------------................--- .......................................................................... - - .----- -- -- - _._..---.... -......... . ----------15,040-.............. -................. ........................ --... ------------------ ..... ..... -...... -...... ADT (PAG 2014): ............................................-------._.................----- - 2,805 ------------- - ....... ....................... —- 4,798 -----------------------------------.. ----------------------- Speed Limit: -------------------- -- -------------_------------ ..............-......... ---------- 45 .....----....................................................... ......................... ..:......................... 45 Condition: -Scheduled Paved P _...... -... -............................... --... ---......... . Paved Improvements: - - _ - - -.......None Scheduled --- - ..... ......None Scheduled- - *Theoretical capacity based on City of Peoria, TIA Criteria Table 4 assuming a L.O.S. "C". Please refer to Exhibit 1-8-A: Transportation. Existing and proposed intersections on arterials within 1 mile of the site most likely to be used by traffic from the site. Arterial intersections within one mile of the site that will likely carry traffic generated by this development include Shannon Road and Lambert Lane, Thornydale Road and Lambert Lane, Naranja Drive and La Cholla Boulevard, La Cholla and Lambert Lane, and La Cholla and Tangerine Boulevard. Existing bicycle and pedestrian ways adjacent to the site and their connections with arterial streets, parks and schools. A half mile east of the subject property, there is a signed bike route with a striped shoulder along La Cholla Boulevard that extends from Lambert Lane to Tangerine Road. There is also a signed bike route with striped bike lane along Tangerine Road. These routes provide connectivity to Casas Church and Christian School, and numerous neighborhoods to the East of La Cholla Boulevard. Two shared -use paths are also within proximity of the site located along Naranja Drive extending from Shannon Road to La Canada Drive along La Cholla Boulevard, north of Naranja Drive. These shared use paths provided connections to additional bike routes, notably the Canada Hills Drive bike route and the Naranja Drive bike route. Refer to Exhibit 1-8-A: Transportation. galpwm Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part I — Inventory & Analysis 9. Recreation / Trails A. Trails, Parks and Recreation Areas within One Mile of the Property There are no neighborhood parks within one mile of the subject property. The El Conquistador Country Club is a public golf course that offers 36-holes of golf and is located approximately 3/ of a mile to the east of the project site. West Lambert Lane Park is just over one mile southeast of the project site. Multi -use pathways are located along Naranja Drive, extending from Shannon Road to La Canada Drive and along La Cholla Boulevard, north or Naranja Drive. Park Name: Park Size (in Acres) Park Type (Active of Passive) El Conquistador Country Club 252± Active West Lambert Lane Park 40± Passive Refer to Exhibit 1-9-A: Trails, Parks & Recreation. iTw Shannon 80 - Rezoning Site Analysis ll — IN" WLB No. 116028-A-001 Part I — Inventory & Analysis 10. Schools A. Schools within One Mile of the Property Ironwood Ridge High School is located immediately north of the subject property. Wilson K-8 School is 3/ of a mile to the north. Casas Christian School neighbors the subject property to the east. Refer to Exhibit 1-10-A: Existing & Proposed Schools. B. Schools Expected to Serve the Project Shannon 80 is located within the Amphitheater Public School District. Existing schools in the District that may serve this project include: • Ironwood Ridge High School located immediately north of the subject property. The school accommodates 9th through 121h grades • Wilson K-8 school located to the north of the project site. The school accommodates Kindergarten through 8th grades. • Copper Creek Elementary School located 2.5 miles northeast of the subject property. The school accommodates Kindergarten through 5th grades. • Casas Christian School to the east of the property. The school accommodates Kindergarten through 8th grades. • Basis Oro Valley, a charter school not part of Amphi School District, located 4 miles east. The school accommodates Kindergarten through 12th grades. Shannon 80 - Rezoning Site Analysis MIAMBWLB No.116028-A-001 Part I — Inventory & Analysis 11. Water A. Water Service Provider This project falls within the Oro Valley water service area. The closest water main is a 12" line near the intersection of Naranja Drive and Shannon Road. The exact nature of necessary offsite improvements will be determined during the platting process, and will be the financial responsibility of the developer. B. Other Information Tucson Water abuts the site to the west and to the south. There is a 16" transmission main within Shannon Road and a 6" line to the south of the property serving the existing residential areas. %� Shannon 80 - Rezoning Site Analysis L ��MB WLB No. 116028-A-001 Part I — Inventory & Analysis 12. Wastewater A. Sewer Service Connection There is an existing 8" PVC sewer line and manhole to the east of the property (G-97-129). Based on sewer depth and existing site topography it is estimated that the site can be serviced by gravity sewer to that location. Refer to Exhibit 1-12-A: Sewer Service. Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 13. Exhibits Part I — Inventory & Analysis Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 31 NARANJA DR Z o Q IRONWOOD _ RIDGE HIGH SCHOOL SUBJECT PROPERTY s ' DIVIDE CASAS CHURCH �,'a: -" •�;. ads �,g# Exhibit 1-1-B ® 01 500' Aerial Photo The iii� Shannon 80 - Rezoning Site Analysis WLB Group WLB No. 116028-A-001 a MILE FROM NARANJA DR PROJECT SITE I 1 1 W I Z O SUBJECT Z PROPERTY I = I U I z z 7 0 UMEN I ' f J iz ¢ ' 1 w 0 ~ W O 0 / O ` O O / z Rural Low Density Residential (0-0.3 DU/AC) Low Density Residential (0.4-1.2 DU/AC) Medium Density Residential (2.1-5 DU/AC) Public/Semi Public School Master Planned Community Exhibit 1-1-C ® 0, 700' ExistingGeneral Plan Land Use Designations The Shannon 80 - Rezoning Site Analysis sfa P- WLB No. 116028-A-001 R1-144 Single Family Residential (Oro Valley) R1-20 R1-36 Single Family Residential Single Family (Oro Valley) Residential (Oro Valley) MILE FROM _ PROJECT SITE NARANJA DR / o ` Z Z R1-7 Z Single Family = Residential 07 (Oro Valley) 1 I I I � - SR I I Suburban SUBJECT Ranch I (Pima County) PROPERTY I Rt-144 I Single Family Residential I I (Oro Valley) I ' Z I 1 O w ' a � / EL > ULI of o p 0- Z Z o 010, .001 R1-144 Single Family Residential (Oro Valley) Exhibit 1-1 -D ® 0. 700' Existing Zoning The Shannon 80 - Rezoning Site AnalysisWLB , oup WLB No. 116028-A-001 r; - r � � ter �('x�P K��♦ °P �f *n +�yy.. 3 MILE FROM PROJECT SITE - ® NARANJA DR O i , , L . r Ironwood Ridge - fiZ High School ,� The Estates a Capella 1 ol 2.47 DU/Ac. Single Family*r f Residential , SUBJECT I Vacant PROPERTY Casas Church `� 4. Single Family] Residential z -- 1 Y . - a > y O , 0 - Single Family O , Residential 1 O U O F. �s / , �• LAMBERT LN 771 Exhibit 1-7 -E m o, 700' Existing Land Uses The wee Group �\Im��mmoi Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 ESLO Critical Resource Area (t7 Acres) ESLO Core Resource Area (t24 Acres) NARANJA DR ESLO Resource Management Area Tier 1 (t46 Acres) ESLO Resource Management Area Tier 2 0 h, Z 0 Z z SUBJECT Q co PROPERTY z O U Q r W a Q o w > O O O d O O Z U _Z O Z ELL- I Exhibit 1-2-A m 0, 500, Environmentally Sensitive Lands m The Shannon 80 - Rezoning Site Analysis WLB Group WLB No. 116028-A-001 Exhib NARANJA DR- — � '7�r r �` > � c / 7� vo `, 1 ^' u fi �-�.,." ' � i "1 ! ? �' ," •" +.. = � liJ 1 ; S 2670t.� �� vt,s• n rrJ jfr'i} ', � ry''�L vS -I'�el - - .7+1 i��i /riA {+ir. ff�T { �'��yJ 1�r �5 1jt��A(1l,�1,�i�f��ti/I�'l['- J•i p�` r•s.o�.,��`_- \s�,,\/`J ►��' ^S , ~ �cJ'^1 poi 4v✓ w �Ji7 / w,—��Z J^C� f f� iA41� N / Z..r.��. t,✓f t �r Zrtsi `ji..r tiJj„ 1� l '} 5 Rr /v (`� °z 2660" --, Z '..� '�.1 _T S^...... /'Zna ' i '�✓��t r..-...a.✓au.L T i, „suet i ♦, Q Sr r/ �.f )S5 2•rZ.. �� _( {" t� \� �r-'„ �•'r co 16, 1f i / / �� t .,n Ct �p y v�r? '•. r' l.r� j 2650,+« - / /�Cn•%`^1�..�+/"t. r -f .tyy r ; r , ` / ✓ ^ i t i'f\r .rP t+fir y, r�..� � � 1 �� n,,..f / � ; "� 5 ; v..^1 ��fr'� ? �..,. ray/ )? �-r'%t � ti♦ {{�� 1 tf r�°i ti Alt \rb� fs ✓ t� fti�J i} f �✓ C �i„fw `{ �i �•\1 �`•t �� r �r1 !r .i "►ir�ta f J �� r'b La S e2 t t � -t s•.f t c rT ,`2640� `� tf F 5 w n / f Ms , �s ✓ at/ �✓ �. s 't } j r �♦ i i n\ �..r /ti/ �� a 1 �` S t t{ tl� J'�,/ d�'� r• .�S i uLr t � ``'.i«v^rY }�"M4t'r r� ✓ a d o ti` 2�'}► 1�1k �� `► tti'�'tr" ♦i �fti ri �-`, !} SUBJECT �;A M� =1;} �� ,, PROPERTY-♦r'`, l 3 . ✓ , f �. ,,, ; }�r' �_�,� i��s,F t l t" ^ i r, .ri rf e L.... • ti fir, r Y a L Zs ✓� 5 i ! ,� h � � '' � { I fir \ t /,.8}i : =.� l,,f" L+.f � � vT � �`' �' � "�.� 1e � ✓ J>' Sl h' «-�,.,� j-.,�i-a{ ? ! rY `�,_ rl'•1'� Y Si *��1 f^✓t�i:' /• �.,.^' �` �.�1 �� Z `� 1 1( t - ti r 3 p `f r 4 Z R /{ !�^ t T r1 •�/ �1/ r n i� ToL w r 4 1,e ti-"{ t •h J� T.r,`a 3` f «r !.`^. ^�tI / ♦ t 4 f4� µ �V Jxtf S 1( ? A i t�tw�r\ N r? H �, �• s r��J b , r 1 "'t i ✓ �.`n 3 { = 2 t ?� } , \S C'! `2630,- � �,t � ou✓c� � ,.,, � !t't. ./"Lf ni ` i/.r1�' al�-r 1 1 '1I?�J' \krif U },� ;V�,,.,r7�`\Yt4 3; t`✓ y rf ✓ IJ sJJ\ {n i �rjJAjs} �� •✓^"4 •; ��{z.j U W ) C 1 r_t ' 3- Iiln r)^.js l `` ��n �y f \ a{„` /J y\3 Qy rl/t_� ) `: �1 tilt ��/ s f s ) if / t t -i 11�« d �{ t S r 1 bti ?. Z i `} IJvli` 1 turf. »r it7- ' o o� 2624} r. lt. +.ar r -1 �7{ r' ter } S .� 1i ` (+��` 5 f f" O Z t 11 � �s d w f^, 73 t� jri..T � ,�. S, t _ t It ? r s J o f d .,,ern {.'1 F eel t TY �' `Nd�� U 0 U i- Jt `+ ` y / .3` L� t4�; !+� 1 r✓ �fL ��X fv (C L �i� l { -CIS t �� '�./ � iy ( �J-!'�'..y�` .•� � � �.r�.� �L r t I(?,��.., t't � �" N ?2 of ? 261�1/`�'} f r n� 4 i r } %• . d V �6JA f Vt ^f J -t • +�r it fp i f v j (.. Inn Z. C (} t (r�fl i�✓�' ; r �e `-� ` r '4 e,3 �•r rIra Z.. ; i )..1y iJ (1 �.,..%�^' -� /�,.� t� �ar�i {l, .� f �n.r,�4�-� 7J� r 2 l � ^S�� t"��r� ,'7 �..� �'" l l� wr � �� -sS 7 w F r � �1;�♦-�y...,� i at r i,, -' �P.•st r` -,.4 \ r ll'f b �,r� f It 1tT ''at� .t. �t lr�� tia« ti"V y.w it 1-3—A Vm o soo* Topography Contour Interval =2Ft m The Shannon 80 - Rezoning Site Analysis Group« WLB No. 116028-A-001 Exhibit 1-5-A Offsite Watersheds N.T.S. The Shannon 80 - Rezoning Site Analysis WLBGroup WLB No. 116028-A-001 �- \ FEMA FLOODPLAIN ZONE 'A' NARANJA DR 100 YEAR LOCAL FLOODPLAIN 2670 ...� GENERAL FLOW DIRECTION EXISTING CULVERT O, z 2660 \ �� z \\ 2650 �640 � WASH A WASH B SUBJECT �. PROPERTY " 2630 EXISTING fy o CULVERTS < a /2620-� 3x12" PIPES- 0 w 0 F O O O a O O D 2610 Ubit 1-5-9 m o' 500' Onsite Hydrology Characteristics The WLB Group Contour Interval = 2 Ft. W Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 40 41 42 NARANJA DR IRONWOOD RIDGE HIGH SCHOOL Z co 0 Z Z SUBJECT PROPERTY co CASAS """0L 4685-04 CHURCH Z O U w 8" J a ¢ 0 > Qw 0 K 0 O —0— L- a 0 0' Z O 3: U 0 Z Exhibit 1-12-A n 0' 600' Existing Sewer Service The 91114 Shannon 80 - Rezoning Site Analysis cou WLB No. 116028-A-001 NARANJA DR J . d o Z _ - 0 Z Z s ■..�■■ `■■WME .:. — .................. ..... ..................... ...... ... .. ........ S n . 640 _ t ■ SUBJECT PROPERTY ■ r Z' 2630.- 0 U17■ ■ ■ _ / 2 J / LLl H Q > O f . W, O 0_ t LL O �v . 0- 0 ZAlf o s ESLO Critical Resource Area Z ,z ESLO Core Resource Area _ f � k ESLO Resource Management Area Tier 1 — — FEMA Floodplain Zone 'A' 100 Year Floodplain ;1 ; �^-► General Flow Direction High Visibility cJ } 6 Dense Vegetation L ^= � Exhibit 1-13-A m o, soo, McHarg Composite Ma The WLB Group nnon 80 - Rezoning Site Analysis WLB No.116028-A-001 C Part 11 — Land Use Plan Part II — Land Use Plan T Shannon 80 - MMBRezoning Site Analysis �ro„p WLB No. 116028-A-001 Part 11 — Land Use Plan (This po_o,e intentionolly blank) T ��%� Shannon 80 - Rezoning Site Analysis Gr�av niii/ WLB No. 116028-A-001 Part 11 — Land Use Plan 1. Land Uses A. Project Description This request is to rezone the subject property from R1-144 to R1-36. The project proposes a low density cluster residential subdivision with 1.0 DU/AC, consisting of 80 single-family detached homes on 76.4+/- acres. Most of the lots will have a minimum size of 70' x 125', though the home sizes will vary. A row of lots closest to Shannon Road will be a minimum of one third acre in order to reduce the visual impact of this development. The architectural design of the homes will be consistent with surrounding residential developments and will adhere to the Town of Oro Valley Design Guidelines. They will be constructed out of materials such as stucco, adobe, and wood frame, and will have either a gabled, tiled or flat roof. Property line walls will meet the Town of Oro Valley Design Guidelines, and landscape treatments and design will utilize native desert vegetation. Refer to Exhibit II-1-A: Tentative Development Plan. B. General Plan Conformance The proposed development of the property is consistent with the General Plan, as it will maintain a balance among the variety of uses and characteristics of the area. First, the development will preserve significant open spaces, will comply with the ESLO, and will provide appropriate bufferyards and density transition between land uses. Next, this development will also bring new, quality housing to an area located in close proximity to several activity centers including two public schools, three churches, a private school, and a golf course. Finally, the development will allow for appropriate and sensitive infill to a growing area of Oro Valley. C. Flexible Design Options / Conservation Subdivision Design As part of this rezoning application, the subject property seeks to utilize some of the Flexible Development provisions available as part of the site's compliance with the Environmentally Sensitive Lands Ordinance (ESLO) (Section 27.10.F.2.c). ESL Incentives Request: ZONING INCENTIVES Section 27.101 (a) Building Setbacks -- (b) Landscape Buffer Yards (c) Minimum Lot Size (d) Minimum Lot Width -- (e) Alternative Parking Analysis (f) Building Height (g) Open Space -- (h) Mixed Use (i) Modified Review Process (J) Recreation Area Credit (k) Native Vegetation Preservation Section 27.10.F.2.b —Applicability i. The following design options may be applied to property or portions of property when ESOS is applied to twenty-five (25%) or more of a project site, except as provided herein. Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part 11— Land Use Plan ESOS Total for site = 66% (a) Building Setbacks: Per Section 27.10(F)(2)(a) — We request that the side setbacks be reduced to no less than five (5) feet, front setbacks shall be reduced to no less than ten (10) feet for the use of side entry garages and non -garage elements only, and the rear setbacks be reduced to fifteen (15) feet — consistent with zoning districts with comparable lot sizes. This request will not result in an on -lot driveway length of less than twenty (20) feet. This request will allow for a residential subdivision to incorporate more diverse details and massing conditions, which will lead to a more attractive and varied streetscape. (c) Minimum Lot Size: Per Section 27.10(F)(2)(c) —We request the ability to reduce the minimum lot size to no less than 8,750 square feet. The reduction in lot size allows for the clustering of development, an instrumental element of the Conservation Subdivision Design. Lot Size Reduction allows for the maximization of contiguous protected open space, as well as reduce the amount and improve the efficiency of necessary, critical infrastructure systems. (d) Minimum Lot Width: Per Section 27.10(F)(2)(d) — We request the ability to reduce the minimum lot width to 70 feet. (f) Building Height: Per Section 27.10(F)(2)(f) — We request the ability to raise the building height limit of 18 feet (per the R1-36 zoning), to 23 feet for single -story gable -roofed residences only. The increase in in building height allows the future developer/builder to meet the current market demands of homebuyers wants and needs in terms of both living space and design, while adequately providing enough pitch for structural integrity and drainage. The building height in reference to this request is appropriate due to the significant buffer area provided in the project. (g) Open Space: Per Section 27.10(F)(2)(g) — We request the ability to reduce the required open space of the Resource Management Area 1 by 25% percent in exchange for preserving more than the required amount of Critical (96%) and Core (97%) Resources. (j) Recreation Area Credit: Per Section 27.10(F)(2)(j) — We request the use of the Recreation Area Credit to allow for passive and active recreational amenities located within resource management area 1. The proposed rec area meets the locational requirements and criteria outlined in Section 26.5. (k) Native Vegetation Preservation: Per Section 27.10(F)(2)(k) — We request the right to waive the requirements for native plant salvage and mitigation within the development envelope. The site contains —66% ESOS, exceeding the 50% minimum requirement. This modification cannot be applied to areas of distinct vegetation which are designated as a core resource area or native plants that are considered threatened or endangered under the Endangered Species Act or highly safeguarded by the Arizona Department of Agriculture. D. Effect on Existing Land Uses Since the subject property is currently vacant, there will be no negative impact to existing land uses. Developing this property as single-family residential will unify existing neighborhoods, increase the sense of community, and provide needed housing in a rapidly growing area of town. Shannon 80 - Rezoning Site Analysis RI WLB No. 116028-A-001 Part 11— Land Use Plan 2. Environmentally Sensitive Lands A. ESOS Selection & Preservation Methods This project will be in conformance with the ESL guidelines of the Zoning Code. The site plan provides 50.5± acres of ESOS (66% of the site) and it avoids the existing three washes and associated Critical Resource Areas except for necessary roadway and utility crossings. The designated Critical Resource Areas crossing project site will be preserved with 96% open space. The Core Resource Areas will be preserved with 97% open space. The remaining Resource Management Area Tier 1 will contain all of the lots, and will preserve 45% open space. The onsite ESOS areas maintain open space connectivity within and beyond the project site, and will allow for minimal impact to wildlife movement. These ESOS areas along the southern (300'- 600') and western (300'-450') edges will be permanently protected within an open space easement to be granted to the Town. Additionally, any vegetation that is disturbed will meet the mitigation requirements as set forth in the Town of Oro Valley Zoning Code. Shannon 80 - Rezoning Site Analysis EMM WLB No. 116028-A-001 Part II — Land Use Plan 3. Topography A. Design Response to Site Topography Due to the relatively flat character of the subject property and the lack of challenging topographic constraints, the development of this property can proceed without special grading considerations. B. Slope Encroachment The subject property does not contain any regulated 15% or greater slopes, and as such there are no areas of encroachment. C. Hillside Conservation Areas There are no Hillside Conservation Areas on the subject property. D. Quantified Site Disturbance Approximately 30.6± acres (40.1%) of the site will be developed/un restored, and 45.8 acres (59.9%) of the site will be left in its natural condition or restored condition. Approximately 3.7± acres (4.8%) of the graded area will be revegetated with native vegetation and will become landscaped common area, and the 1 acre rec area abutting the CRA will be improved and credited towards RMA1 per Town Code Section 27.10.E.3.c bringing the effective open space area to approximately 50.5± acres (66%). Shannon 80 - Rezoning Site Analysis MMM WLB No. 116028-A-001 Part 11— Land Use Plan 4. Cultural / Archaeological / Historic Resources A. Resource Protection If any cultural resources are discovered during construction, State and local rules will be followed regarding the handling and treatment of such cultural resources. B. Treatment Plan The project site has been surveyed for cultural resources by Westland Resources, and the report has been submitted to the Town for review. No significant cultural resources meeting the Arizona or the National Register of Historic Places eligibility criteria have been found on the property. In the unlikely event that cultural resources are uncovered during construction, a professional archaeologist will evaluate the exposed material before any work continues in the area of the discovery. If any human remains orfunerary objects are discovered during the construction of this project, all work will stop within the area of the remains and all such discoveries will be treated in accordance with Arizona Revised Statute §41-865 T Shannon 80 - 1AMBRezoning Site Analysis M6 WLB No. 116028-A-001 Part 11 — Land Use Plan 5. Hydrology A. Design Response to Site Hydrology The low density nature of this development will have a minimal impact on the hydrological characteristics of the site. Additionally this project will incorporate appropriate mitigation measures in accordance with the Town of Oro Valley Floodplain Management Code and the Drainage Criteria Manual. B. Modifications of Drainage Patterns There is one federally mapped floodplain crossing the northwest corner of the site located in FEMA floodplain Zone A with a 1% annual chance of flood. Minimal encroachment into the existing drainage patterns on site will occur. The project includes three crossings into the mapped local floodplains only where necessary to provide access to the site. There will also be slight encroachment into the FEMA floodplain at the entrance of the site where it aligns with the existing intersection of Sahuaro Divide and Shannon Road. The low density nature of the existing offsite upstream development allows most drainage to flow in its natural state. Offsite flows from upstream watersheds will for the most part be allowed to flow in their natural state. Excess runoff created by this development will be collected in detention basins, channels and/or culverts directing the runoff through the project site, and will be metered out at less than pre -developed flows for the local non-FEMA floodplains. This development will attenuate pre-existing storm water flow rates by 15%-25%. Basins onsite are to be owned and maintained by the HOA. Drainage will be designed in such a way to provide all-weather access to each lot within the proposed subdivision. C. Mitigation Drainage design within the proposed development will convey offsite and onsite flows using constructed channels, storm drain pipes, and onsite detention basins in accordance with the Town of Oro Valley Floodplain Management Code and the Drainage Criteria Manual. Channel and basin geometry and construction will follow accepted standards regarding erosion and flow velocity control as well as maintenance access. Horizontal elements constructed within the project will be set at or near existing grade so as to minimize impacts to existing drainage patterns. Finished floor elevations will be set to one foot above the established base flood elevations of adjacent floodplains. Lots will be graded according to Town standards, which will provide adequate room and grades to handle stormwater runoff. In order to mitigate for existing flooding issues adjacent to the project, an easement will be provided for maintenance improvements to Owl Vista Place. Improvements along Owl Vista Place will include larger culverts, armoring the road, and raising the road in flood prone areas. D. Town Policy Conformance Town policy requires all development to conform to "critical basin" requirements and not result in any adverse impacts for adjacent or downstream property owners. The Town Engineer has determined that this development should detain more than the stormwater runoff increase created by development, thus reducing the flows exiting the southern property boundary. As such, not only will this development avoid adverse impacts to downstream properties, it will actually benefit them by reducing existing flooding issues south of the project. R��%� Shannon 80 - Rezoning Site Analysis O niii� WLB No.116028-A-001 Part 11— Land Use Plan 6. Wildlife A. Mitigation This development will preserve a minimum 96% of the onsite Critical Resource Areas crossing the site in the wash areas. These areas will be designated as open space and will maintain open space connectivity within and beyond the project site, which will allow for uninterrupted wildlife movement. Additionally, Core Resource Areas on the southern portion of the site will remain largely undeveloped serving as a buffer between the proposed project and its neighbors to the south, while at the same time, providing open space for the movement of wildlife. Shannon 80 - Rezoning Site Analysis MIX" WLB No. 116028-A-001 Part 11— Land Use Plan 7. Viewsheds A. Design Response to Site Viewsheds With the subject property being relatively flat, the internal roadway network and homesites within this project will minimally disturb vewsheds. Expansive bufferyards of approximately 300' t0 600' will be provided along the southern and western boundaries of the property to help mitigate views into the site from Shannon Road and Owl Vista Place. The proposed building height is 23 feet, and development will be limited to one story homes. B. ORSCOD / TRCOD Conformance This property does not fall within the Tangerine Road Corridor Overlay District (TRCOD) and/or Oracle Road Scenic Corridor Overlay District (ORSCOD). Shannon 80 - Rezoning Site Analysis Row i�i�i%� M WLB No. 116028-A-001 Part 11— Land Use Plan 8. Traffic A. Traffic Impact Analysis Provide a traffic analysis report to include: i. The proposed internal circulation and access to/from arterial streets, explaining location and rationale for placement. The subject property will have one ingress/egress point that will connect this neighborhood directly to Shannon Road. Access to the project site will align with the existing intersection of Sahuaro Divide and Shannon Road. ii. If off -site road improvements are required, indicate which roads and time frame for improvements. The following off -site road improvements will be installed to reflect the traffic analysis and agreement with neighbors: Northbound and southbound left -turn lanes on Shannon Road at the project entrance (Shannon Road/ Sahuaro Divide intersection). Southbound left -turn lane at the Shannon Road/ Owl Vista Place intersection. iii. Projected ADT for internal circulation system at build out and level of service to all streets. Include a projection of traffic volumes and capacity analysis for intersections. When fully completed, the proposed Shannon 80 development is predicted to generate an additional 856 vehicle trips per day (vtpd) on weekdays to the adjacent street system from the new project site. Fifty percent of these new trips (428 vehicle trips) will be into the project and fifty percent will be out of the project. iv. Impact to existing development abutting off -site streets. All intersections adjacent to the subject property currently operate and are predicted to continue to experience an adequate level of service (LOS) for all movements on weekday and weekend peak hours. v. Capacity analyses for proposed internal and off -site streets, including right-of-way and pavement widths, geometrics, design speeds and traffic control improvements needed. Shannon Road Shannon Road is a two-lane paved arterial road with a posted speed limit of 45 mph. The existing and ultimate right-of-way is 150 feet, which is continuous. According to the Pima Association of Governments (PAG) 2014 Traffic Volumes, the average daily trip volume (ADT) for this arterial roadway between Lambert Lane and Naranja Drive ranges from 2,702 to 2,908 ADT. Using a 2% growth rate as used in the Traffic Impact Analysis the 2018 volumes are estimated to range from 2,983 to 3,211 ADT, which is roughly 20% of the roadway's theoretical capacity.. Shannon 80 - Rezoning Site Analysis MMM WLB No. 116028-A-001 Part 11— Land Use Plan vi. A description of improvements required for those streets described in sub -paragraph v. above. Both northbound and southbound left -turn lanes at the project entrance (intersection of Shannon Road and Sahuaro Divide) as well as a southbound left -turn lane at the intersection of Shannon Road/ Owl Vista Place will be installed to reflect the traffic analysis and agreement with neighbors. In addition, the developer will provide an in -lieu fee to the Town for constructing a future multi- use path along Shannon Road. vii. The party/agency that the applicant believes to be responsible for making necessary improvements. The developer will be responsible for making necessary improvements. viii. Evidence that proposed turning movements will meet safety standards in relationship to traffic volumes. The proposed ingress/egress point aligned with Sahuaro Divide is located a safe distance from neighboring intersections. Vegetation adjacent to these ingress/egress points will be maintained to provide safe site visibility for vehicles exiting the site and will allow safe turning movements to and from the site. The proposed residential roadways meet the Town of Oro Valley Minimum Design Standards. B. Proposed Rights -of -Way The proposed roadways within this development will have a right-of-way width of 50 feet and will meet the Town of Oro Valley Minimum Design Standards. The internal roads of this development will be private and maintained by an HOA if gated, otherwise they will be public. The gated entry will be designed and located a safe distance from the Shannon Road right-of-way line in order to prevent the back up of traffic onto Shannon. C. Proposed Pedestrian / Bicycle Circulation the developer will provide an in -lieu fee to the Town for constructing a future multi -use path along Shannon Road. Recent road improvements to Naranja Drive include sidewalks, a multi -use path, and a striped bike lane. Also within the vicinity is the La Cholla Boulevard multi -use path which lies within a % mile of the site and heads north to Glover Road. 94MUM7yy ��g Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part II — Land Use Plan 9. Recreation / Trails A. Offsite Trail Access There aren't any public or neighborhood parks located within one mile of the subject property. However, West Lambert Lane Park is located just over a mile away. The 40 acre park provides just under one mile of natural hiking trails. Additionally, there are approximately 3.9± miles of sidewalks and paved walking paths that exist within one mile of the Shannon 80 property. The Oro Valley community and recreation center also provides golf and tennis recreational facilities and is open to the public. B. Open Space Ownership The future HOA of this proposed development will own and maintain the common area within this project. The open space tracts along the southern and western boundaries of the site will be permanently protected within a conservation easement, to be granted to the Town of Oro Valley. Shannon 80 - Rezoning Site Analysis MUM WLB No. 116028-A-001 Part 11— Land Use Plan 10. Schools A. Student Generation This proposed development is expected to generate approximately 17 elementary students, 18 middle school students, and 11 high school students (using the accepted standard student multiplier of 0.2075 elementary school students per home, 0.2197 middle school students per home, and 0.1282 high school students per home). B. School Capacity According to the letter supplied by the Amphitheater School District, there is available capacity for this proposed development. ��%� Shannon 80 - Rezoning Site Analysis O11P �WLB No. 116028-A-001 Part 11— Land Use Plan Amphitheater Capacity Letter OFFICE. OF LEGAL COUNSEL (520) 6965 15 5 F 1.\ (M) 6J6.5074 AM�MRN�ATt! /• ■ • ! ( r S e k • • I TI W. Wetmore Rod • Tumcn. AZ OM, • (520) H>6.5(W • TDD (520) 6A6.5055 00ttr.1a+oD0AM)'kieFps DemaaMDa/.)!Ed J•C-9 F.•mPailAam1+e.FbD 761wCoe■!.MFA SceaALeska Pr -did %h"R.&a f 1FTxtMNnrt?T Ptnh t.e!ao■ December 22, 2016 Via email Linda Thompson Subdivision Coordinator The WLB Group 4444 E Broadway Tucson AZ 85711 RE Proposed Development of 124t single family homes on approximately77t acres within the Amphitheater District Southeast corner of Naranja Drive and Shannon Road Dear Ms. Thompson: I am responding to your request for information regarding the capacity of Amphitheater schools Impacted by your proposed development Using 2000 demographic multipliers developed by the U.S. Department of Census, Bureau of Census, and adjusted for Amphitheater Districts school organizational patterns, we project the following student populations to result from this projectwhen built Academic Level 124 Single Family Homes Elementary 3 Middle 27 High School 16 The census multipliers we use to obtain these projections are 0.2075 elementary students per household, 0.2197 middle school students per household and 0.1282 high school students per household. The capacity of our schools noted below Is based on our last confirmed enrollment calculations. The schools which would be Impacted by this population are fisted below, along with the physical capacity available at each school presenty. Please note that these schools will also be impacted by other developments in this area which may have already been approved by the County butwhich are not yet built Arerh+.ern Hr.%•C."m M Oronrh •Irm.oudLteflfh Am; ea l.atn M 41 a School • Chas aia F.3 Stho 4 • Cma 114 1e :droll • La 0 ma 1.58Se Scholl • W O sm V..-8 Srhod Orm0"*Eem•ntay•iirApan)Inn.ntaT ts7•F.r.1ajF]mrtary•MnaVnder—t ry 14A Etmentr7 • Panted 1)7 F] een-rdr7 • Pnnct DemmtrF • Flo Vim Demeeary • W dktr El awriary • F4110 Ctets Shannon 80 - Rezoning Site Analysis _ WLB No.116028-A-001 Amphitheater Capacity Letter (cont'd) Part 11— Land Use Plan RE Shannon 80 - Rezoning Site Analysis W LB No. 116028-A-001 Part 11 — Land Use Plan 11. Water A. Water Demand A reasonable estimate for domestic water usage is 230 gallons per day per lot dry weather flow. With 80 lots being proposed in this development, the total domestic water use is projected at 20,930 gallons per day. B. Water Service Provider & Capacity Oro Valley Water has water service available to the property under the conditions stated in a capacity letter received December 201h, 2016. Shannon 80 - Rezoning Site Analysis M6MMBWLB No. 116028-A-001 Water Service Provider Letter ciP Ya y i Oro Valle• Water Utility December 20. 2016 WLB 4444 East Broadway Tucson. AZ 85711 Part 11— Land Use Plon Subject: WATER AVAILABILITY Parcel: Pima County Parcel numbers 224-21-0020, 224-21-0030, 224-21-0040, 224-21-0050 To whom it may concern' The Town of Oro Valley Water Utility currently has water service available to the above property under the following conditions. A Water Plan is submitted by the applicant and approved by the Water Utility A Line Extension Agreement is executed by the applicant. All construction is in accordance with the approved Water Plan and the new facilities are accepted by the Water Utility in accordance with the requirements of the Line Extension Agreement. Payment of all water development impact fees, meter fees and other required fees and charges. (A water meter for residential and/or commercial use cannot be sold until after the issuance of an approved building permit.) WATER SUPPLY The Town of Oro Valley Water Utility has been designated by the State of Arizona, Department of Water Resources, as having an Assured Water Supply (AWS No. 2003-001 Decision and Order No. 26-400765). This development lies within the boundary of the Oro Valley Water Utility's planned water service area. Once the property is platted, it will be noted on the plat(s) for these properties that the property meets the State requirement of an Assured Water Supply because it will be served by Oro Valley Water Utility. www.orovalleyaz,gov 11000 N. La Canada Drive • Oro Valley, Arizona 85737 Phone: (520) 229-5000 • fax: (520) 229.5029 Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 Part 11 — Land Use Plan Oro Valle Water Utility WATER SERVICE The developer shall be required to submit a Water Plan identifying water system improvements These include but are not limited to : Water Use : Fire Flow Requirements Offsite/ Onsite Water Facilities Loops and Proposed Connection Points to Existing Water System : Easements/Common Areas Once a Water Plan is submitted, It will be determined if the proposed plan can meet the water requirements of the proposed development. The developer shall be fiscally and financially responsible for all water system improvements and modifying/enhancing the existing water system to meet those needs. It is recommended that the applicant contact the Water Utility to discuss the construction of water system improvements prior to submitting a Water Plan for the property. This letter and the comments herein regarding water availability are valid for a period of one year only through December 20, 2017 Issuance of this letter is not to be construed as approval of a Water Plan and/or acceptance of any construction for water service. If you have any questions or would like more details regarding any construction improvements that may be required in a Water Plan, please call me at 229-5017. Sincerely,, 91hvv Mark Moore New Development Coordinator cc. Phillip C Saletta, P.E Water Utility Director K w %4.oroval►cyaz.gov 11000 N la Cai)ada Drive - Oro Valley, Arizona 95737 Phone: (520)229-5000•fax. (520) 229-5029 TWr e� Shannon 80 - Rezoning Site Analysis Group WLB No. 116028-A-001 Part 11 — Land Use Plan 12. Wastewater A. Sewer Service Method Pima County Regional Wastewater Reclamation Department will provide sewer service to this development. Capacity is currently available for this project in the public sewer G-97-129, downstream from manhole 4685-04. 7t Shannon 80 - Rezoning Site Analysis ft WLB No. 116028-A-001 Part 11 — Land Use Plan Wastewater Service Provider Letter A Ahl PTMA COUNTY WASTEWATER RECLAMATION DEPARTMENT 201 NORTH STONE AVENUE TUCSON, ARIZONA 85701-1207 JACKSON JENKINS DIRECTOR PH: (520)724.65M FAX: (520) 724-9635 December 21, 2016 Linda Thompson The WLB Group, Inc. 4444 E Broadway Tucson, Arizona 85711 Sewerage Capacity Investigation No. 2014-118 Type I RE: Shannon 80,124 Lots on Parcels 224210020, 224210030. 224210040. Estimated Flow 26,784 gpd (ADWF). Greetings: The above referenced project is tributary to the Tres Rios Water Reciamation Facility via the Canada Del Oro Interceptor Capacity is currently available for this project in the public sewer G-97-129, downstream from manhole 4685-04. This letter is not a reservation or commitment of treatment or conveyance capacity for this project. It is not an approval of point and method of connection. It is an analysis of the system as of this date and valid for one year. Allocation of capacity is made by the Type III Capacity Response. If further information is needed, please feel free to contact us at (520) 724-6642 Reviewed by: Kurt Stemm, CEA Shannon 80 - Rezoning Site Analysis MN" WLB No. 116028-A-001 Part 11 — Land Use Plan 13. Bufferyards A. Mitigation (if applicable) A landscape bufferyard will be provided around the entire perimeter of the project site to help soften any visual impacts to surrounding landowners. The bufferyards will be composed from a variety of native vegetation and will help blend this residential neighborhood with the surrounding developments. They will be a minimum of 20-40 feet wide and will be in accordance with the Bufferyard "A" and "B" criteria in the Town of Oro Valley Zoning Code. Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 14. Exhibits Part 11— Land Use Plan Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 B• —_-IRONWOOD RIDGE • PARCEL SIZE: 76.4±AC. SCHOOL • EXISTING ZONING: SINGLE-FAMILY RESIDENTIAL (R1-144) .:' � ;; � �.�.,� • PROPOSED ZONING: SINGLE-FAMILY RESIDENTIAL (R1-36) • PROPOSED NUMBER OF LOTS WITH BASE MIN. LOT SIZE: 0 THE ESTATES — • PROPOSED NUMBER OF LOTS WITH REDUCED MIN. LOT SIZE: 80 AT CAPELLA • PROPOSED MINIMUM LOT SIZE: 70' x 125'� • PROPOSED DENSITY: 1.0 D.U./Ac.."{ f' p • PROPOSED OPEN SPACE: 50.5 ± AC. 66% ( OF THE SITE) � • ONSITE ESOS WILL BE OWNED AND MAINTAINED BY THE HOA ESOS CK • • • • REVEGETATED AND COUNTED AS ES - tht NJ _ Q FFE R r Q O 0 0 p® O O OJ w LL- . . a ch p o p o Q a o o o • ,- o O o o w .. z . • ® o 0 o p o • - �. �y • � p p c, o O �' o s • - o 0 0 0 `. o �y REc AREA • v Q (1.Ot Ac.) Q O O O O O O �• =�c — v p J ' O OWL VISTA PL.,�,,► t. RMA 1 PROVIDED ONSITE: 20.6± Ac. , CORE RESOURCE AREA PROVIDED ONSITE: 23.0±Ac. -._ CRITICAL RESOURCE AREA PROVIDED ONSITE: 6.9± Ac. EXISTING FEMA FLOODPLAIN qA � PROPOSED SCHEMATIC BASIN LOCATION rt�, Exhibit 11-1-A Tentative Development Plan ATION EA ; NT TO CORE RESOURCE + LISHED IN S AR A AREA VISTA PLACES TED TO ADJACENT RESIDENTS The 1111 WLB Group AIM Shannon 80 - Rezoning Site Analysis , WLB No. 116028-A-001 • ESL Area Minimum ESOS Total ESOS Category Onsite Required Provided NARANJA DR CRA (7.2t Ac.) 6.8t Ac. (95%) 6.9t Ac. (96%) CORE (23.8t Ac.) 19.0 (80%) 23.0 (97%) RMA1 (45.4 Ac.) 22.5(49.5%) 20.6 (45%) Total (76.4t Ac.) 48.3t Ac. (63.4%) 50.5t Ac. (66.0%) Exhibit 11-2 Proposed ESOS Ma Iw\ o, snn• The WLB Group - Shannon 80 - Rezoning Site Analysis WLB No. 116028-A-001 PROPOSED UNDISTURBED / RESTORED AREA (45.8± Ac. or 59.9%) MAX. PROPOSED DEVELOPED / UNRESTORED (30.6± Ac. or 40.1 %) CRITICAL RESOURCE AREA O PROPOSED SCHEMATIC BASIN LOCATION 1 t I r / 1 1 Z O Z ! ! Z APPROXIMATE Q GRADING LIMITS ► / r/ (n !! t /-------- / � �— � I /� I l o I 1 j I 1 � I 1 O 1 Z IO U Q W 1 H 0 ! 1 / O ! i/ ! a IL O ! i ! O Z � t U Z O I � 1 t ' NOTE: Basins will be I 1 1 I constructed outside of 1 1 the graded area shown and will be revegetated. t 6 Exhibit 11-3-A ® 0. 500' Proposed Grading Limits The Shannon 80 - Rezoning Site Analysis c P- WLB No. 116028-A-001 R1-144 Single Family Residential (Oro Valley) 4d R1-20 R1-36 Single Family Residential Single Family (Oro Valley) Residential (Oro Valley) MILE FROM PROJECT SITE NARANJA DR — — — — — — — Z O R1-7 Z Single Family Z Q Residential (Oro Valley) MMMMM No MMMMM MEN I I I � SR I I Suburban SUBJECT Ranch I I (Pima County) PROPERTY R1-36 I I Single Family Residential I I (Oro Valley) I I I Z I 1 Q / � Q a > w a / 0 o Q. 3 Z O.000 0-0.000 Capella PAD Pending Rezoning Exhibit II-4-A m 0, 700' Proposed Zoning m The Shannon 80 - Rezoning Site Analysis c oup WLB No. 116028-A-001 —*LC /f,A 0/1 NOTICE FORM CHECKLIST OV Number: D V 02 oL. 0V 1101 Meeting Name & Date: IC _ �P - I % Application Type: �1-§-�ay Notice DEADLINE: 1 -7 Publish in Daily Territorial? es No 2pm submission deadline: Publishing #: Paper copy (attached): Affidavit scanned to OV file: Day of Publishing: �T /�j 3 �} Date/Time emailed: Cost: lJ`� Scanned to OV file: �i r Original to Town Clerk: HOA Notification? No All Affected Total: HOAs: Notification BoundaryY Yes No Not=esidents: ius: Tot 61s feet Spreadsheet into file: Date mailed out: ate mailed out: Y �- a j I S-� Property Posting? Yes No Stickers given to Planner: Ila j 1-7 Posting on Town property? Yes No Date posted: Post on Planning Page? Yes No Date posted: — -� Notes: oPo'01'ay gR/%>' TOWN OF ORO VALLEY DEVELOPMENT & INFRASTRUCTURE SERVICES DEPARTMENT 11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737 PHONE: (520) 229-4800 FAX: (520) 742-1022 Y� www.orovalleVaz.gov/dis ��UNDED �91� 1.2 GENERAL APPLICATION FORM o� Ice 1OV Case #: bvl"1 /JL I Application Type i( \�" ,tsl l' ® Major General Plan Amendment ❑ Final Plat r 2�11 k ❑ Rezoning/PAD Amendment ❑ Pre-Application�1't� ❑ Planned Area Development ❑ Zoning Verificatio ` ❑ Conditional Use Permit ❑ Sign Criteria � -- ................ ❑ Zoning Code Amendment ❑ Sign - PAD Exemption ❑ Conceptual Site Plan ❑ Master Sign Program ❑ Conceptual Public Art ❑ Communication Facility — Tier 1 and 2 Minor ❑ Conceptual Architecture ❑ Communication Facility — Major ❑ Final Site Plan ❑ Revised Development Plan ❑ Conceptual Landscape Plan ❑ Other Subiect Property Information: Address: Subdivision / Commercial Center Name: Book / Page or Sequence Number: ax Code: 224210020, 224210030, 224210040, 224210050 Lot Number(s Legal Description: S2 NW4 SEC 9-12-13 Section/Township/Range: Section 9 Township 12S Range 13E Area of Property: 76.4+/- Ac. Existing Land Use: undeveloped Proposed Land Use: Single -Family Residential Applicant Information: Applicant *: * If more than one, attach list Name: David Williamson Firm: Shannon 77 LLC Address: 700 E. Broadway Blvd. Suite 200 City: Tucson State: AZ Zip: 85719 Telephone: 520-404-7681 Fax: Property Owner(s) if different from Applicant *: Name: Address: Telephone: Consultant: Fax: Email: davidw0fairfiieldhomes net Firm: City: _ Email: (Discipline) State: Zip: Name: Paul Oland Firm: The WLB Group. Inc. Address: 4444 F Broadway Rlvd City: Tucson State: AZ Zip: 85711 Telephone: 520-881-7480 Fax: 520-881-7490 Email: gpnlandQwlbgroup Qom 1 Pro8ect Description/Narrative: The request is to modify the General Plan Land Use Designation from Rural Low -Density Residential (R-LDR) to Low Density Residential 2 (LDR2, 1.3-2.0 DU/AC) to allow for single-family residential cluster subdivision. ti I hereby certify that I have read and examined this application and know the same to be true and correct. I am the owner of the property or the Owner's authorized representative, and if not the owner, I have obtained the owner's permission to perform stated work. All provisions of laws and ordinances governing this type of work will be complied with whether specified herein or not. The approval of this application does not presume to give authority to violate or cancel the provisions of any other federal, state or local law for which this project may be subject to. Notice: It is the applicant/owner's responsibility to ensure all private rules and regulations (such as Covenants, Conditions & Restrictions (CC&R's)) of the subdivision and/or commercial center are adhered to. Contact your Home Owners Association or property management to determine applicable requirements. It is also the applicant's responsibility to coordinate with all outside agencies to secure their acceptance or clearance. Failure to do so may delay issuance of permits. See attached list of agencies. A/�4, i :_— -�.____ Paul Oland 4-27-2017 Ap icant's Signature Print Name Date Important Note: All submittals received after 4:00 p.m. will be processed the next day Submittals will be relected If: • Not folded using Pima County fold & collated; • There are missing items on the checklist unless otherwise approved by Planning Division Manager or Town Engineer. • Re -submittals cannot be accepted without a transmittal and a written narrative summary describing the purpose of submittal. 2