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Home My WebLink AboutOV90409 DEC - 9 2"4 BIG HORN COMMERCE CENTRE SITE ANALYSIS OV09-04-09 Big Horn Commerce Center: A Rezoning of 3.26 acres of PAD-CPI to C-1. Prepared for: Big Horn Commerce Center, LLC. Mr. Robert Solfisburg 6650 North Oracle Road, Suite 100 Tucson, Arizona 85704 520.742.7887 fax 742.3343 Bob@JBSArizona.com • Prepared by: CSFA Design Studios Land Planning,Native Plant Assessment, Landscape Architecture,Urban Design Tucson, Arizona 85719 520.235.9794 Submitted to: Oro Valley Development Services, Planning Division 11000 North La Canada Drive Oro Valley, Arizona 85737 520.229.4800 fax 742.1022 December 2004 I For clarification of material contained within this document, please contact: CSFA Design Studios, Mr. C. Scott Field,R.L.A., 520.235.9794 Big Horn Commerce Center, LLC. Mr. Robert Solfisburg 6650 North Oracle Road, Suite 100 Tucson, Arizona 85704 520.742.7887 fax 742.3343 Bob@JBSArizona.com z, .,.___., . ?......A., Robe rt 2 TABLE OF CONTENTS List of Exhibits 4 Part I- Site Inventory Introduction 5 I-A. Existing Land Uses 5 I-B. Topography 7 I-C. Hydrology 11 I-D. Vegetation 13 I-E. Wildlife 13 I-F. Viewsheds 17 I-G. Traffic 20 I-H. Recreation and Trails 24 I-I. Cultural/Archaeological/Historic Resources 24 I-J. Schools 24 I-K. Water 24 I-L. Sewer 24 I-M. Composite Map 24 Part II- Land Use Proposal II-A. Project Overview 29 II-B. Tentative Development Plan(TDP) 29 II-C. Existing Land Uses 29 II-D. Topography 29 II-E. Hydrology 32 II-F. Vegetation 32 II-G. Wildlife 34 II-H. Buffer Plan 34 II-I. Viewsheds 34 II-J. Traffic 36 II-K. Sewers 42 II-L. Recreation and Trails 42 II-M. Cultural/Archaeological/Historic Resources 42 II-N. Schools 42 II-O. Water 42 Appendix 44 2004 Cactus Ferruginous Pygmy-Owl Survey Report References 45 3 LIST OF EXHIBITS Exhibit&Title page no. Part I- Site Inventory I Site Location 6 II Existing Zoning within 1/4 Mile 8 III Existing Land Use within 1/4 Mile 9 IV Topography 10 V Hydrology 12 VI Vegetative Communities 14 VII Vegetative Densities 15 VIII Arizona Game&Fish Department Letter 16 IX Visibility Impact 19 X Existing Roadway Network 23 XI Archaeological Clearance Letter Oro Valley Water Utility Letter 26 Public Services 27 Composite Map 25 XII XBI XIV 28 Part II-Land Use Proposal XV Requested Zoning Boundary Map 30 XVI Tentative Development Plan(TDP) 31 XVII Post-Development Hydrologic Map 33 XVIII Buffer Plan 36 4 PART I - SITE INVENTORY Introduction Big Horn Commerce Center (BHCC) is a 3.26 acre rezoning proposal. Currently, BHCC is within the unicorporated limits of Pima County and effectively, an island in the Town of Oro Valley. Due to the desire of the property owners to annex within the Town limits of Oro Valley, this site analysis planning tool incorporates the Oro Valley development regulations and design guidelines which in turn are reflected in the Tentative Development Plan (TDP). The Big Horn Commerce Center site analysis identifies specific data having a direct bearing upon the development of this project for commercial uses. I-A. Existing Land Uses 1. Big Horn Commerce Center is located within the SW '/a of Section 5, Township 12 South, Range 14 East in the unincorporated area of Pima County, Arizona. The site is adjacent to "Scenic" Oracle Road, Highway 77. The site is approximately a mile northeast of the intersection of Oracle Road and First Avenue and approximately one mile south of the intersection of Oracle Road and Tangerine Road. 2. There are no buildings on the site. There is a paved road on the southwest and southeast side of the site. See Traffic, "I-G". There is a berm. along the northwest and northeast property lines, approximately 30'-40' wide and 3'-5' in height. See Hydrology, "I-C". 3.a. Existing zoning within a one-quarter mile radius of the site: See Exhibit II. Northwest: Oracle Road, Oro Valley-PAD,R1-144 CDO Wash,R1-36 Northeast: Oro Valley-PAD Southwest: Oro Valley-PAD Southeast: Oro valley-T-P 3.b/c. Existing land uses and number of stories: See Exhibit III Northwest: Adjacent to the site is Oracle Road with CDO Wash further west. The Palisades Point subdivision, west of CDO wash, is approximately 1,800 feet west. Northeast: North Rams Field Pass is a public street adjacent to the site, a part of the Rams Canyon Phase I, II and III residential subdivision of approximately 5,000 s.f. lots. These homes are single story. Further northeast to east is Catalina State Park. See Recreation and Trails, "I-H". 5 • _ r • ILI! I I 1 `,-t- ,J - -- O { { I I' i g • - _ _ I I ----- •- _ 1 • .• • • • _i Ii , ---- :' S. 1 •I� 7L � III A� - - lil • I ----- L:4 — - I TANGERINERD `s,� ' AP L I -_ e �a° ' II14 ztlrv,-_,0,460 -- -_ - • ____J 4/ill_.' . - -- • ... E TANGERINE RD _.:7_____. __ - — o T : ._ .. .„ •. . , . ,z,/ 1..1_,J,,..i._ ..,___, , 1:,P 1 —— .1.,.. . :..::_tili-- '----1,r- r T L.` T M 1 1 1 - ; y._I -f ,�------II ,t r I. TI..{%.�1^:1--• . • I . -'r- f I11- II I ,LI 1 I • ! IZ ii;P: L k� j4 T1 `I _, ..., , 1- Mf ii,'Wi'-'"" --.,.--. ,::.7. -: . -. _ 1 li._ ,_•__ _....,_2! _1 ...III - - .,1 _ t-;1; I _ :._ , , i / •9 ••• -_-_1_.7..„...5.-",-.__:I7.:i. : _ -" .':„- PROJECT - •; .. : • • _E- _I1'..'' :1. _____H1I _7/) r` 1_ SITE , ; 1T '. 3A--DR-- ARAN3A1 --- _T 1 -,,— ----- —• I h--_ 1 di ,-----,, -., 09,..„/"H'.,.-::-•1....N6f.,v,c,.. ' .‘ 1 • ,.._..,,,, , 1 iii____H-1 ‘ ,ov,•---(..1 • • . . 1 . _ • • • ...101,..; �11 ,, o 1=-. ::71 L.,_0,,,,;;;, _.,i. ._ 1:,,.. i / -6��,.'� I I ,,,;/ ..tom i<i' -.1...r-r--I:111 f KT � . I , 1 yr .. 1 1 I ,__ •t_ X P • • 4. . • ..„.. _____. . .. .. i,--- ...;.1.7:-':-;--7,------'- r 1 '•.-,7,/ ' ,.i•, -,..-• --.1 ,I-,r1 �.. - - ORO VALLEY - _ —.4 I - - -- -- - -..._.-. ----- I--1 -.•• �--.� L-- r -- .PIMA COUNTY LIMITS I --r-r-V,.'IN 4 Wig' _ _ �... r• �„m 4. -I i : i5i1` 1 "` •• MI SCALE: 1:24000 EXHIBIT BIG HORN SITE LOCATION COMMERCE CENTER October 2004 6. Southwest: A storage unit facility has recently been constructed to the southwest. The storage units are of single story height. Further southwest is a high tech CPI site. These buildings are two-three stories in height. Southeast: Vacant T-P site. This site is currently under plan review as Rams Field Pass, Lots 1-86, OV 12-03-07. 3.d. There are no pending rezonings within a quarter mile of the site. 3.e. There are no conditionally approved rezonings in the area. 3.f. Shurgard Development Plan, P12-02-035, was approved 9/02, Bk. 25, Pg 22. Shurgard was annexed to Oro Valley 7/03. Rams Canyon Phase III Plat, OV 12-96-04C, was approved 8/02, Bk. 56, Pg. 33. Rams Field Pass, Lots 1-86, OV 12-03-07, is currently under plan review. 3.g. The architectural style of Rams Canyon is that of southwest architecture, stucco finish, earth tone colors with pitched and tiled roofs. 4. Due to the nature of development adjacent to the site (Oracle Road, Rams Canyon, Shurgard Self-Storage and vacant PAD land), the probability of well sites within 100 feet of the site is very low. However, in proximity is well site 804762. There is an unregistered well site in the area,known as well site id 322434110562501. I-B. Topography l.a. The site is relatively flat sloping at approximately 1%, east to west, from a 2633 elevation to a 2628 elevation in 450 feet. The site lies approximately 10 feet in elevation below Oracle Road. The site is not located in a Hillside Conservation area. 1.b. There are no rock outcrops on the site. 1.c. There are no natural slopes of 15% or greater. The man-made drainage berm has 3:1 side slopes. The steeper slopes have been rock riprapped. 1.d. There are no other significant topographic features. 2. The average cross slope of the property is 4.66%. I=Contour Interval, L=length of contours in feet, .0023=conversion from square feet to acres, A=acres. I(L x .0023)/A=average cross slope 1 (6,604 x .0023)/ 3.26 =4.66% 7 i s s _ k s s• I ly s I • • ♦ r s I s it • • - 11111111.114 •* * {{ ss > . . • _ �� PAD - -- _, .�0 • • . fit'(=36 �* , .. 1. ` ,. i . f t `' t ♦ s • s • ♦ t s w ' •s i k • 1 r r PAD —iii� i--- . I . ' it 4P* , PROJECT SITE ..-•' .-._1 / ._,.......„ • /�` J." • I /-- I %AD � T-P � • « *;its ". s * `-' . lit `'JG✓' 0 sA •v .off: ID :.H/ / .. 41111°C• - /OCR" / 'Y i ' .7401 1 t s i Y y ' PAD t ) } PIMA St COUNTYr;11,:•:,,,,,;:..,1. .� 4 ♦ LIMITS ' ' • PAD . ♦ . C 'SR a . • . t L''.-411111P.I. : , I _ - . - MI/ SCALE: 1:7500 EXHIBIT II BIG HORN Existing Zoning within 1/4 Mile COMMERCE CENTER October 2004 8 a• 'IV • % CATALINA.. j_ o • z, - ' STATE SINGLE • Witit' FAMILY I S PARK VACANT • • . I :� 1 SINGLE:, .'!i` r. ;. FAMILY _�1 r�._ t!,---, ,.. . , - -- • ---1 ., . VACANT ' SITE ': O PROJECT C9 :. S. 47 • . ____ ,, : , t ' . ..:y-� , SELF-STORAGE :•- _-i - ' .." '. ... . ' • • s/ -J FACILITY . •\ VACANT • - • ,ram • A INDUSTRIAL ' s, :T' • .. . / VACANT10, ie ...• . . ......,14,.. ., ,:; • • • PARK'S* i N., • • ___ .\ . . . .. ../ / .. • , , • 4;,0„.0 . ___-:-.N.. \...... , . .....„.. (.. .4, - , _zip . . ) 1 N, • • 1 C17\ PIMA COUNTY LIMITS i� I - — — - 41. SCALE: 1:7500 EXHIBIT III Existing Land Use within 1/4 Mile BIG HORN COMMERCE CENTER October 2004 9 /4/ / / i 1 1 N.; \..,....,,,,,,\7,,.... ''\\\\\\:'' � / \ \x \\\ / '.7' I/ \ / %/�/f! f/ /cy/ ,// • ,//// r yam \* t / / I : 4110 ' 49///' Y. ' / 1 ' 0 7 7 / /i 4./ , ' i y / : '// ' ./ M : ., // /;// 5° I , ,, 1 ;' P. L4 / \\ t , , / •\._ / //✓� \\ \\ /// \ /„\\ / \ a fl �/ // t 7, `, \ \ r? . // L.-2../". ,.....„. /,' / ,,,/ /10.'", \ '\ T , Facility --/•f jf // /// r'1• • /j �� // f F r .j '..T /r+• \\._ - �.�LEGEND t i Slopes 15% or Grea �`, I (DrainageSerm) . ..,, ./ / . i N 0' 100' 200' MP' 1...71 SCALE: 1" = 100' EXHIBIT IV C.I. = 1 FOOT BIG HORN Topography COMMERCECENTER October 2004 10. I-C. Hydrology 1. Not required. 2. Not required. 3. Not required. 4. Characteristics of on-site hydrology: 4.a. Immediately upstream of this site is a residential subdivision. This subdivision delivers water to BHCC via Rams Field Pass Road and also via the Oracle Highway ditch. These flows only partially enter this site due to an existing large man-made dike, approximately 4 - 5 ft. high (see topo), which runs continuously along our northeast and northwest sides. This dike has existed for a long time. The addition of all the levee improvements to the CDO Wash and the new highway bridge with capacity for 100 yr. flows (done about 14 years ago) has rendered our very large on-site dike unnecessary. The dike can be eliminated as long as the project is developed in accordance with Town of Oro Valley Floodplain regulations for finished floor elevations, etc. 4.b The onsite sheet flooding is less than negligible since it is only 14 cfs. 4.c. There are no Federally mapped 100 yr. floodplains crossing this property. 4.d. The 70 cfs along Rams Field Pass Road flows on the edge of our site to the Oracle Hwy. ditch. A portion of the 110 cfs in the Oracle Hwy. ditch crosses our site. These flow rates were extrapolated from the Rams Canyon Subdivision reports on file at the Town of Oro Valley. 5. The subject property drains from northeast to southwest parallel to Oracle Highway. The onsite drainage is in a sheet-flow state. Our downstream neighbor was recently developed as Shurgard Self-Storage. There is a drive and sidewalk built at grade right down the property line that separates the two parcels such that half the drive is on each property. The sidewalk on our side is at existing grade such that the water sheet-flowing southwest on our property can sheet-flow directly into the new drive. 11 / , i . / Existing • Ic 40r • ( // 1 4,, t i, r \\ Q1OO 40 die / -Nry ,� ; ; i Rama Canyon /,/,; /�.y ',' a • .: .\ '.. '' /7„,II/ x, , , .,,/,/,‘• / „,,y, ,,,, 7, 4 ... , „. 'N:::\s /• /i/r I / / . / //// / ii / / / 0/.'' / : '''...' .4%.•., „at\,•••.:7 t"t ./,'i/ / i .,, / / 1 , / / , 1 ,4:::5%>';'-'. ,, '''''' .' ...N\`‘, ;,.,.,. 1 4/x,1/f/Y/R i /0.i1 5/ N i i ,!' �\ i 0 / //��d' </ 1, Floodplain LlrrO 70 Ws • . , 2\\\.,, ( \\\‘, 'N, i 11 . • // -' ? / • %/ /j/"., l9 +` Y://// .\,�.�1`\ / • /// ky , ,„;•//7 5 / ': , \ \/ / \`. �j i ; / a / ♦ ♦ ji Q1A�92 cf/a / • , / i r uY •O I // i I ,/''' .t\ ♦♦ /' \7.' at this location per // // r ,/ /' /' .N. \ 8lxrpard Report // .... /,/,/ / / / \ /-. / //://7 ) ,'': \'‘, / ,i// / /,_.SAIf—Sf at this locitfon peso , ' �_. .. Facility s � '/' .t in Road c �/ / -, Vacant / LEGEND i / t t j 4 Direction, of Flow 4yy, /f, vO // / r / t\ • i'N 0' 100' 200' Mr • SCALE: 1" = 100' EXHIBIT V C.I. = 1 FOOT Hydrology BIG HORN COMMERCE CENTER October 2004 12. I-D. Vegetation l.a. Blue Palo Verde and Mesquite are the prominent on-site trees. These native trees occur primarily along the drainage berm and channel. The primary native tree on the balance of the site is the Mesquite. Catclaw Acacia is the dominant shrub along with some larger tree-like Acacia. There are no Saguaro or Ironwood trees on the site. The site is fairly typical of the Arizona Upland Subdivision of Sonoran Desert Scrub. 1.b. The following is a list of Federally-listed threatened and endangered species: Native Mesquite, Prosopis velutina; Blue Palo Verde, Cercidium floridum; Catclaw Acacia,Acacia greggii; Condalia, Condalia warnockii; Desert Hackberry, Celtis pallida; traces of cholla cacti 2. The highest vegetative densities occur on the northwest and northeast boundaries of the site along the drainage berm and channel. The majority of the site is sparsely vegetated with Mesquite and Acacia which appears consistent with adjacent properties via the aerial photo. On-site field observation consisted of on-foot coverage and with the use of an aerial photo and topographic map. The photo and map were used as a reference guides to identify the location of plant masses and determine densities. I-E. Wildlife BHCC is in proximity of CDO Wash, Catalina State Park and Coronado National Forest. Cactus Ferruginous Pygmy-Owl Surveys were conducted for this site in 2002, 2003 and 2004. See Appendix. The site lies within the "Zone 2" Pygmy Owl Survey Zone. Sightings have been negative. l.a. No federally listed, threatened or endangered species were found on or near the site. 1.b. There are no high densities of a given species population or a high diversity of species on site. 1.c. There are no aquatic or riparian ecosystems on the site. 2. This survey, prepared in conformance to U.S. Fish and Wildlife Service and Arizona Game and Fish Department, does not have any significant concerns regarding wildlife on this site. Also, correspondence from Ms. Schwartz with Arizona Game and Fish, page 16, indicates the project does not occur in the vicinity of any proposed or designated critical habitats. 13 y x .; . .: , :sa , +n i< »,c .. 1L.: '.v:.,s . s's ';,,�:.;� 'fix:, .� t .. ��.'% d , s. r' `k G : R 10 < 41k ,..15-..1-::.."...": ::,,,,. #It'.'' t ' ....1 . , •...,, ' *'404,...'''''1...,,..";',.."'.:./1.,..,,,,,:.,, ,. „1,,,;,,,i,,, . ' ft ........ ::,),,„.,„„i, .„..,:..„,„:.:„ ,,„:4,. , . . . ..ilt•;;...„:;:.„,•:.:7,4,;:.:.... ..:... c • ...., ft :�1s y.. .am. : ;:,:,,,,,,,,,:..,75.: ...,:„:„,-,,,:...„,,, , ' ,.,, , .. ., ' . . • Y s:" .0111 :.;.„Iiiir.'4.: ',!:!1:e''"'''' . '. gie, ' L''''.. • of - it: :.. ., , .. , 374,,, , ..,,,...:!: Sir , ,, ,,, t FvYA yy 'e 4 ' : ,••`fir;,•' ' 1, ; :9,ib �y�� :::s•.. °F rf, ::'.:#0' •.,f.:',:,.i:::!......... Ailit, ..}440,,I. ,:.:..r::... . v :. ,.. r' : 'k :::%:,.;. .u, ,,,,.,ate' s ; R:. nZ,/ h ::.:....: :.. A. :. ....':.;:7 ..tril . .:...:,......::, ..-. ...:.:.....:...:. • :r f' k u ¢p y. 9. <Q ' . -41 146011a0 ,;•••••".....:- , . Sb..5::::!„ 3. ; r,. :..:'.:.:.'.....,::.a::... '.. 'a..a♦ ..:,.:, 'tom.[, -t). ''-- ,�..v..>.. :.Sr..S!,....... i . [a - , se..12.147,,,, 4k b, :. „,,,t. •2*1-, ' ...; ^, _.aw,,,. .�, n.H .,m,+,w+r .,. .. '�!t ...., a ., � � ,. r.» s is ns • .;k....,>k..:... �.,[. ,.> •,.:.[n. :,. _:��"':a.:....«,:;..[.,..:; . .:tick. . ;e:;' �,,.¢ • v H [.,-:.:.,..•.a.,��.s::: :,.�<.>�.�...;::::„ 2?_,:.n:.;b:.> ...:[............::s: %a ::.f•;.'�':za'"'.f' %c ..:.. $ [. .� „., .r...1*,- 0 100 ,.t, 200 :. ,, 1'4 IMMI MIMMIUMIM.1.7 SCALE: 1" = 100' ' 1. _ ,,4,---, •...41., EXHIBIT VI C.I. = 1 FOOT Vegetative Communities BIG HORN COMMERCE CENTER October 20041 a '�':� %t ' .ate ��/,,,-/ • ";,'."` sty. ;:. :;<;'.€i;,: P; a,,,; '' ; �; Via;,`.,.:;:... a: • r • Ys:.::':Y n,. y� : ; ' 7 y ^.° %,;. 1•:; - 1 iP 6111 *.* di' • • l�.' ',yid. .;::::.: ;,,,,':,;',.,' ' it;'' '..4 ' ' ' ,, • • •••:.,*4.,,:,;,- ;..,-„„, ,-, ' - ct,,,,,,,,,,,, t''•• . y;' ;xi,: <is>• :,r ;. :,.: ' ; '� , �r F: .;•0,•:.,,,.,,,,,....i.,i,i„!.!/.„,:.:.,.....:.4.„„,',,.,„,..•:.,0,:..,',.5.::„.•.„:,.•P,,;';,„•.-:,.:r,.,:*,,j.,•.,•.,:.:.,.•.,..,,'d i,7p •P.4iit,j a11„1.p..,a...!.w 18ea—i4l,„.i V.,p', •,"''„, ......,.,, ' *a.ti ,, x ...>', • ems: •>` 's•:, �s[ ....... ,;:.?i .� v •-A• 1 � 0 .<n� ;3ti�� s`.:, 'S' , �. ,ysYaa.4��.8 '.a2�� ,•,,:),,.4,„.-• :...:.,.k. ." „'4„, ,,;�„. r - ` , pit y, "•.R.,. - ;:'9„ is ',q - .4 '''' ' ' h yy ' . 'c .. , • r . is'- '''.*. :.i.:sir. ... d'`<': ...,.:,.:: ..„...,.... , �% y! It f .' •-,. .....6.:1P• It '' .. .,.. ..,,,, . ., ..,, 'f:,,t1;'-',;"'..,,,, 44%,i.i_ ,.. ''3' j.... �$iF;r. sM -......' < -. ...,4„,.„.„ , . • ., ,t _mac 404 s.:.. t, <r. ;..a: "x ..;fir ''';. ,R'c :i, , s 41t-r4.0n s,'s4,� 44,4 �iXYt::.,...�,.m':gig f ,•;4';ifiaik' . ,„„. :. .,,,, _ ill 0 1"11.1MMillial" SCALE: 1" = 100' EXHIBIT VII C.I. = 1 FOOT Vegetative Densities BIG HORN COMMERCE CENTER October 2004 15. RNO THE STATE OF ARIZONA JANETGOVENAPOR LITANO COMMISSIONERS GAME AND FISH DEPARTMENT CHAIRMAN,SUSAN E.CHILTON,ARIVACA W.HAYS GILSTRAP,PHOENIX JOE MELTON,YUMA 2221 WEST GREENWAY ROAD,PHOENIX,AZ 855023-4399 MICHAELM.GOLIGHTLY,FLAGSTAFF :,E (602) 942^3000 • AZGFD.COM WILLIAM H.MCLEAN GOLD CANYON DIRECTOR DUANE L.SHROUFE DEPUTY DIRECTOR _C STEVE K.FERRELL October 19, 2004 Mr. C. Scott Field SCFA Design Studios 2002 E. Water St. Tucson, AZ 85719 Re: Special Status Species Information for Township 12 South, Range 14 East, Section 5; Proposed Commercial Development in Town of Oro Valley: Big Horn Commerce Center. Dear Mr. Field: The Arizona Game and Fish Department (Department) has reviewed your request, dated October 13, 2004, regarding special status species information associated with the above-referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project vicinity (2-mile buffer). In addition this project does not occur in the vicinity of any Proposed or Designated Critical Habitats. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife-related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. 16. AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY Mr. C. Scott Field October 19, 2004 2 - If you have any questions regarding this letter, please contact me at (602) 789-3618. General status information, county and watershed distribution lists, distribution maps, photos, and abstracts for some special status species are also available on our web site at http://www.azgfd.gov/hdms. Sincerely, Sabra S. Schwartz Heritage Data Management System, Coordinator SSS:ss Attachment cc: Rebecca Davidson, Project Evaluation Program Supervisor,Habitat Branch Joan Scott, Habitat Program Manager, Region V AGFD #10-13-04(18) I-F. Viewsheds 1 The following is a description looking onto and across the site from adjacent areas •is a around the site. The followingdescription of view classes: Foreground views: +/-0 to 1/4 mile Mid-ground views: +/- 1/4 mile to 2 miles Background views: +/-2 miles and beyond • Southern vistas include background views of the Santa Catalina Mountains and Pusch Ridge. Mid-ground vistas of development of La Reserve and the forground view of the storage unit facility. ,.y A,.' a! ■ r;x I t, c'Rs7j...ri tit; 1„ y {;. ,rr d3• xr•,# ?iY��r.,':' .. y s� , , ,, ,, i ,c) , ,1 ,' '' ,'',' >ny: o•}IS'3 `S4ki ¢% k} r;i'i 3 f V 3 F'r, ; ,'' f :C A,.. �;:`'. �"3' ,yA'�x.x�4 fY4L iiil!FF. !� l' ' {a, { t :t,t'5, ��`" „ 3 f t; :fa y> £p:. � f( i 1 t, sY a' ` cig 4' E 33 .t rc, f;' 'a�� S ' ;7,74;,' ''.",:!y�'9''d''R �`'Q,`' 1 9�/6 5. .S 9 4itt _ .. ERR i,� i,,r < t 'i . ', fir:sw.'' kn':5 YPI,++yMY`W..rY.£xk.�.> ;;ru.f,` dA kY'.yi:k YA:i. Via: ztr :�s<.:•:<��.rr 34 .3, ,.y i:.> ,t ,, `'i;,,,.:.: / ' 4rN> nA"c&'��r" '`.f"!:'...:i':.i 1 , ems:. �ki::':r� aNcf d0.,.. N% awl ;< g,tk dRw;'d A' ' „�. ,e.". 4. 5 i'` � wxsX?Nsr'3' Mx,i.#' "v„0 6 `?'J�d. 4''.' 4 ^fi .., i tK„c;.; iuy� 1 /44 — t .yV,o f3'➢hR � , f (<i'f;:>Y'y>w, , S3<�.;T:�y: /'>i,. <s 4 .P ,, x�3,: , r. D ,�v� ��A� �� . .# S <, �t�'L!%' , f�' :, 4 y' p :/s �r • • Northern vistas include foreground views of Rams Canyon residences due to site vegetation. Mid-ground views include Catalina State Park and scattered residential, large lot development. The north side of the Santa Catalina Mountains provide background views. 'ii1$� Y. ff' f�� S , � t w R 2 ':. <t ::.f, 3 k i,r,/' N Y,f „� � h::. r t i" :<o'��%YyY. :�/i;,��s�';' 1'i x S.L �•��',��F i �• s� '�,' t �'':'��3f�: . s:: A'4.'+d�'•"k� rya�yxs,i��.�' "''•+,�' ,z.4' Yad'�'s F <.<<�;�'Rfr'i`{:%,y.'.' t' i a •a'�..:., ,,� �'b c R, '�ny r. s �rrr,...'s< t a > i �� rK#' >,� �.:�%%',?Fr;' h::s .s,;..:.:, :.Y,' r, t� �1' �' � �q a s�, r:/..s , 4 >i ' s>;;,,.«tr, ,4,.."',S>;:.,, t V 7,' °'x wt x' �''r�,r:t r'" ..�s:¢e'r."'; . ." ' .3 i'�t' r 1:�;/�cP ;yjgy '� /s �4�r.,,,.F n w3'" ��,•e1,,:. .5irs. : ,n4,,,m Khtig, ,,,,,0,,£;,;"AN, ; ;;sr"l„,:,g yr yr' i �;;,:: „t< up.�i. ��.�.t. ARSq i > �;��A,<,sq"�;�/,R� xy;,ii..,s.... 1� �i'<��;;, ,,�%'us'�,"�>�. : .4��: q` R 9�.^� �'gs�-.,:�:.k 'dcgR. M� s;'�:<n, f:>d:, �,,✓s�:'i s�'(&;,,,� <,,,;� 'T' %> ' .ci,/'N •' a i. .t2r+%'9•v":'Sn3 ;VAN, ii�i^f, /: "i°b''.. `'"r'k'r �' � ,.d, H;>z.?�i�i�.t.'' f i/.,;Aire'<., .�k'i(..:�k.i; ,{ • ,.i.,,..yy„„.. :sy+ra:k..."tr� '>� 9%'<:..`:'':"":::�� SS RR 4.�/3"aSri,"br;x s3/, �r r:.F � ",:Y:'''.� ^% .> : '\. f";:.`i<?:":.`.. G^,'.R^ y`'rl'Yfm,;,�' � '/ rG,r/GSA', 3;' n ,.� 7 t%`;•%',yy ,,,,•,d:..,. .'.,✓a:%.,..., .,¢.'...yr•pr <.. .y"< s:2"�,; 'aR",. ya�:rf., ry.3R`.y,'„s s f ;'.' '/,fri' ',Fzz a. u A .. .. ,:. ...::°:�r,'<',.::^.r-. <'<.tr,v', :',/%;'r•,y,F�:s s�/,:,s;,,</,� /ss..:T:i riZ,.,,r,',,is�"�%ir ,. M',+y£s>:. a .:�, ,,y` ',s' ,.,,,J,r/ ,r, s„��,, '>, r" .��sr,., tr./r c �/, .i; •ss:> .<...., .. :t<�..,.,..,. ..�.....S%>.. .,. /r, t:;i rli. ,'/;'n:�.�.t� i"iii,:'r`.:,:�'.�'s�'�Fn„ai'r';%r,fGk�r,s ../ • ��"4'A.':. ..rhqr ";s...so....,,.�,,:., „dg�;`. •,,,,t%iX:,. : R4,,,,4<�uys' .s',,., /;.,,.w/,R e/ <..,.., 'rA:a,.�RdY..,.• „rsr,!,nr..:;G'r d�n'�y . 47 ,%r %'1X r . '"i' +Rw Ar<, .<,q. .,,.;, r, �..'.'.G;' rrrr'd >,'<5,'A"�'•.• ,' .��'-- �.:. .,..+rv:<,a:. • , H;3w ., r. , "'yam � . „ �£L.' > a%r:� : : „ , 9q;PoY•.9'.<ta:,.i;" uFo'. ,YP'. ,/°',.,c,r, ;. .h '•�,.y, ,r rY„- `E%'-tr• ;fie t' Nam ', ;' '•4.;. i' ' rrr�' We,,..� >A'AYNSn�'w»>r sS > _ .. '2�,' 17 • Eastern vistas from a higher Oracle Road include mid-ground views of vacant properties and the background views of the Santa Catalina Mountains. 2 4 f • n ) Y�1ry ' '%'f d � 4 . �y4 7 F' y,< , , r.nx/ q p • • t •' '� :: ;'pia: - o.. a >':y.: ' .yy;z, ' s ;�s,,',;s. "Ww /fm i '''^, sue.. agi, / , pr,:�',+q„.y' S /.a. ay', E3'/s,{>rfs , y,�f/:'' "�,..rna>,v,f> � i,.a`,.., }q�• x V.&6,,;,q( f,Y':':...::. 3 •***-'' '' ,W.%°,>> { k ,#,��;i..`..,.....�y< c.t;•...._..._.___�.,�i:.,[..r.._.:.:..i.,''a-....,.�3'�,�..,....i....�....,__ .. ...�t't .�....�.t...t:A�:,z>�'... .,L�i..........� • Western vistas include limited foreground views across Oracle Road. Mid-ground views include residential development west of CDO Wash. Back ground views include the higher portions of the Tortollita Mountains. : :..:..:.. ..:'.,.r.,,,....;.f✓.s.':' >:rs,: '<;;>:r"< a.Y<.r<;'Y.::(S%.';s.so.^[,::ih� •".;:3r:%S,e'��'xr:'%:s,eo::'•'::.�":f:::a`.>".:b':::,'"yn iff;;�Y:::rb:,;,. Y;;�":>:> .... <,.. :, • :�;..r:• '`k •y',�'^.y:.�.< `'r).4. •.N: .:f:.ly.Fi.3^. .:f.`.. .. •)..%,./J. w.1 ..h.,>:o��.">'S • a.,:.,;...' .�r3;15.'s" •i�>,Yw,'s�'[^-``"'r'r,> A>."r,i <,.(',:. ;L",:b •y"<��.';''' r.'v,wa+' ..:{4^' ':n�: ':;:}°a a5 .5x Y/i /;.yy:s f;£#. '':>;7:f.�.f 5;,..sr;. ';s'>>.!:":";!^?5 s 5..i: • y;� o,?''.>:!'.��%'.r`: <41'��GG ,,c ;a:,si9,a;:rc`,^,r t.'::Yp' .:n, k.,:;,.. o,s>>,F'':¢,«:. :kg4„ %' W"n f"fi .L f;Y'3°�»"...;::f�`xr`3::YYY'��,�v�.%.ffrff u :4f."/':RI`:......'.n>:k� ,Y ".HYC`.s>..,i?.n'<n t.Y,?'a:y ' t`' �S °A..�, FG<.. ,>.ry :;Y ./p •,':;':.:,:.x,'.:•e'r•�yr.>.<y,:. 3s f!< ;yw�..,,ez`j;:i;rFsq�;;. ;r:5 � ^' •a, :3 ;s'� fy s':, ✓:.�uY� �.t rs<»"�; :tt� £�N:2 ;:rl .4.x�4 Ui .o<. 4'.. ' R::aY ,d• "t. � �df 'x'".��gpn�f�, � q5 s '' ;m'6:s% "Y, Y r r T%I''s,;' <,s anff;, ryas; .r/,, ii'� ',,.; ;>r;$�,F''"Y r *,z:,; ";:>'u,m'f,�u>,''$F '%y/r.H",aL> '.;Y>/ <l; "3 <t* f'��,✓'�i',/'��.yYs33ai �".<,.�f,s.'a, .�;, '"I''� ;';S /'�r"`v�s''„>, zy�;i�'�i,' „ rf;• �H„r;;'.,,;;%, o! r , 'f >,f „�,•:'i n,s"';FS�"'fm'`p�4,F;;; yYf'r;',: <.';, 1"�."i S fk x:3•� •�y;r�,:>n,'a`rr �,/t'''',as../;A: ;% i/¢ n !' �. " ... .Y<':'»',s .uc. 'G."::<'..riz.•3¢f"`."/id'�,»P'�'".agizs'./k3S?p„33tsoc,. .. ,.��r :'... : :'.�;<. ,./ ./r/F'/",>ar?'d„4s y">.:x�%'%a�""'3S'��• ».>+`. y.y, '..<: ,��s;-� 5�";7<,;. ,fs.�r,:.-,u�;,'.';q�„�; ;.x?�;;'�r v,:>y."'y<.3�,. .n:� YHo $a Aa . NJa. 3 Y. f >4or0 .,,�k18< `x 9 F � ' • yr `ass �'i -'• �,�, :, £3' <yR "''E''°;"'.ate ,s':r �ffi'"'`F sac•.>. �•r��,i.Y Gf",��i',' � �: 4r'3,c �mett�.fd' < ' E✓,l, "s 5, r�", ,. 3 o i64> .S • •,• .s4''. �gr<?a�'y:�• �;:, ,�<,�� r • .'�' ¢ •�: ,1 eftaar •. ,� ofe•Witgea K' 2. In general, the site has low visibility, but may be considered moderately visibile from Oracle Road if the drainage berm is taken into account. The site is not discernable from a I/4 mile away. Visibility from Rams Canyon residential subdivision is low to medium. Vegetation along Rams Field Pass Road screens the majority of the site from the north/northeast. 18 t 1 i t /// L /;Z/ 1 % i 1 • ' N.! \\‘'.., ,,,„ � ';� , 1 f if f/' ' '/ ' • /i i / // / . i / '' /j/// / i/ t 4/'• '1 //: i ii/ : , // ff j \ `` �Low ... ,•✓\ 41 ..;..„.-----tri- - i --.,,,,,„ , ,\. 04,4 "ill Rill ilts$,‘' '. \ • ;, i / K 7,' ,. • \\�I „ , . f: // : „. , ,./ ,-. ,.1 i , / / , / 4, / . / . ....„ ,,,-4. - 414 ‘ - N \ „ 1 , .. / ./ / /°` / . . .�/ // � \0 ' I • roil './ \ 7 / % / / / / j_ • \ . g1./,„ o \� / \,,, / / , sv / (' ~\ '\' /.. \Ilk.; 0 / 3,......, \ \ / / / i / .„ ///;// ) ' • / ,• ///��i ' / / \,..•'jam• /,,,/ i Fa , • i , Vacant / \ / / / ' LEGEND-- Site Visibility ,r.... ` ,/ Medium ‘-.„ % f //E'.i ../, ,\ /'•/./. / ' , . \ Cr 100' 200' Mr allilmm111111.11.1.17 SCALE: 1" = 100' EXHIBIT IX C.I. = 1 FOOT BIG HORN Visibility Impact COMMERCE CENTER October 2004 19. I-G. Traffic Existing Transportation Network The following graphic illustrates the existing roadways serving the project site. Oracle Road (State Route 77) is a north-south highway and principal arterial serving the site. It is owned and maintained by the Arizona Department of Transportation. Tangerine Road and First Avenue are east-west arterials connecting to Oracle Road. Both of these roadways are located about 1.2 miles from the site. Tangerine Road is also a state route maintained by ADOT. First Avenue belongs to the Town of Oro Valley. Rams Field Pass is a collector roadway that intersects with Oracle Road. It forms the east leg of an unsignalized "T' intersection. There is a southbound left turn bay with 300 feet of storage and a northbound right turn bay with 225 feet of storage at this intersection. These turn bays are deemed adequate for the existing and near term volumes. Northbound u-turns are not accommodated because there is no turn bay. This intersection provides access to Rams Canyon, an existing residential subdivision located north of the project site and will also serve Rams Pass subdivision, a proposed residential development located to the east of the site. 1.a.-e. Physical Characteristics The following table provides an inventory of the roadways serving the project, including the existing private access road along the south and east boundaries of the site. This access road will provide shared access to the Shurgard self storage on the south side and this project and extends through the site from Oracle Road on the west to Rams Field Pass on the north. The joint access is identified in the approved development plan for the Shurgard site. The table shows that all roadways meet Oro Valley's minimum right-of-way width requirements in accordance with the Oro Valley Subdivision Street Standards and Policies Manual dated May 2004. All of the roadways are paved. The aerial photo shows the general lane configuration and intersection geometry of the project setting. The photo was taken in 2002 and predates the Shurgard building and the access roads. 20 Roadway Inventory Meets R/W Width No. Lane Bike Bus Speed Roadway Segment Jurisdiction Width Regmnts LanesWidth Route Route Sidewalk Limit Oracle Road: First Ave to Tangerine Rd ADOT 250 ft Yes 4 12'-14' Yes No No 50 Wi Rams Field Pass Oro Valley 50 ft Yes 2 15' No No Yes 25 Shurguard Shared Access Private'"' 45 ft Yes 2 15' No No Yes NP _Big Horn Commerce Center east access Private'* 40 ft Yes 2 12' No No No NP "Estabist edi7 Dkt 11564,Fy 3907 Aerial Photo of Pro'ect Settin wipt_ , -*- 1 - ,•.,; :. ••::.': ".• ...1 '117t:,'"'::!:;iljt'•••':!.....-!:.::"!'•:',..':•:,..,;0•:!:"'l:.:41 ki.,,1 ,4,„1„. •• :•' ,.':•...: kIN#?;:;44*4i VP.0,, . ,r,' a t • r@ t n p t f' 4y�y, �g :.:t4 X1'R'":::>: 4470 3 i « i,.....-:f?.:..•t-:,,• _, „' y� S 1< _,•,4 1'':;:,:•!: ''..'.':,;t•'..k:.-';,„,:.::1 1,41'.•;::-,..:•2...:.:•'''.'•'.':-,'"'o:,•t.•"I..,:::i!-'.,•"....,,::.•••'.,:,..;.„..2:-•,y,,,,,,,,,:,•.,•,4.,',.,.,-.":,',.„;,o0,"•0.:•10..1'l..„,.'i,ti'•.••...,,, i. q+' o :::.; ..-::•':''::iii. ..'..,..;:''.:::.....1.11,... 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"✓9�y, ... • .1 .76f%;s.. %y�,�/?'�b":.•,� , 1 t�ai£i� ',y7�:.,...y ,�` r. F !�?i"' �I l'•yki<S�i ��' S:'�., q" �'� 3 F. any <?$f. 'a`v •,:',°. y..•,,;:',b<, </ rt' 4:.Yi;i•`.'i',',, ;/y L. Y 4'.."U;•:ul" Zft '!fYS:, '�"': E�9 a ..u'`vL�$�6'my 'vn< � �'/¢,,rt.� ^OVA7.,,L''T k,4n^�; `�.� v�'.,m � ;3; .�'., 1"< , e:�,.[.`.. 9Y:/< ,l. '> �:�.: ,�. '!�� `.br3 ) 2"'?YS, ':ti' ,�v&'.r�<32< ,L.;�, ,'a.�'.:< ..• �y' y. :,::.. :': ^4Y„_}..-n$, ..T'., -'7`f •.. f?f ,2":'- ,;, ''''''''' . L '32':. ,, m 4' .:.c .. fYn,i"r.Yg!by.�.:,.,. vx�.;� . .. ,.. .:..m: � '•f.,..4r ,<%'' .� .f ....,.s�:'; �:;�.....,s��',x... .. ......... <.° :°'."✓.x'y�`.0 ° ': :z:`:'':F�7;? �r;,r"> � :t.:�zz �:syxj. �,`�� ',&:2! ?. Gr ',:.,... ,:, s ryi° .:.,°, �r» :..� :, ' .w,�,f.,. Fe x ?.< a '..? .y'�tY�' "�. > P', / PE m,<. 6 ... .. ' W : v....:! k�'„ ggq .�. :,:;. ,5 ....,Ay 3' < EXi '�', , .rf�v„A04,rr'6 y2,° , ;a,'Q'.^.:.i°:i' �..J.^�.'' ;';'' Y :rS;;;;< /,'f!!,',:A,:.o.. ' i:;<,,',<f'' ;';%,,, k?>, f 4 6 .;,?'''''tl,wIr' • L;'a�14 4 a'> ;.. `,': er '°. -',4 `E.° �s.'r ,),,�.'o,'YL rF. !g ;. '„``:,'e", :!ky.°:.,a; ",,4,' •• ,_rs v 8' ';t •': i�' mot: g.. , . . • X^ ,.. .. 4 <... ..... �!a4','.. .gym. '%. . x: 1.f. Current Capacity and Level of Service Current average daily traffic (ADT) and level of service (LOS) on the roadway segments is provided below. Recorded volumes on Oracle Road and Rams Field Pass were provided by ADOT and are contained Final Traffic Impact Analysis Report for Rams Pass Subdivisions. It should be noted that the volume provided for Oracle Rod, between First Avenue and Tangerine Road is much lower than the volume shown on the 2004 PAG Traffic Volumes map (50,300), which is believed to be an error based on 2002 and 2003 recorded data and traffic volumes on the connecting roadways. Roadway capacity and LOS were determined by using the Florida DOT generalized capacity tables2 1 Prepared by Entranco, Revised October 10, 2003 2 FDOT Quality/Level of Service Handbook, 2003 22 Current Capacity and LOS Functional Current Roadway Segment Class ADT Source Year LOS @ D LOS Oracle Road: First Ave to Tangerine Rd Arterial 28,400 ADOT 2003* 32,700 D Rams Field Pass Arterial 900 ADOT 2003 8,000 A Shurguard Shared Access Private 165 EST Current Big Horn Commerce Center east access Private 50 EST Current Estimate based on ITE 7th edition trip generation rate d 250 trips per 1,000 square feet fore 62,500 sf mini warehouse 1.h. Programmed Improvements Oracle Road is scheduled for widening from four to six lanes between Calle Concordia and Tangerine Road. Construction of this ADOT-sponsored project is scheduled on the current State Transportation Improvement Program for construction in the 2005/2006 fiscal year. This project includes widening along the site frontage and will include reconstruction of the Rams Field Pass/Oracle intersection. The throat length on the existing shared driveway on Oracle Road will be shortened. 2:3. See Exhibit "X" for intersections within one mile, as well as bicycle and pedestrian ways. Existing Roadway Network-Exhibit"X" v=mile , TANGERINE R® • Legend: Project Site Project Access Princi le Arterial Minor Arterial Local Street Scenic Route Bike Route Suntran Bus Route • Existing \ Traffic Signal A"0 ® Rams Field Pass s ' 23 I-H Recreation and Trails 1. Catalina State Park is approximately a 1/4 mile northeast. Coronado National Forest is approximately 3/4 mile east of the site. CDO Wash is west of Oracle Road but has no designated trails within. There are no designated trails crossing the site. I-I Cultural Resources: Archaeological and Historic Sites A letter and report from Dr. David Stephens, Archaeologist, of P.A.S.T. with the following recommendations. See Exhibit XI,page 25. l.a. November 13, 1997,Dr. David Stephepns performed an on-ground survey of the site. 1.b. There have been no previously recorded archaeological or historic resources existing on the site. 1.c. The probability of finding cultural remains on the site is a low to moderate. 1.d. The consultants of this project do not recommend further studies. I-J Schools 1. The commercial uses proposed for this site do not have a bearing on the school system. I-K Water 1. BHCC is located within the Oro Valley Water Improvement District. Mark Moore may be contacted at 520.229.5000, or visited at 11000 North La Canada Drive. See correspondence from Mr. Moore. See Exhibit XII,page 26. I-L Sewers 1. Public sewers have been constructed within North Rams Pass Road, G-96-087 (8"), and Along the east side of Oracle Road, G-83-041 (21"). See Exhibit XIII. I-N Composite Map The Composite Map (Exhibit XIV)represents the overlay of significant site elements: topography, hydrology, vegetative densities,wildlife habitat and high site visibility. 24 Mar 22 02 02: 21p Rrchitural Design Group ( 20) 323-3337 p. 2 03/22/2002 11:09 FAX 206 652 3710 SHURGARD LEGAL Z 002 02/09/1999 13;12 797-2541 PRO LAND PAGE 05 • piNST • • s norrIsmONPI RHCNelcotcGtCr.L • rN teC• .,T rl:Ctct4CLOU,Cr • Novembet 18,1997 • Mr.Klt Donnely • • 1980 E.Palisades Road • • Tucson,AZ 85737 RE; ltep= Allied Signal I xpacaion Archaeological Survey PAST lob No.97553 Legal: Portion*Sec.5,7,11•T12SJRI4E G&SRB&M Dear Mr.Donnely approximately 31 acre survey at the Allied Signal Exp sior. Personnel from P.,A.S.Y. mmdl�uod a I personday,property on November 13,1997 located in Pima County steer Oro Valley in aaticipat an eland development. The field week consisted of an intensive art foot oriels g,:of the prieperiy by our eta#in order to identify rind locate any cultural rescurcrs, herons or prehistoric. within the property boundaries. Field personnel (A. Lonhart) Were spac ,nmet'iy partin a Series of contiguous corridors with ally � ,0 meters a Bud crossed the subject property the �,etctworic areas of a creme slaps aged leas intensively. General'conditions were good far conducting • Grotuid visibility was moderately awned by the presence of trees, shrubs, semi-shrub:4 succulents and grasses. The orisuaal land-form wee mildly diieturked by historic alterations to the grad surface. Swop:for an occasional - isolated artifact there tore no eeelface indications of erebatiolostred r000ureee on the property which roams the minimum standard for recording as an erebeeotogical site or that would be eligible for inclusion o inna Natant son the Register of Historic Places. Archives at the Arizona State Museum showed there subject property-. Based on the geld methods employed and the observable eurface indications,there does not appear to be sufficient evidence to warrant further archaeological studies an the pcttpetty. Although I do not endorse Additional archaeological studies s for this project,ground disturbing activities on the prepetty should not commence wi The ut authorization byte agency a rchaeolagist(s) and the Sty toxic Preservation Office, as appropriate. likelihood of buried.rgaterials being present ie lowimoderate. There= ainc the possibility that ground disturbing activities could reveal the pedenre of betetofoce tendiurivared net_ umological resources. If such materi le are discovered construction activities should stop. Consultation should Stateiated Mtnso with to aacass� poizant tential an archaeologist, d if applicable under ARE. 41-841 er seq. tin .Arizzaa significance of any artiiaea or ibsaures unearthed. Under State law (AR.S 41-801 et AFtS-41-344) if hint skeletal lemmas or funerary objects ale discovered on either public or private lands the Arizona State Musowu Should be contacted immediately. • Thank you for the opportunity to work with you on this project. If I may be of any flirter assistance please do not hesitate to contact me.• Sincerely, • r-j David V.M.Stephen. State Aaiaquit ice Permit Na 97-048L EXHIBIT XI • C.nnddnc 8.Ad2. Tsi.pkanc 12R aTS.10if' Aetispioellsa MN E.Gati.rRaneh AMA Iei are_sas s63i Tam.A,ir.a. 25 0730.9602 Vie October 14, 2004 CSFA DESIGN STUDIOS 2002 East Water Street Tucson, Arizona 85719 Subject: Big Horn Commercial Center WATER SUPPLY Oro Valley Water Utility has been designated by the State of Arizona,Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. This development lies within the exterior boundary of Oro Valley's planned service area. Therefore,water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water improvement plan identifying but not limited to: Water Use Fire Flow Requirements Offsite/Onsite Water Facilities Loops and Proposed Connection Points to Existing Water System Easements/Common Areas If the existing water system is not capable of meeting the requirements of the proposed development, the developer shall be fiscally responsible for modifying/enhancing the existing water system to meet those needs. Issuance of this letter is not to be construed as agency approval of a water plan or as containing construction review comments relative to conflicts with existing water lines and the proposed development. The comments herein made are valid for a period of one year only. Should you have any questions,please call Mark Moore,New Development Coordinator, at 229-5017. Sincerely, Mark Moore New Development Coordinator cc: Alan Forrest, Oro Valley Water Utility Director EXHIBIT XII 26 t. 1 !tr./ c.r ? . i ,: 01.! 1 ,..- i th in ____ ,.. i/ ._ . • N... . --. 1. - 194,, 1,.. 4 !'7'60-11,:ii,pg : -0 , ..-------1 f I 1 ....6.# 7i if I .,00 93 .1_I 1 .• Ar" ,„t / ---_-::::::-------r— i t---- 9 ---- . ..... . ._ •\..___....„ _... .. •..- , -----:- ' --- - '49 ' ' ----. .097 A ,0;:e.,V,,, Q;3.. 00.1°1/7 'it, 1 ---;;„e.---:- F.,--- r‘• _I .._.., ,.., +to • .'• 1 .. _ . 1-- - '' . :;*AZAS ' ."1,1 - 51 fr Q. „„/ ....,,, / 6:, '4---- .., . _- / / 'N.:- \ -4 i;)---<49' ', ‘ ,,,, ,0 t)•''' ,, ,,to• ,,- „, "..'"-- ."' # ol.'<o/.5 - - •••'' '. '71q-81---- /, .„ , 7 iffr _,.._--7° ,-, • - .mi,• , AceP •#•X' - • , , / #II ,,4,,,._/0 _____-_. ., 0 .. -09 ..._ ----- : -- -- /1"' — ' ._ %)„'--- : \ ":-----%. [ • --,,,._ • # i # k. 0" ./ co'' l'N 9,1'' PROJECT SITE . .. - . . . 4 ., . . ,,,,./ jz,tit• /1061"b . .. . . i• _---- ----------- ----- VP EXHIBIT XIII BIG HORN Public Services COMMERCE CENTER October 2004 27. „ ,, , ;•,.•• , , - / / ,, ,,',.;' f '-/; ''f I• ••,,,,. . • „.",,, f 6% / , 1 , ' •,'''' I / I N . .„ ,.. , . . ,,,-...,,,,...,..,. „..,„ ,•: ::' i .,/ / , ,----• ',."- ,- \ /.- _,.. ....:,,,,-,/, -, •k,:s \ ,/,' Rams Canyon -.• .--c--,,,,;.-.,:,--,,, .. ,i,.. c, \• r /7/ , ,,, / ;', , / •i,/,/ ,/,/ ,.:,,,:::,s- .:.,,:;,,,. ,,c \ ,,, / : 7., ',\\ ../ ../, /// //' ov 7':' : , <it . ; / '' , : i , / , ,,, • ... /„ / /,,,../,„ „.„,....„ / "/...4. /,''' I / j/ , ///7 ' / ,' ir ti ., •••• -\ ' ,- ' \-, I' , •.***A.',-,. \ , s\ /1 \--.. ,-. • \ "7 ,/x/2//./ & / 7/ / / /A/77/ . ,, ,-.' / • ,/,,,,, i 0% / „,-, ,,,/i. / ../ ,,, ... / /// i / / 1 / ,p4V t / / / / l // A 1 1 / :. , 1, / \ / ,/ ' / / 4/ / / i i i ,/ / . ., / ; / f / ///, / / i 1 , ',/ , . ,'%/ \ \%3 / j, / / / '-//. 2'; • . '.;' i % // / , , r ////// /1 • ,,, \ f / I , /,- - / • A// ../ . ii, ./.2 7,4%(:.>” I 8 \ \ // / . \ . :''.. / „fp,,,7 ‘ \ >( / / \ N /// /‘‘ , '•--,,, '// . ,,,,/ . , _I\ /7,7/1 ir 7 ---‘,"•. 'X „.,' ,' • / ; 7 ... . .,,, / /1/ . ‘ / \ , ,/ ,..,,.."1 k \ , r/ \X //' ././ //‘ ' ' , ` '.71 \ „ \ \\ / \\ / \// -.3,.-A--- ///,/ . \ ''''' j'/,:e, is. ., . . / „,. \ ,s, ./ / . , •f \/T/ / : , , • ' \ ' / /\ \\ 1° \./ ///i ,,,,,,:. , /,/ x/ '' • I. ' /'\ Topography, , , '. s , 1 „ ,) Slopes 15% or eat , ;.- iNotes: , • . t Vegetation The site is, within the Arizon: ''',-,.. ,- . \IP + ,High Vegetative D Upland, Subdivision of Sonora :risity / ••••4 '' ,•••• / ' ' Scrub - : P,-P8Prt-', • ' ••••4 ....,., ---•,.. .•••• •-•-•-•-4 , • ,,/ ••• Hydrology There are no areas of high -----100-Year Floodplain visibility. \ 0' 100' 200' SCALE: 1" = 100' EXHIBIT XIV C.I. = 1 FOOT Composite Map BIG HORN COMMERCE CENTER October 2004 28. PART II - LAND USE PROPOSAL II-A. Project Overview This report proposes to rezone approximately 3.2 acres from the existing Pima County PAD CPI zoning to Oro Valley's C-1, which allows Commercial uses. The rezoning request conforms to Oro Valleys General Plan designation"Community Commercial". This Development proposes two buildings with covered walkways visible from Oracle Road and Rams Field Pass. It should be noted that approximately 50% of required parking is located to the rear of buildings to avoid the appearance of expansive parking lots. In addition, the subject property lies an average of 8'- 10' below the existing grade of Oracle Road, which allows preservation of view corridors along the eastside of Oracle Road. All buildings are proposed to be single-story with setbacks and bufferyards in conformance to ORZCOD. The proposed development is a Specialty Neighborhood Retail/Office Center, which offers support services convenient to residences that will minimize travel times. This site can provide both a neighborhood and regional convenience and be considered a preferable location for "going home" traffic, allowing much safer in/out access for north bound traffic. II-B. Tentative Development Plan (TDP) A removeable overlay for the TDP has been included for use with this report. II-C. Existing Land Uses 1. The proposed site zoning adjacent zoning boundaries have been delineated. See Exhibit XV. 2. The development characteristics of the proposed project are consistent with those of surrounding and nearby development. The use is proposed on a site that can support such development. II-D. Topography 1. The proposed development maintains the natural topographic characteristics of the site with minimal grading changes. 2. There are no natural slopes of 15%or greater. 3. The existing average cross slope of the site is 4.66%. This number is derived by the slope of the drainage berm. The drainage berm will be removed, thus reducing the average cross slope to less than 2%. The Hillside District Regulations do not affect this development. 29 IX, / ! •' ,."/":"/ f , ' I , , •,';. ;, • ; , : •:',:'',' / I / /,, ‘r ' / /;`,.." ; / i : f NN:i • ,.--:,;, •:-.;•...„ . ••..\-\.•,`,.:•••'-', /4// : f / 1 \;....:\'•\ '- --- • ‘\',-: ` . .//;„/ f ; / „ -- •\ •' ,•,,,///' / f/ • / ' / A / / ,,.......,,,,:„...:;:,,,•, , \\, .' \,,,// ////// /V i • /ii,-;;;::::::=7.:;,,,,., ,.\. PAD ,, ,/ ,- 4, / i /,),,,/,':„./,, „. . ,,,,,, ., \.„ N , ,,o, 7, .. , , ,,,,,,i, //„.../„.., :,,,,,, ,,,.,,,,,. ,,, ., , . /, / .4,,,, ,„ ,,,, 4._ ,,,....„-„„ „. , .,,, .„,„ ,z,i , RAMS CANYON ///,//7 .44•1 i ;, f / 7,//1 re/ft/. i '•,,. Niik,'",;s''''•<:' >2''\jr7 '< /1 I/ 1 ' r 7 r/////#/ //.7// '.\t \%% \''''''''N,.•''' .'• ''''N, \'' /1 lie / r./ / i / i // ,,./ //.•//,' ,..0, ,, i 1 / /,//'fr ,,„ ,/./ „.. , ,,„,,...,, ‘,,,,,\ .,.. . ••;,,,,, „,,\ // //i//7 ' / / i j ../ / • /„., / \ • •, ,,•••••"'_.b, ,;,;.., .,,,, , ,,,, ‘,,,,s, •.,,_ N /b i i „ i ; ,,, -Ns, ‘ •• '\•\,• , , /..4<,/,,„ ''/ ,,! „ft, /A \,,,,.„\,, \\\., , N4- •, \ , r i , / , „,/ Afi./'/ f-,", •';'// -N' ; \ \‘'..k \N- \S\'''''t', \, \• / /, )<7;./ ,;,,P,,, ./ \ f / \‘\ \ : •.\\N`do •\ N /7', "„ ,,/4+ / c' / ; .?` //. '-‘ fr 1 '\. \ •• 1 ss \To. / , ii 1 ' /, , ,...,/,- • / /..,/,.22/.„ / ./ e 7k.,. • . s • , • :/ *" . .•• ‘N•/‘\\\\• \• ( // ',/ . ,ope/ : ,/ 1%. , „ / ,„/ ,/,...• .,‘ , , .,,,,,, .. \ ,,,,,, , / 4„,‘ , • , i/ •,...,.., ,1/4„.• \\ *t-'\ \,C' / / ///,:/ /.. z :'\ \,,„ s,, I l'''',/ .. ' \" ' 4 4.16:i -L,-," />//- ,//' ' 0./. /,/,/ \\\,. -\\\ „„.* Aktbmi, . • 441,/ • , • . / ; / •••"/- \\\ \ . / i/I / • , /- ,,-,..../ / • 4 . / \,,, . \ 12, . -\,, 4'1411t, \ / ''\ '•\,, / •' / \T.?: \ „ / • .4/-/./ • • ',, • / / ,.\ ,\** ,01&*. \ . \iter,;-'s / \ ,, • /•;,.'/40/ / • \')<2 • \ -a! '.1 W.74 \\ , /- ,,,/ - '\ /./ •// \ /// . • ‘ / ,i,,,, ./// \‘‘.43 2 ,,„16-... j. ,r.„1/4\ ‘ /.4' ',A xr 1 ,*, Y\ _ tzl; 41 ..., ,r21,,,<,,,:•:.t •• --44›.----, /,' -,/ • / ' --Nr----\ ''' //'' • ‘, # /\' .-:-.. •IN \..\ / , 'OP 40. % ›\ 7( '''• ' Ay-- 2 ‘) \ `),>--,` \ -., •#, >•7' %%.\, , ' ''' • .... ,,, p.A. , , •,, / \ /-N",.;,,,,, ,\, • 7/4‹.• \ N, , 4 \ • , N ', A\ . /// .k . e•\•/ / . ,/ . , //77 • -r/ ... - ,,--;"///4" / .----- >\ '-, • ">'\:/ '< ' ,- ,,-/'''' ps,, ,.//' ,,,/,'/ • i" \ ; s.„, 4. , .. le / ,re, -:: ,, : ' \ \ , -----4r \ /,/ „.• , ,_,, ,, VACAtit ...—......„, -,.. • • .V' / f'/ • ..„...,,, (......„ ,..., :\\ \:\--" ::>.•?1\ ' \ -'-'\ A % , T..p . : / ; PAD / A , , „ . ' f i : SHURGAURD STORAGE FACILI •//' \ -'"---- • / ,, i i• • •zo tic,„,, \ 1 1 id • • , / / k ;I: ' / ''',1 \..... ) / i 7 ''./ N . \------"' ,, . . . / ,........., . . • , , •• i /./ / /,..-• i .......„..„, . \ ,- i ,/,.:',/ i / .: EXHIBIT XV IN 0' 100' 200' REZONING BOUNDARIES Mr Imilmimmilmmumi7 October 2004 CSFA Dew' Studios SCALE: 1" = 100' C.I. = 1 FOOT Land Planning, Native Plant Assessment, BIG HORN Landscape Architecture, Urban Design COMMERCE CENTER 30. ar/'� / /r"{ / /;! i{;f ; FFF f f \ r 4 ' sp,: /gyp` %' f ,,/ \\• '•% RAMS CANYON ...---, -.....'.L/A.///.4e•-•-• ety,/52 if ti .::4--.,,,,J,::,-„..4.: ,)E :"'-,1.:0..., \-.--.. .....\,:\\\- ;A . ,:•ONT YARD/ / ► ` 3e DSCAPE BUFFER ,/,'i/ I -4,-' / :` i 1 ////,;4// ,','-;) • ,Nti i' ''''' , 4- 4!' f . 44 w `.� '� `t � \ \ ', �' \ >\ ' i/>'' i x.....: Iii .:: \kqk, y \ • • ' � 17• ` � auk 40. r� • \f*//, -4 a . / t �� \ n AIM �. r.,®\ ` ,' ` x / : \ /...,; .:.--:./\ ...•\ , .„-)/4400: ,... . , ... -, . •-,.., ,,,.. •••:••• .:., „. ,:._ ,, A,..\\,....i....„,„ . \....,_.....,......, s, , , - s.:4•:: -,../,./../ ,0,-. \ A, :- ,,,. •-•-7.4.:,.. . .--,7.-\-- \," ..., ,••••,.: \ ,-,/ -,, ...... • , ...,..,•••••-•---\,-\, ""-../.. „•-: \ ,... , ...:-. :4* ',,,,.... , „,....), ..?ik," , At. . .,..., . / -.,„,„\ ......... - /,‘, ••.: ,....„ .-,- \, ..re).- : ••"N., Qs, --- -\\ - , - , ..: ........\)2, ,0„,::: , :,.... .. ::::a,.... . ..., „I, , ts` / , , . . �'��*Y': :,.. `� y?? ��-2 // {\ . : c--\.\ ... \ ' '54 jeo.. ::.. / / < ,.....-'- t•I ,, \ VACANT f \ �. T-P z SHURGAURD STORAGE FACILITY ' \ `\"`'-, t °\,�ti {,,-" 8 s. i' 1 EXHIBIT XVI TENTATIVE ,.\ o' 100' 200' DEVELOPMENT PLAN Mr 1=1111. 111111IMIIII October 2004 SCALE: 1" = 100' CSFA Design dim C.I. = 1 FOOT Land Planning, Native Plant Assessment, BIGHORN Landscape Architecture, Urban Design COMMERCE CENTER 31. 4. The entire site would be mapped if a new average cross slope were calculated. 5. The entire site will be graded. II-E. Hydrology 1. In general, you can see from the preliminary finished floor elevations shown on the plan that the site will be filled to raise the buildings so that onsite drainage will work satisfactorily. Five culverts are provided under the north entry drive to convey the 100 Yr. flow. Detention ponds are included along the southwest & northwest sides of the site to reduce out-flows to pre-development levels. Finally, the Oracle Rd. ditch flow will be separated from the detention ponds by a new berm. 2. The floodplain shown on the PART I Inventory&Analysis Plan is not a natural wash. This is simply a ditch flow created by the Oracle Highway embankment. Since it is such a small flow, it is customary to develop out to one's property line and confine the flow to the ditch itself. 3. This project will not create any drainage impacts to upstream or downstream neighbors. 4. The proposed site does not have any large drainage or erosion problems; only standard issues. Five culverts are provided under the north entry drive to convey the 100 Yr. flow. Detention ponds are included along the southwest & northwest sides of the site to reduce out-flows to pre- development levels. The Oracle Rd. ditch flow will be separated from the detention ponds by a new berm. Any areas that require rip-rapping in accordance with standard design procedures to prevent erosion will be provided(possibly along the north side of Bldg. No. 1 as shown). 5. Generally, the proposed site does not have any complicated drainage issues and thus, simply adhering to the standard Town of Oro Valley Drainage Standards will address all issues of concern. Also, the site is in an Oro Valley Critical Basin and therefore all landscape areas on-site will be involved in passive water harvesting in an effort to collect as much extra water as possible. II-F. Vegetation 1. The proposed development is exempt from the Oracle Road Scenic Corridor District and vegetative requirements due to the depth and size of the site. Preserved and transplanted vegetation will be a function of the Oro Valley Native Plant Ordinance. A Native Plant Inventory and Preservation Plan will be prepared and submitted at the development plan stage. The status of specified individual plants will be determined for preservation, transplant-on-site or destruction. 32 i edging: ti , ` /ice/ ty ,s, —... ; /. / �i/ / / /// ...�/ ` ` ti t i ..w ^Onated W , i; i ‘,;/ /21:,.>.:. , .1>., , i 09/ 1 1 4°/ ,,</ /7 j/4,,<"--4,' ,,,::::7111,L1‘.,.4. . , ' pipes , /% r• /,' //' J •�� • \ � '� /, RAMS CANYON / / /j/ N fri j i / //l /// / •'�_,�` ',.\�. ''`\, `` -i, ..- new , ,, A •' ; ; 7,/,, y,////e , -- -Attu ---X: '*-t -•zy i , T �. / \ ...N N k.,\,,,, \ / /,/ / vif 2 / i ,./ ...,<, .,,../ ,,k, , , . : /. ., . , / • ,. , 4, : / N, .,,,,,,, ,,,\ . , . . t,, . . . . / , i / -.. . , \\K'' ' ,, , .,,,,/,i.uutea7.‘„ 77/,. /. / \%\i'll. '..,\,\\\. ..','',,,I..\..s* \It* 'S"41 -#12.\\' '''''\ //4///'. \ ''';',:;/,/A,,,,x7../. ‘ \\/s `\'\ ,-,-,,,,\ I. ' +, \ vg,. \ 0, , \ ,,,‘, • „. . , , . . _ .•, 4.0),,„ ..- , ,,, ,,,,. ,. • ,, .. .,,,,,, ,,,\•<\:\ ,,.. /�' / '\` •/� III 4 �.�t., \\ 4 1‘. , li \\ `...._ .,14,:..•��t \\ , \\ '' . I IV"' ') \ \f 4*. i / Detention : //(A.,,7 N. \ -\\_,... . \\,441to AFE42.6 Ask;\ \\ /\-, 0 ,.. .\'' 1..** ---;----' ,ram Kik ,•\ \y "�\ // v. % v . edging c ',s.lik:. ,\4440\, m,,,,,, M \ \ ' r HURGAURD STORAGE ,/ FACILITY '., �r I £ '/ ( Weir flovic iiiialigh Outlet s'- .ter es at . ,�__ 2, 10; 25 d 100 Yr. as shall not ex., - . LEGEND 1 pre-development Ieve \... ,•r\ \�,, Combined/pre-development 0100=14r5 cf/s • • Shurgard Drainage Report Residual-ponded wat Direction o flow snail be`i out EXHIBIT XVII f '\ 0' 100' 200' Post-Development Hydrology M. 7 October 2004 SCALE: 1" = 100' CSFA Studios C.I. = 1 FOOT Land Planning, Native Plant Assessment, Landscape Architecture, Urban Design BIG HORN COMMERCE CENTER 33. II-G. Wildlife 1. There are no sensitive areas the TPD, roads and building envelopes encroach into. Therefore, mitigation is not required. II-H. Buffer Plan 1. Bufferyard "B", 30', is required along Oracle Road and along Rams Canyon Pass Road. No buffers are required along the southeast and southwest property lines. Five trees, five shrubs and ten accent plants are required per 100' of bufferyard. II-I. Viewsheds l.a. The TDP will have a moderate to low impact of visibility from off-site vistas. There are no on-site areas of high visibility to be affected. • Southern vistas include background views of the Santa Catalina Mountains and Pusch Ridge. Mid-ground vistas of development of La Reserve and the forground view of the storage unit facility. Oracle Road, southbound, and residents of Rams Canyon will have a low to moderate view impact. There is an existing screen of vegetation along the drainage system of Rams Canyon Pass Road. Much of this mature vegetation will remain, as well as the addition of a 30' landscape buffer. The vegetation to be preserved and the addition of a landscape buffer will screen the majority of parking and soften visual impacts of northern building. Background views of the mountains will be remain. Oracle Road is approximately 10 feet higher then the site so vistas will be unobstructed. A 30' front landscape buffer will screen the majority of parking and soften visual impacts of the buildings. Vistas of the mountains will be minimally impacted. • Northern vistas include foreground views of Rams Canyon residences due to site vegetation. Mid-ground views include Catalina State Park and scattered residential, large lot development. The north side of the Santa Catalina Mountains provide background views. Oracle Road, northbound, will continue to have unobstructed views of background mountain vistas, with minimal impact to foreground and midground views. 34 „,,' • i i 1 , /, , /:// ; i ' ' i // •11• ,•,..• .... f i• ,,,/ .• ' ' . •','•• / •://1 / ' I f • / / / .•:..,\,',`',\',•,.„\\N'\\\,\\,.'\,,- pC) / / •';:; N \. ,.,\ 'I.s,\\ / / RAMS CANYON •• Vy // / /' : /./,, 49/ i ' -4 , i i/1 7/ / '45,',i... .''' ',`, \ /.• '” • _ ,/';i/i r/•/„' /1•A,:/4///?f-/..icN/;//i,l 1iil.j/.'//,/%/7/)',/;,,4//,/,.,././,7\,,,3,',,/',)• 4,,,1,1,/,,//,/4/ f//g/:/i„s/./,.f„1',,0,/''/,,f.i,././',.,/,i II.;1(,V)I.4`''.,,v\t/....,f/,-A„,*0:•2--'//1,*,7',,,'`,d/4//)//,i'/V',/,,,,i 1s,x i//•(i r/i•,h,'7 t\7'.\;..,1-.`/*/:.<JW"/f4.\/4\4i./ .te../7 e./,t,1•,y,,,V/,;,„/•-,///-f.0 .;',/A.e/,I,',,‘•,4\/.\/,:iN/''/A",\,\k/)-\/-.,'v\ \lp C0\/../..4!'.`s''•II:-N\`k-i,.t4,.‘•,,- ••,1 41f•1\%,,`t. ,:N•.A W'/.ti "',-\te.,,."N•\,•.r'k,\\..--,4i\.:.„t,\/\.„.,,4c.,.'7,,'4.Vi`k-4,*%t.f;7..Z"\fs\1'r‘ .; i BUFFER,y,. .1,4 ••a•,i,r\,T. \3T 1// ! / "CA : / / // , / / ///4 /1mXy /, / e0,/ 4/ 15? > \ / /////7 / / ' ' / \ N \N / / 6/ // \,‘ \ s'' N•"„N .)x•X ,•e • ,,,-,,f. --v,,,!---st, ,,,, \., , ,,, . //*7 • • --, ,i.,' . , \\,),\•\• \ f '›" Ilk‘ \ -• ‘>„;:,,,,,,,,, ,/ „ -...,.. 7 •\\1 447021•,- \ 7, / \ ...1.<7...,..4p 1, •/ /N. 2.7 ..:•..,„„, . ,,, ;-• -, , 'N, ,,,,,,\ '4' . \ \ , , .my-'' , , • •"/ , ; : \ \ ,\\\\ 1, ‘ . , •,, • \\,---, ,..•\ :.,''. ‘'W \ . \ \ / / \ /\ / .,,'•',, ',-i , r,„77 / /"..-- j , -----,--:',. , • • , , •., ,-',- /--- / ,......... -.T., , 8 /SHURGAURD STORAGE./ ,„„---, .......„., •\,„„--- vi. • , . LEGEND t, / / , , ,,,, `44,...„ (' '., / / ..- -30r Butter)fard t, ; / , ,,,....._,,,.., -... , . , ..,./ / \ , ./ , ,,,,,,,, / 7, , , \ ...,,,- EXHIBIT XVIII N 0' 100' 200' BUFFER PLAN October 2004 111/ Imirimmirm....1 SCALE: 1" = 100' CSFA Design Studios C.I. = 1 FOOT Land Planning, Native Plant Assessment, BIG HORN Landscape Architecture, Urban Design COMMERCE CENTER 35. II-J. Traffic Traffic Impact Analysis This section provides a preliminary impact analysis based on a conceptual land use plan provided by the developer. This plan is shown in the graphic below. A more detailed traffic impact analysis will be prepared after the site plan is refined. Proposed Development 0 IP Y 50�_ 0 N N to m tn Rams Field Pass ,. __--�--_- `�_ t 5o RAN _tr.r-� Public Street �� 3 k .„,,.,„,,,,t, AP Y P . , Y � ; ,P 1 : t Windingi .-- 15,000 04" SF ,: _ ..- ... ,\ .5_ �--� 14 CC m m 3 -� r `" t W� d 03 '� $_., \ °a' k Building T ow 6 f . i � � 4,O25 BF 'y _ .r p . Uu- .�\ .... Access 1 z_ �.. / Exlstln 'Siia"n�Pnva��br�`'ivewav��45'Easeman� 1 Shurguard Storage II 111'1 36 Access The development will have access on Oracle Road through a shared driveway located along the south boundary. This driveway currently exists and provides right-in/right out only access. Additional access on Rams field Pass is proposed near the west side of the project at about 150 feet of the existing edge of pavement on Oracle Road. This access (labeled Access 2 on the above exhibit) is proposed to provide full access for entering traffic and right-out only access for exiting traffic. Left turns out of the project will be prohibited and should be restricted by channelization. A third driveway on Rams Field Pass is a full access private driveway (Access 3) that already exists along the east boundary of the site and is aligned with Broken Rock Drive on the north side of Rams Field Pass. Full access to Oracle Road is provided at the intersection of Oracle Road/Rams Field Pass through the existing median opening. This intersection has stop control for westbound movements. Internal access within the project is proposed through a series of parking and access lanes that will interconnect to these three primary access driveways. Required Off-site Improvements No off-site road improvements are required for access to this project. However, a westbound left turn bay at Oracle/Rams Field should be lengthened to meet the future turn demands. We estimate that this should be 150-feet. Traffic Projections Site Trip Generation: The following site traffic projections for the proposed development are based on 30,000 square feet of commercial building space using the fitted curve equation from the ITE 7th Edition Trip Generation Manual for category 820 (shopping center). The projections do not include any deduction for internal capture or pass-by traffic. Total projected new trips on the surrounding roadways is 3,110 vehicles per day(vpd) with 75 trips during the AM peak and 290 trips during the PM peak. Percent AM Peak PM Peak Daily of Total In Out In Out In Out Total Trip Production 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Internal Capture (Percent of Total) 0% 0 0 0 Trips Entering/Exiting 0 0 0 0 0 0 External Trips (Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Pass-by Trips (Percent of External) 0% 0 0 0 Trips Entering/Exiting 0 0 0 0 0 0 New Trips(Net Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 37 Projected ADT and LOS The following table provides the assumed distribution of site traffic and the projected 2005 ADT on the adjacent roadways. Regional growth is estimated at 2.5 percent per year for two years (total 5 percent)plus the projected site traffic from Rams Pass subdivision. New Current Bckgrnd Site Projected Projected %Site Road Segment Dist ADT Growth(1) Trips ADT LOS Trips Oracle Road n/o Rams Field Pass 40% 28,400 1,970 1,240 31,610 D 3.9% Oracle Road s/o Rams Field Pass 40% 28,400 1,735 1,250 31,385 D 4.0% Rams Field Pass e/o Driveway 3 20% 900 905 620 2,425 B 26% Rams Field Pass w/o Driveway 2 _ 55% 900 905 1,710 3,515 B 49% (1)Includes Trips from Rams Pass Subdivision The following diagrams provide AM peak, PM peak, and daily site traffic turning movements and total traffic during the peak hours at buildout (2005) at the intersections of Oracle Road/Rams Field Pass, Oracle Road/Project Access (Driveway 1), and Rams Field Pass/Project Access (Driveway 2). The total traffic was calculated by adding the projected site traffic at the intersections to the total traffic projections from the Rams Pass Subdivision TIA. 38 Site Traffic Projections AM Peak Hour PM Peak Hour DAILY Peak Hour 0 20 0 55 0 620 4 y R 5 - 40 y R 30 - 40y R 310 m CO CD O 0 0 CC it c4 a) V 15 a) IL 60 a) IC 625 U 0 0 T a T 71 T T 5 0 30 15 _ 310 155 Rams Field Pass Rams Field Pass Rams Field Pass 15 60 625 a y R5 0 4L R30 40R310 as co as O 0 0 cc cc cc a) a) a) U 0 0 T a T s T 71 0 15 15 40 155 470 Access 1 Access 1 Access 1 N F 20 N E- 90 N 4- 935 0) K 5 yl V 20 2 V 225 0 10 4 0 35 4 0 385 4 10 y a 35 y X 390 y X 0 15 160 Rams Field Pass Rams Field Pass Rams Field Pass co 5 el 20 M 4- 225 a V5 a V10 a V85 Q 04 8 15 -+ Q 1604 10 y R 71 35 y R X 385 y R T a 20 5 90 15 935 0 150 Rams Field Pass Rams Field Pass Rams Field Pass 39 Projected Total Traffic at 2005 AM Peak Hour PM Peak Hour 1220 30 890 95 -0 4 y R 25 -o y R 50 0 0 a) V 105 a) IC 115 o U N (a O T O 720 30 1275 65 Rams Field Pass Rams Field Pass 1235 950 R 10 4 R 40 m m O 0 a) a� 0 0 N (0 L L O 0 T T 745 20 1310 50 Access 1 (Shared D/W) Access 1 (Shared D/W) cv 4- 130 cv + 165 U) U) Cl) it can, V20 0 0 Q 50 4 Q 125 4 1 0 y 71 35y 70 0 15 Rams Field Pass Rams Field Pass co F 105 Cr) F 90 IC 5 a IC 10 Q 354 Q 954 10 SI R 7I 35 si R 71 20 5 90 15 Rams Field Pass Rams Field Pass Impact on Intersections The following table provides a turn-lane warrant analysis for the three intersections serving the project using the total traffic volumes from the above diagram. The table shows that a westbound left-turn lane will be warranted on Rams Field Pass with the addition of traffic 40 from this project. This should be nominally 150-feet in length. The westbound approach would then have separate left-turn and right-turn lanes. Right-turn analysis 2005 NB SB EB WB ADT ADT MAX RT RT RT RT RT Oracle Road 31,600 >10,000 40 EXISTS Rams Field Pass 2,450 <2,500 100 40 Oracle Road 31,600 >10,000 40 50 Driveway 1 (Shared) 1,000 <2,500 100 30 Rams Field Pass 3,515 <2,500 100 35 Driveway 2 775 <2,500 100 15 Rams Field Pass 3,515 <2,500 100 35 Driveway 3 1,555 <2,500 100 15 Posted /Design Left-turn analysis 2005 Speed ADT MAX LT NB SB EB WB ADT LT LT LT LT Oracle Road 31,600 50 >10,000 10 EXISTS Rams Field Pass 2,450 25 <2,500 75 115 Rams Field Pass 3,515 25 <2,500 75 20 Driveway 2 775 25 <2,500 75 0 A preliminary traffic signal warrants analysis follows that shows warrants will begin to be met based on the projections in this preliminary analysis. However, a signal will likely be warranted once development occurs on Steam Pump Ranch, located immediately across Oracle Road. A future signal could be installed, when warranted, as a jointly funded project using residential development impact fees, development exactions, and ADOT funding. This could possibly be included in ADOT's widening project. Preliminary Traffic Signal Warrant Analysis MUTCD Warrant 1 (Oregon Department of Transportation) Screening Volumes Assume 85th percentile Speed is 40 mph or greater Approach Lanes: 2 Major/2 Minor Projected No of Case A Case B Volume Approach Percent of 7,400 11,100 MAJOR STREET 2-way Lanes Standard 2,500 1,250 MINOR STREET Approach Warrant Met 2005 Oracle Road 31,600 2 70% Rams Field Pass 1,750 1 70% NO YES **This Volume is on the threshold of meeting the requirement Case A: Minimum Vehicular Traffic Case B: Interruption of Continuous Traffic 41 Impact on Adjacent Development The project driveway on Rams Field Pass is located in direct alignment with Broken Rock Drive on the north side. This project will add some delay to the intersection, particularly for southbound left-turning traffic from the existing residential area. This, however, is a minor movement. The additional traffic at Rams Field Pass and Oracle Road will also increase delay at the intersection for westbound left-turning vehicles. Because a left-turn lane will be warranted at the intersection, the anticipated delay for right-turning vehicles will be minimal. Funding of Offsite Improvements Offsite improvements that benefit this project and other existing and proposed development in the area include future signalization of the Rams Field/Oracle intersection and extending the eastbound right turn bay. Because of the co-mingling of existing and future traffic from several projects, these improvements should not be the sole responsibility of Big Horn Commerce Center development. The improvements could be jointly funded by the developers active in the area, Oro Valley impact fees, and ADOT participation. All of these improvements could be included in (or integrated into) ADOT's pending road-widening project. The exception is the westbound left turn lane, which should be built with the initial development, to provide separate left turn and right turn lanes for westbound movements. I-K. Sewers 1. This development will be serviced by the existing 8 sewerline G-96-087 within Rams Canyon Pass Road. II-L. Recreation and Trails 1. This development will not provide recreation areas. 2. This development will not provide natural open space areas. 3. There are no trials nearby for this development to facilitate. II-M. Cultural Resources: Archaeological and Historic Sites 1. There are no archaeological mitigation measures required for this development. 42 II-N. Schools 1. Not applicable. II-0. Water 1. Calculations for additional domestic water demand and current demand for service have not been calculated. The Owner is in communication with Oro Valley Water Utility. A water improvement plan will be submitted addressing water use and fire flow requirements. The developer shall be responsible for modifying the existing water system if the existing system is not capable of meeting the requirements of the proposed development. 43 APPENIX 2004 Cactus Ferruginous Pygmy-Owl Survey Report,Darling Environmental Surveying, LTD. 44 Sep-21-04 0348P Darling Env and Surv,LTD. 520 298 2767 P.02 .1:::.....;-.:•.:-,...... 4:7•..:.:!'"'..:• . :•••••i; ..::..•,. .11•10=7:.'• ...Q....-..• "4•••;•.":%!.;''...: ' i"..7•VIt..;•;'':.' ;:wio.0.0...,....., ...,,..,.........: 'It't.'.'i,'."..•• ,,t • I • 1 ... 1 ...• / 12',71r4.."..571:•.: .-• ... .. \,. ,/.,. I i •• il ••••• •j"7,,,..,... 4,':fr ••,16...014..„.• 4 ' . i 4 . 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' Sep-21-O4 03:48P Darling Env and Surv,LTD. 520 298 2767 P.03 Table of Contents EXECUTIVE SUMMARY ii 1.0 INTRODUCTION 1 2.0 DESCRIPTION OF THE CACTUS FERRUGINOUS PYGMY-OWL AND ITS HABITAT 1 3.0 METHODOLOGY 2 4.0 ENVIRONMENTAL SETTING 3 4.1 VEGETATION TYPE 3 5.0 SURVEY RESULTS 3 5,1 CACTUS FERRUGINOUS PYGMY-OWL 3 5.2 OTHER WILDLIFE 3 6.0 SUMMARY 4 7.0 REFERENCES 4 Darting Envirommental&Su rveying,Ltd Kolb Executive Office Park 1650 North Kolb Rood,Suite 136 Tucson,AZ 85715 Page i Sep-21-04 03:49P Darling Env and Surv,LTD. 520 298 2767 P.04 EXECUTIVE SUMMARY At the request of Todd Otis of Bighorn Commerce Center,cactus ferruginous pygmy- owl surveys were conducted on and adjacent to the northern 3 acres of a 6-acre parcel of private property located within the site known as Bighorn Commerce Center during 2004. The site is on the southeast corner of the intersection of North Oracle Road and Rams Field Pass,Pima County,Arizona. The purpose of the surveys was to determine presence or absence of threatened and endangered species including the cactus ferruginous pygmy-ow!, federally listed as an endangered species in March 1997,under the authority of the Endangered Species Act of 1973, as amended. No cactus ferruginous pygmy-owls or signs (nests, castings, white wash accumulation,or prey remains)were detected on the property during 2004 surveys. Previous survey for the pygmy-owl were also conducted at the same site during 2002 and 2003 with no detections. No other federally listed endangered,candidate,special concern, sensitive, or special status species were found on or next to the site. Darling Envirotutrantal&Surveying,1.0. Kolb Executive Office Pork 1650 North Kolb Road,Suite 136 Tycoon.AZ 85715 Pupil i Sep-21-04 03:49P Darling Env and Surv,LTD. 520 298 2767 P.05 1,0 INTRODUCTION During 2004 surveys for the cactus ferruginous pygmy-owl(Glaucidium bras ilianum cactorum)and other threatened and endangered species were conducted within and adjacent to the northern 3 acres of a 6-acre parcel of private property within the site known as Bighorn Commerce Center. The site is located at the southeast corner of the intersection of North Oracle Road and Rams Field Pass in north Tucson, Pima County,Arizona. The surveyed land is within the Southwest'/.of Section 5 and the Northwest 1/4 of Section 8,Township 12 South,Range 14 East,Gila and Salt River Meridian. The purpose of the surveys was to determine the presence or absence of threatened and endangered species including the pygmy-owl,federally listed as an endangered species on March 10,1997,effective April 9, 1997(FR.Vol.62/No.46,Pages 10730 - 10747). Critical habitat was designated July 12, 1999(FR.Vol.64/No. 132,Pages 37419-37440) and withdrawn in September 2001. On November 27, 2002 a new pygmy-owl critical habitat proposed was published was published by the United States Fish and Wildlife Service (USFWS) (FR67/Vol. No. 229, Pages 71032- 71064), The proposed project is not within the new proposed critical habitat designation. No pygmy-owls and no other endangered, candidate,special concern, sensitive,or special status species were detected on or adjacent to the site. Darling Environmental and Surveying,Ltd.performed the surveys between March 6 and May 1, 2004 according to the 2000 protocol recommended by U.S. Fish and Wildlife Service and Arizona Game and Fish Department. Previous surveys were performed during the years 2002 and 2003 with no detections, 2.0 DESCRIPTION OF THE CACTUS FERRUGINOUS PYGMY-OWL AND ITS HABITAT The ferruginous pygmy-owl is a tropical owl,with the scientific name of Glaucidium hrasilianum, originally described in Brazil. The Arizona race or subspecies of ferruginous pygmy-owl is called the "cactus ferruginous pygmy-owl,"because the most common nesting vegetation locally available is large columnar desert cacti. The pygmy-owl is a small bird, approximately 6 inches long, about the size of a robin. It is usually reddish-brown overall,with a cream-colored belly streaked with reddish-brown.The eyes are yellow and there are no visible signs of ears. Two black spots on the back of the head mimic eyes. The tail is relatively long for an owl, rufous colored with dark bars.This owl is crepuscular,meaning that it is most active Darling Environmental&Stervoing,L.id Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page 1 Sep-21-04 03:49P Darling Env and Surv,LTD. 520 298 2767 P.06 4.0 ENVIRONMENTAL SETTING 4.1 GENERAL DESCRIPTION The project area occurs within the Sonoran Floristic/Physiographic region,which is characterized by moderate to high mountain ranges and intervening valleys. The Sonoran Desert is typified by hot,dry summers and moderately warm, dry winters. Precipitation occurs sporadically from either winter rains or summer thundershowers. 4.2 VEGETATION TYPE The native vegetation in the area is comprised of upland Sonoran desert scrub. Plants noted included catclaw acacia, desert hackberry, desert broom, mesquite trees, ragweed,triangle leaf bursage,and chain fruit cholla. 5.0 2002 THROUGH 2004 SURVEY RESULTS 5.1 CACTUS FERRUGINOUS PYGMY-OWL During the 2002, 2003, 2004 field surveys no pygmy-owls or signs of the owls presence(nests,castings,white wash accumulation,or prey remains)were detected. 5.2 OTHER WILDLIFE No other endangered,threatened,or candidate species were found within or adjacent to the site. Avifauna observed included Gambel's quail, house finch, mourning dove, and phainopepla. No reptiles were observed and no permanent water exists on the site to support fish or other aquatic life. Mammals observed were cottontail rabbits. 6.0 SUMMARY No pygmy-owls or other federally listed endangered, candidate, special concern, sensitive, or special status species were found on or next to the site during 2002, 2003,or 2004. The surveyed area is met within the designated critical habitat for the pygmy-owl. Darling Envirowntal A Swrrveying.Ltd Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 35715 Page 3 ' Seep-21-04 03:49P Darling Env and Surv,LTD. 520 298 2767 P.07 at dawn and dusk. Instead of the usual owl "hoot"sound, the pygmy-owl call is a series of short whistle notes of a single high pitch. The pygmy-owl is a cavity nester, meaning that to breed it must find a hole large enough to enter and exit, lay eggs, and feed young. In the Tucson area, the most available plant with the optimum size hole is the saguaro cactus. Further south in Arizona the favored plant is an organ pipe cactus. In Texas and portions of Mexico the pygmy-owl nests in large oak or cottonwood trees as well as cacti. These owls will also nest in manmade bird boxes. Breeding begins in late winter(November to December)and ends in the spring. In the Tucson area the pygmy-owl is presently found in Arizona upland and desert scrub characterized by places with saguaro cacti, ironwood, mesquite, palo verde, acacia, and bursage. According to some general information collected in the late 1880's and early 1900's,records of habitat for this owl in Arizona included riparian woodlands and mesquite forests(bosques). Nest cavity availability was most likely the reason for this bird's affinity to large plants that existed in these habitat types in the past. The data during this time is sketchy at best. 3.0 METHODOLOGY As required by U.S. Fish & Wildlife Service, the protocol used was the one developed by Arizona Game and Fish, effective January 26, 2000. The protocol includes performing surveys at approximately 150-meter intervals in potential pygmy-owl habitat. A tape-recorded call of the pygmy-owl was broadcast during the surveys to stimulate return calls or the appearance of pygmy-owls in the area. Calls were performed for 30 seconds followed by 90 second listening periods for at least 15 minutes at each call point. The owl surveys were performed at dusk(approximately one hour before sunset until one hour after sunset)on March 6 and May 1,and at dusk(approximately one hour before sunset until one hour after sunset)on April 6,2004. Darling Environmental 41 Sirveyi rg,► d. Kolb Executive Office Park 16S0 North Kolb Road,Suite 136 Tucson,AZ 2571 S Page 2 Sep-21-O4 03:49P Darling Env and Surv,LTD. 520 298 2767 P.08 7. BIBLIOGRAPHY U.S.Fish and Wildlife.2002. Proposed Rule. Designation of Critical Habitat for the Arizona Distinct Population Segment of the Cactus Ferruginous Pygmy-owl (Glaucidium brasilianum cactorwm),FR Vol. 67,No. 229,November 27,2002. Darla Enwlronmental&S rwrying,Ltd Kolb Executive Office Perk 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page 4 BIBLIOGRAPHY Transportation: Curtis Lueck&Associates Hydrology: William Vahl,P.E. Arizona Game and Fish Department,Ms. Sabra Schwartz,Phoenix , AZ, 2004 2004 Cactus Ferruginous Pygmy-Owl Survey Report, Darling Environmental and Surveying, Tucson,Arizona, 2004. Archaeology: PAST,David V. M. Stephen, Tucson, Arizona. Landscaping with Native Arizona Plants,Natural Vegetation Committee,Arizona Chapter, Soil Conservation Society of America, The University of Arizona Press, 1973, 3rd Printing 1982. Biotic Communities of the American Southwest United States and Mexico. Desert Plants Volume 4 Brown,D.E.,Number 1-4, 1982. The Critical and Sensitive Wildlife Habitat of Eastern Pima County Map and Report, Dr. Robert Shaw,August 1986. The Pima County Trails System and Parks Map, Pima County Parks and Recreation Pima County Major Streets and Scenic Routes Plan Arizona Department of Water Resources, Laura Grignano, Tucson, Arizona, 2004. www.dot.co.pima.az.us. Pima County Web Page: Traffic, Parcels, Mapping, Sewer, Trails www.ci.oro-valley.az.us. Oro Valley Web Page: Zoning Code 45 BIG HORN COMMERCE CENTRE SITE ANALYSIS OV09-04-09 Big Horn Commerce Center: A Rezoning of 3.26 acres of PAD-CPI to C-1. Prepared for: Big Horn Commerce Center,LLC. Mr. Robert Solfisburg 6650 North Oracle Road, Suite 100 Tucson, Arizona 85704 520.742.7887 fax 742.3343 Bob@JBSArizona.com Prepared by: CSFA Design Studios Land Planning,Native Plant Assessment, Landscape Architecture,Urban Design Tucson, Arizona 85719 520.235.9794 Submitted to: Oro Valley Development Services,Planning Division 11000 North La Canada Drive Oro Valley, Arizona 85737 520.229.4800 fax 742.1022 JAN242005 January 2005 For clarification of material contained within this document,please contact: CSFA Design Studios, • Mr. C. Scott Field, R.L.A., 520.235.9794 Big Horn Commerce Center, LLC. Mr. Robert Solfisburg 6650 North Oracle Road, Suite 100 Tucson, Arizona 85704 520.742.7887 fax 742.3343 Bob@JBSArizona.com Robert So fisbur 2 TABLE OF CONTENTS List of Exhibits 4 Part I- Site Inventory Introduction 5 I-A. Existing Land Uses 5 I-B. Topography 7 I-C. Hydrology 11 I-D. Vegetation 13 I-E. Wildlife 13 I-F. Viewsheds 17 I-G. Traffic 20 I-H. Recreation and Trails 24 I-I. Cultural/Archaeological/Historic Resources 24 I-J. Schools 24 I-K. Water 24 I-L. Sewer 24 I-M. Composite Map 24 Part II-Land Use Proposal II-A. Project Overview 29 II-B. Tentative Development Plan(TDP) 29 II-C. Existing Land Uses 29 II-D. Topography 29 II-E. Hydrology 32 II-F. Vegetation 32 II-G. Wildlife 34 II-H. Buffer Plan 34 II-I. Viewsheds 34 II-J. Traffic 36 II-K. Sewers 42 II-L. Recreation and Trails 42 II-M. Cultural/Archaeological/Historic Resources 42 II-N. Schools 43 II-O. Water 43 Appendix 44 2004 Cactus Ferruginous Pygmy-Owl Survey Report TIA References 45 3 LIST OF EXHIBITS Exhibit&Title page no. Part I- Site Inventory I Site Location 6 II Existing Zoning within 1/4 Mile 8 III Existing Land Use within 1/4 Mile 9 IV Topography 10 V Hydrology 12 VI Vegetative Communities 14 VII Vegetative Densities 15 VIII Arizona Game &Fish Department Letter 16 IX Visibility Impact 19 X Existing Roadway Network 23 XI Archaeological Clearance Letter 25 XII Oro Valley Water Utility Letter 26 XIII Public Services 27 XIV Composite Map 28 Part II- Land Use Proposal XV Requested Zoning Boundary Map 30 XVI Tentative Development Plan(TDP) 31 XVII Post-Development Hydrologic Map 33 XVIII Buffer Plan 35 4 PART I - SITE INVENTORY Introduction Big Horn Commerce Center (BHCC) is a 3.26 acre rezoning proposal. Currently, BHCC is within the unicorporated limits of Pima County and effectively, an island in the Town of Oro Valley. Due to the desire of the property owners to annex within the Town limits of Oro Valley, this site analysis planning tool incorporates the Oro Valley development regulations and design guidelines which in turn are reflected in the Tentative Development Plan (TDP). The Big Horn Commerce Center site analysis identifies specific data having a direct bearing upon the development of this project for commercial uses. I-A. Existing Land Uses 1. Big Horn Commerce Center is located within the SW 1/4 of Section 5, Township 12 South, Range 14 East in the unincorporated area of Pima County, Arizona. The site is adjacent to "Scenic" Oracle Road, Highway 77. The site is approximately a mile northeast of the intersection of Oracle Road and First Avenue and approximately one mile south of the intersection of Oracle Road and Tangerine Road. 2. There are no buildings on the site. There is a paved road on the southwest and southeast side of the site. See Traffic, "I-G". There is a berm' along the northwest and northeast property lines, approximately 30'-40' wide and 3'-5' in height. See Hydrology, "I-C". 3.a. Existing zoning within a one-quarter mile radius of the site: See Exhibit II. Northwest: Oracle Road, Oro Valley-PAD, R1-144 CDO Wash, R1-36 Northeast: Oro Valley-PAD • Southwest: Oro Valley-PAD Southeast: Oro valley-T-P 3.b/c. Existing land uses and number of stories: See Exhibit III Northwest: Adjacent to the site is Oracle Road with CDO Wash further west. The Palisades Point subdivision, west of CDO wash, is approximately 1,800 feet west. Northeast: North Rams Field Pass is a public street adjacent to the site, a part of the Rams Canyon Phase I, II and III residential subdivision of approximately 5,000 s.f. lots. These homes are single story. Further northeast to east is Catalina State Park. See Recreation and Trails, "I-H". 5 +, \1 `FI1`�ir II! I11:t .I r[`. `\_ •k`11,.. a'' 1�1 _ / 1 . _—_ I ,' �/)r f}-� c›). aliN �� //.. `t}It 1L4-IY f,•� `•../ - I Iy `` �.. L- ``-- _ \1 '1`.. , t-It�'r I(F. \1 r ;.• ,/t „� 1 is _�_ -;' /1-1-L n L /.-I - - r �- 1�, ,T r.. _Z 1 -fi t I �.:� 0 0F.; Illif i +;� • 1 ! 1 r K _ -it ' /(tl ;.. 1 -,I 1.1 _._..t 1 ` i Ja- 1 .�`; -i.IJIll, ( '1 itr-'llfr• 1\-`; •� R .tiL17 '� 111 -\ I t I r17-1 I K ell r.) � _[\ • • ; ,;7 .11 • ;, IM X) ''.....,,_:•2.'•,-,;_,I!•-,.\.; ( i- - 1,(1 • ,i 1 \ I__L , 1 U' 1 .1_ 1 1� - _ e i !� J I �- - _ l -I \ ��•1 1- I'-t-'I - I�_ T YL-- - , • �; _ +d>, 1ST- --AV 15rN nor 15t p AV t N ',� C� <�, _ , HI i ..: i 7-I i - 1 ITI • o j it __ ; - 1:111.{;_ 1 t�i 1 MP Ih' �1: ---_^ — ';O r �.(1 --- _ .- i� j�� fy �[�� j[l�11.,jr I` -- ----- `_--------- +- - --.. ' t� 11::•:1' 1T/ :'' i _1 f t J t ' 1, .,•t\- �II rl�� f 1 \ �T�(((T-1-\_! ��} i`_ 11[y.��\.�(� �.i\j[ _l'•. ,.� y 1. � 1 ( �\ ,/ .l/ ' .r 1t_/ -it� ?\�N� � �l O , `1i/= \,)'j\\ 1 .�l.tirl`}�{�\ `0;tirii +'//�f 1 l . 111 I 1 , l i, I_!l! x 1 \1`iv t, iv- , • t I ( t ‘‘T -I i/ II' 1`1, I ' ,-d 1_LL_f,_, k\,-..,,:!,:•::::„, (II= x..••‘.,‘ ( I ._____ , . • I ',. ' Jr •l.III 1_ • , r/1 t� / •j' ) :, 1 \,t , I , 17 1 1 + 11__�[--T_-_ ti� • ---- Vim` r r�'i ( . .. -.' I \ ---,; ------____ __------,-k\- . C) \ •m --,, :,11,R\ • -• .. %:: , . )--3 n *j. Or_________• la' i . .:..-g• 0 "ETA ovi, 4114\N . .. . .xt.i•*vt;, „ i . s . 1_. .. .„..: -- , Q N.s 1.... . j �-t r, r • F- ,• r,. r I 7, tip .„,,)a_\• --1„,__ - • ,,...r.....------ ,_:.0,4-„ . . rl<-1i 1AIa-7 r F• ,' l'.':, 111III1ll(11�j\ , c:::,, ..••„..• ....,•.' i *.r•_ - , � _ -�`J. f • 0- •. , . . ;. N ORACLE p . • r+ - \ ! . - . `� �"�.-♦.,;may-- .".-- ►- 7 1 \ . 1 L.-ii . .. . . . . . . Z — Southwest: A storage unit facility has recently been constructed to the southwest. The storage units are of single story height. Further southwest is a high tech CPI site. These buildings are two-three stories in height. Southeast: Vacant T-P site. This site is currently under plan review as Rams Field Pass, Lots 1-86, OV 12-03-07. 3.d. There are no pending rezonings within a quarter mile of the site. 3.e. There are no conditionally approved rezonings in the area. 3.f. Shurgard Development Plan, P12-02-035, was approved 9/02, Bk. 25, Pg 22. Shurgard was annexed to Oro Valley 7/03. Rams Canyon Phase III Plat, OV 12-96-04C, was approved 8/02, Bk. 56, Pg. 33. Rams Field Pass, Lots 1-86, OV12-03-07, is currently under plan review. 3.g. The architectural style of Rams Canyon is that of southwest architecture, stucco finish, earth tone colors with pitched and tiled roofs. 4. Due to the nature of development adjacent to the site (Oracle Road, Rams Canyon, Shurgard Self-Storage and vacant PAD land), the probability of well sites within 100 feet of the site is very low. However, in proximity is well site 804762. There is an unregistered well site in the area, known as well site id 322434110562501. . I-B. Topography l.a. The site is relatively flat sloping at approximately 1%, east to west, from a 2633 elevation to a 2628 elevation in 450 feet. The site lies approximately 10 feet in elevation below Oracle Road. The site is not located in a Hillside Conservation area. 1.b. There are no rock outcrops on the site. 1.c. There are no natural slopes of 15% or greater. The man-made drainage berm has 3:1 side slopes. The steeper slopes have been rock riprapped. 1.d. There are no other significant topographic features. 2. The average cross slope of the property is 4.66%. I=Contour Interval, L=length of contours in feet, .0023=conversion from square feet to acres, A=acres. I (L x .0023)/A= average cross slope 1 (6,604 x .0023) /3.26 =4.66% 7 a: —'----.._.... _ _. �;' , l _ cs tk / ,Vn 1 . R1-36 --._ . ' PAD - ` ', ' i � ��` • !'of (ii AIL t� ( •• s ♦. - a \" ` /.J;,,, ijJ=1'✓r. ^,..'...may— / \ J ! I • • PAD I � i, ��1 \ . , / ,''..A-,--1 ''',,`.., :--'15 , ----7-71-1-, 1 -1, i /, . ``,.,„ \ PROJECT SITE . & .- /- AD li I T-P . , . / • voic , o. � , , )11104 ' PAD , ''11)- PIMA COUNTY .• "-. LIMITS PAD ..: CH.•SR. • • VIP SCALE: 1:7500 EXHIBIT 11 Existing Zoning within 1/4 Mile BIG HORN COM MERCE CENTER October 2004 8 • ...• ; . , /. .- . �E 7 �,ju t _} • k -- - Q, CATALINA, � ` t, —.� 1 - -— o : SINGLE �^ ^ a; ' STATE • --"T' i PARK ',r- - FAMILY --- _ • j VACANT .: • • Itt • j • .• • • 1r , ii,t /' ' ----;-;• .-----,. , . ioNes { _ ' . SINGLE .I ' FAMILY '�..' / '.,..,../. -.;:.•::;..,‘ :',,',„ - 1l O VACANT .-i'- ''''' 44,7„ PROJECT SITE j �, • - — --- i` ,.i SELF-STORAGE `-� • FACILITY f VACANT / �• INDUSTRIAL ' \ /;; . • . ,c;:; VACANT # • • •• •• PARK ! �' - • \ • , . ',111.1" -.11111°14 ''' -- • / . •\ . „ • :• l , . , \ . .. - iee„..„, . ...:\ �. • , C014::‘ PIMA COUNTY --;: 1 .-__ :•__-- LIMITS MP! • SCALE: 1:7500 EXHIBIT III BIG HORN Existing Land Use within 1/4 Mile COMMERCE CENTER October 2004 9 // i , ,1:1; ,.// ,Ti.,..;_ ,,, ,,\,,,\\ : ..,,:.\\., :,_//,:.\\ ,,,,,R:,;.::: Canyon 4., , ..;;,•:/ / ''''''.'i 1 1 i ;,' i 1, , iii.-/./ „/„.• „, f i / / • ---- / -,, // ,,, / ,/-•,,,,„ / ,/ 2 ! / /, / .;: ,/ ,•••;:::2-,;•„-\, ,,,' ! ,, i„.„‘„,„,,,, ,,...„,,,,,,,,,,,,,,..s../N , ,, / 4,4/4/ ,,,,// .„„/,,,„...., ,,,,,,„ s,.,,,, !•, ,.. \\ ,,;:'/ 1// ,-••. , / r/ // / '-'..- \\,.:, „-• • /-7 /1 „ i / / 44//, ////•,7 ' //: / / ii „ •/i i , / / ! //,„ /llY ,„ / 4. ,. 2. /,,/,„/ / i - / i kf ,f /. ,1,/ /,/ /, / • ' \\./ ,s,f,?A•:-,-. ,,ior. -,,•• 4,,,s•-., ,;...,., • • "V, ..,,..sg:E" t'rk''''' ''''W, \\ '------\,.. .-- • , s / 441* i /4//1"‘ 44:1 .,,,,0;1,•,;.,- \ '''''. ,,,,,, ',N,,,,, ,,, •.;•-• / • „.,,,, --*" \ :;,,,, ,,,,. , ,\ NII, / . s /7'''', ,•:. N \,. ,,,:,„ , . 1 ; ' 1 1 •.*:',,, ///a' . „,,,'' ,.,,,,'(.0,4 ' - i i ,„0„..,, • , ,/' '/ / \ - \ \ , / i, • -,,, ,,,,,,, „, , .„,,.. , ,,.,..„ .t \ . , x.r. ,,,,,,,, , s „‘ ...„.. ../7 • ,-;p'.:,//74',,,o/ ! , . • / // `,. / //../ • '`,,,i - .4/ ,-\.': 1 1 / • <•-•,•.4, / ' V) \ N.,...m...4----Th N • • ,....,„.7 ,/ 6. \ / /' (\ ,•/'-'• \ \ • iA,a \ 01 / / i 1/4;,-• $ „ • 0 //\, / ; / / N • "": sl"../ 1/2 / 1 / / 4---/"-- • / -...T , ,/ ,• , \./7\ . /7/ ) \ , ,, , / .„ / (/' I ''s / /', ' 'N. . . •„....,,,, Ns,.. ,,•„ Fr ,i slaty , Vacant \ Lw,..."--•—•\ \,. ,,,, ‘ s ' LEGEND i , ,, /-.7A \ ( \ i I -lea Slopes 15% or Grea 's ..., / / „, .. / / :loktiv 45,0* (Drainage \Berm) /i 4 ,_ _. .,,,,„ . ,........ / // / // i, , i ,-,.. , ,., , / --, / , \ , . .,,, --/ / .., , , \ ,, \ , N 0' 100' 200' SCALE: 1'1 = 100' EXHIBIT IV c.i. = 1 FOOT Topography BIG HORN October 2004 COMMERCE CENTER 10. I-C. Hydrology 1. Not required. 2. Not required. 3. Not required. 4. Characteristics of on-site hydrology: 4.a. Immediately upstream of this site is a residential subdivision. This subdivision delivers water to BHCC via Rams Field Pass Road and also via the Oracle Highway ditch. These flows only partially enter this site due to an existing large man-made dike, approximately 4 - 5 ft. high (see topo), which runs continuously along our northeast and northwest sides. This dike has existed for a long time. The addition of all the levee improvements to the CDO Wash and the new highway bridge with capacity for 100 yr. flows (done about 14 years ago) has rendered our very large on-site dike unnecessary. The dike can be eliminated as long as the project is developed in accordance with Town of Oro Valley Floodplain regulations for finished floor elevations, etc. 4.b The onsite sheet flooding is less than negligible since it is only 14 cfs. 4.c. There are no Federally mapped 100 yr. floodplains crossing this property. 4.d. The 70 cfs along Rams Field Pass Road flows on the edge of our site to the Oracle Hwy. ditch. A portion of the 110 cfs in the Oracle Hwy. ditch crosses our site. These flow rates were extrapolated from the Rams Canyon Subdivision reports on file at the Town of Oro Valley. 5. The subject property drains from northeast to southwest parallel to Oracle Highway. The onsite drainage is in a sheet-flow state. Our downstream neighbor was recently developed as Shurgard Self-Storage. There is a drive and sidewalk built at grade right down the property line that separates the two parcels such that half the drive is on each property. The sidewalk on our side is at existing grade such that the water sheet-flowing southwest on our property can sheet-flow directly into the new drive. 11 /4/ ff ;` '' it '/ \.//% ' t f, /!/// sting • \V 4� i' £/ , /;' t2 P '« Culy=' \\\�. \Combined Pipe Flow /ii / \\ y`-010Q..40 cf/s ////, .n.....,,"'�` ja x 4 24"Existing Corrugated . =Culverts /!'' / /1' /j // /✓ \� ,r,SN,t it \\\\i. ..,/,, dV / , / ,,l 2/!2' j : .. See,, 6 \• /j �\.;, \ \� ,/' Rams Canyon i / ,' . .„////// \// ,,,,,,;---,,,,,,,,s---,,,„: \''''s\ - ''. ///// / 0 / '" ' / •/40.,/ i1 / ,- / 1 / / . /// ,,,' i //2„,,o---- '''‘'N \..\:\ \\.,„, \\,0 ', 70 Cf/8 ,,/ i �� ' "// a Limit / / � ` \. ��/ s / %/ r ` \ '♦ \\ ,,( ii / 1)..‘",„ 1 ,, 4., 1 .///.//i \ / \v" \ •,\,.• , •,,,, Aiw//,' ./ / 's ,///,// ‘ • \ \ / N � ,/ \/ / / \/ \ >C\ / \----% / ‘ \,a - orio�e2 cfis w rfr• \ ,'/ at this location per 0 /'� /' • / / \\. ,,/ , \ Shurgard Report / //.////� \' \ // ////�� \ ///� .. r' / / // ;/J : \//-----0100116,3 cf/s/ ., / „ (''' ; ,,,,,,,. • .,�-, at this loc�t�on pay/ \..n,/� .• " i' Facility Existing C '.__- _-t 4 Vacant it Road ,,`� -..// // f z \ ., i i f // f ! , / y / i ; a / LEGEND , , i 4 Direction of Flow. ` ,N 0' 100' 200' Mr 1.1"'I..r'''''''I • SCALE: 1" = 100' EXHIBIT V C.I. = 1 FOOT Hydrology BIG HORN COMMERCE CENTER October 2004 12. I-D. Vegetation l.a. Blue Palo Verde and Mesquite are the prominent on-site trees. These native trees occur primarily along the drainage berm and channel. The primary native tree on the balance of the site is the Mesquite. Catclaw Acacia is the dominant shrub along with some larger tree-like Acacia. There are no Saguaro or Ironwood trees on the site. The site is fairly typical of the Arizona Upland Subdivision of Sonoran Desert Scrub. 1.b. The following is a list of Federally-listed threatened and endangered species: Native Mesquite, Prosopis velutina; Blue Palo Verde, Cercidium floridum; Catclaw Acacia, Acacia greggii; Condalia, Condalia wamockii; Desert Hackberry, Celtis pallida; traces of cholla cacti 2. The highest vegetative densities occur on the northwest and northeast boundaries of the site along the drainage berm and channel. The majority of the site is sparsely vegetated with Mesquite and Acacia which appears consistent with adjacent properties via the aerial photo. On-site field observation consisted of on-foot coverage and with the use of an aerial photo and topographic map. The photo and map were used as a reference guides to identify the location of plant masses and determine densities. I-E. Wildlife BHCC is in proximity of CDO Wash, Catalina State Park and Coronado National Forest. Cactus Ferruginous Pygmy-Owl Surveys were conducted for this site in 2002, 2003 and 2004. See Appendix. The site lies within the "Zone 2" Pygmy Owl Survey Zone. Sightings have been negative. l.a. No federally listed, threatened or endangered species were found on or near the site. 1.b. There are no high densities of a given species population or a high diversity of species on site. 1.c. There are no aquatic or riparian ecosystems on the site. 2. This survey, prepared in conformance to U.S. Fish and Wildlife Service and Arizona Game and Fish Department, does not have any significant concerns regarding wildlife on this site. Also, correspondence from Ms. Schwartz with Arizona Game and Fish, page 16, indicates the project does not occur in the vicinity of any proposed or designated critical habitats. 13 . • ,S\\.:.4,;4.- a . `. ,ems:-: ;:,,,';, .: , .., .a. ;' �\^ �; .ham.,... .•,.\`.RQ s:•c"':7 i/%" „,%''"� \*„,s ' :,'„ eft, ,,,y%::: ��Y,'t".a A- • \ \ . * ''''-'''''-#1,;/5- ‘ -,,,,,,‘,.\,,,,I,‘ '-- •*.•#,,,,, ,,, • ,.,.77,;,p,,4-1/0/c• , 7w1-.,0, • '•,,,K ,/ vlk< .•• ,. • '' tip' ., . \ pc \\. •, ` ..`;•'ti:;?,�, 7- , : e, e <': ice" „• •:., \,\••,;•••-,,,,,‘*,,,,-,,\-„,,,.. , ..,.‘„,,, \\\\',: ,, „,,,,,,,,,,,,,,,"- , ,,Ator,,,, ,i0.,, , ,,,,.;otit ,,,,,,,,\,,,:„ ,,. ,,.:,,, ,.,,.-,\,,,, 4*7;-, "'i'\''i, ' :- , a';',ilf‘ks ,: Ito � , `'\a� \ � � . �� \��`�\\ \ ',\4::'i� r�,�„ its \ ',\• \ \..J .\ \\`'..�V, .; - \ .cam\:.`:\ \ �'"\\; \ :w : ' ,, i .,',. ,., , -0.' '', ,-''',,A ,', w‘,4',\ \ ', '''el ,•,i..,:i .. •, .,,,.\\, '‘.., "';6;s „ o ,,,,,, _"`\� c �;o\ �;;``c��:�:;\ '�"' „, �'• ; ,7.s.E /%4,4,,. ; <,;,,/" ,,;�%.i:�%�/ ',,, ,.72,ajV „ y ,'-,, ;'.'01* ' '''." • - ,,,:' ,::: . . ,- : : 444 ' 44/ ,"„.42-4',,-**,,"%(/444 4';'%,-//:4 ; , ,:'', , mo;, • •/ ��"',,;'',..,,,.::.,......;4 „/ // ;%/r�.�� , va n ..�. w`v'.. •�/'- ... y' nN �ja>rc�'n+,:F,; �'�` :9�':"u"' i.</-; '�+f•,"N�, " ,4 1 <�': 4'4 "'t:./ ham, -:;r rsl i.Kiz"; yy '„', • ., ' ..0 li ;i, ;.1:,, ram,:: f; . /,.. arc% a.4x .r. �,// ..fit Y ;N .. Sr k r, V . N.. 4 !s/�;;, °� ��. ram° ;,/ ,,� �‘.. w?' .. a 144. • "iii. • ''fit` • r ,. / s.i `"�iEjF`;w; • 0 100 200' �, ; -,. SCALE: 1" = 100' EXHIBIT VI C.I. = 1 FOOT BIG HORN . Vegetative Communities COMMERCE CENTER October 2004 14. • Alit o e:' „ ;h`%fir ' , 2, s \ \��'�' %s:_"• ',],7,' f'', ''',(.::'.,'".,:'''''''i 4;:,,*,:t,'i.,'4:!„, .,,::le 4,' ,,,,,,.:'::,,e / /r y ' r `? � \' i j„ \.`�\� ,fi.j. /; . � ,, �\. I • :as„ 'w',:, /� ,.,gam' %i/ 4,u .w;r% ':/r ,fin• /J' .n., „M 4.. -AO ,,,,.:,..:41*• , ,,,,,,,,;/, _ •' '' ,2441kt. .:,.,.,,,,'.. ,.:.,....*,.,.; , -.::...,:, -\\,,,‘• -'-‘,-"‘••''N''"—•,,,‘''' . • a •.ol;:,.` *Y: ø ,, /ice • / ,• -7, „ ,.,,,, --/--.,. - "-J.,,..4e't,:,z.,4;,p,',,. ,. .- • k ' `� a ,•/ rij • it �;'\'\' \, ,//, ,,i,,,,',,i',, .'0. �j//� \ ,sir '`, , ,\gyp ;� `` '.�^4 ''i/.„ '/ i"' �,may, „ j.,`�r y,r ., \ ?`5,; / • ,y«, //!i'' /r %`� '%4iiii'/,irss%%'/,;;: ~' % '', j/i/ " ri/;s. ' 'Q ,(„ ,/' ,," �/ i ` ;%%',i;%v4/. it %'/�, r;ar, `\ � / �i / r, : r sZ\ %>, . \ \\ %'• >� \,gat., \.` ./.>_.. ,y,y\ , 4�4 h `i ,,� '� 5*'. -fir�. • r r--. /.nr,. , ,: '%': r c> :%' ,'/i%may-, x;;r ,r11111111k a 100 200 , ::,, ,." ..: ',p - , MI/ ..17....?"'""""""" ..........,,,,,.. , ‘, SCALE: 1" = 100' EXHIBIT VII C.I. = 1 FOOT Vegetative Densities }` BIG HORN October 2004 ':. COMMERCE CENTER 15. THE STATE OF ARIZONA GOVERNOR JANET NAPOLITANO COMMISSIONERS CHAIRMAN,SUSAN E.CHILTON,ARIVACA �;: GAME AND FISH DEPARTMENTl W.HAYS GILSTRAP,PHOENIX �,� �':.• r`, { JOE MELTON,YUMA 2221 WEST GREENWAY ROAD,PHOENIX,AZ 85023-4399 MICHAELM.GOLIGHTLY,FLAGSTAFF I WILLIAM H.MCLEAN,GOLD CANYON (602) 942-3000 • AZGFD.COM DIRECTOR ; DUANE L.SHROUFE DEPUTY DIRECTOR STEVE K.FERRELL October 19, 2004 Mr. C. Scott Field SCFA Design Studios 2002 E. Water St. Tucson, AZ 85719 Re: Special Status Species Information for Township 12 South, Range 14 East, Section 5; Proposed Commercial Development in Town of Oro Valley: Big Horn Commerce Center. Dear Mr. Field: The Arizona Game and Fish Department (Department) has reviewed your request, dated October 13, 2004, regarding special status species information associated with the above-referenced project area. The Department's Heritage Data Management System (HDMS) has been accessed and current records show that the special status species listed on the attachment have been documented as occurring in the project vicinity (2-mile buffer). In addition this project does not occur in the vicinity of any Proposed or Designated Critical Habitats. The Department's HDMS data are not intended to include potential distribution of special status species. Arizona is large and diverse with plants, animals, and environmental conditions that are ever changing. Consequently, many areas may contain species that biologists do not know about or species previously noted in a particular area may no longer occur there. Not all of Arizona has been surveyed for special status species, and surveys that have been conducted have varied greatly in scope and intensity. Making available this information does not substitute for the Department's review of project proposals, and should not decrease our opportunities to review and evaluate new project proposals and sites. The Department is also concerned about other resource values, such as other wildlife, including game species, and wildlife-related recreation. The Department would appreciate the opportunity to provide an evaluation of impacts to wildlife or wildlife habitats associated with project activities occurring in the subject area, when specific details become available. 16. AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY Mr. C. Scott Field October 19, 2004 2 - If you have any questions regarding this letter, please contact me at (602) 789-3618. General status information, county and watershed distribution lists, distribution maps, photos, and abstracts for some special status species are also available on our web site at http://wvvw.azgfd.gov/hdms. Sincerely, /day rt. Sabra S. Schwartz Heritage Data Management System, Coordinator SSS:ss Attachment cc: Rebecca Davidson, Project Evaluation Program Supervisor, Habitat Branch Joan Scott,Habitat Program Manager, Region V AGFD #10-13-04(18) I-F. Viewsheds 1 The following is a description looking onto and across the site from adjacent areas around the site. The following is a description of view classes: Foreground views: +/- 0 to 1/4 mile Mid-ground views: +/- 1/4 mile to 2 miles Background views: +/-2 miles and beyond • Southern vistas include background views of the Santa Catalina Mountains and Pusch Ridge. Mid-ground vistas of development of La Reserve and the forground view of the storage unit facility. 7•"'•'-`•.:•:.'..',::,:lie'Y.AaiRV:00,t4tiNiMaj,:IN:',Attn .,.,.: ':::, , ,. ,. I .7:::,:44,,-,:.:;.:‘1.•.‘2,e -,„,. ,:vt,.,c• 0 • , ,00'X,";.,"vt..:=,:- ,-,,:;••-,,,-0:',..,,,NK...sw,,,,, .../ ';f• . 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')fi�� .sr'•.(rr.r r•'°k',fi,Mrr/<`'rr `,a:9:„.'.s .t"'.;„�fic� .,,,<3�`'�:.r ,�.q'r.�.:q:�:f��`e,yw.;t',.n:a ��,..?,<.;»�� ;;;�. ,; ' ,:.;,. ;y>;r,r.../'�'>:%r`. x ag.aV«;:�.; ,.g<'a.' .eH'Y..m:.2...: f o'`<sy3za 'w` . ,s.. ;.`�..'.�.�:r,''`,,'Y�?�ga' ram...: �., ,Ys,,.r.»?,r;%y.. `Y.xa'::+;L� 'y�.,W,.'':y'?r a:X,:,:�cb s�xr�.ave,`.M`"�`,�"Z,.:.:X />.u �.<i o...�.,�;y..<. .;..,� r x.,. .YF a>Y�„ �,. a; ,ua�..�.Ey• as'� YY »s..�2":../"._' ,�,zr`;.e2'a:3s;a;,:;,.'. �::s5" ''a-. 2. In general, the site has low visibility, but may be considered moderately visit, from Oracle Road if the drainage berm is taken into account. The site is not discernable from a 1/4 mile away. Visibility from �s Canyon residential subdivision is low to medium. Vegetation along Rams Field Pass Road screens the majority of the site from the north/northeast_ 18 i%r i/ j / it ilri i ,,,,r 1," 1 „i / ; N:,' . •,', .\ ` r / ° / ' = = \ \ //' Rams Canyon //7/7 „ / f� k ''' \ /. '/Z e i i i / „fy/ ,i/./.% ,.,,:,..,,,..\\ .4".. ',,.,,,,,/ Al ,',:; / y/ ;,/� ' /, Low \ ' \ ,,.\ ,„, ,/ ; / 7/ , :///// infti"i SSk'S'SN' \' CI) A / //, // ! Iv' / ; / , /////// • - / / / 40/y/ " '•• I ,‘•"sl,'':;-''',7*'•—'' 'N' i -- 4..f& \ It , ' i /e, . / / \ . i : / . .. ,,,,, ‘ .j N i ....,\ ., / v. / /„ / If // .•:—..//'/i'l • \ /7 i / / /./"/ '''' 49/ g I ..f 1- \ 9 • g/ fps% (.0�j // / , •` ./ / •` / /// \ \. //\ /// \ 4 \ .�% ,F //` Low ,• / 4, "' ..\./ / 1 /.., ,; ''. / /7„;5y; :\\ , / ) \\ !'\ // /,✓fir' " / / / /r' / /,//�/` , i ............._..._........._._.........., // ;'// ` ....,%f, �,��\ /J//// �pff • • ✓!y / ;/ i ,�\ /- \'.. -.--` Vacant LEGEND ' { • f : / \ Site Visibility Medium = l f a 4.., / / I ( .e , � .s�//I,✓/ ii ,`mow..- '�+.,..,..\ rN 0' 100' 200' 1 MP' 1.71......7"mm7 SCALE: 1" = 100' EXHIBIT IX C.I. = 1 FOOT Visibility Impact BIG HORN COMMERCE CENTER October 2004 19. I-G. Traffic Existing Transportation Network The following graphic illustrates the existing roadways serving the project site. Oracle Road (State Route 77) is a north-south highway and principal arterial serving the site. It is owned and maintained by the Arizona Department of Transportation. Tangerine Road and First Avenue are east-west arterials connecting to Oracle Road. Both of these roadways are located about 1.2 miles from the site. Tangerine Road is also a state route maintained by ADOT. First Avenue belongs to the Town of Oro Valley. Rams Field Pass is a collector roadway that intersects with Oracle Road. It forms the east leg of an unsignalized "T" intersection. There is a southbound left turn bay with 300 feet of storage and a northbound right turn bay with 225 feet of storage at this intersection. These turn bays are deemed adequate for the existing and near term volumes. Northbound u-turns are not accommodated because there is no turn bay. This intersection provides access to Rams Canyon, an existing residential subdivision located north of the project site and will also serve Rams Pass subdivision, a proposed residential development located to the east of the site. 111 1.a.-e. Physical Characteristics The following table provides an inventory of the roadways serving the project, including the existing private access road along the south and east boundaries of the site. This access road will provide shared access to the Shurgard self storage on the south side and this project and extends through the site from Oracle Road on the west to Rams Field Pass on the north. The joint access is identified in the approved development plan for the Shurgard site. The table shows that all roadways meet Oro Valley's minimum right-of-way width requirements in accordance with the Oro Valley Subdivision Street Standards and Policies Manual dated May 2004. All of the roadways are paved. The aerial photo shows the general lane configuration and intersection geometry of the project setting. The photo was taken in 2002 and predates the Shurgard building and the access roads. 20 Roadway inventory Meets RNV Width No. Lane Bike Bus Speed Roadway Segment Jurisdiction Width Regmnts Lanes Width Route Route Sidewalk Limit IIIOracle Road: First Ave to Tangerine Rd ADOT 250 ft Yes 4 12'-14' Yes Na No 50 Rams Field Pass Oro Valley 50 ft Yes 2 15' No No Yes 25 Shurguard Shared Access Private** 45 ft Yes 2 15' No No Yes NP Big Hom Commerce Center east access Private** 40 ft Yes 2 12' No No No NP "Established in Dkt 11564,Pg 3907 Aerial Photo of Project Setting w c t4.- 11I111rt .. aw i Yet i 'fie' « .. a L -.. Lx k ':..,„.4-',.,:::!..,::';''''''''',''''' ',.•,''''''''''''''.::,,,:.'''')A7'-*',,,,::, ' -... 3Sa,..7'''''''''''' ' ' - ':'''''' ''' '' '' '' ' ----- . _+�e i s y r � e ,,a F' a�-? KKc4.'£s , v-- .+'r�"' .�^...1 " a -ate. _ }, ,:,*0 r,?t . 1,,,,,,‘ R 21 , "�3n a� r• '.,z�sP�„r`r '�a t> 'i`3rs�`S¢a °e.s a �r.s .; .., y• � ''''"�P,:aaf'",4,,,„,, >t,`,& •y2 0"� �r,�s$'W; y,�.r T¢az`9. ¢�'.. 7 M vimome fi k s 4 o e'�s s...e a�'�'a�ostag%o', �.�n y,4 n, r ca s s,�," a • .. ."?• r „'�''u �:.� r , 8b � .3✓M ¢#A'C ¢ .,sa,. ¢`.F.F r¢+„2!rr �. ��.� r ,�. : .•8 r<:. 4 £ r ?a zz v� ?Js°` �4vk kk x Yi »rW.s s ',,,..'. y �,. s•'4•'•t''• ,.!..., ,-,,4,,,..:--." " - •Z!':'';Z• ,M:...•1• , .�4-4„•,,„,,•;,„•,.•,•• may: ,�� ;u�, .tip` �y 'aF s �?,p,,1 >ras mpg. L :'A C.4�y4 xs,P,d`•'S:o..r en 6' />: Y .z. :a ' .. Rams ie ass, oo ng west across ro en ocrive. The projeet to is on the left �& `c f^�. ''',p• ,; ., O w F. <.� y' »:S�'� .r edgy :wa.. 3 ' ' . ,. ,......r., ,, ......,..............„..,.............,..„...„..:,,,,...,..,.. ..........„ „ „ :„ .. . . ,... ,.....„:„. .... ..,,....„„. Via: r` vim•e..its;,� gP' `�'•tgc. ft Oracle Road/Ram s Field Pass intersection looking west. .« . ,. ,. 1.f. Current Capacity and Level of Service Current average daily traffic (ADT) and level of service (LOS) on the roadway segments is provided below. Recorded volumes on Oracle Road and Rams Field Pass were provided by ADOT and are contained Final Traffic Impact Analysis Report for Rams Pass Subdivision'. It should be noted that the volume provided for Oracle Rod, between First Avenue and Tangerine Road is much lower than the volume shown on the 2004 PAG Traffic Volumes map (50,300), which is believed to be an error based on 2002 and 2003 recorded data and traffic volumes on the connecting roadways. Roadway capacity and LOS were determined by using the Florida DOT generalized capacity tables 1 Prepared by Entranco, Revised October 10, 2003 2 FDOT Quality/Level of Service Handbook, 2003 22 Current Capacity and LOS Functional Current Roadway Segment Class ADT Source Year LOS @ D LOS Oracle Road: First Ave to Tangerine Arterial 28,400 ADOT 2003* 32,700 D Rams Field Pass Arterial 900 ADOT 2003 8,000 A Shurguard Shared Access Private 170 EST Current Big Horn Commerce Center east Private 50 EST Current Estimate based on 1TE 7th edition trip generation rate of 2.50 trips per 1,000 square feet fora 67,000 sf mini warehouse 1.h. Programmed Improvements Oracle Road is scheduled for widening from four to six lanes between Calle Concordia and Tangerine Road. Construction of this ADOT-sponsored project is scheduled on the current State Transportation Improvement Program for construction in the 2005/2006 fiscal year. This project includes widening along the site frontage and will include reconstruction of the Rams Field Pass/Oracle intersection. The throat length on the existing shared driveway on Oracle Road will be shortened. 2.-3. See Exhibit "X" for intersections within one mile, as well as bicycle and pedestrian ways. Existing Roadway Network-Exhibit"X" 1/4 mile+I- TANGERINE RD o ammo Legend: Project Site Project Access Principle Arterial mommommin Minor Arterial Local Street Scenic Route Bike Route Suntran Bus Route1/1/1111111/1/111111/11111/11 • Existing Traffic Signal• -` 1\ • Rams Field Pass 5 F<,' y PGA' a c<`2 Off- • ``� �,.��-• 23 I-H Recreation and Trails 1. Catalina State Park is approximately a '/4 mile northeast. Coronado National Forest is approximately 3/4 mile east of the site. CDO Wash is west of Oracle Road but has no designated trails within. There are no designated trails crossing the site. I-I Cultural Resources: Archaeological and Historic Sites A letter and report from Dr. David Stephens,Archaeologist, of P.A.S.T. with the following recommendations. See Exhibit XI,page 25. l.a. November 13, 1997, Dr. David Stephepns performed an on-ground survey of the site. l.b. There have been no previously recorded archaeological or historic resources existing on the site. 1.c. The probability of finding cultural remains on the site is a low to moderate. 1.d. The consultants of this project do not recommend further studies. I-J Schools 1. The commercial uses proposed for this site do not have a bearing on the school system. I-K Water 1. BHCC is located within the Oro Valley Water Improvement District. Mark Moore may be contacted at 520.229.5000, or visited at 11000 North La Canada Drive. See correspondence from Mr. Moore. See Exhibit XII,page 26. I-L Sewers 1. Public sewers have been constructed within North Rams Pass Road, G-96-087 (8"), and Along the east side of Oracle Road, G-83-041 (21"). See Exhibit XIII. I-N Composite Map The Composite Map (Exhibit XIV)represents the overlay of significant site elements: topography,hydrology, vegetative densities, wildlife habitat and high site visibility. 24 Mar 22 02 02: 21p Rrchitural Design Group (520) 323-3337 p. 2 03/22/2002 11:09 FAX 208 652 3710 SHURGARD LEGAL 411002 02/09/1999 13:12 797-25A1 PRO LAND PAGE 05 • • • profiksT Y41OM'S tCN AL'ANCNNC01,CCfet4, • �c��rCC..��r.r4ctitsat.00ic4.' • November IS,1997 • • • Mr.Kit Donnely • 1980 E.Palisades Road • Tucson,AZ 85 737 RE; Report for Allied Signal Facpaasion • Archaeological Survey • PAST Job No. 97853 Legal: Portion's Sec.5,7,1•T12S1RI4E G&SRB&M • Dear Mr.Donnely. Personnel from P.,A.S.T. conducted a 1 persondaY, approximately 31 acre survey of the Allied Signal Expausion property on November 13,1997 located in Pima County near Oro Valley in anticipation eland development. The field weak consisted of an Intensive era-foot coverage of the property by our eta in or ;o id8ndfy 071L1 lnrate auy cultural rescurcee, historic or prehistoric, within the property boundaries. Field personnel (_4. buglert) were spared appmrintieRlY 20 meteas apart and crossed the subject property in a series of contiguous cs)rzirtors with allY • areas at'eetreinc slope vcvered less intensively. General'conditions were good iur conducting the 1 eldworlc Ground visibility was moderately effected by die presence of trice, shrubs, semi-ah:ub.1, succulents and g=a9see- The original land-form was mildly disturbed by historic alterations to the ground wee. Except iee an oecasivrial - iroLazed artifact there were no rnrface indications of arehaeologteaI resources on the property which meet the minimum standard lot recording as en aret geological site or that would be eligible for inclusion in.the National Register of tiistoilc places. Archives at the Arena State Museum showed there are no retarded'sites on the e+4:C1 Props . Based on the fseld methods employed and the observable surface indications,there does act appear to be rufbcient evidence to warrant Sather archaeological studies Qst the prnpeTty. Although I do not endorse additional archaeological studies for this project,ground disturbing activities on the psomsty should not commence without The authorization by the agency archaeologist �L s) and the State 3roric Preservation Office, as appropriate- likplibood of buried iiwrerials being present ie low/moderate_ There remains the possibuity that ground ditnsrbing activities could reveal the page of heretofore undise verad archaeological resources. If such matenale discovered construction activities should stop. Consultation should be initiated with the cognizant agency atrbaeologst, and if applicable under ARS. 41-841 et seq. the Arizata State Museum, to assess the potential signiecaace of any art ace o; feantres unearthed. Under State law (AR.S 4140 dt Ali$-41-344) if human skeletal remains or funerary objects are discovered on either public or private lands the Arizona State Muoovin Should be contacted inuuvdiatdy. • 'Thank you for the opportunity to work with you on this project. If I arty be of any further assistance please do not hesitate to contact tine.' Sincerely, David V.M.Stephen • . Archeeelogst Salt Amigtutzcs Permit No.97-042L EXHIBIT XI Casvlgr►� P.AA2. Tdrpla.nr j39.a7-5.33341 Rose • 5036 E.CaldsrEmmct.Rose IN& 37-0.aj.S.s636 rayon.Ariz arm 25 /0730.960Z me October 14, 2004 CSFA DESIGN STUDIOS 2002 East Water Street Tucson, Arizona 85719 Subject: Big Horn Commercial Center WATER SUPPLY Oro Valley Water Utility has been designated by the State of Arizona, Department of Water Resources, as having an assured water supply. This does not mean that water service is currently available to the proposed development. This development lies within the exterior boundary of Oro Valley's planned service area. Therefore,water supply is assured. WATER SERVICE The approval of water meter applications is subject to the availability of water service at the time an application is made. The developer shall be required to submit a water improvement plan identifying but not limited to: Water Use Fire Flow Requirements Offsite/ Onsite Water Facilities Loops and Proposed Connection Points to Existing Water System Easements/Common Areas If the existing water system is not capable of meeting the requirements of the proposed development, the developer shall be fiscally responsible for modifying/enhancing the existing water system to meet those needs. Issuance of this letter is not to be construed as agency approval of a water plan or as containing construction review comments relative to conflicts with existing water lines and the proposed development. The comments herein made are valid for a period of one year only. Should you have any questions, please call Mark Moore,New Development Coordinator, at 229-5017. Sincerely, Mark Moore New Development Coordinator cc: Alan Forrest, Oro Valley Water Utility Director EXHIBIT XII 26 %.,,,,;.,,.6„.•,:,.- 1..,'1 AT al 1 — '...r 1 :,-<:• ,,F t . .. it 1 di . , i 3 t \'' f gr i 1 i CD,k I ',,.•------ 1 Z.,4 ' it —_— 1 - ' il I .J..------ b ,N. . .. I ,,,.. , a i . 1p ir . • iti. ,__, . , / oir ____. ......-- _______ .,2•_i_C.1 ______.•________ ;',.' . _. —0,.,•• _ .,/,. .... - rs I. / 1 i .-- • -,:•'.7 ,•,-' "7,-----i ri ,'. .. 7 -, ..,_ --- , §7-1 ,-:' ..---„,..-- 7 to -< ' '.•, . .. . .. -,7- .:,- , , „ _ ' 3 -- //4 Q .-. '.....- .,. I..7 ,,,,-----, ,.,______:_-----;', ______---77---,•,, — ., , .::; '''• k"): ,. ' .:..--1-7- 1.--'17-----i •'-----i---I::,:;;_--G-9-- 7" ....' . ;.•,"1:'..'.7 1,„...:-.,7•_. .-1,„...-1----..;,...... . 0..___J. , ,- i' ti • -•-•••,,,---`:„7-- i ,. • .. . , I 7 I , "1 ---- ,0 , ,-:, • ::••' '. 0 '---- .0‘—'rd ' . . :,•••'.....,:,.- ,'- -..,,,,,g,,, ,„;, A, • .., .- ... I I , . . • ,,... ANts' .../. ,,, _...„.- çc \, r 07./ . .. ' v ,. .__.‘0'•-.•...',,...,,s..-,.-,..'-•..‘.;\,''.,..' ..'.',e,.• ,.. ... ...•4\..1. • .•.., _.—,.---- „,.... • • '...\-__ ''',, 1?,..7 r . „ I • I PROJECT SITE -... ... 1 , .. I V ., .., . 4 „ bf‘' . .. .. . . •.,. „.,..,,, . .•. . ","," : . . .. . . . . • . •.,------ - , • EXHIBIT XIII BIG HORN Public Services . . COMMERCE CENTER October 2004 27. •is• ,, , I / i i /7 ,' :'7,,.// :::: 1,1, 111:4:\::: 11\ I : f //,,, ; \VS.6.4, 1 .././ / . i , /'/./ / • /''- ":,.- :',. N,/; 414,'•V\\\ /// Rams Canyon \..., ,/./5// , .„-,,,- --:.,:-.. .......k.,.•,e,1" /,,,\\// / i ii, ,,,.. ;I .e'lb /i 1.1 1/<2••••• .',,'...!, ..„‘,.,;ki. C• ,,,,*.. ,, 4,/ /./ / • //1 i/ .,,, ` ''' , , i i'''.• \,',,,,,` ' . • ,.a• , ••••4 o''''‘N N, ' ii c / , /21/1 / //,';' / / rin/N; ,"://///// ', ,, ,...N..:., \ 4°' ••••••, • , /7/ / / , : i / iff/71 i„,,/,././7, ":: ''"' • s\''./ / //////,1 •*' i 1 ; / 2 4/<- __..? ,,v,,..,•`"":!,!..,,,.,:,,•-.„, \ . \., , ///// 4It4, ' / / / • / / . , '., ,, \\\ •, //4/ / V / 1 i / /'' 44/. ,,%', .-,., •,:e,, .,,,,,,12, ,,,,,--.,- ,,,,tt,,,.., --, \ -:,\\ N / i • , 7 / / // ,/, /A , : ,..,/,,,,i,, \ ..,,,,‘, N\\\ `k . „ i/ / /// //•/ / "i-s/*,' ,D) 7, i 3 \\ 01k•t:A\a':P\;\'''N'\ '`.,,,,,,,1/,1,I:/!,,,i /7, /•, / ---, /4, ..,,,...// • , , /77' . .., : 4 , , , / , \ , i .4/ id,/ ,, / ://7 ' 7 /. . ,5„/ i ,J,Le/ -:,,. \ . it,cp \, , ,,, r,,•. r / ,./^'•,, 1 \ / 410 / c? i 0 A / , ,act,,,-. \.: ,,,.. .. \'‘,...,„/ / .:. / i &„... / /, ..„, / . /, , / \ \ ( , — ..., /-2/..N,,, \ \'\ •,,',..., / ,e, / ' /// // \ / \ / / / /- / i• ,,' 7'''' 1 •-•... \ \ / „., ‘, . ..-"/ /"* i ''',.. ' .., ...• / / 7/ (,/ ‘s, Fack- , . , , , , --, ...---- . , 14, Vacant LEGEND i ; ,- ,- ,,, i , , , I :, „, ..._, ,- 1 i i i i , , : , , , .. , I t \ I t/ Topography„ ,- , \ , .. , ,.......„ ("/ a • Slopes 15% o)* eat -,i,-, " , , Notes: '. (.., Vegetation , The site' is within the Arizon: High Vegetative D:.„ ..... :-., „ , \ *414,,,, / tnsity Upland Subdivision of Sonora 11 .._ Desert 'Scrub. Hydrology There are no areas of high -----100-Year Floodplain visibility. p.'N o' 100' 200' SCALE: 1” = 100' EXHIBIT XIV C.I. = 1 FOOT BIG HORN Composite Map COMMERCE CENTER October 2004 28. PART II - LAND USE PROPOSAL II-A. Project Overview This report proposes to rezone approximately 3.2 acres from the existing Pima County PAD CPI zoning to Oro Valley's C-1, which allows Commercial uses. The rezoning request conforms to Oro Valleys General Plan designation"Community Commercial". This Development proposes two buildings with covered walkways visible from Oracle Road and Rams Field Pass. It should be noted that approximately 50% of required parking is located to the rear of buildings to avoid the appearance of expansive parking lots. In addition, the subject property lies an average of 8'- 10' below the existing grade of Oracle Road, which allows preservation of view corridors along the eastside of Oracle Road. All buildings are proposed to be single-story with setbacks and bufferyards in conformance to ORZCOD. The proposed development is a Specialty Neighborhood Retail/Office Center, which offers support services convenient to residences that will minimize travel times. This site can provide both a neighborhood and regional convenience and be considered a preferable location for "going home" traffic, allowing much safer in/out access for north bound traffic. Phase I is projected to begin construction 4th quarter 2005, with tenant occupancy mid 2006. Phase II totaling 15,000 s.f. will begin 1st quarter 2007. II-B. Tentative Development Plan (TDP) A removeable overlay for the TDP has been included for use with this report. II-C. Existing Land Uses 1. The proposed site zoning adjacent zoning boundaries have been delineated. See Exhibit XV. 2. The development characteristics of the proposed project are consistent with those of surrounding and nearby development. The use is proposed on a site that can support such development. II-D. Topography 1. The proposed development maintains the natural topographic characteristics of the site with minimal grading changes. 2. There are no natural slopes of 15% or greater. 29 , _ , : . 1 / / „I, / ." /2 / _ i/f/l f' r'� f / _ , f � f/ , , , r: f :-fj/'/r/ 1 Nt' \\; -\\.. —',,--.„ off s i / / /. "'�"�\\ a\ * '' / ,/,,p//,/-----— -...-,,,,.., N --„.,\„- PAD 27 t�4 I': /' ,`�//�% `o�`,. ` • ,- \ f:; RAMS CANYON ,/' , N..\ ,•-•'' \. 4/ // . • „ r, I 1 /,/ //./ '' \' X +\„›,,,// / 1i j ©mac`', / , // / ,+ / //'� . r ,, ��►` �j 7-,// / / i ; ,/ // iox 6$0'//7:„ . \ '‘.- s::-\ \'' '', • \ ,/ I .,# ' -,,, ' \ -70 1` /, :�� ; ^� PHASE I I J \ N/ V- ,"( If 1 i / )/ % . N' \\'',7• i s ,...,,,,, / ' . / ,,,, . ,\40, 4 \ . \ --;"\.10,\,, • #,//0 • fik \\ ,...„....8----- , , , ..,., 4,,,,,N / \ 1 - \ : ,-/ / / N �,?'i / i /, . . i HAS \\ \ fir'-'- :{ � %.7\ # 7/7/ ) r \ r/. "\' \ Yam, rJ�,; / ,/,''''''---- r• / o\ r- r,. fr\ ,�'.''� \l *\ \ \\VACANT `,, f T-P / \\t • w,r . ,..--- 4 , i i f '''‘ PAD , SHURGAURD STORAGE FACILI ,/ # t ,� € iw /I i s I 1 / E \,,,„•,...-"\\ i ',,•,,\ i .,M '�\`y 1 ! r // r/✓I Z \-----..., 'Z ✓// /'/./ '' 1. / \ ‘, / EXHIBIT XV P..N 0' 100' 200' REZONING BOUNDARIES „ January 2005 Studios SCALE: 1" = 100' CSFA Design C.I. = 1 FOOT Land Planning, Native Plant Assessment, BIG HORN Landscape Architecture, Urban Design COMMERCE CENTER 30. / / / i ,/i/ /• f i /%// • I 1 ' .0,14V '(,%'./ ,/ I I ' ; ff,'",. '`-,,,,,',.;,•\,4,'4,:-\„,..AT,,,,,....„,_,_*,,, ,.,/,./ i •,,.\,?,l // if \ ,,/ At'N/ - — et.'' • . •••, ,. ...., -... es., %.. N N. .. .sk.1. -,,,..,N ././/1 / / ,,,,' / m .....m....;. ..,,,. •,* . ..,.. ,... \ ..,,./„..... ///// 1 - i\., /./1/,/ i 1.i I 41%. 41!„/,",./ „„„..N4‘,:„, ..; .„4, ,,,\\,/- '' RAMS CANYON // , t A.:,... ; i \„, i i..7 ,,----: \:::':..:,..„.'.' ..-.,.: \ , / cr`• ",:, / i „/4, // ,.--.is, . ....'N' .. .. ,.. , . /.// , 1(Z-9/ 1 i ././py i/I/ „(--, ',....'.\,.., .z'., ,- , /V// ,/ i i ,..,/^ , ,' - :, / .:::-N,,,z,-,, ,, \\, 2 •7,:.•ONT YARD/ //' /,' • • i < / — ' ' / 44Ii /41. ' \' ,, ' ' , , \\ 30' ‘ DSCAPE BUFFER // 11 i- scligrie\-'/ I. .-....- / ,....• ,./ .." , .7 - , / . / ' N, •,., • ,_ ..,,-• • 4 Vi, 41_,_ ,,,t At ; I //40 7 //.,,!/ „ '/ i1/4, •... \ • .,... / .Sr, 1 / f////417- ././c./.' fi',/ ' •\\•\'\ \\., \ N14,00 `.• O. \ ,,,,:\,, ; , -,,,,. i //''ii / 4t.. .N4'11, / )1/// -///://1, -rly'r e- '' ''-:>---::- 7, . .""--,*4N, '•:\- '''CO.' 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'. / / / c',e; 4/ ' ' 'I 'i 1 Z.,b./ , ;/::// \,,N11) '\. \ •% 4ite / -\\:7,,\,- ,tc, ..' \,ow/ / // ./// /40' I /lb ' ' / ' - - oi -i•:. -., \ / 4,„ i )0..,‘ 4' •''''\ k 9' ‘ \, / '1 / , .!, . // >,.,/ . /, // 0 '' /COMMt \ ''.elk4TIL\ c4c : „... . //// # // 2113 ' /*/ -/\',/ /, , \ V t.,• \ 1 4v \,4 ..„ ,,,,,, 2k,p25 SF...,...‘..\, - .,.• ,.. \,,,...\- . \ sY.' / \''\\ ,„ or j,„/ \\ . \ ,::,\ ,,..z • \ ' ' \ -P4S// / \ ,.. // ''''\\''' -- \ *11 -. >. / „,...,:e s . • ,/07 .4. :.:./.,,c/7 i,.. . \ \„g, • ,,,, ir, „eke-// \.„,,,\../.-\• k A \ 7-?„,/ 4-'"-• ,/ • " 's ' t s•# .- / ,,, \- / ,\• - • .• 4P/ i.C;'' , /\--\-. \1 % . ,e \ /// /<\ \ "----2k---\'''\ •474„ . (- .,' " '14. ' . '4* . 1 / \''' // 7.,,;\' i/\, ,-/-**\, \ / 4,,•, ,e.> '\ ,./ Sit,. -7,-/ sfx AP . 1. .\\,/A /\'‘ : At+,-"' ,,,i % \ •.4.,-, -%:.: 'N.:16, %# \ '/ '/\_. ', .; - ‘N, ( ,,,,,, . \ ,\ ,AA : xii,o: ,.,\>, (\ , --/-',. / \`• '';'X 'Cr'''•-• ..• .-‘..,( • \ J.ir z..,.., ir'V/,' i<\,. - . \\,./\ z/.., .... -- .. ,.. . .:,, .•..\A,.-.0 '1,', -• • ,, / :‹ .. 4 '' \ --' ,vor '•:.- .\;./, .,- . ,„„„--7 . 7/) // N •,. \X's . . NI .<\, ; ( \yAcAN-1---/r'ss s\. •-.. z i ( 4Ittib 4i) • \\I ' , \ , ,‘,.. • .....-- , 1 i , \ ihk / ,,IN., i / i \ , .\/ "‹,N, ./i \../ \\ SHURGAURD STORAGE FACILITY . 0 N: k::: / \' , ,...... .\ k " ..„......-- -,. iir • • , & '1•• \ i , ; I , / • I ) /„/"...,--.., C.,\,......,"-s•,,,,,, // // ,.„.., „,, , ••,..., SS --, \ '---\ ./ / /// i /1 „ . . / / ‘\ . \ ) EXHIBIT XVI TENTATIVE ..N 0' 100' 200' - DEVELOPMENT PLAN M. all111111.1.1111M..11.11 January 2005 SCALE: 1" = 100' CSFA Desigi Studios C.I. = 1 FOOT Land Planning, Native Plant Assessment, BIGHORN Landscape Architecture, Urban Design COMMERCE CENTER 31. • 3. The existing average cross slope of the site is 4.66%. This number is derived by the slope of the drainage berm. The drainage berm will be removed, thus reducing the average cross slope to less than 2%. The Hillside District Regulations do not affect this development. 4. The entire site would be mapped if a new average cross slope were calculated. 5. The entire site will be graded. II-E. Hydrology 1. In general, you can see from the preliminary finished floor elevations shown on the plan that the site will be filled to raise the buildings so that onsite drainage will work satisfactorily. Five culverts are provided under the north entry drive to convey the 100 Yr. flow. Detention ponds are included along the southwest &northwest sides of the site to reduce out-flows to pre-development levels. Finally, the Oracle Rd. ditch flow will be separated from the detention ponds by a new berm. 2. The floodplain shown on the PART I Inventory&Analysis Plan is not a natural wash. This is simply a ditch flow created by the Oracle Highway embankment. Since it is such a small flow, it is customary to develop out to one's property line and confine the flow to the ditch itself. 3. This project will not create any drainage impacts to upstream or downstream neighbors. 4. The proposed site does not have any large drainage or erosion problems; only standard issues. Five culverts are provided under the north entry drive to convey the 100 Yr. flow. Detention ponds are included along the southwest & northwest sides of the site to reduce out-flows to pre- development levels. The Oracle Rd. ditch flow will be separated from the detention ponds by a new berm. Any areas that require rip-rapping in accordance with standard design procedures to prevent erosion will be provided(possibly along the north side of Bldg. No. 1 as shown). 5. Generally, the proposed site does not have any complicated drainage issues and thus, simply adhering to the standard Town of Oro Valley Drainage Standards will address all issues of concern. Also, the site is in an Oro Valley Critical Basin and therefore all landscape areas on-site will be involved in passive water harvesting in an effort to collect as much extra water as possible. II-F. Vegetation 1. The proposed development is exempt from the Oracle Road Scenic Corridor District and vegetative requirements due to the depth and size of the site. Preserved and transplanted vegetation will be a function of the Oro Valley Native Plant Ordinance. A Native Plant Inventory and Preservation Plan will be prepared and submitted at the development plan stage. The status of specified individual plants will be determined for preservation, transplant-on-site or destruction. 32 ":"/;•'/ ,1..„, i // i / •• i ,, / • / •• ,' I /40° , ; „,",,,,,,,, .• f • / (.., ..., „,/,,•„, : •,„//„, tt,/,,,,// -• /7/7 / ,.. . , ,,uti,///7 ..),.., /%7 / / , . • `X .- i / -; • i /,.,,,, ,/ / • ,,..-,,,,„_. //4 i .;- • 44', •- ///: 1 • "../ ,' ---.- N -I` "k> „ /'//:, • : • ,.,:' i \,• ' --- e . 2 f.xleting Corrugated / „,.: ,..•••,. , • • , , %, .,' .,,,, , ,,-; ,..--;;;„;:•-,..„--$:,,,• :-1,...,,?,, 0. 4utverts 43,1,4/,,,, •. \ ./.. iii, \ 0" 4:, ' '>.- •x r, //:--- ,"Z''''''',;Alige-:(/` ' '47tip- ago for new Bank /// • ,,, ii,i/7,',,,,.? , \ \,.., 1,7•., ilf /-- -.•'4„s L. \N \i/ • A/ ,`'(% / // // ' • ' N\\•-•\ '7'\111 \N I' ii ' I 01.' /, 74? ' , ,"`\ \N \O \ ....iv N RAMS CANYON ,, .,,, .. -, ,,P -se' /(/i 1 / / / , /4,,-„, \\ „.....„,,,, 4 ,,/, , , 0 / i /,e/ / 4 / A ‘,.. N.-,;\ \ • '...', -i;RaP for row ' N--- / / -'' i I/ "://' /7,/, • . - \ -b\ -,,,„--\,,,- N\ / /V/ yt'd 41 ,/ / // / - ////,/ *L4' - ----7--'"',- ''',--:%\`‘ ' -,..4..4 ''•N` %\ / //if / • / / / / //././,/ , , 40, ,,,,,,,,, ,*-----4-#‘,7, ,-,‘ ,s,;•,„„,\;-\ \, Ar ‘ .0 \ /MI/ i / / ,/ 0.4./" 0. "- -1K,'\-, '.4/, • s's,,,,` \,,,\4',.. ‘0,. • \ ,4 ,,,,,,,- ,,,- \ •_-,„ - *, - 4, s- //:// ' "/ i'''; / i // /7/A,/ * ja‘ -sc..etice /----3.' :'''''' ''', - ••,,, \ '%'.. -\--,..\\;' -4/, \ %. 'Arian :- ' 1 it 1/ ',/'•//1 "r*V‘.7% 1-'7.."; \N /'N. : '''.* ''7. • \\.\\. ' ''''. '65\ N * v>,, ---, ".• 4/ ' \\L‘ ' • \ ' ''': \ . / / / , /AP / Y ... 'i //\ PHASE II '' ' N \st-.\-• , ' \ ,.\ ` / / , / /,/ ,/". 1-4' / ,:. • 4,,,., \ 4„, \ , , i ///7 ,.., 4„ / „, .,1 ,,,1 FFE=34.5 , \\\,‘ ' ..4..s''S• , '4, 43. \ /// ' / / ' ,./ s. ? r•<, \ \/ siON * • • / 7,./ //,//:////' /:///:• // 71 \s'‘('\,'C\ • / e>2' N'\,,c .41 •*4 '14/ N\'. ',4 , .:!,.. guff P N. •/ ///, ,t. s, • ,,,A /r/ ,,t,\.>><:\ ilL . \ s , • \ \• \ - ' i\\ Ir • • r •. . ,401zure. ! r /, >r.' / .‘ ,,' v V\, ‘: • ... s.''' // ^02 \?•tp ''•\ " ',,,,4„,, \\* s ' .z..,_.z../,_..//41./, \ .:',:‘,////,//> / •.\\,,, , 4,..:\ '''''' ' • \ * , • , „,,/ • — ',/ A -t• IP • NK , /,/, s,:\x ,\\7., --"Atr-- . . , . • /''/A',\" / / • al, ' Ark --:._ , •E \/ \ 7/.\ Detention Ba • \ ', ,,\\ /,7141'4, /2- ' • \\\ \ A 'FFE4 - 4/ ‘\:,,\/ ,<\ t- / \ ./"\ 0 ••••% \ '"---- \ x % \V/// /\ \ //' \/ Culvert • , - • : sy/ ••,,,,- ,„..,„ \ ,,, ,..,,\.• .s c. , - \/\./, 34t,t,s :"2--' "/ /y \ 40 V',// /'••>' / , ss,„,,,,,, / ,,,--' - \ i I /„>‹. • ,' \ \\\ /Boanonn,„, // Basin / \ ' / \VACANT \s,... \ ,•:,'„•• / Nks \ \ \ / <... •••,• /' r , .... \ Existing c \ -.,,, ..-74--"; , .."‘ \ ;• - In Road %., ..";\_. /' ,,\\ , ; rn, SHURGAURD STORAGE /..- $ , f , i k / FACILITY \ \ \/ , ; ‘ ‘ ; t. / ;„,,,,,,"•••.......\ \• '''''' & . ii. Weir flow through outlet s 0 ,« es at gr: • : : , V/ 2, 10,'25 & 100 Yr. as shall not ex LEGEND ,. ‘ , , ,.. pre-development leve -- .7\, 4, Combined pie-development Q100=14.5 cf/s • ----Direction fL.-FloVirl Shurgard Drainage Report Residual-ponded wat, .,,./.." \ ..„ shall be pumped out ,, :,----\ /,' / // : i ,, „.,-. ,/,// / / 1 i \ , ....., EXHIBIT XVII 'N o' 100' 200' Post-Development Hydrology lir Iminsimmrimillimil January 2005 SCALE 1" = 100' CSFA Design Studios : C.I. = 1 FOOT Land Planning, Native Plant Assessment, Landscape Architecture, Urban Design BIG HORN COMMERCE CENTER 33. II-G. Wildlife 1. There are no sensitive areas the TPD, roads and building envelopes encroach into. Therefore, mitigation is not required. II-H. Buffer Plan 1. Bufferyard "B", 30', is required along Oracle Road and along Rams Canyon Pass Road. No buffers are required along the southeast and southwest property lines. Five trees, five shrubs and ten accent plants are required per 100' of bufferyard. II-I. Viewsheds l.a. The TDP will have a moderate to low impact of visibility from off-site vistas. There are no on-site areas of high visibility to be affected. • Southern vistas include background views of the Santa Catalina Mountains and Pusch Ridge. Mid-ground vistas of development of La Reserve and the forground view of the storage unit facility. Oracle Road, southbound, and residents of Rams Canyon will have a low to moderate view impact. There is an existing screen of vegetation along the drainage system of Rams Canyon Pass Road. Much of this mature vegetation will remain, as well as the addition of a 30' landscape buffer. The vegetation to be preserved and the addition of a landscape buffer will screen the majority of parking and soften visual impacts of northern building. Background views of the mountains will be remain. Oracle Road is approximately 10 feet higher then the site so vistas will be unobstructed. A 30' front landscape buffer will screen the majority of parking and soften visual impacts of the buildings. Vistas of the mountains will be minimally impacted. • Northern vistas include foreground views of Rams Canyon residences due to site vegetation. Mid-ground views include Catalina State Park and scattered residential, large lot development. The north side of the Santa Catalina Mountains provide background views. Oracle Road, northbound, will continue to have unobstructed views of background mountain vistas, with minimal impact to foreground and midground views. 34 i(r// r / j f fI i%/ /// , f'-- it. /,. ''1 /i/< /%�// ll / ' r r / rJ f� r / i`,\s +.. /// NI ,� i/ / • / /'^`w\\ '.�,1 \\ / ' '/ —""',' \ \�� / RAMS CANYON //(/�f rC'i // it/'/1 4'^y .tr,�, `�\•\ \ s ;/ // /,- / i / i/ / i i/4 sa• r i,., ,./' f1/ / ji. /r q�" t //;� 4:t•,• \ \ • • 1 DSCAPE BUFFER B" 1 ///1/164r c,/I i / ///y_,/ //J./ ''," -,,'k-.-4,,,k. -.k-,' \l'is, \-,,y/N j /!//' f /f/ 7/,..7 . //./. .,/% \ \.„,;;;;;.--;;,-.:,, 4�t, iJ,(it\�, \ "4, .:..< / //� / '= \ ,sr • r I DEC - _F.a. it . ,,/ /' i '�;Al: \0,9 •0 \ %,* �.>. a n. ,.// r/ ,� /' ' , N ''..,:X, \ N42' \ ! PHASE II \ , ;n .-,N .vtr.,:ff• N \ /-V.\• • • ,,,,-;.;-.4....; • •„ 40/5. \s>,.. . ,,., it, . . S\ \c, - / / /;,/ • 4,\ \: / #',,. l': ,.,/"`"\ ':‘\,, .--7, ,AO'. . . ' ..., 4, , /A n ' ! :V" ) 'i \N • �, / \\/' \ 1 , // /\"1 V / ‘ ///,' /,+y- : ,"'„'"9:-:‘ •/ ,,,..\,/,N *... 1, l""�/ / \+ /ram \�� "`.... \ ..i i \\/ // /\,\ / ,/,/:///) „,,,-- 2e\\, \ \, - .::////".„..,--.1 \\\\\,; /\ \ . \ ,,, 1._ , / / \ / ",,/'\ ; ' , 7 /!SHURGAURD STORAGE F ILITY' \\ /„?�,.� t£ % • / \ / \ / \... .~ i srr lE LEGEND t — —30' Buffer Yard ', 3 /..../.-/-7,,\ -N.� EXHIBIT XVIII \ 0' 100' 200' BUFFER PLAN MrJanuary 2005 SCALE: 1" = 100'IMINrilIMMEri..1111.1.1 CSFA Design Studios C.I. = 1 FOOT Land Planning, Native Plant Assessment, Landscape Architecture, Urban Design BIG HORN COMMERCE CENTER 35. II-J. Traffic Traffic Impact Analysis This section provides a preliminary impact analysis based on a conceptual land use plan provided by the developer. This plan is shown in the graphic below. A more detailed traffic impact analysis will be prepared after the site plan is refined. Proposed Development L at 50 ft+'- a) .x N .1!1.3 ..--- Rams Field Pass Public Street 50'RIW l‘k, 1."'''''.- 1r 1 8 1NX*SF r` i (1) 1, ea g c_i 0 ' CD e i W _. ' o Z. � i CZ 1 pia 'A )____ o CC Ii; 3 f O i O i CC 1 it Oi1 i W i I N__ i i Access I Existinq`shar ape�v.at_e i n.ve wy_( .ea se_.._tj._ ..m I A Il Ili, Shurguard Storage 1 36 Access The development will have access on Oracle Road through a shared driveway located along the south boundary. This driveway currently exists and provides right-in/right out only access. Additional access on Rams field Pass is proposed near the west side of the project at about 150 feet of the existing edge of pavement on Oracle Road. This access (labeled Access 2 on the above exhibit) is proposed to provide full access for entering traffic and right-out only access for exiting traffic. Left turns out of the project will be prohibited and should be restricted by channelization. A third driveway on Rams Field Pass is a full access private driveway (Access 3) that already exists along the east boundary of the site and is aligned with Broken Rock Drive on the north side of Rams Field Pass. Full access to Oracle Road is provided at the intersection of Oracle Road/Rams Field Pass through the existing median opening. This intersection has stop control for westbound movements. Internal access within the project is proposed through a series of parking and access lanes that will interconnect to these three primary access driveways. Required Off-site Improvements No off-site road improvements are required for access to this project. However, a westbound left turn bay at Oracle/Rams Field should be lengthened to meet the future turn demands. We estimate that this should be 150-feet. Traffic Projections Site Trip Generation: The following site traffic projections for the proposed development are based on 30,000 square feet of commercial building space using the fitted curve equation from the ITE 7th Edition Trip Generation Manual for category 820 (shopping center). The projections do not include any deduction for internal capture or pass-by traffic. Total projected new trips on the surrounding roadways is 3,110 vehicles per day(vpd) with 75 trips during the AM peak and 290 trips during the PM peak. Percent AM Peak PM Peak Daily of Total In Out In Out In Out Total Trip Production 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Internal Capture (Percent of Total) 0% 0 0 0 Trips Entering/Exiting 0 0 0 0 0 0 External Trips (Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Pass-by Trips (Percent of External) 0% 0 0 0 Trips Entering/Exiting 0 0 0 0 0 0 New Trips(Net Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 37 Access The development will have access on Oracle Road through a shared driveway located along the south boundary. This driveway currently exists and provides right-in/right out only access. Additional access to the site will be through an existing private driveway on Rams Field Pass (Access 2) that already exists along the east boundary of the site and is aligned with Broken Rock Drive on the north side of Rams Field Pass. This is a full access driveway. Full access to Oracle Road is provided at the intersection of Oracle Road/Rams Field Pass through the existing median opening. This intersection has stop control for westbound movements. Internal access within the project is proposed through a series of parking and access lanes that will interconnect to the two access driveways. Required Off-site Improvements No off-site road improvements are required for access to this project. However, a westbound left turn bay at Oracle/Rams Field should be lengthened to about 150 feet to meet the future turn demands from all the proposed development east of the intersection. Traffic Projections Site Trip Generation: The following site traffic projections for the proposed development are based on 30,000 square feet of commercial building space using the fitted curve equation from the ITE 7th Edition Trip Generation Manual for category 820 (shopping center). The projections do not include any deduction for internal capture or pass-by traffic. Total projected new trips on the surrounding roadways is 3,110 vehicles per day (vpd) with 75 trips during the AM peak and 290 trips during the PM peak. Percent AM Peak PM Peak Daily of Total In Out In Out In Out Total Trip Production 100% 75 290 3,110 Trips Entering/Exiting 45 I 30 140 1150 1,555 1,555 Internal Capture(Percent of Total) 0% 0 0 0 Trips Entering/Exiting 0 I 0 0 10 0 J 0 External Trips(Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 I 30 140 150 1,555 1,555 Pass-by Trips(Percent of External) 0% 0 0 0 Trips Entering/Exiting 0 I 0 0 10 0 0 New Trips(Net Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 I 30 140 1150 1,555 1,555 • 37 Projected ADT and LOS The following table provides the assumed distribution of site traffic and the projected 2005 ADT on the adjacent roadways. Regional growth is estimated at 2.5 percent per year for two years (total 5 percent)plus the projected site traffic from Rams Pass subdivision. New Current Bckgrnd Site Projected Projected %Site Road Segment Dist ADT Growth(1) Trips ADT LOS Trips Max V/C NEW Oracle Road: n/o Rams Field Pass 40% 28,400 1,970 1,240 31,610 D 3.9% 34,500 0.92 E Oracle Road: s/o Access 1 40% 28,400 1,735 1,240 31,375 D 4.0% 34,500 0.91 D Rams Field Pass: East of Access 2 20% 900 905 630 2,435 B 26% 10,080 0.24 A Rams Field Pass: Oracle to Access 2 50% 900 905 _ 1,550 3,355 B 46% 10,080 0.33 B (1)Includes Trips from Rams Pass Subdivision The following diagrams provide AM peak, PM peak, and daily site traffic turning movements and total traffic during the peak hours at buildout (2005) at the intersections of Oracle Road/Rams Field Pass, Oracle Road/Project Access (Driveway 1), and Rams Field Pass/Project Access (Driveway 2). The total traffic was calculated by adding the projected site traffic at the intersections to the total traffic projections from the Rams Pass Subdivision TIA. 38 Projected ADT and LOS The following table provides the assumed distribution of site traffic and the projected 2005 ADT on the adjacent roadways. Regional growth is estimated at 2.5 percent per year for two years (total 5 percent) plus the projected site traffic from Rams Pass subdivision. New Current Bckgrnd Site Projected Projected %Site Road Segment Dist ADT Growth(1) Trips ADT LOS Trips Oracle Road n/o Rams Field Pass 40% 28,400 1,970 1,240 31,610 D 3.9% Oracle Road s/o Rams Field Pass 40% 28,400 1,735 1,250 31,385 D 4.0% Rams Field Pass e/o Driveway 3 20% 900 905 620 2,425 B 26% Rams Field Pass w/o Driveway 2 55% 900 905 1,710 3,515 B 49% (1)Includes Trips from Rams Pass Subdivision The following diagrams provide AM peak, PM peak, and daily site traffic turning movements and total traffic during the peak hours at buildout (2005) at the intersections of Oracle Road/Rams Field Pass, Oracle Road/Project Access (Driveway 1), and Rams Field Pass/Project Access (Driveway 2). The total traffic was calculated by adding the projected site traffic at the intersections to the total traffic projections from the Rams Pass Subdivision TIA. 38 Site Traffic Projections AM Peak Hour PM Peak Hour DAILY Peak Hour 0 20 0 55 0 620 -0 0 R 5 -a 0 IC 30 -o 0 IC 310 O 0 0 O 0 0 a 11 10 m 460 a u 620 ✓ 0 0 ca O q 1O q AO q 71 5 0 30 0 310 0 Rams Field Pass Rams Field Pass Rams Field Pass 10 60 620 a IC 5 Cl R 30 - G R 310 0 0 0 O a) a) ✓ U U L O q x 0 p 7O p 71 0 20 0 55 0 620 Access 1 Access 1 Access 1 (NIFO N E- 0 N f- 0 a 11 5 a t 30 a 1� 315 Q 0 4 a 0 3 a 0 4 20 0 R 71 55 0 R 71 620 0 R 71 15 10 90 30 930 315 Rams Field Pass Rams Field Pass Rams Field Pass 39 Projected Total Traffic at 2005 AM Peak Hour PM Peak Hour 1220 30 890 95 - 0 It 25 -0 0 It 50 ca co 0 0 a) U 100 a) U 115 U U N (D L L O a 7 O a 70 720 30 1275 50 Rams Field Pass Rams Field Pass 1230 950 It 10 1t 40 Co CO 0 0 a) a) U U N (6 L L O O a 71 a 71 745 25 1295 65 Access 1 (Shared D/W) Access 1 (Shared D/W) 10 0 0 5 0 0 G 0 1t 0 U = 0 It 0 N F 100 N F 70 5 71 - 5 a 10 71 U 30 U U Q 35 4 Q 80 4 20p a 71 550 R a 71 15 0 10 90 0 30 Rams Field Pass Rams Field Pass Impact on Intersections The following table provides a turn-lane warrant analysis for the two driveway intersections and the major street intersection serving the project using the total traffic volumes from the above diagram. This analysis is based on Pima County's proposed subdivision street standards because Oro Valley does not have standards of its own. The table shows that a westbound left-turn lane will be warranted on Rams Field Pass at Oracle Road with the addition of traffic from this project. This should be nominally 150-feet in length. The westbound approach would then have separate left-turn and right-turn lanes. The northbound left volume outbound from Driveway 2 also warrants an exclusive lane, based on the Pima County method. However, since there is so little opposing traffic to impede turning movements, we do not recommend separate lanes at this location. 40 Right-turn analysis 2006 ADT Range MAX RT NB SB EB WB Oracle Road 31,610 >10,000 40 EXISTS Rams Field Pass 3,355 2,500-5,000 100 50 Oracle Road 31,375 >10,000 40 65 Driveway 1 (Shared) 930 <2,500 100 40 Rams Field Pass 3,355 2,500-5,000 100 55 Driveway 2 2,180 <2,500 100 30 Left-turn analysis 2006 ADT Range Speed MAX LT NB SB EB WB Oracle Road 31,610 >10,000 55 5 EXISTS Rams Field Pass 3,355 2,500-5,000 25 50 115 Rams Field Pass 3,355 2,500-5,000 25 50 30 Driveway 2 2,180 <2,500 15 75 I 90 Highlighed cell indicates that turn lane is warranted A preliminary traffic signal warrants analysis for Oracle/Rams Field Pass shows that the projected traffic volumes from this project and Rams Pass Subdivision to the east will likely meet Case B of Warrant 1. However, it is expected that more warrants will be met when development occurs on Steam Pump Ranch, located immediately across Oracle Road. A future signal could be installed, when warranted, as a jointly funded project using residential development impact fees, development exactions, and ADOT funding. This could possibly be included in ADOT's widening project. Preliminary Traffic Signal Warrant Analysis MUTCD Warrant 1 (Oregon Department of Transportation) Screening Volumes Assume 85th percentile Speed is 40 mph or greater Approach Lanes: 2 Major/2 Minor Projected No of Percent Volume Case A Case B MAJOR STREET 2-way Approach of 7,400 11,100 MINOR STREET Approach Lanes Standard 1,850 950 Warrant Met Oracle Road 31,610 2 70% Rams Field Pass 1,675 1 70% NO YES Case A: Minimum Vehicular Traffic Case B: Interruption of Continuous Traffic 41 Impact on Adjacent Development The project driveway on Rams Field Pass is located in direct alignment with Broken Rock Drive on the north side. This project will add some delay to the intersection, particularly for southbound left-turning traffic from the existing residential area. This, however, is a minor movement. The additional traffic at Rams Field Pass and Oracle Road will also increase delay at the intersection for westbound left-turning vehicles. Because a left-turn lane will be warranted at the intersection, the anticipated delay for right-turning vehicles will be minimal. Funding of Offsite Improvements Offsite improvements that benefit this project and other existing and proposed development in the area include future signalization of the Rams Field/Oracle intersection and extending the eastbound right turn bay. Because of the co-mingling of existing and future traffic from several projects, these improvements should not be the sole responsibility of Big Horn Commerce Center development. The improvements could be jointly funded by the developers active in the area, Oro Valley impact fees, and ADOT participation. All of these improvements could be included in (or integrated into) ADOT's pending road-widening project. The exception is the westbound left turn lane, which should be built with the initial development of the two proposed projects east of Oracle Road, to provide separate left turn and right turn lanes for westbound movements. I-K. Sewers 1. This development will be serviced by the existing 8" sewerline G-96-087 within Rams Canyon Pass Road. II-L. Recreation and Trails 1. This development will not provide recreation areas. 2. This development will not provide natural open space areas. 3. There are no trials nearby for this development to facilitate. II-M. Cultural Resources: Archaeological and Historic Sites 1. There are no archaeological mitigation measures required for this development. 42 II-N. Schools 1. Not applicable. II-O. Water 1. Calculations for additional domestic water demand and current demand for service have not been calculated. The Owner is in communication with Oro Valley Water Utility. A water improvement plan will be submitted addressing water use and fire flow requirements. The developer shall be responsible for modifying the existing water system if the existing system is not capable of meeting the requirements of the proposed development. 43 APPENDIX 2004 Cactus Ferruginous Pygmy-Owl Survey Report, Darling Environmental Surveying, LTD. Traffic Impact Analysis, 2004; CLA Traffic Engineering 44 Sp-21-04 03:48P Dar-1 ing Env and Sury,LTD- 520 298 2767 P 02 .,•:•::::;•••:"...7.:-..• •,••••••.,,.••••- ."7:•,:iv,•:7:.-.. ,-. •••,.... ..::::.•.1:27: ::. ::'''". ..':-;.,•.; .....A.'...t...'.,.:,' ,,.,r....n..,.••• .,,,,•;.-::.,:' . ....,....',.....-.. rr........... . . :::.m.,3,.......,..... f:1-...s.z.,•:..-'.‘•••.• i-- N • .,.•.ft.. '. ,N.. NY.• • >IT.',1r:v.; .,..• ;..„.. 41.1.,,''.,•‘t:„.47:,,7,:,...1,1::.'7::: ' ''.'-," ;i • ,.', : •.' ft.6 i 1# • .1,.,.,• ai.`.- i . , a a 6,•,,,...0,0/ ,. 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'-t-t. 144,,i...',..'.•.,7..,`,pr.:.....tr!'rm,',:..,:::,:14'!.•:r,',,,, r-,..•,,,,,.....,..,,..t,....... .• Sep-21-04 03:48P Darling Env and Surv,LTD_ 520 298 2767 P_03 Table of Contents EXECUTIVE SUMMARY 1.0 INTRODUCTION 1 2.0 DESCRIPTION OF THE CACTUS FERRUGINOUS PYGMY-OWL AND ITS HABITAT 1 3.0 METHODOLOGY 2 4.0 ENVIRONMENTAL SETTING 3 4.1 VEGETATION TYPE 3 5.0 SURVEY RESULTS 3 5.1 CACTUS FERRUGINOUS PYGMY-OWL 3 5.2 OTHER WILDLIFE 3 6.0 SUMMARY 4 7.0 REFERENCES 4 Darling Environmental&Surveying,US Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page i Sep-2l-O4 03:49P Darling Env and Surv,LTD. 520 298 2767 P.04 EXECUTIVE SUMMARY At the request of Todd Otis of Bighorn Commerce Center,cactus ferruginous pygmy- owl surveys were conducted on and adjacent to the northern 3 acres of a 6-acre parcel of private property located within the site known as Bighorn Commerce Center during 2004. The site is on the southeast corner of the intersection of North Oracle Road and Rams Field Pass,Pima County,Arizona. The purpose of the surveys was to determine presence or absence of threatened and endangered species including the cactus ferruginous pygmy-owl, federally listed as an endangered species in March 1997,under the authority of the Endangered Species Act of 1973, as amended. No cactus ferruginous pygmy-owls or signs (nests, castings, white wash accumulation,or prey remains)were detected on the property during 2004 surveys. Previous survey for the pygmy-owl were also conducted at the same site during 2002 and 2003 with no detections. No other federally listed endangered,candidate,special concern, sensitive, or special status species were found on or next to the site. Darling Environments!&Surveying,Ltd Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Pagc i i Sep-21-04 03=49P Darling Env and Surv,LTD. 520 298 2767 P.05 1.0 INTRODUCTION During 2004 surveys for the cactus ferruginous pygmy-owl(Glaucidium brasilianum cactorum)and other threatened and endangered species were conducted within and adjacent to the northern 3 acres of a 6-acre parcel of private property within the site known as Bighorn Commerce Center. The site is located at the southeast corner of the intersection of North Oracle Road and Rams Field Pass in north Tucson, Pima County,Arizona. The surveyed land is within the Southwest' of Section 5 and the Northwest I/4 of Section 8,Township 12 South,Range 14 East,Gila and Salt River Meridian. The purpose of the surveys was to determine the presence or absence of threatened and endangered species including the pygmy-owl,federally listed as an endangered species on March 10,1997,effective April 9, 1997(FR.Vol.62/No.46,Pages 10730 - 10747). Critical habitat was designated July 12, 1999(FR.Vol.64/No. 132,Pages 37419-37440) and withdrawn in September 2001. On November 27, 2002 a new pygmy-owl critical habitat proposed was published was published by the United States Fish and Wildlife Service (USFWS) (FR67/Vol. No. 229, Pages 71032- 71064). The proposed project is not within the new proposed critical habitat designation. No pygmy-owls and no other endangered, candidate,special concern, sensitive, or special status species were detected on or adjacent to the site. Darling Environmental and Surveying,Ltd.performed the surveys between March 6 and May 1, 2004 according to the 2000 protocol recommended by U.S. Fish and Wildlife Service and Arizona Game and Fish Department. Previous surveys were performed during the years 2002 and 2003 with no detections. 2.0 DESCRIPTION OF THE CACTUS FERRUGINOUS PYGMY-OWL AND ITS HABITAT The ferruginous pygmy-owl is a tropical owl,with the scientific name of Glaucidium brasilianum, originally described in Brazil. The Arizona race or subspecies of ferruginous pygmy-owl is called the "cactus ferruginous pygmy-owl,"because the most common nesting vegetation locally available is large columnar desert cacti. The pygmy-owl is a small bird, approximately 6 inches long, about the size of a robin. It is usually reddish-brown overall,with a cream-colored belly streaked with reddish-brown.The eyes are yellow and there are no visible signs of ears. Two black spots on the back of the head mimic eyes. The tail is relatively long for an owl, rufous colored with dark bars.This owl is crepuscular,meaning that it is most active Darling Environmental&Snrvevirg,Ltd Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page 1 Sep-21-04 03:49P Darling Env and Surv,LTD. 520 298 2767 P.06 4.0 ENVIRONMENTAL SETTING 4.1 GENERAL DESCRIPTION The project area occurs within the Sonoran Floristic/Physiographic region,which is characterized by moderate to high mountain ranges and intervening valleys. The Sonoran Desert is typified by hot,dry summers and moderately warm, dry winters. Precipitation occurs sporadically from either winter rains or summer thundershowers. 4.2 VEGETATION TYPE The native vegetation in the area is comprised of upland Sonoran desert scrub. Plants noted included catclaw acacia, desert hackberry, desert broom, mesquite trees, ragweed, triangle leaf bursage,and chain fruit cholla. 5.0 2002 THROUGH 2004 SURVEY RESULTS 5.1 CACTUS FERRUGINOUS PYGMY-OWL During the 2002, 2003, 2004 field surveys no pygmy-owls or signs of the owls presence(nests,castings,white wash accumulation,or prey remains)were detected. 5.2 OTHER WILDLIFE No other endangered,threatened,or candidate species were found within or adjacent to the site. Avifauna observed included Gambel's quail, house finch, mourning dove, and phainopepla. No reptiles were observed and no permanent water exists on the site to support fish or other aquatic life. Mammals observed were cottontail rabbits. 6.0 SUMMARY No pygmy-owls or other federally listed endangered, candidate, special concern, sensitive, or special status species were found on or next to the site during 2002, 2003,or 2004. The surveyed area is not within the designated critical habitat for the pygmy-owl. Darling Environmental A Surveying,LIS Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page 3 Sep-21-O4 03:49P Darling Env and Surv,LTD. 520 298 2767 P.07 at dawn and dusk. Instead of the usual owl "hoot"sound, the pygmy-owl call is a series of short whistle notes of a single high pitch. The pygmy-owl is a cavity nester, meaning that to breed it must find a hole large enough to enter and exit, lay eggs, and feed young. In the Tucson area, the most available plant with the optimum size hole is the saguaro cactus. Further south in Arizona the favored plant is an organ pipe cactus. In Texas and portions of Mexico the pygmy-owl nests in large oak or cottonwood trees as well as cacti. These owls will also nest in manmade bird boxes. Breeding begins in late winter(November to December)and ends in the spring. In the Tucson area the pygmy-owl is presently found in Arizona upland and desert scrub characterized by places with saguaro cacti, ironwood,mesquite,palo verde, acacia, and bursage. According to some general information collected in the late 1880's and early 1900's,records of habitat for this owl in Arizona included riparian woodlands and mesquite forests(bosques). Nest cavity availability was most likely the reason for this bird's affinity to large plants that existed in these habitat types in the past. The data during this time is sketchy at best. 3.0 METHODOLOGY As required by U.S. Fish & Wildlife Service, the protocol used was the one developed by Arizona Game and Fish, effective January 26, 2000. The protocol includes performing surveys at approximately 150-meter intervals in potential pygmy-owl habitat. A tape-recorded call of the pygmy-owl was broadcast during the surveys to stimulate return calls or the appearance of pygmy-owls in the area. Calls were performed for 30 seconds followed by 90 second listening periods for at least 15 minutes at each call point. The owl surveys were performed at dusk(approximately one hour before sunset until one hour after sunset)on March 6 and May 1,and at dusk(approximately one hour before sunset until one hour after sunset)on April 6,2004. Darling Environmental A Surveying,Lid - Kolb Eiecutive Office Park 1650 North Kolb Road,suite 136 Tucson,AZ 85715 Page 2 Sep-21-O4 03:49P Darling Env and Surv,LTD_ 520 298 2767 P.08 7. BIBLIOGRAPHY U.S.Fish and Wildlife.2002. Proposed Rule. Designation of Critical Habitat for the Arizona Distinct Population Segment of the Cactus Ferruginous Pygmy-owl (Glaucidium brasilianum cactorwm),FR Vol.67,No.229,November 27,2002. Darling Envfron,Re tal d 5ttrvrying,Ltd Kolb Executive Office Park 1650 North Kolb Road,Suite 136 Tucson,AZ 85715 Page 4 Part I Traffic Existing Transportation Network The following graphic illustrates the existing roadways serving the project site. Oracle Road (State Route 77) is a north-south highway and principal arterial serving the site. It is owned and maintained by the Arizona Department of Transportation. Tangerine Road and First Avenue are east-west arterials connecting to Oracle Road. Both of these roadways are located about 1.2 miles from the site. Tangerine Road is also a state route maintained by ADOT. First Avenue belongs to the Town of Oro Valley. Rams Field Pass is a collector roadway that intersects with Oracle Road. It forms the east leg of an unsignalized "T" intersection. There is a southbound left turn bay with 300 feet of storage and a northbound right turn bay with 225 feet of storage at this intersection. These turn bays are deemed adequate for the existing and near term volumes. Northbound u-turns from Oracle Road are not accommodated because there is no turn bay. • This intersection provides.access to Rams Canyon, an existing residential subdivision located north of the project site and will also serve Rams Pass subdivision, a proposed residential development located to the east of the site. 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's :%Vgailt.A;,.,,L40.4';.,/t/A1E;i'41ifte,MtnieWlIVION , 'Z''* ';:•..';''...'.:,:,Alk'\\‘, ,,:' ..s'-<,*.‘:#4...0'.7,A; 14(1/2 0,46''''':.,/2.'/"0.;V eakr#0kW,\• '‘‘‘4\NRIPIVSWOR a eggaiitaPftel0009 3;43;Ai, .‘,- :;6-"kt*- A.,04.4.0/•:/,. •.1'4YS.`4.,.,,: \\, Nkftw.k&M,f,.4410tAt.Mh:, ‘, s;.ktp:,i,*..,,,,.,,:i/A,,,,A:At,,:.,• Oracle Road/Rams Field Pass intersection looking west. Pag( Roadway Inventory Meets R/w wmm No. Lane Biwa Bus Speed Roadway Segment Jurisdiction Width nuqmme Lanes Width Route Route Sidewalk Limit Oracle Road: First Ave to Tangerine Rd ADDT 250ft Yes 4 12'-14' Yee No No 50 Rams Field Pass Oro Valley 50ft Yen 2 15' No No Yen 25 8hurguond Shared Access Private** 45ft Yee 2 15' No No Yes Np Big Horn Commerce Center east access Privote°° 40ft Yea 2 12' No No No NP Established mowr/,00+p0000r Aerial Photo of Project Setting mm io lz ew 15 miq 01 44 AM PTO k NIX X AN www ka �N� §,Z ft OR 113 PIN Iii, RF 103 WWIIIN ka" Pagr . Current Capacity and Level of Service Current average daily traffic (ADT) and level of service (LOS) on the roadway segments is provided below. Recorded volumes on Oracle Road and Rams Field Pass were provided by ADOT and are contained Final Traffic Impact Analysis Report for Rams Pass Subdivision'. It should be noted that the volume provided for Oracle Road, between First Avenue and Tangerine Road is much lower than the volume shown on the 2004 PAG Traffic Volumes map (50,300), which is believed to be an error based on 2002 and 2003 recorded data and traffic volumes on the connecting roadways. Roadway capacity and LOS were determined by using the Florida DOT generalized capacity tables2 Current Capacity and LOS Functional Current Roadway Segment Class ADT Source Year LOS @ D LOS Oracle Road: First Ave to Tangerine Rd Arterial 28,400 ADOT 2003* 32,700 D Rams Field Pass Arterial 900 ADOT 2003 8,000 A • Shurguard Shared Access Private 170 EST Current Big Horn Commerce Center east access Private 50 EST Current Estimate based on ITE 7th edition trip generation rate of 2.50 tnps per 1,000 square feet fora 67,000 sf mini warehouse Programmed Improvements Oracle Road is scheduled for widening from four to six lanes between Calle Concordia and Tangerine Road. Construction of this ADOT-sponsored project is scheduled on the current State Transportation Improvement Program for construction in the 2005/2006 fiscal year. This project includes widening along the site frontage and will include reconstruction of the Rams Field Pass/Oracle intersection. The throat length on the existing shared driveway on Oracle Road will be shortened. ' Prepared by Entranco, Revised October 10,2003 2 FDOT Quality/Level of Service Handbook, 2003 Pagc Existing Roadway Network 1t4 mile+I- TANGERINE RD • Legend: Project Site Protect Access Principle Arterial sommomiso Minor Arterialiimmommiponsom N'. Local Street Scenic Route Bike Route Suntran Bus Route • Existing " `4011 Traffic Signal • ,`11 •° Rams Field Pass o Q" 9G G>' o ; Physical Characteristics The following table provides an inventory of the roadways serving the project, including the existing private access road along the south and east boundaries of the site. This access road will provide shared access to the Shurgard self storage on the south side and this project and extends through the site from Oracle Road on the west to Rams Field Pass on the north. The joint access is identified in the approved development plan for the Shurgard site. The table shows that all roadways meet Oro Valley's minimum right-of-way width requirements in accordance with the Oro Valley Subdivision Street Standards and Policies Manual dated May 2004. All of the roadways are paved. The aerial photo shows the general lane configuration and intersection geometry of the project setting. The photo was taken in 2002 and predates the Shurgard building and the access roads. Pag Part II Traffic Impact Analysis This section provides a preliminary impact analysis based on a conceptual land use plan provided by the developer. This plan is shown in the graphic below. A more detailed traffic impact analysis will be prepared after the development plan is refined. Proposed Development IR 50ft+f- t., /17:) 1,, i ) ,, .1, 4 4 ,,.. ,�_....� dams Fief s ,�,,,,, ,. public Str .,.:.„5ii, e$ kkk. 3 c 7 z,,,,114,,i,„,,,c,,-,4„..,,-,,,,,.,,,-„,,,,,,.. `' 1 d a, uFr rw:F l li eu. `" 3 3 ;z s VJ q\\ t ',:.:: m .,.': 7''''""' r Yid trn/w,��/ fa01. a a � �yx 8 03 CC Ca !a� t,� 7. rrT bw f W Y t�" 3. dr. 0 z CO ter..,IX {:�+ 77,,,,,,,--:* — y tl-1 .' ;:r,,,,,, 17.:.:Ei, 7..:::74:,,,,.:-..E'res..,::: ".�` zliz' l ...,:::"....::,, i 410:,• Access Existing have r vat,, i j v wa.......... ....g.. . .�..�.w . shurguard Storage Page > oi .f Access The development will have access on Oracle Road through a shared driveway located along the south boundary. This driveway currently exists and provides right-in/right out only access. Additional access to the site will be through an existing private driveway on Rams Field Pass (Access 2) that already exists along the east boundary of the site and is aligned with Broken Rock Drive on the north side of Rams Field Pass. This is a full access driveway. Full access to Oracle Road is provided at the intersection of Oracle Road/Rams Field Pass through the existing median opening. This intersection has stop control for westbound movements. Internal access within the project is proposed through a series of parking and access lanes that will interconnect to the two access driveways. Required Off-site Improvements No off-site road improvements are required for access to this project. However, a westbound left turn bay at Oracle Road/Rams Field Pass should be lengthened to about 150 feet to meet the future turn demands from all the proposed development east of the intersection. Traffic Projections Site Trip Generation: The following site traffic projections for the proposed development are based on 30,000 square feet of commercial building space using the fitted curve equation from the ITE 7th Edition Trip Generation Manual for category 820 (shopping center). The projections do not include any deduction for internal capture or pass-by traffic. Total projected new trips on the surrounding roadways is 3,110 vehicles per day (vpd)with 75 trips during the AM peak and 290 trips during the PM peak. Percent AM Peak PM Peak Daily of Total In Out In Out In Out Total Trip Production 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Internal Capture (Percent of Total) 0% 0 0 0 Trips Entering/Exiting 0 0 0 0 0 0 External Trips (Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 I 150 1,555 1,555 Pass-by Trips (Percent of External) 0% 0 0 0 Trips Entering/Exiting 0 0 0 f 0 0 0 New Trips(Net Percent of Total) 100% 75 290 3,110 Trips Entering/Exiting 45 30 140 150 1,555 1,555 Projected ADT and LOS The following table provides the assumed distribution of site traffic and the projected 2005 ADT on the adjacent roadways. Regional growth is estimated at 2.5 percent per year for two years (total 5 percent) plus the projected site traffic from Rams Pass subdivision. Pagc New Current Bckgrnd Site Projected Projected %Site Road Segment Dist ADT Growth(1) Trips ADT LOS Trips Max V/C NEW Oracle Road: n/o Rams Field Pass 40% 28,400 1,970 1,240 31,610 D 3.9% 34,500 0.92 E Oracle Road: s/o Access 1 40% 28,400 1,735 1,240 31,375 D 4.0% 34,500 0.91 D Rams Field Pass: East of Access 2 20% 900 905 630 2,435 B 26% 10,080 0.24 A Rams Field Pass: Oracle to Access 2 50% 900 905 1,550 3,355 _ B 46% 10,080 0.33 B (1)Includes Trips from Rams Pass Subdivision The following diagrams provide AM peak, PM peak, and daily site traffic turning movements and total traffic during the peak hours at buildout (2005) at the intersections of Oracle Road/Rams Field Pass, Oracle Road/Project Access (Driveway 1), and Rams Field Pass/Project Access (Driveway 2). The total traffic was calculated by adding the projected site traffic at the intersections to the total traffic projections from the Rams Pass Subdivision TIA. Site Traffic Projections AM Peak Hour PM Peak Hour DAILY Peak Hour 0 20 0 55 0 620 -0 4 y R 5 ., 4 y R 30 . 4' y K 310 d) V 10 a) IC 60 a) It 620 U U Ti O T A O T A O T A 5 0 30 0 310 0 Rams Field Pass Rams Field Pass Rams Field Pass 10 60 620 a 4, K 5 4, R 30 a 4, K 310 a3 CO CO CC W CC m Cl) a) U U U O O O T A T A T A 0 20 0 55 0 620 Access 1 Access 1 Access 1 (NJ O (.2F O CV a v5 a2 K30 a IC315 Q 0 -� 0 04 Q 04 20 y R A 55 y K 7f 620 y R A 15 10 90 30 930 315 Rams Field Pass Rams Field Pass Rams Field Pass 1 Pack, - - Projected Total Traffic at 2005 AM Peak Hour PM Peak Hour 1220 30 890 95 -o 4 y It 25 -0 4 Si It 50 (13 0 0 a) IC 100 a) IC 115 U 0 N t� 0 T 0 T ,, 720 30 1275 50 Rams Field Pass Rams Field Pass 1230 950 4 It 10 4, R 40 -0 -0 (13 n3 O 0 a) a) 0 O 0 T 71 745 25 1295 65 Access 1 (Shared D/W) Access 1 (Shared D/W) 10 0 0 5 0 0 IC 4 SI It 0 IC 4 SI It 0 c\J F 100 N 41. 70 U) a 5 a IC5 a 10 71 V30 O 0 Q 35 4 Q 80 4 20 y R T $ 55 y T $ 15 0 10 90 0 30 Rams Field Pass Rams Field Pass Impact on Intersections The following table provides a turn-lane warrant analysis for the two driveway intersections and the major street intersection serving the project using the total traffic volumes from the above diagram. This analysis is based on Pima County's proposed subdivision street standards because Oro Valley does not have standards of its own. The table shows that a westbound left-turn lane will be warranted on Rams Field Pass at Oracle Road with the addition of traffic from this project. This should be nominally 150- feet in length. The westbound approach would then have separate left-turn and right-turn lanes. The northbound left volume outbound from Driveway 2 also warrants an exclusive lane, based on the Pima County method. However, since there is so little opposing traffic to impede turning movements, we do not recommend separate lanes at this location. Page Right-turn analysis 2006 ADT Range MAX RT NB SB EB WB Oracle Road 31,610 >10,000 40 EXISTS Rams Field Pass 3,355 2,500-5,000 100 50 Oracle Road 31,375 >10,000 40 65 Driveway 1 (Shared) 930 <2,500 100 40 Rams Field Pass 3,355 2,500-5,000 100 55 Driveway 2 2,180 <2,500 100 30 Left-turn analysis 2006 ADT Range Speed MAX LT NB SB EB WB Oracle Road 31,610 >10,000 55 5 EXISTS Rams Field Pass 3,355 2,500-5,000 25 50 Rams Field Pass 3,355 2,500-5,000 25 50 30 Driveway 2 2,180 fM <2,500 15 75 ilMti A preliminary traffic signal warrants analysis for Oracle/Rams Field Pass shows that the projected traffic volumes from this project and Rams Pass Subdivision to the east will likely meet Case B of Warrant 1. However, it is expected that more warrants will be met when development occurs on Steam Pump Ranch, located immediately across Oracle Road. A future signal could be installed, when warranted, as a jointly funded project using residential development impact fees, development exactions, and ADOT funding. This could possibly be included in ADOT's widening project. Preliminary Traffic Signal Warrant Analysis MUTCD Warrant 1 (Oregon Department of Transportation) Screening Volumes Assume 85th percentile Speed is 40 mph or greater Approach Lanes: 2 Major/2 Minor Projected No of Percent Volume Case A Case B of MAJOR STREET 2-way Approach Standard 7,400 11,100 MINOR STREET Approach 1,850 950 Warrant Met Oracle Road 31,610 2 70% Rams Field Pass 1,675 1 70% _ NO YES Case A: Minimum Vehicular Traffic Case B: Interruption of Continuous Traffic NImpact on Adjacent Development The project driveway on Rams Field Pass is located in direct alignment with Broken Rock Drive on the north side. This project will add some delay to the intersection, particularly for southbound left-turning traffic from the existing residential area. This, however, is a minor movement. The additional traffic at Rams Field Pass and Oracle Road will also increase delay at the intersection for westbound left-turning vehicles. Because a left-turn lane will be warranted at the intersection, the anticipated delay for right-turning vehicles will be minimal. Page .` Funding of Offsite Improvements Offsite improvements that benefit this project and other existing and proposed development in the area include future signalization of the Rams Field/Oracle intersection and extending the eastbound right turn bay. Because of the co-mingling of existing and future traffic from several projects, these improvements should not be the sole responsibility of Big Horn Commerce Center development. The improvements could be jointly funded by the developers active in the area, Oro Valley impact fees, and ADOT participation. All of these improvements could be included in (or integrated into) ADOT's pending road-widening project. The exception is the westbound left turn lane, which should be built with the initial development of the two proposed projects east of Oracle Road, to provide separate left turn and right turn lanes for westbound movements. Pag- BIBLIOGRAPHY Transportation: Curtis Lueck&Associates Hydrology: William Vahl, P.E. Arizona Game and Fish Department, Ms. Sabra Schwartz,Phoenix , AZ, 2004 2004 Cactus Ferruginous Pygmy-Owl Survey Report, Darling Environmental and Surveying, Tucson, Arizona, 2004. Archaeology: PAST, David V. M. Stephen, Tucson, Arizona. Landscaping with Native Arizona Plants,Natural Vegetation Committee,Arizona Chapter, Soil Conservation Society of America, The University of Arizona Press, 1973, 3rd Printing 1982. Biotic Communities of the American Southwest United States and Mexico. Desert Plants Volume 4 Brown,D.E.,Number 1-4, 1982. The Critical and Sensitive Wildlife Habitat of Eastern Pima County Map and Report,Dr. Robert Shaw, August 1986. The Pima County Trails System and Parks Map, Pima County Parks and Recreation Pima County Major Streets and Scenic Routes Plan Arizona Department of Water Resources, Laura Grignano, Tucson, Arizona, 2004. www.dot.co.pima.az.us. Pima County Web Page: Traffic, Parcels,Mapping, Sewer, Trails www.ci.oro-valley.az.us. Oro Valley Web Page: Zoning Code 45 IP 1 IP IN 5174 PAD I t ^"� k. BA515 OF BEARINGS LEGEND 9 DEC ® 2004 ORO VALLEY I �1' 4:. THE BEARING OF S41'295YE ALONG THE CENTERLINE OF I CATALINA �:, RAMS FIELD PASS ROAD,AS SHOWN IN ALTA SURVEY BY STATE PARK \ % �::: BUILDING ROOF OUTLINE ,\ - '' DAVID U.PUTT,Y,RLSOR IONS ENTITLEDECTI 'S 5 & LAND �\� a .- TITLE SURVEY,PORTIONS OF SECTIONS 5 4 8,TI2S,RI4E, RETAINING WALL RI � �� ' SeSRM,PIMA COUNTY,ARIZONA',DATED JULY 23,2002. ORO VALLEY LANDSCAPE HALL ' ' '' ' ' (E)FENCE iv- BASIS BIB H RN BASIS OF ELEVATION `'THIS��T y `'` I COMMERCE SIDEWALK/PATIO \ �� PADS PAD DECORATIVE CONCRETE _ _ __ R A 3"ALUMINUM DISK ON EAST BARRIER WALL T ORO VALLEY 6I5 '0.% 1111' ORO VALLEY 514 CENTER APPROXIMATELY 2.9'ABOVE ROADWAY AT THE SOUTHEAST PROP.LINE 118 819 CORNER OF THE ORACLE ROAD BRIDGE OVER THE CANYON (E)HATER LINE W- STEAM PUMP RANCH A's DEL ORO WASH.PIMA COUNTY BENCHMARK MAVD 88) ELEVATION=2652.09 FEET. (O SEWER -5- �� H�NEri1ELL CM t. ORACLE RD/RAMS FIELD NOTE:THE BOUNDARY AS SHOWN WAS RE-ESTABLISHED (E)SMH SEWER MANHOLE 0- PI431 Y I SS RI TUCSON,AZ 85704 USING THE ALTA SURVEY COMPLETED BY DAVID PUTT,RLS 13019,DATED JULY 23,2002,AND CONDITION OF TITLE GAS METER GM AMENDMENT*40003022-T BY FIDELITY NATIONAL TITLE I UNSUBDIVIDED AGENCY,WITH AN EFFECTIVE DATE OF JANUARY 21,2004. SEWER CLEANCUT CO c)- I PAD I LOCATION MAP 6A5 LINE cg ORO VALLEY G- -O I I TOP OF PARAPET T.O.P. !. !1 ? PAD GENERAL NOTES ORO VALLEY WATER METER �W I I ;t\\\1\ \ ' I. GROSS AREA OF DEVELOPMENT IS 3.259 ACRES SANITARY SEVER MANHOLE OS ;t;i 1;i I :`' `,��,l `• `�' \ ~- - - N I 2. ZONING REQUEST FROM GPI TO G-I TELEPHONE PEDESTAL T i\:� •``l j�-,, '- .•1_:� - J `-\:"r._ _ \ - \ \\\\\ \AV.,.�=---- -__-.....-.---- :... :9_ LOCATION MAP 3. BUILDING GROSS SQUARE FOOTAGE=29p25 SF. GUY WIRE �' \\\�_ `'"; �'Z - :-Aw- - A PORTION OF SECTIONS 5 4 12- -14 dSRM 3'= MILE 4. FLOOR AREA RATIO:.2045 FOUND BRASS GAP O ` �\ -_:::- --- �-.. 1 ,�, 0.110........~ ......"" ...-.. , -OPEN SPACE=33.507 \ r -� t..r r. r.___r r•�.e.� .-. r --..� -TOTAL CROSS FLOOR AREA<.25 NET LOT AREA POWER POLE \ ''�� a=- PROJECT PHASING SHEET INDEX WATER VALVE ® � .' - _�-.:-,_r--"._ ;_:- ,'~-'--- . 5. BUILDING VOLUME RATIO � / �-f-'.��'"_- 111 ,'//� -._ -OPEN SPACE=41,226 SF.=33.30%NET LOT AREA FOUND MONUMENT AS NOTED O ' \ \ / -;'%: PHASE I 4TH QUARTER OF 2005-10 MONTHS CONSTRUCTION I COVER SHEET/OVERALL SITE DEV.PLAN -AGGREGATE AREA OF THE BUILDINGS=20.45% \ \,.; / I///'77:f,., 11 _.„--=..:..._....-._..- 26ST '1 NET LOT AREA. TELEPHONE PANEL IT \ \ \ i ,',J / i 1,„ _ -.... - t )��/�j 0(r' b \\ �� """.-=:!"S PHASE 2 1ST QUARTER OF 2001-6 MONTHS CONTRUCTION 2 DEVELOPMENT PLAN -THE GROSS FLOOR AREA OF ANY ONE STRUCTURE \ (1,i�1(t \ /-' I i i • DOES NOT EXCEED ISpoo SF. SIGN \ 1 1 t' \\\\ n BLDG-.'K, �� n `// CORNER NOT FOUND- \ \ _ _..__ jl___ _ LEGAL DESCRIPTION N b. BUILDINGS HEIGHT 25 FT. '\ \ 2\t:\t \:\' 1 ` ; SET I/2'REBAR,RLS 29873 1 •\ c\i' r jtf`, <;: ". r '\ e y 1 \ ■I PARCELS 220-04-010M 1 A PORTION OF 220-04-010J 7. TOTAL PARKING SPACES PROVIDED=153 SPACES \ ? t \ 1! \\i .�. `'� ". �, (~ i i A PORTION OF THE SOUTHWEST QUARTER OF SECTION 5, \ \ i i \ A I i I,j i t ✓: j i•` #1'. ,1.�I♦�•au-Ago, i� ` i TOWNSHIP 12 SOUTH,RANGE 14 EAST,61LA AND SALT RIVER CID 8. TOTAL OPEN SPACE PROVIDED=41,226 SF. \ 1 •\ '�� I 1 I I t?i ii(?' �11.u.�� i - .��• : i-ASSD I i 1` \ I , I �( « .`` ,'I.. _�•_•- `� - 1 1 MERIDIAN,PIMA COUNTY,ARIZONA,DESCRIBED AS FOLLOWS: i I,Ia: ��;� L COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 5, 9. ON SITE STANDARD PARKINS SPACES MEASURE 9'X20' GRADINGNTILIY PLANS \ \ ` 1 ;I I; �" PHA` --- �, BEING A FOUND 2-INCH ALUMINUM CAPPED PIPE; \t I illy ) MIN. COMPACT PARKINS,SPACES MEASURE 8'XI6'. \ `� .; ` i I i I [('- Yi;i -� ��I�1��-.._.-, /'' f f THENCE 5 89'53'21'E.ALONG THE SOUTH LINE OF SAID ��k��f ^��®�i�� HANDICAPPED PARKINS SPACE MEASURE 13'X20'FOR EXISTING PROPOSED \ '\ \ i i I i i i i I I i , i i ll -•M--1-� �' f i i SECTION 5,A DISTANCE OF 89038 FEET TO THE EAST ONE SPACE;2I'X20'FOR TWO ADJACENT PARKINS T \ ` ; \ 1 1.X;. •1•t I, 11 -■I- if /' I RIGHT-OF-WAY LINE OF ORACLE ROAD(TUCSON-FLORENCE TOP OF WALL ELEVATION \ `` ` ? g1 I 1 I'i' 6 95 I rr fr r ARCHITECTS AND ..A..E R S.:.C. ASPACES.REQUIRED D PARKINS CAPE B WILL NOT ENCROACH UPON \ \ '\ 1? ?•'I I• /r ) HIGHWAY),BEING A POINT ON A CURVE,CONCAVE TO THE A REQUIRED LANDSCAPE N A SI f_HAL PARKING \ t \� \ 'j;1 3 ?'I I I1; +'' ,-- • t i ( NORTHWEST,WITH A RADIAL BEARING WHICH BEARS N SPACE ENGROAGHIN6 UPON A SIDEWALK,WILL HAVE A B/W '\ 's' \ 1 i i::I i i. ''•1 ':Il • \._v- 3l'0952'W; BOTTOM OF WAIL ELEVATION BAN S 1 ? i j l •?• t; ��I_ MINIMUM 4'CLEARANCE BETWEEN THE OVERHANG AND J • 1\ } •\ \ '\ 1 1 1 1 i i••1 I I ii/!- J l ( THENCE ALONG SAID CURVE,TO THE LEFT,HAVING A RADIUS SERfD aR,y�j, THE END OF THE SIDEWALK FOR PEDESTRIANS. • \ • yl •:j: 1 l ' l: .I, � !� i \ OF 591112 FEET AND A CENTRAL ANGLE OF 4°54'58'FOR AN P�,- tICAy.,y FCC. GUTTER ELEVATION (*15.601 1 J XX.XXI \ ; \• •\, '; t! I I I ; ;?` i I!I� � ��-- A ,oe i ARG DISTANCE OF 336.32 FEET TO A FOUND NAIL,TAGGED ° J ?i 1 !1 mill I♦�? 1 \ 'RLS 54551",BEING THE TRUE POINT OF BEGINNING; 10. ANY RESONATION,MODIFICATION,ETC.OF EXISTING - 11 \ \ \ 1 '1'1 l' I t \ NOT •,-( UST ' T101% UTILITIES AND/OR PUBLIC IMPROVEMENTS REQUIRED BY GRADE�� i 1 \, ? i�',, 1 � �. � � �,-- THENCE N 41.50'42'W,A DISTANCE OF 6.33 FEET TO A SET j il• THIS DEVELOPMENT WILL BE AT NO EXPENSE TO THE i1 \ \ i' t t'Ll\4 11 1!„ 1, II•1 ' ,I' •■ ,�\ E STNAIL AND RI6HT-OF-WAYELRINE OF ORAGLE ROADAND TABBED"RLS 29813', INS ON A POINT AON s� PUBLIC. CURB ?if '.� I I I I i A r i r wi I I =a `� en. Fa HIGH POINT 1:\ \ '\1 -1 0 \ -?� '6,I, IM / l A CURVE,CONCAVE TO THE NORTHWEST,WITH A RADIAL 4..... I P I\' ? V \ I`I i ` E \� BEARING WHICH BEARS N 41°1053'W; 4RrtorvA,u,'- II. ON-SITE SANITARY SEWERS WILL BE PRIVATE AND WILL , \ \ } I I' \ �I i I BE CONSTRUCTED,OPERATED AND MAINTAINED ON A LOW POINT OEM t'• \ \ t t I I•I ` ! ill_ELDG, 2 io I`I- \ '� THENCE ALONE,SAID CURVE AND RIGHT-OF-WAY,TO THE LEFT, \ \ (( : .. ? .. HAVING A RADIUS OF 3969.12 FEET AND A CENTRAL ANGLE PRIVATE BASIS. THE LOCATION AND METHOD ON SKATE i\ \ '\IAt'11, •::1 i::n - i'•'i CONNECTION TO AN EXISTING PUBLIC SANITARY SEWER GRATE ELEVATION �XXXXI ;\i ? 1 11 I I l °�II, N�� '\ •..3 OF 5'5454'FOR AN ARC DISTANCE OF 40981 FEET TO A SET 15 SUBJECT TO REVIEW AND APPROVAL BY THE PIMA •\i\ \ \ li i 1\ '\ !i I`III 1 1 I I I Iiii; I!•i 5+ i+ ,I� �• i �� 1/2-INCH REBAR,TAGGED'RLS 29873'; COUNTY WASTEWATER MANAGEMENT DEPARTMENT AT F6=2514b1 ?1 t ° e t t? THENCE S 48°OS'n'E,A DISTANCE OF 367.48 FEET TO A SET FINISH GRADE 1 1 1 y \ t I j I .••tt 100 EAST SIXTH STREET'TUGSON,AZ'85105 ``` ` I I:I';III •I? .. I`\ / 1/2-INCH REBAR,TAGGED-RLS 29813'; THE TIME OF SUBMITTAL OF PLUMBING OR BUILDING i 1 i\• 1 '•,n/ l j j , I I' •• � III II� fPHONE:(520)622-4166 FAX:629-9952 PLANS. FFE=2515.17 1 'I Y'- i I i'' `• '4"'. '� THENCE 5 48.09'18'W,A DISTANCE OF 445.31 FEET TO A SET FINISH FLOOR ELEVATION l i? '1 \ I p ::I j i;' s l i 'I, • �' 1/2-INCH REBAR,TABBED'RLS 29813'; EMAIL:WWW.SAKELLAR.COM 1,, I i i I j.104 f.I I L i I i •_ • / THENCE N 41°50'42'W,A DISTANCE OF 29968 FEET TO THE 12. ANY WASTEWATER DISCHARGED INTO THE PUBLIC 2872.6 1,?\ '• `\ '\ ' '1,,,,,,,........„..........,... .5 1: III POINT OF BEGINNING. SANITARY SEWERAGE SYSTEM SHALL MEET THE SPOT ELEV.BY AERIAL SURVEY iii \t \ ' 'I, ■ -* CONSULTANT: REQUIREMENTS OF THE INDUSTRIAL HASTE ORDINANCE \ \ i 1 ' -�`: 1 1 }'' s � 1 TAINI AN A A (PIMA COUNTY ORDINANCE No.1991-140,A5 AMENDED). FOUND SURVEY MONUMENT 0 1,11 , \ \ ,. i I;_i i:i 1 iw GON NE, RE OF 3 259 ACRES. , , , 1 Y Y !\1 t ' ? I,\ " r i k=---L__=::_�... .... 111CI APPROVED BY: SLOPE INDICATOR ?i? i 't \j I ` .__•_ -::.. ._.- �� 3. FLOODPLAINS ARE NOT TO BE ALTERED OR FILLED. \t'i , \ 1 1 :'I j i 1,--":"::-... _7' "--• _ 4 THE SUBDIVISION AND DEVELOPMENT REVIEW 14. THE WATER COMPANY THAT WILL SERVICE THIS 's 11 \� \ I; • i j -.-' s COMMITEE DEVELOPMENT 15 METROPOLITAN DOMESTIC WATER It I.i \ I ''-' / •.� IMPROVEMENT DISTRICT. RETAINING WALL -:? \ \1 - \'� I ill; 7 �ti 5 i 1 1•\ II i \ ! i\ \:1 \ ' i T` / .--,, SUBDIVISION COORDINATOR DATE 15. ASSESSORS TAX PARCEL 15•220-04-0IOM FLOW LINE ---- 1? ? \ / 1 ? j 1: J •220-04-0IOJ(PORTION) i; \ •� ;. V I / ,•ti / •\ ADDRESS BLOCK: DIRECTION OF FLOW i f i t •••\ I i i W i J III PATIO HALL : 1 1 1 i II l 1 I �� 1,,, \ \„ •iii ii1E ROCK RIP-RAP �F.<<5-.i.4�.• r ‘1 \ '\ 4 \ iiii PERMITTING NOTES STORM DRAIN PIPE m OVERALL SITE PLAN N SCALE:1'=60.-0' I. EXISTING ZONING 15 GET STORM DRAIN MANHOLE CI CONTOUR INTERVAL=I FOOT 1 O 60' 2. THE USE OF THIS PROJECT 15 COMMERCIAL CATCH BASIN W/CURB I rl 1 3, PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT,AN REVISIONS GATGH BASIN W/APRON APPROVED FINAL PLAT SHALL BE RECORDED FOR THIS '' PROJECT. CATCH BASIN NO APRON El CORRUGATED METAL PIPE --- GRADE BREAK LINE ---- ASSOCIATED CO NUMBERS: TENTATIVE \.\ \\` BIG HORN COMMERCE CENTER DEVELOPMENT ASPHALT PAVEMENT \" "\ ZONING REQUEST FROM CPI TO C-I PLAN COMMERCIAL DISTRICT SCALE I".60'-0" DATE: 2/9/04 I FT.CONTOUR INTERVAL DATE: 11/01/2004 JOB No.: 0402 OWNER/ APPLICANT DRAWN BY: GDA CHECKED BY:CAS BIG HORN CENTER,LLC. BOB SOLFISBURG 6650 NORTH ORACLE ROAD HOVER TUCSON,AZ 85104 PREPARED BY DP-101 SAKELLAR ASSOCIATES,ARCH.d PLANNERS I OF 2 G.N.DINO SAKELLAR,AIA ORO VALLEY CASE No. 100 EAST 6TH STREET TUCSON,AZ 85105 F:\2004\0402 Bighorn\Civil lTentV GIaii9 .R4'IQtlan-Final,dwg r PAD PADZONINS - PARKING CALCULATIONS OPEN AREA CALCULATIONS EXISTING------ BASED ON EiUILDIN6 FOOT PRINT. EX15TM6 G SITE: 141,952b0 SOFT..100:6\f's RAMS CANYON PHASE ._�1---ZAN5 CANYON PHASE III �r ,�""`�7. _ AGTVAL USAGE PER OCCUPIED SPACE•.-3-I DP POOK 56 M.P.PAGE 33 - DP BOOK 4b ST PAGE D7 _.�; �C' .';e0� Ts`�. [ i'l leSEPTEMBER 10T_H��11- - �~- e_ NOVEMEIER STH_1996__--' TO BE DETERMINED. aOPEN AREA: 4722600 SOFT.•3330% ` ..+jS'-`•�`.. !'p"O ��' L70 �'t - I _-_ .\ _ { CONSTRUCTION.29,025 SOFT. : \ ;".r. a� r'�" A�i I _ - ^` i _r •' i.•.,'•• GR055 5F. PARK/SF. TOTAL tt "te °1j.. P o,M vl1t 't7 --i--- i,' \ _ --t- '� - •�i.�L_..-•^ µ�C n64D i sr RESTAlRANi • bA00 SF. 10/IA00 5F. �s. cl` T1 y ♦`•( - ---- > n \, T.D _-...- = 60 h f E i.\ '\ j�`— f ( \l _--_ �, c�Q r 7' -- GENERAL RETAIL = 23025 SF. 4/w00 SF 92-1 . L'-�C ,�.. B N `\ `; �., \ :`;' t ��; - " lgT.D' R(^"""° TOTAL •152 ORACLE RD. SCENIC CORRIDOR \ \ \` \ � _: —_- `' S I _5� :_„_- a- '� ------ = OVERLAY DISTRICT PROVISIONS "� �e' \ ;EX \ �' �\ -- -!!_. ,.. . RAM Q • , 'r�` TOTAL PARKING PROVIDED= 152 COMMERCE �` _ __ No, ,. r , _- , I ��0 - t._ REQUIRED SETBACK.SEC.10-407 \ `•, ►AVEfaTr R A..Y -"'� \11ii�. W` - -�+~•• _-� .��plFy� �� \ /� REQ77-MIN.NUMBER OF ACCESIBLE SPACES: FRONT YARD SETBACK FOR MULTIPLE STRUCTURE: CENTER \ \� starts rt l il!�'T w5tru °Satre �'"•-a •"' ®.�._ y__�!�r_- ---'�— --_ _ 3�sor „=r F—-:•4, ;I I --- 152/50•1=3 _ t�- BUILDING I=99 FT. \. \ S �\\ -:��!�_._ �, _ .---r•..- =f-_.-- 10- b` -�--— ADA SPACES PROVIDED=D SPACES �� \ _i. =1 w1D 1: - T L Bp,NC - '� -1-_.. BUILDING 2=174 FT. i i _ _-Va•%j - G1100=70 GF5; %:iKIP- IENt CHAt•...,,::..-.'. . - .,i_—1... (6 STAND.ADA t 2 ADA VAN ACCESSIBLE) • YY�� _ �...v __-rt99 FT-.1T1 FT.=276 FT/2=13D FT. \ ��en roi �' i =i'' :� ? --, - __--_- _-`�i I I -- 120 FT.AVERAGE REWIRED TUCSpIy AZ 85704 " ORACLE RD/RAMS HELD PASS RI \ T • v r ;� �~� '��Hs�Rl':••-�•"" _"_-- _=r�-- '___��r �,�� I I i6 BICYCLE PARKING 13D FT.AVERAGE PROVIDED • ,r_ i/ IF y / • , \, , ., %i, 'ij•/ � tir �� --1--�.I --- �631/'-\ /IS-lo]O SPACES LOCATION MAP ' 1J� J- t,i �\ I �• r t((( •• `:...?Oft ,s ,, BUILDING I I 1 \ r----- 50I6 CLASS I 5 \: \ \\ ( , ; •'\ 2s'-O'HT. me: S le- I 52 % �% 50 76 CLASS II•5 , `i 1 pi{ ••, \•\ `i off' a^ ,� � ,�� COMMERCIAL ��...�_._.__ f i ` I t ; X \ \i •'= •,; • FEE:34.5 I LOADING SPACES REQUIRED 1.,�.;i \` 1t \‘...p.11![ \' '"�•;it : t � ,r aNI i •\�. /I TOTAL 5F- IAL LOW I TY ��. -� \ 19p25 GOM•4ERG NTENSI 't,e t `\\ ,i i� a `t 1 i•�l• -'ri 1 \ f� REQUIRED: 1 `,{\i� ` ; ` ,t• li n ' •':, T' • •OR f'', II \\. 111111111111119: I 146 f PROVIDED: 1 LEGAL DESCRIPTION i` ,\- \ i ` i, - i i '. Z 1 p 1 Or. //. �I�•,�,�,... I I r R "1_` i ' \,,,,,\ \ \ :� l� I a`�i ( I ' ` %� 1 :i f! 44 1`,'.!—==i��.o� I I '\ '_%s69i: i PARCELS 220-04-01CM t A PORTION OF 220-04-010J =ii e \ I A PORTK7N OF THE SOUTNYEST QUARTER OF SECTION 5, ' \ \ i \ i + /' (: I I I / iU `1 MERIDIAF{PMA COUNTY.ARIZONA.DESCRIBED TOWNSHIP 12 GOUThl RANEE 14 EAST,&ILA AN:,A5 FOLLOWS: FUVER 'i t \ \ 1 I I I (- ", "ill' ! j . ;t ; I ; I 1_ i;'1 ` �=M.'�� 1 1 f r coF+4ENGa1G AT TIC 50UTH•E5T CORNER of SAID SECTION s, '' \ '•4 • -! i 96 I .: / : i 7 BEING A FOU10 2-INCH ALUMINA CAPPED PIPE: • 'E ALONG THE SCVTH LINE Of SAID ' 'i ,\ •••i `� \ 1 i ! I I I 1 1 ? i' i.,'' •__ -' I I F6 i• ! I SECTION S�A DISTANCE D9030 FEET TO TINE EAST ;i t \ `\ I. I i i i I I ‘sit 3 `•` I• ` �` I 91 I ': 'i rJ I RIGHT-OF-WAY LINE OF ORACLE ROAD(7UG50N-FLORENGE •\ \ \\ i i y �R1..' ! --II 60 4� �' 70'-0' eR I I fi i e Ir HIGHWAY).BEING A POINT ON A CLRHE.CONCAVE TO Tie i•1.,\ �\ `it , \ i i i n i [ i i r .••,CO 45 �. Ito Fr i i i NORTMEST,WITH A RADIAL MARINE.PRICK BEARS N sail ` Q i '.'i i i l i i i .;'; I, '�' '•P 1 ( J t �-- -1 31•0452'FS t;i t�` �\ •• \ `\ �` i i i i. •1 i i': y 1 '!��; ! I!I FFE=3350 ( I - 1 •` THENCE ALONG SAID CURVE.TO TIC LEFT.HAVING A RADIUS N ,.it:l \. \ •',,\ 0 ! \F i i i n 1 1 i 4 1 i, I I Y/ //•�.{{ I / OF 39M.72 FEET NV A CENTRAL.ANGLE OF 4'S45D'FOR AN t 1 i l . r I `. :'I I ,i ^ :I.• .I .��`__ I I 1,3E j! f ARC DISTANCE OF 33632 FEET TO A FARO NAIL,TAGGED O i:\ ,�\ ! [ t rt e 1 r I T •{"v -1 '`i :i�`` - i, i 7415 34557,BEING THE TRUE POINT OF BEGINNING; „, . ,� i i,; r.. _ 103 / t i!: \ 1 I 1 i i %/////// I I t TFENGE N 41.50'42' A DISTANCE OF 633 FEET TO A SET I i '� \ t I a 1 I''r _ 'PK'NAIL AND MASHER,TAGGED•RLS 29675',BEING ON SAID :: „ 1 , ,, ,,.. „‘,,. II `� I i { t i I t '�lilt '• i` �i � _ I I 1 n EAST R16HT-OF-NAY LINE OF ORACLE ROAD A►0 A POINT ON r;. 1, ``• - : : : i :eti' c ! d I .‘- _wIII �• 1 •*,P A CARVE,CONCAVE TO THE NORTHWEST.PITH A RADIAL PO t Ij 1 1 1 9 " imp I` _ BEARING WHICH DEARS N 475053•Pt SSkell�,r Assoctates I 1 \ •,•\ ,�\ ` I` : r�II 1,,,,V.: O• 66 ZONING - THENCE ALONG SAID CURVE AND RIFaFrt-0E-WAY.TO THE LEFT. i l c ' I • I of{{{ r�-..K - , l �' I _ ,MERE ,'`� EXISTING •� HAVING A RADIUS OF 3969.12 FEET AND A CENTRAL ANGLE .R L M t T!=1 1 •=o .........r.c VI!t 1 `` ''� '\• \ ` i H I s i I 1 53 ,I l P� c OF 5'5454'FOR AN ARC DISTANCE OF 409D1 FEET TO A SET i \ i ' 0 \ I ` �..i r BUILDING 2 IDKt I. uNSIINDIVIDED AREA i` \ 4 } ^. ,._. 25.-0'HT. I ITO BE T• ••S OV 12-03'-esg. V2-INCH REBAR TAGGED ISTARL5 29D13': i i': 1 F 1 [ I ='!\. R! 14A25 SF- 1 0 ` THENCE 5 445'0577'E.A DISTANCE OF 367.46 FEET TO A SET 4 •t t I i : I 1 X \ ii!r'', .�.• E 1 1 y. 2629 \ ` V2-INCH MBAR,TAGGED 7i1.5 29675; t DNij i•l,, '. k f I I y I W I I��I I �� GOFMERGIAL I I4 \� �,� THENCE 5 4D'097D'Ft A DISTANCE OF 44531 FEET TO A SET . 1 MA)h si'\•i \1 •\ `,\ ;i \ �'I 1 I I ! I • I '• p '�j11 f i �F�=32.50 I O •, .� \ t ;I 1/2-INCH REBAR TAGGED'RL5 29673•; / �, t i 1 i I t I I A PT \ �\ THENCE N 41'50'42'Pt A DISTANCE OF 25533 FEET TO THE \ ►• ` \\ ` 1 I ' I I `n - + \I 1: 59 14 "III _• d- CONTAININGO of SWANNING. NOT -(•_ T TI01` \ ,i i \ - I o -\ gal I/EN.�-: \� �.l AN AREA OF 3.259 ACRES. _' 11 ,�, 'It 1 \ 'S \t i j I I i I I r i I\i ...1„,to:� i'11 i ��4• �._� /' �,1 � ` •�/ �F/1GMt u s"/ t \ i•�1 •t •\ �\ 11 f i ! I 1... 1 I'. : i1i i I�� /�J=•7-', `• \ % U I 311 i ' �•� FFE=3150 � \A O ,\ ,\ \ I I i 5 I ` I .1 11; I r' I; 1 '''''N �,` 1! 1 i 1 \ 1 •\ `� ' I ! I i : I'i l ;� ' ;I1 I' [ OIVERT CONNECTING i 1 \ \ t i I \ \ \• 1 r i i i I I; ° _�,! 15 ��t Poyvs. o I 1 APPROVED BY: it'i i� t \\ • I 1• \` -I'/• iI - —�� 4' s A .q 3 I �i`t' THE SUBDIVISION AND !oo EAST SIXTH)6 STREET•TUGSFAON,AZ•D57os gyp` 5 DEVELOPMENT REVIEW PHONE:(s2o1622 4166 FAX 629 995i •�•!'i �, •, `\ \ i I _ �� •l'ioilI • 75` 1 I 114 COMM!T)_E EMAIL:MN•I-SAKELLARGO-I I \ i i 1 \ \ lxd I ` `-,1%\I DE ION — =— ION �/ I I CONSULTANT i r \ f -. \i____._INT �DE'.fENT • I '•`I,I, 1••`\ \i i.':1 \ ; I Ipl IN-�!r- .._.,..... _ ,--- --...r �� J- - - SUBDIVISION COORDINATOR DATE 'Wi ` ADDRESS BLOCK III 1 \ \ I>1 { ry '�E; NHH 50411i / , < eD c ♦ 1 ' I' , \\ \ ICI .e W �� w� i 1 ; !i 1 \ I ' I 12'WATER MAIN \,. _ _ - ' I 7 •\ '[ ' ` ' ' RI 'r i I 'WEIR FLOW THROUGH OUTLET STiNCTURES f ! 0 ' i i I i i k.1 1 \ ,i I 11 !1 -.AT GRADE:2,10,25,l 100 YR...06 O/ t • . 1 r 1 .'j •`\ - i I I SHALL NOT EXCEED PRE-DEVELOPMENT LEVELS. /'; I ! 1 U I 1 / COMBINED PRE-DEVELOPMENT 0100.145 CFS 1 ��-1.._....._262b \ : �\ ••l I t % I.I PER SNURGARD DRAINAGE REPORT. RESIDUAL \ - I 1 ! I PONDED WATER SHALL BE PUMPED OIIT. \ : i II i 1 \ �1 i t 1 i I I i� PI • t \ ill 1 \ I . i 1 \ ' � f 1 l;' 1 _ -._..-..._........ ZONING 1--.............._._.._...-�----------r —.-.-_.._.-� I : t r I ` EXISTING -" I ' r• i I •t •,\ \\ I ` r`I i 4 SFWARD SELF STORAGE '."fit I •i .i i \ •\ I I 1 1 `i I DP BOOK 25 PAGE 12 (.'"1-',..�� . I1:. tIf i I•E PLAN- ., SCALE:1•=40,0' 0 40' ASSOCIATED CO NUMBERS: REVISIONS BIG HORN COMMERCE CENTER ZONING,REQUEST FROM CPI TO C-I UTILITY UTILITY „E5M7 , ESM7 COMMERCIALDISTRICTD EESSH4T` 45'-0-RM -EMT ` SCALE I FT.CONTOUR INTERVAL TENTATIVE 22'-b• 22'-6• DATE: 11/01/2004 DEVELOPMENT IS'-O• 15'-O' ., VARIES 4•-0' 4•-O' 10'0• lO'-0" o'-O OWNER/ APPLICANT PLAN ANE 3'0',. 5-0fl. 14,0' ' 14'-p' I-5'-o �3'-O•- 17-0' 12'-O' 1. 5'-0' FROPSIDEKALK THRU .0 LEFT TURN L7 BIG,HORN CENTER,LAG. br _ PROPOSED DATE: 12/9/04 TRAVEL LANE TRAVEL LANE BOB SOLFISBUR6 —7%SLOPE I 2%SLOPE— `� 2%SLOPE MIN. 2%SLOPE MIN. b 50 NORTH ORACLE ROAD JOB No. 0402 T,IGSON,AZ 85"iO�F DRAWN BY: GDA CONC.SIDEWALK CONC.SIDEWALK CONC.SIDEWALK 2. MIN .SIDEWALK _/13 PREPARED BY CHECKED BY:CH5 Ex P.GONG.BOTH SIDES!VERT.�URg (TY b'COIC.VERT. 6'CONC.VERT.CURB. (tYP.BOTH 5roE 4•ABC MIN (TYP.BOTH 51DE5) SAKELLAR ASSOCIATES,ARCH.t PLANNERS SITE PLAN G.N.DINO SAKELLAR,AIA 100 EAST bTH STREET SECTION A (E) ENTRY DRIVEWAY SCALE,VD-=D•-0• SECTION S SCALE:I/D'=D'-O• SECTION C RAMS FIELD PASS W. x„LE:1/.=b.-o. , 1 1 1 , , 2 OF 2 0 D' 0 D' 0 a' ORO VALLEY CASE No. F:12004\0402 Bighorn\CivinTent t� Ciart9 .14 Ilan-Final.dwg