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HomeMy WebLinkAboutOV139334 ...,45 ,CI o' b J. i I .t ,., • , . -- ", 4,..., ,,, , ,i. � r it , • 4- ', ..",",.,' ''' ' .7 + ' C C4, .� +' i ..bed,-'��'iti� i; TRAFFIC IMPACT ANALYSIS FOR EL CORREDOR PREPARED FOR: JOHN STAMOS TUCSON, ARI ZONA i. PREPARED BY: MAYER & ASSOCIATES TUCSON, ARIZONA 'IIVED J N =-. 1 '91 Town of Oro Vim, 6-14-90 '`; REVISED 10-3-90 tv � k REVISED 1-14-91 e 9<:S/0,,,pp\ . . '�'7G na U•Cs' TABLE OF CONTENTS PAGE NO. SECTION 1 INTRODUCTION 1 Purpose of Study 1 Proposed Development 1 SECTION 2 PHYSICAL ROADWAY FEATURES 8 SECTION 3 TRAFFIC CHARACTERISTICS 9 SECTION 4 TRAFFIC GENERATION/ASSIGNMENT 13 SECTION 5 TRAFFIC CIRCULATION/CONVENIENCE USE 20 Driveways 20 Drive-in Bank 22 Internal Circulation 24 SECTION 6 LEVEL OF SERVICE 25 Traffic Signal Warrants 25 Intersection Capacity 27 SECTION 7 PROPOSED IMPROVEMENTS 29 SECTION 8 SUMMARY AND CONCLUSIONS 31 TECHNICAL APPENDIX Sight Distances Fig. 13 Linda Vista Improvements Fig. 14 Oracle Road Improvements Fig. 15 111, 11lk I',t, , 1 A 1. \, - 6-14-90 a - REVISED 10-3-90 '�� REVISED 1-14-91 SECTION 1 INTRODUCTION Purpose of Study The purpose of this study is to evaluate the traffic impact of the proposed mixed use development located north of Linda Vista Boulevard and east of Oracle Road in Oro Valley, Arizona . Included in this report is information on traffic counts, traffic generation and traffic assignments . Proposed Development This project involves the detailed evaluation of the traffic impact of the proposed development. The study site is indicated in Figure 1, Vicinity Map. The proposed mixed use development is planned for approximately 197 , 800 square feet of gross leasable area. Included in the planned development is office park, specialty retail, shopping center, a quality restaurant and a drive-in bank. Figure 2 , Proposed Development, indicates land use for the site. Tables 1, 2 and 3 indicate the trip rates that were developed for the proposed project impact analysis for the average weekday, for Saturday and for Sunday. It was assumed that the retail type use for the proposed development would be specialty retail, although the rates for a shopping center are indicated. Trip rates were based on trip generation rates from the Institute of Transportation Engineers ( 1 ) . The proposed traffic generation characteristics were based on Section 750 - Office Park, Section 814 - Specialty Retail Center, Section 820 - Shopping Center, ( 1) Trip Generation, 4th Edition, 1987 , ITE. FIGURE I VIGIN ITY M AP s-t. Nr dfr \ 41- N ,....ie rJ' LAMCEK7 TN I6, V �PRoJECT LINDA VISTA 6LVD , NATIONAL 0 CALL-6 CONCORVI/1 11 ,� 8 Q N < Q FAA R DY 5 Ram Z U 4 It) 2 < itt ai 13 ea k W 0 7 MAGE� 8, iLOAt7 , 1,-----T-----u---1) i ' ELCORRDOR 4. o L Askizot4A v of I ir OR vW.. i�Y, . c OF I OF I I • OP-OPFICE RENTAL al DRIVEWAY NUMBER-*O O� f J OF dl I o �d HI OF of Ibl i 11 pJ-. PI of Or DI OFri Iiiiiii1II1 I 0J 42 =� c� I I I iiirr>(j 111111 _,, - OPP L I I\ : 1:-. '- /b�/�►NK �. _ �000 s•�, ,..... J _ _ - l II � I IMMO! .......................................•••••••••....... _iiirr -- ....._ ... ....._ ........ ......... .......... ....__ .„ — -.-=....-=as m MAYER A ASSOCIATES, INC , sue.,-,,.L ,� ,, ,__ , ----i 333 W. FORT LOWELL ROAD ——— — ``" ""— '-" ---------._ SUITE 220 TUCSON, ARIZONA 85705 I I PIduRE _ PR°PoAUP PBV OIL OPMENT TABLE 1 TRIP GENERATION RATES( 1 ) El Corredor Traffic Study WEEKDAY DAILY VOLUME AM PM USE UNIT PER UNIT IN OUT IN OUT Office Park 1, 000 SFGFA 12 . 6 2 . 02 . 25 . 26 1 .71 ( 95, 900 SFGFA) Speciality Retail 1, 000 SFGFA 43 . 7 1 . 29 . 55 3 . 14 3 . 26 1 ( 87 , 900 SFGFA) i Shopping Center 1, 000 SFGFA 77 .7 1 . 29 . 55 3 . 14 3 .26 ( 87 , 900 SFGFA) 4 Quality Restaurant 1, 000 SFGFA 95 .6 . 94 . 10 . 85 . 38 ( 7, 000 SFGFA) Drive-In Bank 1, 000 SFGFA 185 .0 3 . 64 2 . 74 12 .68 13 .20 ( 7, 000 SFGFA) ( 1) Trip Generation, 4th Edition, ITE, 1987 TABLE 2 TRIP GENERATION RATES( 1 ) El Corredor Traffic Study SATURDAY DAILY VOLUME AM PM USE UNIT PER UNIT IN OUT IN OUT Office Park 1, 000 SFGFA . 51 . 10 . 04 --- --- ( 95 , 900 SFGFA) Speciality Retail 1, 000 SFGFA 40 .60 1 .29 . 55 4 . 93 4 .74 ( 87, 900 SFGFA) I Shopping Center 1, 000 SFGFA 99 . 30 1 . 29 . 55 4 .93 4 . 74 LT' ( 87, 900 SFGFA) 1 Quality Restaurant 1, 000 SFGFA 83 . 30 --- --- 6.50 4 . 10 ( 7, 000 SFGFA) o Drive-In Bank 1, 000 SFGFA 49 . 40 11. 20 11. 20 --- --- ( 7 ,000 SFGFA) ( 1) Trip Generation, 4th Edition, ITE, 1987 TABLE 3 TRIP GENERATION RATES( 1 ) El Corredor Traffic Study SUNDAY DAILY VOLUME AM PM USE UNIT PER UNIT IN OUT IN OUT Office Park 1, 000 SFGFA . 17 . 05 . 07 --- --- ( 95, 900 SFGFA) Speciality Retail 1, 000 SFGFA 16 . 40 . 51 . 22 1. 97 1. 90 ( 87 , 900 SFGFA) 1 Shopping Center 1, 000 SFGFA 61. 20 .79 . 34 3 . 01 2 .89 ( 87 , 900 SFGFA) 1 Quality Restaurant 1, 000 SFGFA /0 . 00 --- --- 4 . 40 3 . 90 ( 7,000 SFGFA) Drive-In Bank 1, 000 SFGFA 11 . 00 2. 10 1. 60 --- --- ( 7 , 000 SFGFA) ( 1) Trip Generation, 4th Edition, ITE, 1987 Section 831 - Quality Restaurant, and Section 912 - Drive-In Bank. It is apparent that the trip rates for Sunday are significantly lower than Saturday and, therefore, Sunday trip generation rates are not critical for this development. r_ SECTION 2 PHYSICAL ROADWAY FEATURES The El Corredor development is planned to be located in the northeast quadrant of the street intersection of Oracle Road and Linda Vista Boulevard in the Town of Oro Valley, Arizona. Oracle Road is owned, maintained and operated by ADOT and is a four lane divided no access controlled major arterial street with a curbed median and asphalt surface. Linda Vista Boulevard is owned, maintained and operated by the Town of Oro Valley, and is a 24 ' two lane street. There is existing stop control for Linda Vista Boulevard at the intersection of Oracle Road. The maximum stopping sight distance on Oracle Road for the 60 mile per hour design speed is 525 to 650 feet for wet pavement ( 1) . The maximum stopping sight distance on Linda Vista Boulevard for the 35 mile per hour design speed is 225 to 250 feet for wet pavement ( 1) . These stopping sight distances are available on both facilities . Oracle Road is presently signed for 50 mph and Linda Vista Road is presently signed for 25 mph. As indicated in Figure 2 , it is proposed that Driveway #1 will provide right turn out only and will not permit exiting left turn movement to the South. The feasibility of a second right turn on Oracle Road was considered. The new driveway is not reasonable due to inadequate separation between Driveway #1 and the proposed new driveway, together with the inadequate room to have any storage for turning traffic without affecting on-site traffic patterns . SECTION 3 TRAFFIC CHARACTERISTICS The design year that will be evaluated for this traffic study is year 2010 . The traffic projections that were developed by PAG-TPD were used for the design year. The year 2010 traffic projections and peak hour estimates are indicated in Figure 3 . Peak hour projections were based on a peak hour factor of . 085, and a growth rate on the side street of 30% . Based on traffic engineering experience, the peak hour factor used in the report of . 085 is an appropriate estimate for the year 2010 . • This value has been used in reports to ADOT, City of Tucson, Pima County and other jurisdictions . We have never been questioned as to it being an invalid number to be used. It should be recognized that if the estimate traffic volume of 70, 000 ADT is reached and the peak hour factor is slightly higher, the intersection of Oracle Road and Linda Vista Blvd. could be over capacity and that additional capacity can be developed with the addition of lanes on Oracle Road. It should be noted that this intersection is part of a system and each intersection along Oracle Road will have similar problems . Peak hour counts were made at the intersection of Oracle Road/Linda Vista Boulevard from 6 :30 A.M. to 8 : 30 A.M. , and from 4 :00 P.M. to 6 : 00 P.M. on Tuesday, May 22 , 1990 . A weekend count was made from 2 :0 0 P.M. to 5 : 0 0 P.M. on Saturday, May 19, 1990 . As indicated in Figures 4 and 5, the peak hours were found to be 7 : 15 to 8 : 15 A.M. and 4 : 15 to 5 : 15 P.M. on the weekday, and from 3: 15 to 4 : 15 P.M. on Saturday. MAYER & ASSOCIATES, INC. M 333 W. Ft. Lowell, Suite 220 Tucson, Arizona 85705 DIRECTIONAL TRAFFIC VOLUMES YEAR 2010 PM PEAK HOUR 70 , 700 ADT NO OF LANES PEDESTRIANS • ' TOTAL PEAK It r I Y e r —.. ...-1 S. W a INSERT NORTH POINT 2 N N Y 1 a M M 4 r I ...MI ii>-< a Y z t II W ...) a - ,� �r Am PEAK P M PEAK Alt PEAR IPM PE At I 0 I lc 54 { 1 0I z4 V1 ,W e a a AM PEAK ►M PEAK I 10 I a �, 400 ADT �10 AD To Q I ' W Z W �_._. C 5 X 10 1 Wat Q o I I 0 J W a �. r a. J AM PEAK PM PtAK < 0 0 0 I I 22 I I 14� z _( X 27 ) 1 in- -�. FIGURE 3 N co d I en : v' o OfRECTIONAL TRAFFIC COUNT N NN --- R N N a at ram■ i 7-C Oracle Rd./Linda Vista Blvd 2 4 T ' 111 'NM MO M/M..1M,••••••••.1M...“•.MIN. ..IM ..=.dIMI. ————- INTERSECTIONcotvt akatsI PEDESTRIANS _Town...of _Ciro_Val.Lear-- TOTAL PEAK CITY i NO OF I.ANC S DATE DAY OF WEEK 70 , 700 ADT TIMES OF —--— — — PEAK COUNTS — —.... — -- - 10 — MAYER & ASSOCIATES, INC. 333 W. Ft. Lowell, Suite 220 Tucson, Arizona 85705 DIRECTIONAL TRAFFIC VOLUMES WEEKDAY 1990 PEAK HOUR 28 , 200 ADT NO OF LANES PEDEST KIANS • r TOTAL PEAK at4 CD � M in 1 CO 2 to 00 00 •..�w s �1' Q' INSERT NORTH POINT ,-I a rn s Y ,--+ a M 01 'i" I i4 rn col: ...) - - "'�' \NHAyr PEAR PM PEAK AM PEAR ►M PEAK 3 1 0 1 Y 9 I 40 / a a -"1--i • { 01 01 A. trs ,W 8 Z Q d AM PE a* PM PEAK 12 1 W 700 ADTZ 4 _ 4 t 15 8 c J 300 ADT 4 W W J c 0 I 0 �' d J 1► W 6.1 -.4 i AM PEAK PM PEAK 4 0 a i o 421 17 1 (l _ 11Him- 0 i 4 6 i 21) ' 'INNINN\ — 1111\ I FIGURE 4 4 : M a i M rn DIRECTIONAL TRAFFIC COUNT . 3 4 M t..../..�. >-c • e. 0 at k l.0 a\ N N Oracle Road/Linda Vista Blvd a O� M N cf' ________.._ - - 4 ` '-i___.___ ........ INTERSECTIONtowc MAMEs) T 4 ,_., a PEDESTRIANS DrC2 V .1ey_ - ------ TOTAL PEAK CITY .5-22-9Q eadaY NO OF LANES DATE DAY OF WEEK 29 , 000 ADT TIMES OF —Z5.—- — — PEAK COUNTS _4j rri?:..1 5._ - 11 - MAYER & ASSOCIATES, INC. M 333 W. Ft. Lowell, Suite 220 Tucson, Arizona 85705 DIRECTIONAL TRAFFIC VOLUMES SATURDAY 1990 PEAK HOUR NO OF LANES 'PEDESTRIANS• , TOTAL PEAK 4 �. CC)Y M LC) C 61 INSERT NORTH POINT 2 CO CO s 4 Y ....... ii>-< & Z = 4 W L 2 4 AM PEAK Pm PEAK AY PEAK PM PEAK I 3 1 1 t Y j____IJ ( W a • I I fl s {!1 ,W i 4 z . 1 - 4 AM PEAK 1m PEAK 6 ¢ Nf, r �. W Wes . I ( X 9X o = N 4 z 4 G i O W J W 1 4 J 1� 06. a J AM PEAK PM PEAK 4 0 c o L I 17 20 �" _ ,( X 20) i • (le's"' FIGURE 5 . a Lf) Lfl lO 4 W N rn_ III DIRECTIONAL TRAFFIC COUNT OD CO a . 1g,--. ,--ii)66K, Oracle/Linda Vista Blvd.- ---- = :1 - - - --- 3 INTERSECTION(sIvl ;wigs)4 PEDESTRIANS _To _of_arc)_\La1.Lew__ TOTAL PEAK CITY i. NO Of LANES — _ —'10- ---S.a t1J1 Iday DATE DAY OF WEEK TIMES OF ———— -A -F4-- — PEAK COUNTS _3_;J :.15.._ - 12 - SECTION 4 TRAFFIC GENERATION/ASSIGNMENT The proposed El Corredor mixed use development is a 197 , 800 gross square foot project, assuming the completion of all phases of construction. Table 4 indicates the site traffic generation for the weekday for the proposed project. The separate pads for the quality restaurant and the drive-in bank have been analyzed separately, which is a more stringent analysis of these uses . The total generated trips are estimated at 7,014 daily. The P.M. peak hour was found to be critical with 396 trips in and 546 trips out during the critical P.M. weekday period. The A.M. peak hour was found to generate 338 trips in and 92 trips out, which is significantly less than the P.M. peak and will not be analyzed further. Table 5 indicates the estimated site traffic generation for peak Saturday periods . The total generated trips were estimated at 4 , 546 daily. Again, the P.M. peak hour was found to be critical with 479 trips in and 446 trips out during the critical P.M. Saturday period. The A.M. peaks were found to be significantly less and need not be analyzed further. The estimated directional orientation of traffic for weekday and Saturday peak periods is indicated in Tables 4 & 5 . The major direction is south due to the population characteristics and the proximity to both Tucson and the Town of Oro Valley. The traffic distribution is based on knowledge of the area, adjacent characteristics and the proposed development mixed use characteristics . TABLE 4 SITE TRAFFIC GENERATION El Corredor Traffic Study WEEKDAY ESTIMATED TRAFFIC GENERATION NUMBER OF DAILY VOLUME DAILY A.M. PEAK P.M. PEAK USE UNITS PER UNIT TRIPS IN OUT IN OUT Office Park 42 , 200 SFGFA 12 . 6 532 85 11 11 72 Drive-In Bank 7 , 000 SFGFA 185 . 0 1, 295 25 19 89 92 Quality Restaurant 7 , 000 SFGFA 95 . 6 669 7 1 6 3 1 1-- Speciality Retail 87 , 900 SFGFA 43 . 7 3 , 841 113 48 276 287 I Office Park 53 , 700 SFGFA 12 . 6 677 108 13 14 92 Total 7 , 014 338 92 396 546 Directional Distribution South ( 40% ) 2 , 806 157 218 North ( 35% ) 2 , 455 139 191 West ( 20% ) Via Linda Vista ( 10% ) 701 40 55 South/West ( 10% ) 701 40 55 East ( 5% ) 351 20 27 TABLE 5 SITE TRAFFIC GENERATION El Corredor Traffic Study SATURDAY ESTIMATED TRAFFIC GENERATION NUMBER OF DAILY VOLUME DAILY A.M. PEAK P.M. PEAK USE UNITS PER UNIT TRIPS IN OUT IN OUT Office Park 42 , 200 SFGFA . 51 22 4 2 --- --- Drive-In Bank 7 , 000 SFGFA 49 . 40 346 78 78 1 Quality Restaurant 7 , 000 SFGFA 83 . 30 583 --- --- 46 29 01 i Speciality Retail 87 , 900 SFGFA 40 . 60 3 , 568 113 48 433 417 Office Park 53 , 700 SFGFA . 51 27 5 2 --- --- Total 4 , 546 200 130 479 446 Directional Distribution South ( 40% ) 1, 818 80 51 192 178 North ( 35% ) 1, 591 70 46 167 156 West ( 20% ) Via Linda Vista ( 10% ) 455 20 13 48 45 Via South ( 10% ) 455 20 13 48 45 East ( 5% ) 227 10 7 24 22 The percentage of use for each of the three driveways was based on the directional orientation characteristics, the configuration of the shopping center, access characteristics and the most effective path for the estimated condition. Figure 6 indicates the peak hour traffic assignment for the critical weekday peak hour for the proposed shopping center driveways and the intersection of Oracle Road/Linda Vista Boulevard. Access to and from both the south and north are major movements to be considered for this development. Figure 7 is the total year 2010 weekday peak hour traffic assignment, which was developed by adding projected year 2010 peak hour to traffic generated by the proposed development. It should be noted that traffic generation, such as retail shopping centers and convenience uses, can be expected to have a significant percent of site traffic attracted from passing vehicles ( 1) . No adjustment for reduced traffic generation was made in this study. Any adjustment for passing vehicles would reduce the total amount of generated traffic . We, therefore, chose the more conservative approach. Figure 8 indicates the peak hour traffic assignment for the more critical Saturday peak hour for the project site. It can be seen that there are different critical peak hour movements comparing the weekday with Saturday and, therefore, both peak hour conditions will be evaluated in this report. ( 1) Transportation and Land Use Development, 1988, ITE. 20 27 1t 21 , i ,•'" •,, /-� ) _ o, ,/\/' //y(- \ _y ---,_\ L f -\ .•e/ i - I>i ,f Im► y ;I IQI r , - i n ri 21 --1 M ; /N._ ____.) cj , A,181 \ (/,// ^'' 31*s+ -� I \ A's OR oR FAIN ' 18°1 EL G REDz ORO VALLEY, ARIZONA ` I f � DIi ,___,_] s4,0 3 I i IT2 —14I .r.-77 44 ` "—lc" `—" MAYER 8 ASSOCIATES, INC. - —�1'►1 Od—� 'fUG50N-FLcRENCE NWY. -�4- � 531 Ni 333 W.FORT LOWELL ROAD ----- 21 �—�- SUITE 220 1T-%4 r.— t TUCSON, ARIZONA 85705 I+ Pk URE & NWIKD'Y IL PM PEAK HOUR MAYER & ASSOCIATES, INC. M 333 W. Ft. Lowell, Suite 220 Tucson, Arizona 85705 DIRECTIONAL TRAFFIC VOLUMES YEAR 2010 PM PEAK HOUR PLUS PROPOSED DEVELOPMENT NO OF LANES PEDESTRIANS 11, r TOTAL PEAK Y b le a L'1 cN l:7 in f N a4H M L.C) O a.4..... 1 INSERT NORTH POINT 2 M co x a. y tJJIiiz -� PEAK PM PEAKAM PEAK ►M PEAKM ..-H \.........4\\‘4%'''AM 7 7 ( 107 14 NC a • 1 44 1 c.^ 6,1 U1 W z a. 4 d AM PEAK PM PEAK 1 260 - N I CI I W 2 4 W t 29 X381 1 o J W [ 161 �` a ,� r a. J AM PEAK PN PEAK 4 0 ~ 1.---..-1-2- 1/4 2 130 hi"- o z 2 ( X 67 -"I'll\I\ — NirP FIGURE 7 1.4 ,--1 Z 00 CO N Sc W '`I' `o LI. l.° OCRECTIONAL TRAFFIC COUNT .7r, a r-' •,:r = N N a Y ram. il}...C. Oracle Rd/Linda Vista Blvd. a INTERSECTIONcaIvE NAN[]) T - 11 PEDESTRIANS Oro Valley, Arizona TOTAL I PEAK CITY NO OF LANE S DATE DAY OF WEEK • TIMES OF ——— — — PEAK COUNTS _ ——I1-14- — -- Comparing the total traffic at the intersection of Oracle Road/Linda Vista Boulevard on weekday and Saturday indicates that the weekday period is the most critical and will be used to evaluate the design and need for traffic signals at this intersection. The existing 1990 traffic volume at Oracle Road/Linda Vista Boulevard is 28 percent less on Saturday than the average weekday. SECTION 5 TRAFFIC CIRCULATION/CONVENIENCE USE The internal circulation characteristics at the proposed mixed use development involved evaluation of the access driveways and operation of the drive-in bank. The criteria for analyzing the storage length requirements was based on gaps in traffic occurring for left turns every minute and for right turns every 40 seconds . The criteria also provides accommodation of 95 percent of the traffic queues that form. Peak traffic characteristics for office type uses vary and were considered in order to develop the peak traffic for the entire center. Driveways The in and out peak hour traffic volumes at each of the three driveways for weekday and Saturday are indicated in Figures 6 and 8 . -_ Driveway #1 will generate 147 vehicles turning left from the north on Saturday, which requires a 150 foot left turn storage bay as indicated in Figure 9 . The right turn movement from the south is estimated to be 228 vehicles on Saturday and will require a right turn bay 150 feet in length. The right turn out will require a 150 foot storage lane as indicated in Figure 9 . There is only one right turn only lane exiting to Oracle Road. Driveway #2 will attract 80 vehicles turning left from Linda Vista on the average weekday and will require a left turn storage 100 feet in length. The right turn out will attract 318 vehicles during the P.M. peak hour and will need a storage of 200 feet. _I I 1 n 1_>1 I; l'o-i 1-54j1 N E31'Ia PI II I =z7) I (I) EL CQRREDOR ORO VALLEY, ARIZONA I I II .(i/_ D , , 180 -- 1 I I ... °'' ' .....__ _J P 1-----"---"-- -- -.-- .- .." '771°__ __________—— --.——....._ Ii4 MAYER a ASSOCIATES, INC. .7 ,_„., IL—, -i'UGSON-FLaRENc.� NwY irc ---'1�� -t--223 333 W. FORT L OWELL ROAD — "—— �` -.��Z3 SUITE 220 �-" TUCSON, ARIZONA 83703 P IGURE SIJ 5ATU RDAY ter 46 PM P1K HOUR 4' 1 Driveway #3 is a minor driveway and will not require special consideration of lane storage. The sight visibility triangles, as shown in Figure 13, used for Driveways #2 & #3 are per AASHTO standards ( 1) utilizing a design speed of 35 mph and a signed speed of 25 mph for Linda Vista. The intersection of Oracle Road and Linda Vista Boulevard has been evaluated regarding lane requirements and, as indicated in Figure 9 , the existing southbound left turn lane is 100 feet in length and is adequate for estimated turning traffic . The westbound left turn should be 200 feet in length based on average weekday volumes . Drive-In Bank It is estimated that the drive-in bank will attract approximately 89 vehicles during the critical P.M. peak period. This will be accommodated by both drive-in and walk-in facilitation. It is estimated that 50 percent of the trips will use the drive-in facilities and it should attract 45 vehicles at two windows during the peak hour. It is further estimated that the drive-in window will require a maximum storage of ten vehicles in each of the lanes, or 250 feet. The development plan provides 250 feet of two lane vehicle storage from the windows to the first driveway. ( 1) Green Book, AASHTO, 1990 . - „________„„j i nt EL CORRIDOR ok -- 1 -#3 NAP ORo ' LE' AMU WA bJA I mop Q I Ifs' I� mI LEF3 Id %I r I EI9 5 jj Q fllrl,IlJuU) 200 k I *-2, ' cJwumLJIflIR;' iL ..= I _ .5.,,... .....- , ,, = _ 01 1=1 1 IN _________. _ ______. '''' ,...._I;"--17------e----------" "li"--a-e I I MAYER a ASSOCIATES INC �i 1 ` -- -- — • 'TUGSON-R.vltwGIE NWY. NCO 333 W. FORT LOWELL ROAD ——— SUITE 220 TUC S ON, ARIZONA 65705 I I KI GU Rlii • *TOR"a* LE TH RISGWIREMEN”rS Internal Circulation The traffic circulation within the proposed development was reviewed regarding passenger vehicle operation. Loading ramps are provided at only three locations . Trucks using the loading facilities will not interfere with circulation traffic, as shown in Figures 9 and 12 . The anticipated internal truck traffic will occur during off peak hours and will have minimal effects on circulating traffic . All designated loading zones, as shown in Figures 9 and 12 , are adjacent to internal circulation roads and allow trucks to be loaded or unloaded without blocking circulation roads . National traffic generation characteristics for the uses described for this project indicate no significant truck demands and will not require special design considerations for truck impacts on peak hours . SECTION 6 LEVEL OF SERVICE The purpose of this section is to evaluate the need for changes in traffic control at the intersection of Oracle Road/Linda Vista Boulevard and to determine the future level of service at this location. Traffic Signal Warrants The MUTCD ( 1) defines the warrants for traffic signals . Warrant #1, "Minimum Vehicular Volumes" , indicates the warrant for two or more lanes on the minor street approach as being 200 vehicles per hour for each of the 8 high hours . The peak hour traffic projection at this location at full development is estimated to be 381 vehicles . In order to evaluate the eighth higher hour, it has been determined that 65 percent of the peak hour would approximate this assigned traffic volume. Figure 10 indicates traffic warrant volumes . It can be seen that when full development occurs for the proposed development at the design year 2010, it appears a traffic signal warrant would be satisfied at this location. At the time the Arizona Department of Transportation (ADOT) determines a traffic light is necessary, this project will contribute its proportional share of The Town of Oro Valley's cost of the traffic light on the basis of vehicles from this project that are using the intersection versus total traffic flow. ( 1) Manual on Uniform Traffic Control Devices, FHWA, 1988 . FIGURE 10 MINIMUM WARRANTS FOR SIGNALIZATION AND RECORDED VOLUMES Intersection of Oracle Road F and Linda Vista Boulevard Date: 6/4/90 TRAFFIC 8 High Hours 1. Minimum Vehicle Volume: (Sec. 4C-3) Warrant ch 2 3 4 5 6 7 8 8 for AVG.of 8 hrs. 4 : APM HIGH Traffic Entering Intersection 5 : 15PM A. From higher volume minor street approach 200 381 248 B. From major approaches 600 2467 1234 Minimum Warrant Met X X X X X X X X 2. Interruption of Continuous Traffic: (Sec. 4C-4) A. From higher volume minor street approach 100 381 248. B. From major approaches 900 2467 1234, Q:, Minimum Warrant Met X X X X X X X X Community: Warrants:- #1 #2 Isolated yes ❑ no ❑ Under 10,000 yes ❑ no ❑ LANES VOLUMES VOLUMES Minor St. Major St. Higher Vol. Major St. Higher Vol. Major St. • Minor Leg Minor Leg Oracle Road. 50 1 1 150 (105) 500 (350) 75 (53) 750 (525) Speed limit on is mph Total 24 hr traffic = 100% 1 2 or more 150 . (105) 600 (420) 75 (53) 900 (630) From Minor St(s) _ % 2 or more 2 or more 200 (140) 600 (420) 100 (70) 900 (630) r=rom Major St _ % 2 or more 1 200 (140) 500 (350) 100 170) 750 (525) " (000) — This figure is to be used for isolated communities of less than 10,000 population or when normal operating speeds on the major street excee( 1'.72-7804 R7/79 40 mph. Intersection Capacity The purpose of this section was to compare the year 2010 design year traffic volumes with the intersection capacity in order to determine intersection level of service. The intersection capacity for the critical P.M. peak hour was calculated. Our approach to analyze intersection capacity was to apply the Highway Capacity Manual ( 1) techniques . The planning application was used. The assumed year 2010 improvements on Oracle Road were an eight lane cross section with right turn lanes on each approach. The year 2010 projection plus the proposed development traffic produced levels of service less than critical limits as indicated in Figure 11 . No additional intersection improvements would be required at this location. ( 1) Highway Capacity Manual Special Report 209, TCB, 1985 . MAYER & ASSOCIATES, INC. Traffic/Transportation Engineer 333 W. Ft. Lowell Road, Suite 220 Tucson, Arizona 85705 ( 602 ) 882-4275 PLANNING APPLICATION WORKSHEET INTERSECTION: Oracle Rd/Linda Vista Blvd. DATE: 10/1/90 ANALYST: Peter A. Mayer TIME PERIOD ANALYZED: PM. Peak 2010 PROJECT NO: CITY/STATE: Oro Valley, Az . Oracle Road N-S STREET SS TOTAL 386911111/ 934 56 77 35 j L_56— 3$1 378 It 77 \23 0 r— we TOTAL - � 174 130 29 —� 16 --t 58 22 Linda Vista Blvd . E-w STREET 2361 48 1r58 2.299 48 —4.) rap 67 590 EwTOtAl —)1, 22 2467 NS TOTAL • E9 LT s 9 NB LT is4 8 MAXIMUM SUM OF CRITICAL CAPACITY WS TM is --7�7 Se Tli 934 VOLUMES LEVEL 106 982 We LT at sea is OTOI?00 BELOW 1 G OR : 590 OR Eb Th s Ne TM 1201 TO 1400 NEAR 190 646 > I'G0 OVER 190 + 982 1172 sTATus' Below E•w CRITIC.AL N-S CRiTICAL SECTION 7 PROPOSED IMPROVEMENTS The proposed improvements evaluated in conjunction with this traffic study involve items that should be incorporated with the completed development of the El Corredor project. The external improvements indicated in Figure 12, Proposed Improvements, include a median opening in the Oracle Road median island for southbound left turn traffic only, a traffic signal at Oracle Road/Lind Vista Boulevard and a two lane cross section on Linda Vista Boulevard with a left turn for Driveway #2 and a double left at Oracle Road. The main Oracle Road entrance, Driveway #1, will provide for one 14 foot inbound lane, one 12 foot island, and one 14 foot right turn only outbound lane. An acceleration and deceleration lane for Driveway #1 will utilize the existing paved shoulder. If ADOT requests additional pavement at the time of construction, it will be provided by this development. -29- 1\1 I 14' it I1iII� ---1-) ail .( 01 I>I < ti illi tl J I I . I c...� I .. I1l a) EL CORRE DOR � � I ORO VALL�Y� ARIZONA I I SE.E FIG. ligDI ISEnOP FoRiaRef2„ ® Ili II t R T �N TURN LANE ( I ———— ..........,....... ....1,, \„\ ...�- -�_ --I�O -......L.7...„...._. _______- -iW,- MAYER fl ASSOCIATES, INC. ---'r -rucsoN_r-LORENc. HWY, plib 333 W.FORT L OWELL ROAD -- SUITE 220 — TUCSON, ARIZONA 83705 PROPoseD MEDIAN OPIENING FICiURE 12 LEFT TUBA! LANE PRoPo5e0 tol�t� INIPFZC 4E�MR:N1 LEFT TURN LINE PROPO TRAFFIC. 51GNAL ® s La/WING ZONE SECTION 8 SUMMARY AND CONCLUSIONS The traffic impact of the proposed development has been evaluated as follows: 1 . The traffic impact at the proposed development has been calculated for both P.M. peak hours on weekdays and Saturday as indicated in Tables 4 and 5 of this report. 2 . The proposed access driveways for the proposed project have been evaluated and it is concluded that driveways should be adequate for the proposed use. 3 . The proposed improvements indicated in Figure 12 should be incorporated in the design of the project at full development. 4 . The impact of the proposed development on the intersection of Oracle Road/Linda Vista Boulevard has been evaluated. It is concluded that traffic signals will be warranted at the year 2010 consistent with full occupancy of this development. 5 . This project will be phased and all the phases are not known at this time. The first phase will occur on the south end of the project with access to Linda Vista Boulevard only. Phase Two will include the Linda Vista improvements and, as additional circulation is needed, the main entrance and median cut on Oracle Road will be developed. TOWN OF ORO VALLEY APPT,CATION FOR DEVELOPMENT REVIEW SUBDIVISION ARCHITECTURAL REVIEW DATE: S_, - Y+r+ t v -2-7 �9 OV CASE NO. : , • (Y3 • 114 (office use only) PROJECT: p1.„a,,e- , )k' \ c_ .zyNeic bat/ _ fiL LEA. 1 ' 9'(\cr-1 )0 SUBDIVISION/NO. OF LOTS: NUMBER OF M /ELEVATIONS: _ APPT,T CANT: p !.� S . ?S.00-_,A.SZQ w PAJ , . ADDRESS: 340 VI. P�iaGt v11' Ct TET EPHONE NO. : 8$-7 - 83 PROPERTY OWNER: _Ka t ) •r+a Nt\O 5 ADDRESS: PHONE NO. : PROJECT ARCHITECT/ENGINEER: ',Q !6,, C . ADDRESS: 3 4 0 , 1..0, v 'C e ` D` TV G6 co 4o s S ?b5 DEV MPNIEN ' :.: 14 -.1 j G T A 6• �c►-i'Q�eS 12.,` j 9 /i SIGMA /� /� ' / DATE: 'Sik '_ ' 7 V112 irdpr-NOTE: This appl,.iga t ion shall be accompanied by the required $150.0n fPP and e RECEIPT Date 1 -LI 46 icss No. 56 Received From Address t -- Dollars $ ACCOUNT HOW PAID AMT. N CASH ACCOUNT AMT.PAID CHECK L BALANCE MONEY By 5i,✓ �: DUE ORDER Qo�PLLEY Aq��o2 o n ORO VALLEY PLANNING & ZONING DEPARTMENT AVI itV DEVELOPMENT REVIEW BOARD AA A • DUNDED\9�� MEETING DATE: October 12, 1993 TO: DEVELOPMENT REVIEW BOARD FROM: Linda Frew, Planner I SUBJECT: OV13-93-34 EL CORREDOR DEVELOPMENT, NORTHEAST CORNER OF LINDA VISTA BLVD.AND ORACLE ROAD,FIRST PHASE ARCHITECTURE BACKGROUND: In 1979, Mr. John Stamos petitioned the Town of Oro Valley to rezone his 19.7 acre property, located at the northeast corner of Linda Vista and Oracle, from SR (rural residential) to CB-1 and TR (combination commercial/apartments). This request was ultimately conditionally approved by the Council in 1980. The rezoning, along with its accompanying concept plan, has been altered through the years, and extensions to the rezoning have been granted. One of the major changes in the plan was to drop the apartment use. The property, now designated as C-1, Commercial,was hard-zoned in February of 1992, with the satisfaction of the one remaining condition, approval of a development plan, on February 5, 1992. SUMMARY: The property owner is now ready to proceed with a portion of the first phase of construction on the property, a 1700 foot shell building to be located toward the northwest corner of the site. Ultimately this smaller building will become part of a 31,200 square foot office/retail building (see Building N on attached development plan). Vehicular access will be provided via a private drive extending from an existing median break on Oracle Road to the building's parking lot. The proposed structure is of frame/stucco construction and features a broad overhanging tile roof supported by square masonry and stucco columns. Staff perceives that the architecture, as proposed, is in keeping with the architectural concept which was approved with the development plan (see attached). RECOMMENDATION: A phasing plan (see attached) was approved as part of the development plan approval. That phasing plan indicated that the first phase of this development was to occur at the southeast corner of the property adjacent to Linda Vista Blvd. and the Pusch Ridge Estates subdivision. The owner has indicated that they have reevaluated this phasing and now feel that it would be better for this project to develop the first phase at the northwest corner of the property adjacent to Oracle Road and away from the Pusch Ridge Estates Subdivision. This will give them a better window to the traffic on Oracle, hopefully spurring further interest in the project and will also protect the existing f:\data\wp\13-93-34\archit.rpt • • neighborhood from immediate impact from this development. Planning staff sees merit in this new phasing. We recommend that the new phasing plan be approved as well as the proposed architecture finding it to be in conformance with the previously approved renderings. ATTACHMENTS: 1. Original phasing plan 2. Original renderings 3. site plan and architecture.j f:\data\wp\13-93-34\archit.rpt 2 A Tucson Electric Power Company 220 West Sixth Street, Post Office Box 711 Tucson,Arizona 85702 Area Code 602 RE: PCN 93-1-174 November 2, 1993 Telephone 622-6661 Pedersen Associated Architects, Inc. 340 W. Prince Road Tucson, AZ 85705 Gentlemen: SUBJECT: EL CORREDOR (Retail Shell) Oracle & Linda Vista Blvd. Providing there will be no significant changes in your site plan, electrical load and/or service entrance facilities as shown on the site plan dated September 26, 1993, Tucson Electric Power Company will serve this project as depicted on the enclosed plan. To avoid delay of service to this project, we would like you to review this layout and notify us within two weeks if you approve our design or desire any changes. We will not proceed in preparing the final construction drawing or the necessary work orders until we are given direction to do so. We also encourage you to send us your final set of electrical plans and a final architectural site plan, within two to four weeks, so we can finalize our electrical design and proceed in preparing a construction drawing. Upon completion of the construction drawing and/or related work orders, any revisions will be at the customers expense. The service requirements which pertain to this project are as follows: SR-205, SR-207, SR-215, SR-220, and SR-233. The metering requirements for the 1728 square foot building will be SR-405 and SR-410. These specifications have been enclosed for your use. Tucson Electric Power Company's contribution to the available fault current at the secondary terminals of the proposed transformer is 75,100 symmetrical amperes at 120/208 volts, three-phase. If you approve our design, please have the underground distribution system, including the transformer, tied down, providing us with a written legal description and a drawing showing horizontal controls prepared and signed by a registered surveyor or engineer. A ten-foot (10') center line easement is required for the conduit installation and a 15' x 15' easement is required at the transformer location. For your information, Tucson Electric Power Company will accept a legal description on original company letterhead from an engineering firm that employs a registered land surveyor. In this situation, a surveyor's seal would not. Jfitittg necessary. t3 '93 rawitofOroValley, Pedersen Associated Architects, Inc. Page 2 November 2, 1993 If you have any questions, please contact me at our West Ina Office, 4445 W. Ina Road, 571-4053. Sincerely, Barbara Richards Customer Coordinator II Enclosure cc: B. Bishop, TEP J. Stamos, Owner Town of Oro Valley P�LEY qR� oQ°,e111111 , ORO VALLEY PLANNING & ZONING DEPARTMENT Aki:4 p .%)47 DEVELOPMENT REVIEW BOARD 'UNDER\ MEETING DATE: November 9, 1993 TO: DEVELOPMENT REVIEW BOARD FROM: Don Chatfield, Planner II SUBJECT: OV 13-93-34 EL CORREDOR DEVELOPMENT,NORTHEAST CORNER OF LINDA VISTA BLVD. AND ORACLE ROAD, FIRST PHASE ARCHITECTURE BACKGROUND: In 1979, Mr. John Stamos petitioned the Town of Oro Valley to rezone his 19.7 acre property, located at the northeast corner of Linda Vista and Oracle, from SR (rural residential) to CB-1 and TR (combination commercial/apartments). This request was ultimately conditionally approved by the Council in 1980. The rezoning, along with its accompanying concept plan, has been altered through the years, and extensions to the rezoning have been granted. The property, now designated as C-1, Commercial, was hard-zoned in February of 1992, with the satisfaction of the one remaining condition, approval of a development plan, on February 5, 1992. SUMMARY: This request for first phase architectural approval was heard by the Development Review Board at last month's meeting. The owner is ready to proceed with a portion of the first phase of construction on the property, a 1,700 foot shell building to be located toward the northwest corner of the site. This building will later become part of a 31,200 square foot office/retail building (see Building N on attached development plan). Vehicular access will be provided via a private drive extending from an existing median break on Oracle Road to the building's parking lot. The proposed structure is of frame/stucco construction and features a broad overhanging tile roof supported by square masonry and stucco columns. Staff perceives that the architecture, as proposed, is in keeping with the architectural concept which was approved with the development plan (see attached). At the October meeting, the DRB continued this case for several reasons. First, the Board requested more information about landscape treatment along the Oracle Road frontage. Second, the owner was asked to adjust the color of the stucco building to a hue that is more compatible with the desert surroundings. Third, the DRB asked the project architect to indicate the treatment that would be used to screen the blank walls on the west and north side of the building. Finally, the Board expressed concern about roof treatment of the building. Specifically, DRB members were opposed to a white roof treatment and wanted to ensure that mechanical equipment would be adequately screened. The revised architectural submittal indicates that a 4 1/2' concrete masonry screen wall will be constructed along the Oracle Road frontage to conceal the parking area. The wall will have a smooth masonry finish and will be painted brown. f:\data\wp\13-93-34\archit 2.rpt In consultation with planning staff, the project architect demonstrated that existing trees and vegetation will screen the north and east walls of the building. These existing trees are shown on the revised architectural plan. In order to add architectural detail, the parapet cap and wainscoting will now be carried all the way around the building. The project architect has also demonstrated that mechanical equipment will be sufficiently screened by the parapet wall. RECOMMENDATION: As stated in our last report, planning staff sees merit in the new phasing plan for this project, and recommends that the phasing plan be approved. Subject to the DRB's approval of exterior colors, to be presented at this evening's meeting, staff also recommends approval of the proposed architecture, finding it to be in conformance with the previously approved renderings and responsive to DRB concerns. The Board may wish to attach the following condition to architectural approval: 1. The building roof shall be painted in a desert tone of brown or beige. ATTACHMENTS: 1. Original phasing plan 2. Original renderings 3. Revised Site Plan and Architecture (10/26/93) f:\data\wp\13-93-34\archit 2.rpt 2 LAND ENGINEERING, INC. 1055 E. Tropicana, STE. 825 333 W. Ft. Lowell, STE 222 Las Vegas, NV 89119 Tucson,623-0503 85705 O 8-9119 (702) 79 Fax 68Fax (702) 736-223798 Fax (602) 628-8674 : ECG DECO a '93 fcwn of Oro Valley December 7 , 1993 Town of Oro Valley & Development Department of Planning Ve 11000 N. La Canada Oro Valley, AZ Attn: Steve Hagedorn, Director Re: Development Review Board-El Corredor Dear Steve, The developer of El Corredor (Mr. John Stamos) , respectfully ro osal to Review Board consideration orse h of is proposalt requestsri Development P provide on-site borrow necessary to support uction. and shown on the enclosed aerial photograph was The site chosenmal impact to the property. Tthe he selected with consideration of mie�cavate haul and place developer further agrees to e the approximately 3000 cubic yards needed and to revegeta Valley. in accor dance with the requirements of the Town of Oro . RxI ctf submitted, q71, / Dwight Lind P.E. 12-10-91 Development Review Board Minutes page 8 model for review. Gene Riser said he hoped that Mr. Hockings would create a model as they are very helpful in visualizing the project. Gene then asked if the DRB wanted to AMEND the MOTION on the floor to CONTINUE the PUBLIC HEARING and request that a model be submitted. All were in agreement with these amendments and the MOTION, AS AMENDED,), CARRIED 6-0. OV12-90-7 EL CORREDOR DEVELOPMENT PLAN AND LANDSCAPE PLAN Gene Riser and George Coutts both declared a conflict on this case and Linda Polito, as Vice-Chair, presided. David Williams said that this commercial/financial/office project, to be located at the northeast corner of Linda Vista Blvd. and Oracle Road, had a history dating back to 1979. He said that the DRB had last seen this case in June of 1991 and, at that time, the DRB had granted a six month continuance. Staff had not changed its recommendations on this case since its last report in March, David said. He said that, with respect to the architectural details requested at the June meeting, the developer had elected not to submit full-blown architectural plans at this time, preferring to wait until a user is found for the project. Harold Pederson, architect, Dwight Lind, project engineer, and Frank Bangs, Attorney at Taw, were present. Harold Pederson began his presentation by stating that this 20 acre project had had a very long history, with changing conditions through the years as extensions to the rezoning were granted by Council. He said that, tonight, he sought approval of this development plan which features a financial institution, restaurant, professional offices and an open mall-type commercial area. Harold Pederson said that the plan submitted this evening had been revised with respect to traffic circulation, diverting as much traffic as possible from Linda Vista Blvd. This change was made in response to Pusch Ridge homeowners' concerns, he said. A secondary access from Oracle Road has been provided in response to comments fora the Town Engineer's office. Harold said that he could agree to all of Staff's conditions, except for one. He said that, rather than installing a uniform height 4 foot wall along Oracle Road, he would prefer to vary the height between 3 feet and 5 feet. He pointed out that the Code requires a 3 foot, not a 4 foot, screen wall along Oracle Road. Staff maintained that a 4 foot wall would be more adequate for screening parking areas. Phasing was then discussed at some length. Harold felt that the timing of development was difficult to predict given the economy today and the fact that no users had been secured for the site. He agreed that off-site improvements, such as drainage, landscaping, screening, etc. should be tied to the phases. He suggested that phasing be based on traffic flow (PM peak) for the project. When 60% of the peak traffic flow had been reached, all off-site improvements should be installed (see note 38) . Linda Polito said that she appreciated the fact that Harold's phasing proposal was more "concrete", but she did not feel it really related to the uses on-site. Dwight Lind said that it was not the 12-10-91 Development Review Board Minutes page 9 wish of the developer to avoid making these improvements, he simply did not wish to implement them prematurely. Dwight added that he felt the developer's suggestion, tying phasing of improvements to traffic flows, was a more "rational" approach. Doug Noll said that he would rather approve the original five phase plan, allowing some flexibility based on market conditions and other outside factors. David Williams suggested that the Town Engineer be allowed to stipulate which improvements may be required prior to issuance of a building permit for any use on the site, while the DRB could concentrate on the phasing of landscaping, walls, etc. Jim DeGrood said that he felt this would be appropriate. He also said that the traffic light installation should be paid on a pro rata basis. Linda Polito agreed that the Town Engineer could decide on the timing for engineering-related improvements. George Loquvam said that he would like to see architectural renderings because he felt the Pusch Ridge Estates residents should know, up front, what they will be looking at. Harold said that he did not feel it necessary at this early stage, but he did assure George that all buildings would have a unified architectural scheme, probably Spanish/Mediterranean in style. Doug Noll said that he did not feel it necessary to review architecture at this time as, with each new project on the site, the Development Review Board will get a chance to review it. Comments were solicited from the audience on this project, but there was no response. There was some further discussion regarding the screen wall height along Oracle Road. Linda Polito said that she felt that this could be reviewed with the architecture submittal. David Williams said that Staff was not adamant about having a 4 foot wall along Oracle, but he did want to indicate to the DRB that the Board had authority to decide what the appropriate height for the buffer wall should be. There were no further comments. Doug Noll MOVED to RECOMMEND APPROVAL of OV12-90-7, El Corredor Development Plan and Landscape Plan, subject to providing screening along Linda Vista Blvd. with the first phase of development, that the secondary access to Oracle Road be designed and constructed to the satisfaction of the Town Engineer, that the Town Engineer and Planning Staff approve a phasing plan prior to Town Council hearing on this case, that the screen wall along Oracle Road conform to the Zoning Code, that conditions 1 through 6 of the Planning Staff's Report of March 12th be adhered to, no. 4, payment for traffic light installation, the language be modified to explain pro rata charges which shall apply to this development, that items 1 through 8 of the Town Engineer's Report of March 12th be adhered to, and that items 1 through 7 of Dorothy Chavez Dolan's report of March 6th be adhered to, all as outlined below: 12-10-91 Development Review Board Minutes page 10 Planning Staff Coltments 1. Note no. 32 be revised to state, "Project lighting fixtures will be architecturally consistent with those shown in the photos submitted by the applicant which are on file in the Planning and Zoning Department. 2. The dumpster located in the southeast corner of the site be relocated along the northeast corner of Phase 1. 3. The applicant add a note to the development plan stating that grocery stores are not a permitted use in this development. 4. Revise Note no. 38 to state that pro rata charges will apply for installation of a traffic signal at Linda Vista Blvd. and Oracle Road (language to be prepared by Planning and Engineering Staffs) . 5. The landscape plans shall stipulate that the 7 foot screen wall along the east property line shall be a desert buff color. 6. A revised development plan shall be submitted incorporating all approved conditions prior to the issuance of any permits for the project. Town Engineer's Comments 1. This office accepts the concept of a second entrance off of Oracle Road near the northern property line. Approval of the entrance is conceptual only. The Final Design of the entry will have to be approved by ADOT and the Town at the time of improvement plan submittal. 2. We will accept that the need for establishing acceleration and deceleration lanes on U.S. 89 will be made at some time beyond the development of Phase 1. We recognize the possibility that Phase 2 or other additional phases may not require such lanes. However, a determination of need will be established at such time as access to U.S. 89 is required and for the development of any phase of construction thereafter. Arizona Department of Transportation requirements will have to be met when access is established and when additional phases of construction impacts the use of said access. 3. The revised plan shows that the most eastern entrance to the development off of Linda Vista has been moved further west. We have agreed to accept the sight visibility triangles standards as presented in the Pima county Subdivision Street Standards. This new entrance location does comply with those standards. 4. We ask that the developer agree to work with the Town to assure proper Linda Vista Blvd. lane alignment crossing U.S. 89 at that time in the future when it becomes necessary to address such alignment. Accepting this statement as a condition of plan 12-10-91 Development Review Board Minutes page 11 approval will satisfy this office. 5. When it becomes necessary to widen and improve Linda Vista Blvd. adjacent to the property, the developer, as part of the improvement, will provide a complete street plan including drainage, paving, signage, utility and striping plans. 6. Because adequate rights-of-way for future expansion do not currently exist for Linda Vista Blvd, adjacent to subject property, the owner/developer agrees to provide a public easement within the 20 foot setback area for use as a pedestrian walkway and drainageway to take storm runoff from the street right-of-way, through the easement and on to the appropriate drainage channel along US 89. We accept this concept. In addition, we accept the developer's proposal for handling the drainage currently running along the south side of Linda Vista. This proposal was stated, in part, as follows: "The second proposal would be to route drainage north across Linda Vista into our drainage easement and allow flow to proceed west until it could be reintroduced into the natural drainage system for this basin. This problem may be self-correcting when the actual improvements to Linda Vista take place since an alternate configuration may make provisions for this drainage on the south side of Linda Vista. At this time, we will indicate the drainage routing as we have proposed it, but we would like the consideration to be made by the Town of Oro Valley that, upon the actual inprovements, this configuration would be subject to review. For future development of Linda Vista Blvd. , adequate distance of the roadway from the wall along the south side of Linda Vista must be provided. 7. Final approval of the drainage report must be obtained before the Development Plan is presented to Council. 8. This office concurs with the Planning and Zoning Department's recommendations for funding of the traffic signal at Linda Vista Blvd. and Oracle Road. Supplementary Engineering Ccuments (Chavez-Dolan's) 1. The development plan be revised to show the public easement within the 20 foot setback area and to clearly indicate that it is for a pedestrian walkway and drainageway. 2. The applicant add a note to the Development Plan stating that the second entrance off of Oracle Road near the northern property line is approved in concept only and that final design of the entry will have to be approved by ADOT and the Town at the time of 12-10-91 Development Review Board Minutes page 12 improvement plan submittal. 3. The applicant add a note to the Development Plan stating that the acceleration and deceleration lanes on US 89 will be designed to ALOT requirements and will be constructed at such time as a determination of need is established. 4. The applicant add a note to the Development Plan stating that the developer agrees to work with the Town to assure proper Linda Vista Blvd. lane alignment crossing US 89 at the time in the future when it becomes necessary to address such alignment. 5. Final approval of drainage report must be obtained before the development plan is presented to Town Council. 6. The Geotechnical Engineering Evaluation is to be submitted with improvement plans for review and approval. 7. When it becomes necessary to widen and improve Linda Vista Blvd. adjacent to the property, the developer, as part of the improvement, will provide a complete street plan including drainage, paving, signage, utility and striping plans. SECONDED by Don McGann. CARRIED 3-1, George Loquvam voting no. GOTF SAFETY NETS DISCUSSION George Coutts inquired as to why an ordinance had not been drafted for review regarding regulation of golf course safety nets. David Williams said that Staff was really not quite sure which method of control the DRB would like to employ, approving them as a variance or, prohibiting them based on their being defined as a fence, therefore, exceeding the maximum height allowed. Gene Riser suggested that Staff present the case, and the alternatives, to the Council to receive further direction. Linda Polito said that she did not feel comfortable with allowing the DRB the authority to approve, or disapprove, these structures based on aesthetics alone. She felt that they might be better controlled through the CC&Rs and the homeowners' associations. There were several members in the audience who wished to voice opinions on the matter of golf safety nets. Mr. Joe Spencer, Canada Hills, Village 16 resident, said that he had had seven golf balls land in his yard in one single day. His daughter had been hit by one. As a result of this threat to his family, he said, he had constructed a $4,500.00 golf safety net measuring 21 feet by 68 feet. He said that he would object to any efforts by the Town to have it removed and, he added, he felt that his problem was partly caused by the Town in that the Town permitted the lots in his, and other, subdivisions to be platted in such a way as to put homeowners in peril. Mrs. Spencer said that the injury to her daughter had appeared to be very serious initially, and the entire incident was "a nightmare" . She said that they felt cheated because the builder had not FEB 0 7 1994 ..--,- Larry Zukowski & Associates, P.C. Landscape Architects , s 2200 E. River Rd. Suite 118 Tucson, Arizona 85718 602-299-7051 . P ''.'"'s4tt‘ , :„..,i,'., *Ns bi'r 6 I r. 2/3/94 Mr. Harold Pedersen Pedersen Associated Architects, Inc. 0 340 West Prince Road Tucson, Arizona 85705 ' � ' 4 cz..X)P- '4492° RE: El Corredor "**..\ P/Pix'w ' do Landscape Inventory Nb ;``'` -,44146.1/41ort sM "sqy Dear Harold, . '*14*!k‘. ). , This letter is a follow up report of my assessment and evaluation of the existing desert vegetation which was accidentally removed by the grading contractor. Since the clearing has already occurred, and there is no exact way of determining the quantity, quality or the feasibility of relocating the existing material, I would like to recommend the evaluation of an aerial photograph taken prior to the clearing of the property. I believe by observing the aerial photograph that we should be able to evaluate the density of desert landscape removed as compared to adjacent property which was left natural. If we evaluate the desert vegetation of the property east of the site, based on a similar size area to be cleared, I believe we will be able to fairly evaluate the quantity of plants that should have been salvaged. Please refer to attached aerial photograph. The foot print of the area cleared has been documented. As you can observe, the area directly to the top of the foot print appears denser in vegetation to the foot Page Two 2/3/94 El Corredor print. This area was surveyed with the following recommendations for desert plant salvage. 3 each Native Mesquite 2" Caliper 1 each Native Mesquite 3" Caliper 3 each Blue Palo Verde 2" Caliper 6 each Native Barrel Cacti 12" - 16" Diameter 7 each Hedge Hog 6 heads 6 each Prickly Pear 6 pads It is my recommendation that if the following plant material was replaced and utilized on the cleared site landscape, it would have approximated the same number of desert plants which I would have suggested to be salvaged. Respectfully submitted, -.1?-11/14-114., . 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