HomeMy WebLinkAboutPackets - Council Packets (1530) AGENDA
ORO VALLEY TOWN COUNCIL
SPECIAL SESSION
FEBRUARY 24, 1999
ORO VALLEY TOWN COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
SPECIAL SESSION —AT OR AFTER 6:00 P.M.
CALL TO ORDER
ROLL CALL
1. RESOLUTION NO. (R) 99-25 A RESOLUTION OF THE TOWN OF ORO
VALLEY OPPOSING THE CRITICAL HABITAT AREA WITHIN ORO
VALLEY TOWN LIMITS FOR ENDANGERED SPECIES AS PROPOSED
BY THE UNITED STATES FISH AND WILDLIFE SERVICE AND
SUPPORTING THE PIMA COUNTY SONORAN DESERT
CONSERVATION PLAN
ADJOURNMENT
The Town of Oro Valley complies with the Americans with Disabilities Act (ADA).
If any person with a disability needs any type of accommodation, please notify
Kathryn Cuvelier, Town Clerk, at 297-2591.
POSTED: 2/23/99
4:30 p.m.
rg
RESOLUTION NO. (R) 99-25
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF ORO
VALLEY: A) SUPPORTING THE PIMA COUNTY SONORAN DESERT
CONSERVATION PLAN IN THE MAJORITY, AND B) OPPOSING
DESIGNATING ANY AREAS WITHIN THE TOWN LIMITS AS CRITICAL
HABITAT
SECTION "A"
WHEREAS, there is a growing public insistence that all levels of government
become more responsive to citizen needs and desires; and
WHEREAS, it is the determination of the Town Council that the preservation of the
Sonoran Desert Environment is important to its citizens; and
WHEREAS, a cohesive strategy for the preservation of the Sonoran Desert and
endangered species is currently being established by Pima County; and
WHEREAS, the Oro Valley Town Council does not want to create the extinction of
any species, and
WHEREAS, the Town Council agrees with the majority of the Pima County Sonoran
Desert Conservation Plan, and
SECTION "B"
WHEREAS, the Town of Oro Valley currently has over 20,000 residents, and
WHEREAS, the Town has averaged double digit percentage population growth over
the last nine years, is one of the fastest growing communities in the State of
Arizona, and
WHEREAS, the Town of Oro Valley has many planned area developments already
in the process of being developed, and
WHEREAS, the Town is essentially urban in nature, and
WHEREAS, Town has already included areas for development in its General Plan
for population increases and infrastructure improvements, and made such
decisions affecting the future of the municipality based on these plans, and
WHEREAS, the Town Council believes that the designation of critical habitat within
the Oro Valley Town Boundaries is not necessary, as the current proposed plan
designation within the Town boundaries constitutes a very small portion of the
overall critical habitat, nor will eliminating this small portion lead to the extinction
of any endangered species, and
WHEREAS, the Town Council also currently believes that once an economic impact
analysis, as required by law, is completed by the appropriate agencies and
evaluated with other available information it will become apparent that it is in the
best interests to not designate any area within the current town boundaries as a
critical habitat.
SECTION "C"
NOW, THEREFORE, be it resolved that the Mayor and Town Council of the Town
of Oro Valley for the reasons listed in this resolution: A) supports the Pima County
Sonoran Desert Wildlife Conservation Plan in its majority, and B) oppose the
designation of critical habitat within the current Town Boundaries
PASSED AND ADOPTED by the Mayor and Town Council of the Town of Oro
Valley, Arizona this day of , 1999.
TOWN OF ORO VALLEY, ARIZONA
Paul H. Loomis, Mayor
ATTEST:
Kathryn E. Cuvelier, Town Clerk
APPROVED AS TO FORM:
Tobin Sidles, Town Attorney
ROBERT C. STUBBS
340 NORTH MAIN AVENUE
TUCSON, ARIZONA 85701
PHONE: (520) 623-5466 FAX: (520)882-3909
February 24, 1999
David L. Harlow, Field Supervisor
United States Department of the Interior
Fish&Wildlife Service
Arizona Ecological Services Field Office
2321 W. Royal Palm Rd., #103
Phoenix, AZ 850214951
Re: Proposed Rule to Designate Critical Habitat for the
Cactus Ferruginous Pygmy-Owl
To: David L. Harlow
Set forth below is the economic and social impact created by designating land
within the La Cholla Sewer Improvement District as critical habitat.
Casas Adobes Baptist Church
The Casas Adobes Baptist Church has made a very significant commitment to
serve the Tucson metropolitan area. Attached as Tab 1 is a list of the services provided
to member of the church and the community at large.
The following church activities are open to the community at large:
1. Early Childhood Development Center - Full-day program for the working
parent; Parent's Day Out (PDO) Program; Traditional Preschool Program
2. Children's Ministries - Children's Grades 1-5 Sunday School; Children's
Worship grades 1-3; AWANA; OANSA - AWANA in Mexico
3. Casas Adobes Baptist School - Kindergarten through 8th Grade program;
Dance and Gymnastics Academy
4. Adults - Ladies -Wednesday Bible Class
5. Adults - Single - GOODLIFE - Singles 55+; SYNERGY - Singles in their 30's;
OPTIONS-Singles in 40-54; CIRCLE OF FRIENDS -Singles 50-60
6. Women's Ministries - CRAFTS; WOMEN'S WORLD AM; WOMEN'S
WORLD PM;PRAYER
7. Music,Drama and the Arts Ministries -School of the Fine Arts
TOWN OF ORO VALLEY
COUNCIL COMMUNICATION MEETING DATE: February 24, 1999
TO: HONORABLE MAYOR& COUNCIL
FROM: Bryant Nodine, AICP, Planning and Zoning Administrator
SUBJECT: RESOLUTION (R)99-25 SUPPORTING THE PIMA COUNTY SONORAN DESRT
CONSERATION PLAN IN THE MAJORITY, AND OPPOSING DESIGNATING ANY
AREAS WITHIN THE TOWN LIMITS AS CRITICAL HABITAT
BACKGROUND:
At the request of Vice-Mayor Paul Parisi, staff has reviewed comments submitted to the United States
Department of the Interior Fish and Wildlife Service (the Service) in response to the public comment period
regarding the critical habitat designation for the Cactus Ferruginous Pygmy-Owl (pygmy-owl). In March, 1997,
the Service listed the pygmy-owl as an endangered species in Arizona. Under Federal Law, a species listed as
endangered by the Service is regulated under the Endangered Species Act (ESA), and the Service has published
proposed rules for designating critical habitat ("serves as the nest site or dispersal routes for pygmy-owls").
They will determine whether to designate critical habitat in June, 1999. Part of this process includes a public
comment period, the deadline for which is March 1, 1999 regarding the critical habitat designation, and March
14`h for survey protocol. The newly annexed portions of Oro Valley lie within the proposed critical habitat area
(see attached map), and both comments staff has reviewed relate to either the boundaries or classification of the
critical habitat and survey protocol.
Concurrent with Federal efforts to establish designated habitat and survey protocol, Pima County has begun the
process of preparing a Habitat Conservation Plan (HCP), called the Sonoran Desert Conservation Plan, with the
goal to obtain a Section 10 permit under the ESA. Under Section 10, mitigation measures to protect a species
are proposed and, upon acceptance of a HCP and subsequent approval of a Section 10 Permit, development may
proceed. Without a Section 10 permit, landowners face uncertainty and potential violation of federal law if
there is a"take" of an endangered animal. With a Section 10 permit, a plan to protect an endangered species has
been accepted and incidental "takes" are permitted.
SUMMARY:
The honorable Paul Parisi, Vice Mayor, requested that this item be considered this evening. Robert C. Stubbs,
Attorney, and Melanie Larson, Publisher, Explorer Newspapers also provided comments reviewed by staff.
Stubbs and Larson raise several important issues regarding existing and future conditions in the Oro Valley
area. Mr. Stubbs shows, through economic analysis of properties affected by the potential critical habitat
designation, that there have been significant investments toward present and future development within the
sewer improvement district, and around the Casas Adobe Baptist Church area in particular. We agree with Mr.
Stubbs in that the Service must also undertake an economic analysis of the immediate and surrounding area,
with emphasis on existing investment, in their study of the impact of the critical habitat area. Mr. Stubbs is also
concerned that greater Oro Valley be designated as urban area. He believes that, under the ESA, urban areas are
not subject to regulation by the ESA. In fact it is the quality of the habitat and the presence of endangered
species that determine if an area is subject to regulation under the ESA. Before recommending that all areas of
Oro Valley be removed from classification as critical habitat, staff recommends that additional information
regarding the quality of the habitat and location of animals be obtained through field surveys. Such studies will
TOWN OF ORO VALLEY
COUNCIL COMMUNICATION Page 2 of 3
take place as a part of the Sonoran Desert Conservation Plan, providing a scientific basis for determining the
resource value of the habitat.
Ms. Larsen proposes four specific amendments to the critical habitat designation (see the attached letter, page
two). Of the four recommendations, staff supports the second, which states "remove all areas of reclaimed
desert— that would include all bladed desert or former farmland...etc". Staff cannot support recommendations
one and three ("remove areas of one square mile that are already 75 percent developed or built...etc" and
"remove all undeveloped, open areas smaller than 100 acres and bordered on at least three sides with
commercial development...etc") because the remainder of these large areas may contain nest sites or may be
part of an important habitat or habitat corridor. Additional information in the form of owl surveys is necessary
to clearly evaluate these proposals. Additional information is also needed in regard to the fourth
recommendation, "remove all open areas already hard zoned before 1998 by local governments for commercial,
industrial or single family homes with densities greater than one home per acre". The Service, as part of its
required economic impact analysis, should undertake a study of the impact of critical habitat on hard-zoned
sites. Special consideration should be given in this analysis to those areas, such as those presented by Mr.
Stubbs, in which there has been significant investment in infrastructure.
Staff supports the habitat conservation plan process, and suggests, as others have, that nearby State land may be
suitable to be designated as critical habitat, in exchange for the developed and possibly other areas within the
Town receiving an urban area designation. As stated earlier however, additional information is needed before
this recommendation can be made.
GENERAL PLAN COMPLIANCE L_.
As written in response to Pima County's comment period on the Sonoran Desert Conservation Plan, "the Town of
Oro Valley ...finds that the [Sonoran Desert Conservation] Plan conforms to the goals and policy directions as
described in several elements throughout the General Plan", including the first goal in the land use element; the
Town's Core Community Goal. Also, the General Plan recommends "strategies that would enable preservation of
lands extending north and west from Honey Bee Canyon/Sausalito Creek and connecting to the Tortolita Mountain
Park through independent methods and through coordination with Pima County, Arizona State Land Department,
and/or any nationally recognized conservation organization". The Town wrote, "in conclusion, staff finds the Plan
to be in conformance with the Town's General Plan and supports adoption of the Sonoran Desert Conservation
Plan".
RECOMMENDATION:
Staff recommends adoption of Section "A", Section "B" (less the last two whereas statements), and Section "C"
subsection A of the attached resolution. Staff recommends that the last two whereas statements in Section "B"
be removed and that Section "C" subsection B be revised as follows:
B) support consideration of the removal of the designation of critical habitat for appropriate areas of the
Town based on:
1. the Service's required economic impact analysis with particular regard to those sites in which
considerable investments toward future development have been made;
2. additional field surveys to determine the resource value of the habitat; and,
3. the exchange of appropriate State-held land to be designated as critical habitat.
TOWN OF ORO VALLEY
COUNCIL COMMUNICATION Page 3 of 3
SUGGESTED MOTION:
The Council may wish to consider one of the following motions:
I move to adopt resolution (0)99- 6.
-OR-
I move to adopt resolution (0)99- 3 with the changes included in the Staff recommendation.
-OR-
I move to not adopt resolution(0)99-
ATTACHMENTS:
1. Map of Proposed Critical Habitat designation
2. Map of Vegetative Communities in the Area
3. Letter from Melanie Larson to US Fish and Wildlife Service
4. Letter from Robert Stubbs, dated, February 24, 1999 to US Fish and Wildlife Service
5. Letter from Town of Oro Valley to US Fish and Wildlife Service
6. Resolution(0)99-
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"Yt,uert$.i19.rgr 11 1 iZAM PpR"f0.• INC � .
. . \
. )-_ i
. , . . .
Feb. 1 $, 1999 . .. � .
,
. . .
Field 5iperv1ior1
, :
United Stites Department of the Interior . .
Fish and Wildlife Setwiee �
Arizona Ee1ogcal Services Field Office
2321 W. Royal Palm Road
Suite 103 1 . .
Phoenix, AZ 85021 ° . .
, . .
. . 1 .
dear Sir, . . . '
This letter is in response to'your offrequest far comments regarding the
proposed Critical Habitat for the Cactus Ferruginous Fygmy'Owl and the
proposed survey protocols. .
I am the publisher of a weekly newspaper covesim the riorthwea metro-Tucson
community. This area includes the towns of fro Valley, Marana, was Adobes
7ercaiiw and parts of unincorporated Pima County.
It is also the area where the pygmy has unfortunately chosen to make its last
stand in this stale.
As the publisher of a newspaper I am greatly concerned with the vitality of this
,y.
. cosrsnutritWhite the preservation of endingered plants and animals Ls of great
importance it also of equal importAnce that the people that live in this
community have a plata to go to school, W wotk and co'Play.
This proposed critical habitat endangers much of that for those who.live hese.
The bird has already delayed for two years this building of a much needed high
school, skeweredplarss by Pima County to bui1d a much-needed recreation
- ; .
center and pool, in corjuusction with the YMCA and has forced Pimp
Community College to go back m the drawing board and find a new lecation , .
for its Northwest ampus.� �
just so you know, the high school would serve .1,500 students and employ 100
people in faculty and �d em port to aba�ut 5d pple and the Commun�enter would �Coll�the i
enure rosea of 80,000
would have served about 5,000 students zutd gmployed about 300 faculty and
support strvices workers.
By including almost the ezntire Northwest metro-Tucson area (all of the area
between the Coronado National Forest and Interstate 10 and north to the Pinel
County border, labeled as area 4 of the critical habitat unit map)
•
•
an� d�I�Y� hlce � � ea at�ued
the poteneial far further de�vastatirig at backi .
above is immense. � generous rare� of �`,1,004
' If you were to give each pyQ�Y owl an overly S e�cut 0,000 square acres
square acres it would mean that the owls only occupy critic
of the 736j040 square acres you intd to deignatC ii dsb in e middle
i habitats ,
, .
And of�� 30,000 accup int����Ccun�yf is,smack
of the hott+eat teal estate m
Therefore, I suggest the following amendment Tu�� critical ,bi�� �g�aon
as it applies to area four, the Northwt m 75perC- t del ped or
Remove areas of ore square mile that are already � aces, �d
built, this would include all turf areas, $overna�eptmandate- open p •
native ve desert included as partof a property containing a :, e fam4T homCT e.
.
•l2emove all areas of reataimed desert • been'would include
by desert
mall
•
former farm end trial has laid fallow and
mesquite and pilo verde trees and small cactus.
'Remove all undeveloped, open areas ➢nolle: than 100 acre and bordered on at
least three sides with commercial der►eloPrinent, lctidusma:�. -lopineflt or:a1ng1a
des
family homes with,densities greater than ort home per .cal ���m��
'Remove all open areas already hard zoned.before .1998 by �� than one
for commercial, �dustrial or single family homes with densiti- Sr
. ! .
home per acre.
I believe that these changes �U free the ruralll popen spar s in the ¶ubuan
forovvl. for
development while leaving Ow larger,
As for she two-year survey protocol, I believe this protocol
�ncreaaoe a chances of a
burden on property owners and will serveonly
propertyowner ending up with a bird on his property than protect him from
committing a take were he to develop it.
• .
One year should be enough. No years allows for another b 'r8 sin and
gives the bird's offspring ams to leave the nest and take up osldence art the
surveyed property, ure to slow down the develQp1TLfltaprocess
This appears to be more f a chaof a nce to to move o to undevelopedrtY �n _
._.
and give the bird more
any scientific need to verify the.bird's presence. .
Do one year of surveys - if no bird, go ahead and build, if there is a bird, beck to
the drawing board • and bac should be it, is to
. if the problem is the unreliability of the surveyunreliable methods thin �r"1 a
find a better survey method, not to repeat
mow. q�rious thought to
We hope you take these matters into consideration and 8iVe , There
she people this habitat designation and survey protocols;will be affecting.
is more at stake here than just preserving art endangered animal.
Sincerely,
Melanie. .
Larson
Publisher
EXPLORER Newspaprr
,PLEYt..:�R
r• f'Tif iiF: �ir.
TOWN OF ORO VALLEY
;i` r' j . -- 11000 N. LA CANADA DRIVE
;' ' .e:',.. •;• ORO VALLEY ARIZONA 85737
• - '.--.2;:'.‘" E'../.%•'--' ::: Administrative Offices(520)297-2591 Fax(520)297-0428
°UN DEC '
November 9th, 1998
Mr. Thomas A. Gatz
Acting Field Supervisor
United States Fish and Wildlife Service
Arizona Ecological Services Field Office
2321 W. Royal Palm Road, Suite 103
Phoenix, Arizona 85021
Re: Proposed guidance for private landowners and agencies and
proposed survey protocol for Cactus Ferruginous Pygmy-Owl
Dear Mr. Gatz:
This letter is in response to the proposed Landowner Guidance and Survey
Protocol for the Cactus Ferruginous Pygmy-Owl.
On October 7th, 1998 the Oro Valley Town Council voted unanimously to oppose
the new proposed guidance and survey protocol for the Pygmy-Owl. This action
by the Oro Valley Town Council was based on the following factors: •
• The placing of the owl on the endangered species list has circumvented the
requirement of completing an economic impact analysis by not identifying
critical habitat for the pygmy owl.
• The proposed survey protocol for the pygmy owl is excessive in number of
surveys proposed when compared to the habitat/environment of the Oro
Valley/Northwest Pima County area.
> The proposed protocol of broadcasting pygmy owl calls is in itself a form of
harassment of the species.
It is Oro Valley's position that until a realistic survey process is developed and
implemented, the USF&W Service needs to: 1) Perform a economic impact
analysis; 2) Maintain the current protocol with respect to the number of surveys,
survey process and length required; and 3) Investigate a more appropriate
method of survey that does not harass the species. A more detail supplement is
attached for your review of these main points of our comments.
Letter to Mr. Thomas A. Gatz
November 9th, 1998
Page 2
Oro Valley was incorporated in 1974 and during the last twenty-four years has
P
grown to a size of 28.5 square miles with a population of 25,000 citizens. Oro
Valley's rate of residential growth during the past several years has been
dramatic with the Town consistently issuing about 60 —80 home permits per
month. The implementation of the proposed protocol would have serious
negative economic impacts to the orderly development of hard-zoned property
�
that has received extensive review by the Town's zoning and development
reviewP rocess. Future development and town planning will also be impacted by
the uncertainty of the protocol.
Even growth h the has been rapid in the town we have kept current with the desires of the citizens of the community. In 1995-96 the Town updated it's
General Plan through an extensive public involvement process that established
9
the communities' number one goal was "to accommodate growth in an
orderly, environmentally sound manner while providing for the integration
of the manmade with the Sonoran Desert environment." We feel a
reasonable process can be developed that will identify the critical owl habitat and
e
will allow us to minimize the impact of the protocol.
y r _
The Town appreciates the opportunity to provide your office with our comments
on thero osed guidance and survey protocol for the Pygmy-Owl.
P P
Sincerely,
Paul H. oomis
Mayor
Attachment (1)
c: Oro Valley Town Council Members
Town Manager
Arizona U.S. Congressional Delegation
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TOWN OF ORO VALLEY POSITION STATEMENT - 11/9/98 PROPOSED
GUIDANCE SURVEY PROTOCOL FOR CACTUS FERRUGINOUS PYGMY-
OWL
ECONOMIC IMPACT ANALYSIS
No economic impact analysis has been completed by the U.S. Fish and Wildlife Service as
required Under Section 4.B.2 of the Endangered Species Act"The Secretary shall designate
critical habitat, and make revisions thereto, under subsection (a)(3) on the basis of the best
scientific data available after taking into consideration the economic impact, and any other
relevant impact, of specifying any particular area as critical habitat. " While we know that
the Federal government has not designated Arizona as critical habitat, the Department of the
Interior's Final Rule on the Cactus Ferruginous Pygmy-Owl describes pygmy-owl habitat as
"lowland central Arizona" and "in central and southern Arizona the pygmy-owl's primary
habitats were riparian cottonwood (Populus spp.) forests, mesquite bosques, and Sonoran
desertscrub, but the subspecies currently occurs primarily in Sonoran desertscrub
associations of palo verde...-. Although this entire region is described as pygmy-owl
habitat. the Federal government has not conducted the Economic Impact Analysis required
by the Endangered Species Act. The economic consequences of additional surveys, both in
terms of capital outlay for the surveys, as well as the time invested waiting to develop the
land pose a considerable hardship for private landowners and jurisdictions throughout the
region.
APPROPRIATE PROTOCOL FOR ORO VALLY
The proposed protocol requires six surveys over a two-year period, an economic hardship
for the Town of Oro Valley and its citizens that is insupportable. Upon completion of the
surveys, it takes longer than a year for the development to complete and the protocol would
restart causing additional hardships and delay.
HARASSMENT OF SPECIES
Upon conferring with several biologists we have concluded that the proposed protocol of
broadcasting pygmy-owl calls as described in the survey descriptions is in itself a form of
harassment of the species. The owls are drawn away from foraging, mating, and other birds;
as well as being exposed to other predators.
AFFECTED AREAS
The protocol requires surveys throughout southern and central Arizona where owls haven't
been present. This overall impact will be significant to all of Arizona. The area where the
protocol is required needs to be further studied and rationale and justification should be
provided.
ENDANGERED SPECIES
Studies have shown that the Cactus Ferruginous Pygmy Owl is found in normal populations
in Texas and Mexico. The migratory habitats of the bird need to be further defined to assure
if the owl is truly endangered.
TO: COUNCIL MEMBER FRAN LASALA
FROM: SCOTT RICHARDSON, ARIZONA GAME AND FISH
DEPARTMENT
(Message left on Voice Mail on Wednesday, February 24, 1999)
REGARDING: CRITICAL HABITAT ISSUES
Got your message regarding critical habitat issues. The reality of critical habitat is that it
applies to both Federal and State. However, it really only means anything on Federal
property. If you are a private property holder within the critical habitat designation that
provides no additional restrictions or requirements above what the Endangered Species
Act already requires. Unless, whatever it is you want to do on your project has a Federal
tie, either federal monies are involved or a federal permit is required such as an Army
Corp of Engineer 404 Permit. So it applies to both private and federal. It only kicks in to
being in force on private if there is a federal tie. If there is not, then there is no special
protection for it like critical habitat on private property. Hopefully I answered your
questions. I'll be in and out today. If you have any other questions, give me a call back.
Thanks a lot. Goodbye.
David L. Harlow, Field Supervisor February 24, 1999 Page 2
United States Department of the Interior
Fish &Wildlife Service
Arizona Ecological Services Field Office
Re: Proposed Rule to Designate Critical Habitat
for the Cactus Ferruginous Pygmy-Owl
8. Pastoral Care Ministries - Professional Counseling; Benevolence counsels
clients in economic crisis; Pre-Marital Counseling
9. Groups - Serenity Seekers; Codependency Support Group; Sexual Abuse
Therapy; Weigh Down Workshop; Family Members & Caregivers of the
Seriously Mentally Ill
10. Prayer Meetings - Mondays at 9:30 a.m. Senior Adults; Tuesdays at 6:00 a.m.
Men's Prayer Breakfast; Wednesdays at 8:30 a.m. CABC Staff; Wednesdays
7:00 p.m. All Church;Thursdays 9:00 a.m. Ladies;Saturdays 7:15 a.m. Men
11. Missions Ministries - Hispanic Church at Casas Adobes - Open to Hispanic
Community
12. Library Schedule - Sunday 7 a.m. to 1:30 p.m.; Wednesday 7:00 a.m. to 4:00
p.m.
Church facilities are available for public use.
Attached as Tab 2 is a preliminary development plan of the Kai Family Property
which is adjacent to the Church property outlined in red. The church has received
strong interest from people retiring to Arizona to live in close proximity to the church.
These retirees want to take advantage of the many programs sponsored by the church.
Couples with children are very interested in living in close proximity to the church
because of its excellent day care and educational facilities. The church also desires to
have residential facilities constructed in close proximity so that people living in sick
facilities would have convenient access to programs sponsored by the church.
Presently the church has 150 em-ployees, some part-time. The designation of the
church property as critical habitat wiL have a chilling impact on future plans of the
church to serve the Tucson area and will cause millions of dollars of damage to the
investment which has been made in contemplation of significant future improvements.
. . The social and religious ous damages to .the community by this curtailing of the
ability of the church todevelopfuture facilities is even more significant than
� . �� any
economic loss the church may suffer. The Tucson area desperately needs the services
which are being and will be provided by the Casas Adobes Baptist Claurch.
The development plan for the Kai property responds to the desires of the Casas
Adobes Baptist Church.
Wilson School
The Wilson School, K through 8, constructed at a cost of $20,000,000, which lies
within the north portion of the sewer improvement district adds important public
educational facilities making the land in the sewer improvement district highly
desirable.
David L. Harlow, Field Supervisor February 24, 1999 Page 3
United States Department of the Interior
Fish & Wildlife Service
Arizona Ecological Services Field Office
Re: Proposed Rule to Designate Critical Habitat
for the Cactus Ferruginous Pygmy-Owl
Anal sis of Dama_es to Other Pro•erty L in: in the Sewer Im•rovement District if
said Sewer Improvement District Property is Designated as Critical Habitat
The FWS made the following statement on page 2 of the Cactus Ferruginous
Pygmy-Owl P g gin
ygmy Owl Protocol dated August 13,1998:
"Areas of low-density development (lot sizes greater than 3 acres)
should be considered suitable if the appropriate ve etation
g
characteristics are present.
The above statement by FWS mandates wildcat subdividing, which, over the
years, has causedg
tremendous problems in Pima County. Property used for wildcat
subdividing �
has a value from $10,000 to $15,000 per acre, with an absolute topof
$20,000 per acre.
Property Damages
See the separate mounted mapof the property lying within the sewer
improvement �' P P tY Y g
improvement district.
Levitt Property
This property lies adjacent to, and east of, Wilson School with frontage on La
Cholla Boulevard. g
The east two-thirds of the propertyhave been designated as
business in the Oro Valley General Plan. The balance of the property, pursuant to the
Oro Valley General Plan, may have a residential densityunits 5 per acre. Mr. Levitt,s
opinion of value is $100,000 iper acre for 19.54 acres. Significant value is added by the
commercial designation in the Oro Valley General Plan. The development of Wilson
School, Casas Adobes Baptist Church, and the development of property east of La
Cholla Boulevard also influenced his opinion. If this property was designated as critical
habitat, the value would drop to $20,000 per acre or a total damage of $80,000 times
19.54 acres which equals $1,563,000 in losses.
Hadd Property
The Hadd property is directly south of the Levitt property but has no
commercial designation. Across the street, property sold for $5O,000 per acre for a 40
acres with a 2 unit per acre platted subdivision. The Hadd property has a value of
$50,000 per acre presently. This per acre value of the property, is designated as critical
habitat will drop to no more than $20,000 per acre. The minimum damages are $30,000
times 17.77 acres which equals$533,1000 in losses.
Property Represented by Greg Wexler
Greg Wexler represents the ownership of 140.45 acres, which lies adjacent to
Wilson School and has frontage on La Cholla Boulevard. The damages from
designation as critical habitat will be $30,000 per acre or $4,213,500. Because of size, the
value of the property is now $45,000 per acre. If designated as critical habitat this value
David L. Harlow,Field Supervisor February 24, 1999 Page 4
United States Department of the Interior
Fish &Wildlife Service
Arizona Ecological Services Field Office
Re: Proposed Rule to Designate Critical Habitat
for the Cactus Ferruginous Pygmy-Owl
will drop to $15,000 per acre. The minimum damages are $30,000 times 140.45 acres
which equals $4,213,500 in losses.
Greg Wexler also represents the owners of 43.21 acres with frontage on Lambert
Lane lying west of the Kai property. The damages to this property is $30,000 per acre
time 43.21 which equals$1,296,300 in losses.
Townsdin Property
The Townsdin property consists of 13.22 acres and is located at the northwest
corner of La Cholla Boulevard and Naranja Drive. The minimum damages for the
Townsdin property is $30,000 per acre or $30,000 times 13.22 acres which equals
$396,600 in losses.
Kai Property
See Tab 2, properties to be developed have been labeled 1 through 6. The areas
1, 2, 5, and 6 all suffer damages of $30,000 per acre. If placed in critical habitat, area 3
will suffer damages of X80,000 per acre ($100,000 per acre is the present value of the
property, if placed in critical habitat, the value drops to $20,000 per acre). The damages
to area 4 is $50,000 per acres. The value is presently $70,000 per acre, if placed in critical
habitat the value drops to $20,000 per acre. Parcels 3 and 4 have more valuable uses.
Stewart Title &Trust Property
Stewart Title & Trust as Trustee under Trust No. 2002 own the 151 acres lying at
the southwest corner of Lambert Lane and La Cholla Boulevard. I represent the owners
of said property. The damages to this property are a minimum of$3,020,000 if placed in
critical habitat. The last three County plans show the corner of this property at Lambert
Lane and La Cholla Boulevard to be commercial with apartments adjacent thereto.
Lambert Lane and La Cholla Boulevard is a major intersection. Lambert Lane will be
extended west to the Avra Valley Interchange at I-10. There are plans to extend La
Cholla Boulevard to I-10. The roads in the property were abandoned on November 5,1
984, see Tab 3, as a prelude to develop the property in a more dense fashion when the
time was ripe. The Wilson School and Casas Adobes Baptist Church have made this
area desirable for more dense residential and commercial uses. 40 acres at the northeast
corner of Lambert Lane and La Cholla Boulevard will be zoned as commercial by Oro
Valley pursuant to a previous action taken by the Board of Supervisors.
Peter Fasseas, who owns the 160 acres at the southeast corner of Lambert Lane
and La Cholla Boulevard, has future plans to build a significant development on his
property.
Urban Core
The La Cholla Sewer Improvement District property, lying within Oro Valley is
an important part of the urban core of Oro Valley for the following reasons:
1. All utilities and sewers are available;
David L. Harlow, Field Supervisor February24, 1999 Page 5
Department of the Interior
United States
Fish &Wildlife Service
Arizona Ecological Services Field Office
Re: Proposed Rule to Designate Critical Habitat
for the Cactus Ferruginous Pygmy-Owl
2. Lambert Lane and La Cholla Boulevard are major roadways;
3. Dense development in Oro Valley has been developed east of La Cholla
Boulevard across from the sewer improvement district; and
4. The construction of Wilson School and Casas Adobes Baptist Church have
made this area very attractive for residential and commercial development.
Clearly property that is part of the urban core of a town should not be designated
as critical habitat.
Total Damages to the Property by Being Placed in Critical Habitat
LEVITT PROPERTY: $80,000 x 19.54 Acres = $1,563,200
HADD PROPERTY: $30,000 x 17.77 Acres = $553,100
WEXLER PROPERTY $30,000 x 140.45 Acres = $4,213,500
WEXLER PROPERTY $30,000 x 43.21 Acres = $1,296,300
TOWNSDIN PROPERTY $30,000 x 13.22 Acres = $396,600
KAI PROPERTY:
PARCEL 1 $30,000 x 30.30 Acres = $909,000
PARCEL 2 $30,000 x 24.50 Acres = $735,000
PARCEL 3 $80,000 x 16.70 Acres = $1,336,000
PARCEL 4 $50,000 x 17.80 Acres = $890,000
PARCEL 5 $30,000 x 27.30 Acres = $819,000
PARCEL 6 $30,000 x 34.50 Acres = $1,035,000
STEWART TITLE PROPERTY $20,000 x 151 Acres = $3,020,000 r 1.
CASAS ADOBES BAPTIST CHURCH Caused by inability to $10,000,000
expand
TOTAL DAMAGES --7 $26,766!700
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Sincerely, / Z -7--- ;-`
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l4/1/1. .//0/-;/' ,
Robert C. Stubbs Vl
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