exhibit a: project location and land use

Transcription

EXHIBIT A: PROJECT LOCATION AND LAND USE
SRP Abel-Moody 230kV Transmission Project
Application for a Certificate of Environmental Compatibility
Exhibit A: Project Location and Land Use
As stated in Arizona Administrative Code R14-3-219:
“Where commercially available, a topographic map, 1:250,000 scale, showing any proposed
transmission line route of more than 50 miles in length and the adjacent area. For routes less
than 50 miles, use a scale of 1:62,500. If application is made for alternative transmission line
routes, all routes may be shown on the same map, if practicable, designated by the applicant’s
order of preference.”
“Where commercially available, a topographic map, 1:62,500 scale, of each proposed
transmission line route of more than 50 miles in length showing that portion of the route within
two miles of any subdivided area. The general land use plan within the area shall be shown on a
1:62,500 map, which shall also show the areas of jurisdiction affected and any boundaries
between the areas of jurisdiction. If the general land use plan is uniform throughout the area
depicted, it may be described in the legend in lieu of on an overlay.”
LAND OWNERSHIP AND JURISDICTION
Exhibits A-1 and A-2 depict the proposed Project alignments and the land ownership and jurisdiction
within the Project Study Area (“PSA”). Exhibit A-1 depicts the areas associated with the northern
proposed alignments and Exhibit A-2 depicts the areas associated with the southern proposed alignments.
The majority of lands within the PSA are owned or administered by the Arizona State Land Department
(“ASLD”) or are privately held. State lands are primarily located in the southern and eastern portions of
the PSA. Within two miles of the proposed alignments, federal lands include those owned or controlled
by the Department of Defense (“DOD”), Bureau of Land Management (“BLM”), and the Bureau of
Reclamation (“BOR”). DOD lands are associated with the former Williams Air Force Base and the
Rittenhouse Auxiliary Airfield. BLM lands are located in the southern portion of the PSA near the
Santan Mountains. BOR lands are associated with the Central Arizona Project (“CAP”) canal located on
the far eastern portion of the PSA. In addition, the Gila River Indian Community is located in the
southern portion of the Project area.
Private lands within the PSA are located within and administered by the City of Mesa, Town of Queen
Creek, Town of Gilbert, Town of Florence, and Maricopa and Pinal counties.
EXISTING LAND USE
Existing land use within the PSA includes residential, public and quasi-public, business and commercial,
industrial, and undeveloped State Land used primarily for agriculture and grazing. Generalized existing
land use within the PSA is depicted on Exhibits A-3 and A-4.
Residential
Residential uses are one of the primary land uses within the PSA. This category incorporates all types of
residential development including low density housing (0-1 dwelling units/acre (“du/ac”)) with ranchettes
and rural residential to medium density housing (4-6 du/ac) among master planned communities and
developed subdivisions. Low density residential areas are found mainly on the outskirts of the San Tan
Mountain Regional Park, located in the southern portion of the PSA. Medium density residential areas
are mainly concentrated in the northwest portion of the PSA, north of Hunt Highway and west of the
UPRR. Additionally, a concentration of medium density residential areas is located in the northeast
portion of the PSA between large areas of agricultural use.
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Exhibit A
Of the total land dedicated to residential uses, roughly two-thirds can be characterized as medium-density
residential and one-third as low-density residential. While the majority of the PSA maintains low and
medium density housing units, some multi-family residential units are present in Queen Creek’s town
center area.
Public and Quasi-Public
Public and quasi-public uses typically include schools, churches, cemeteries, airports, and other land uses
generally associated with public use. Within the PSA, public and quasi public uses include the following:
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Higley High School and the Higley Performing Arts Center, on the northeast corner of Pecos and
Recker roads.
Town of Gilbert Fire Station, on the north side of Riggs Road between Higley Road and the RWCD
canal.
Benjamin Franklin Charter School, on the east side of Power Road, one-half mile south of Ocotillo
Road.
Phoenix-Mesa Gateway Airport, at the northeast corner of Sossaman and Pecos roads.
Town of Queen Creek Fire Station # 2, on the east side of Sossaman Road between Chandler
Heights and Riggs roads.
Queen Creek Middle School, on the east side of Ellsworth Road between Queen Creek and
Rittenhouse roads.
San Tan Historical Society, located on the southeast corner of Queen Creek and Ellsworth roads.
Newell Barney Middle School, on the east side of Sossaman Road between Chandler Heights and
Riggs roads.
Circle Cross Ranch K-8, west of Gantzel Road between Empire Boulevard and Skyline Road.
J.O. Combs Middle School, north of Combs Road between Gantzel and Schnepf roads.
Banner Ironwood Hospital, under construction at Combs and Gantzel roads in Pinal County.
In addition, numerous churches are scattered throughout the PSA, mainly within the towns of Queen
Creek and Gilbert.
Business and Commercial
Business, office and commercial/retail land uses within the PSA consist of restaurants, gas stations,
service companies, grocery stores, and professional plazas. Commercial use is predominant along
Rittenhouse Road where Queen Creek’s “Town Center” area is located and includes Target, Wal-Mart,
Home Depot, the Power Marketplace Professional Plaza, fast food restaurants, banks, and many other
commercial/retail uses.
Another large concentration of commercial/retail use is along the Power Road corridor between Chandler
Heights Road and Hunt Highway. On the southwest corner of Power and Chandler Heights roads is a
new Basha’s Supermarket anchoring an Ace Hardware, Burger King, and other smaller retail uses. South
of Hunt Highway are established automobile-related service and retail stores, a gas station, a mini-mart,
family-owned businesses, and a small retail center.
Additional commercial/retail use includes the Lowe’s home improvement store at the northwest corner of
Higley and Queen Creek roads, located south of the Higley Pavilions commercial development, which is
currently under construction. Smaller business and neighborhood commercial nodes are also scattered
throughout the PSA’s residential zones.
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Exhibit A
Industrial
Several areas of industrial use are located within the PSA. Most industrial facilities are located in the
northern portion of the PSA. This includes two large industrial areas located along Germann Road, west
of the Maricopa County line. The CMC Steel “Micro Mill Project” is currently under construction on the
north side of Germann Road between Signal Butte and Meridian roads. Approximately one-half mile
north of CMC Steel, is the TRW Vehicle Safety Systems Inc. Manufacturing Facility. On the north side
of Germann Road between Hawes and Sossaman roads is a warehouse for Charles Roberts A/C &
Heating, and a fenced area owned by TLW Construction with signage reflecting future RV/boat storage.
The Queen Creek Industrial Complex is on the south side of Germann Road. The Pecos Commerce
Center, an office/industrial complex, is located one-half mile north of these light industrial uses.
An abandoned sand and gravel pit is located on the west side of Meridian Road between Ocotillo and
Riggs roads, this site is in the process of being cleaned up to allow for future redevelopment. Nearby, a
lumberyard and industrial buildings can be found south of Rittenhouse Road between Chandler Heights
and Riggs roads. Light industrial uses, including a small used car lot, Pioneer Landscaping Materials, and
a vehicle storage lot can be found along Power Road between Riggs Road and Hunt Highway. In
addition, a light industrial operation and warehouse are located south of Combs Road between Schnepf
and Kenworthy roads. Three heavy industrial sand and gravel operations were also noted along the Queen
Creek Wash between Kenworthy Road and Sierra Vista Drive.
Linear Facilities
Linear facilities within the PSA consist of electrical transmission lines, electrical substations, major
pipelines, fiber optic lines, communication lines, wells, major canals, and major roads.
Utilities
Transmission lines include lattice tower and wood-pole electrical transmission lines having a capacity of
69 kilovolts (kV) or greater (i.e., 230kV and 500kV). Transmission lines less than 115kV comprise the
majority of the transmission lines within the PSA. One 500kV line exists within the PSA.
Electrical transmission lines within the PSA are operated by SRP and Western Area Power
Administration (“WAPA”). Several SRP 69kV transmission lines are present in the area, primarily
parallel to significant roadways. SRP 69kV lines can be found along Rittenhouse Road and the UPRR,
Ocotillo Road, Hunt Highway, Bella Vista Road, Schnepf Road, Quail Run Lane, Skyline Road and the
RWCD canal, to name a few of these routes.
Other high voltage electrical transmission lines include the (1) SRP’s 230kV transmission line following
portions of the UPRR and the RWCD canal adjacent to the Moody Substation and future RS-17 receiving
station.; (2) WAPA’s 230kV transmission line extending north-south, mostly following Gantzel Road
before angling east of the Webber Substation; and (3) SRP’s 500kV transmission line extending
northwest from the Dinosaur Receiving Station at Germann Road along the CAP canal in the northeast
corner of the PSA.
Fifteen existing electrical substations, including the Moody Substation, are located within the PSA.
Twelve additional substations are proposed within the PSA, including the Abel Substation.
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Exhibit A
One major pipeline passes through the PSA. The pipeline is a large transmission line transporting natural
gas. This natural gas pipeline is operated and maintained by El Paso Natural Gas Company. The line
bisects the PSA in a northwesterly to southeasterly direction, generally parallel to Rittenhouse Road and
the UPRR.
A variety of fiber optic telecommunication lines extend throughout the PSA, generally along the primary
transportation routes. Several communication towers were identified within the PSA, including those
located adjacent to SRP substations, within Founders Park, at Schnepf Farms, and along Hunt Highway.
Most of these towers are stand-alone, however, co-located towers were also found topping utility poles.
A few towers camouflaged as saguaro cacti were also present.
Several public and private wells are located within the PSA. Irrigation wells, tanks, and concrete ditches
can be found along field perimeters of agricultural cropland areas. Domestic water wells and tanks are
also found within the jurisdictions of Pinal County and the Towns of Queen Creek and Gilbert.
Transportation
Ground transportation features are considered to be significant roads and highways, such as interstate
freeways, federal highways, state highways, county and other major roads, and railroads. Interstate
federal or state highways include all dedicated federal or state highway routes maintained by the Arizona
Department of Transportation (“ADOT”). County roads include all major roads maintained by the
respective counties that represent major interconnections between interstate, federal, or state highways
with major access routes in agricultural areas.
Surface transportation features within and adjacent to the PSA include town, city, and county
jurisdictional roads and one railroad. There are numerous major roadways within the PSA which include:
Rittenhouse Road, Hunt Highway, Ellsworth Road, Power Road, and Riggs Road. No interstate
freeways, federal highways, or state highways currently fall within the PSA, although State Route (“SR”)
802 (Williams Gateway Freeway) is proposed to connect Loop 202 in Maricopa County to either US
Route 60 or SR 79 in Pinal County. This highway is discussed in more detail in the “Planned Land Use”
section of this Exhibit.
The UPRR bisects the PSA, crossing the site in a northwesterly to southeasterly direction, running mostly
parallel to Rittenhouse Road before turning south at Nelson Road. Two additional railroad lines converge
with the UPRR at Nelson Road. From this location, the Copper Basin Railway extends in a southeasterly
direction to Hayden, Arizona, and the Magma Arizona rail line (out of service since 1998) extends
northeast past the future Judd Road receiving station toward Superior, Arizona.
Rangeland, Grazing, and Agriculture
Livestock grazing and agricultural uses occur throughout the PSA, primarily on private land and on open
rangelands administered by the ASLD. No active BLM grazing allotments are present within the PSA.
Livestock were observed grazing in the PSA and stockyards and dairy operations were also identified.
Active cropland, active citrus and pecan orchards, and fallow fields were also identified and are prevalent
throughout the PSA, especially east of Rittenhouse Road within the Town of Queen Creek and the City of
Mesa, and throughout unincorporated Pinal County. Small clusters of agricultural uses can also be found
throughout residential areas in the PSA.
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Exhibit A
Commercial agriculture operations within the PSA include the Arnold Anglin Dairy located at Queen
Creek and Signal Butte Roads, Arid Zone Trees located at Germann and Crismon Roads, Shahan Farms
located at Sierra Vista Drive and Combs Road, and Schnepf Farms located at Combs and Rittenhouse
Roads.
Open/Undeveloped
Open/undeveloped areas generally consist of natural desert areas, but may also include areas that have
been cleared for development and then abandoned or areas that were formally used for agriculture but are
now abandoned. Large areas of undeveloped natural desert land are found along the western and eastern
boundaries of the PSA, adjacent to the RWCD and CAP canals. Additional pockets of undeveloped
desert can be found south of Skyline Drive along Gantzel Road and scattered north along Ocotillo Road.
Several abandoned and partially developed single family residential developments were identified
throughout the PSA. These developments are mainly located within the Towns of Gilbert and Queen
Creek, and in portions of unincorporated Pinal County. The developments, many of them hundreds of
acres in size, vary in stages of completion. Many of the communities are platted, cleared, and walled with
no structures, streets or infrastructure in place, while other neighborhoods have a few homes or phases
built out and all other streets and infrastructure in place. The names and status of these subdivisions are
described in detail in Exhibit H of this Application. Areas of abandoned agriculture include sections
interspersed with active agricultural cropland, east of Rittenhouse Road within the Town of Queen Creek
and the City of Mesa, and throughout unincorporated Pinal County.
PLANNED LAND USE
Planned land use information was obtained from general or comprehensive plans adopted by local
governmental agencies. No plans were available for lands within the PSA owned or administered by the
DOD, BLM, or BOR. Planned land uses traversed or adjacent to the proposed alignments for each
affected jurisdiction are described below and are depicted in Exhibits A-5 through A-9. This discussion
includes the land use designations as reflected in the land use plans of each affected jurisdiction.
The planning efforts and information available for the State of Arizona, Maricopa County, Pinal County,
City of Mesa, Town of Gilbert, Town of Queen Creek, and Town of Florence describe short and longterm goals and expectations, but vary substantially in complexity and level of detail.
Arizona State Land Department
Portions of the PSA located north and east of the CAP canal and in the southern portion of the PSA
consists of undeveloped tracts of land administered by the ASLD. The State of Arizona does not have a
Comprehensive Management Plan for lands within or in the vicinity of the proposed Project. The
majority of state land in the PSA is currently leased for grazing or for agriculture and no change is
expected in the near future. ASLD may decide to release certain areas for sale which leads to
development. Although state land within the PSA is still under the jurisdiction of ASLD, the Superstition
Vistas development is planned for 275 square miles of the land. The East Valley Partnership organization
is heading the efforts for the project, working in conjunction with the ASLD and other jurisdictions and
organizations. Currently, the Superstition Vistas development is mostly conceptual and no plans have
been adopted or approved.
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Exhibit A
Maricopa County
A resolution amending the 1997 Maricopa County Comprehensive Plan was accepted in August 2002,
entitled Maricopa County 2020, Eye to the Future. The primary purpose of the comprehensive plan is
defined in state law: “The comprehensive plan shall be developed to conserve the natural resources of the
county, to ensure efficient expenditure of public funds, and to promote the health, safety, convenience,
and general welfare of the public.” The Comprehensive Plan serves as a guide for decisions by the
Planning and Zoning Commission and the Board of Supervisors concerning growth and development,
while also serving as a guide for the private sector in making informed investment decisions. The
Maricopa County Comprehensive Plan considers the general plans of the cities and towns in Maricopa
County as a guideline for decision making within their General Plan Development Area.
The County has been divided into a number of land use designations. The intent of these land use
categories is to provide direction in determining the growth patterns for today and for the future. The
Comprehensive Plan Land Use Map is based on the “Goals, Objectives and Policies” developed through
citizen, agency and governmental participation, and takes into consideration physical conditions and
environmental constraints.
Land use area designations in this County Comprehensive Plan embody generalized land use,
development, or preservation concepts, not specific land uses or densities. The land use designations of
the plan are:
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Incorporated Areas
General Plan Development Area
Urban Service Area
Municipal Planning Areas
County Area Plans
Dedicated Open Space
Incorporated Areas
These areas are under the jurisdiction of the cities, towns, and Native American communities. The
majority of urban development in the region to 2020 will occur in these areas. While Maricopa County
does not regulate land use within these areas, the Comprehensive Plan encourages new development to
occur either within or in proximity to the incorporated areas.
General Plan Development Area
The general plan development area is an unincorporated area that is likely to be annexed by a city or town
in the future and is included in an adopted municipal general plan. Within the PSA, all Maricopa County
lands are considered to be within these areas. The municipal general plans often provide specific
recommendations for proposed land uses. These areas include many of the unincorporated lands that are
either completely or partially surrounded by a jurisdiction. Under Arizona Revised Statute (ARS) §11831, “The rezoning or subdivision plat of any unincorporated area completely surrounded by a city or
town shall use as a guideline the adopted general plan and standards as set forth in the subdivision and
zoning ordinances of such city or town”.
Urban Service Area
The urban service area designation exists as a guideline for decision making to encourage coordinated
physical development within the urbanizing areas of the general plan development area. It is based on the
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Exhibit A
provision of the infrastructure necessary to establish and maintain a high quality of life. This category is
not delineated on the land use designation map, rather it is defined by the ability of a jurisdiction,
improvement district, or private entity to provide infrastructure and appropriate urban services to a
specific site or project. Determination of the urban service area is based on the presence or feasibility of
infrastructure to support urban densities and urban life.
Municipal Planning Area
The municipal planning area consists of unincorporated areas identified by the municipalities as being
within their area of future interest, but presently not included in a municipal general plan. These areas are
under Maricopa County jurisdiction as long as they remain unincorporated. Most of the municipal
planning area is covered by existing county area land use plans. Portions of the municipal planning area
that are not included in any municipal general plan or an existing county area land use plan are designated
as part of the rural development area.
County Area Plans
County area plans include areas, generally located outside a municipal general plan, that are contained in
a county area land use plan. County area land use plans were developed and approved by the county and
provide direction on land use decisions. Two plans, the East Mesa Area Plan and the Queen Creek Area
Plan, both adopted in 1992, are within the PSA. As long as these areas remain unincorporated, they are
expected to develop at rural densities unless higher densities are approved as part of a Development
Master Plan.
Dedicated Open Space
Dedicated open space areas are areas under public ownership that have unique environmental and
physical qualities. These qualities include mountains and foothills, rivers and washes, canals, significant
desert vegetation, wildlife habitat, and cultural resources. Within the PSA, the San Tan Mountains
Regional Park is within this category.
Maricopa County Planning and Development Department
Additional information was also obtained from the Maricopa County Planning and Development
Department GIS Home Page, titled PlanNet. Information from this website was mapped and is depicted
on Exhibit A-5. The land use categories within the PSA include:
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Rural Residential – The Rural Residential 0-1 du/ac classification designates areas for very lowdensity single-family residential development of a semi-rural character.
Suburban Residential – The Suburban Residential 0-2 du/ac classification designates areas for lowdensity single-family residential neighborhood development.
Urban Residential – The Urban Density 0-6 du/ac classification designates areas for higher density
multifamily residential uses such as condominiums, multi-story apartments and specialty residential
uses, and for urban density single-family neighborhood residential development.
Neighborhood Commercial – The Neighborhood Commercial classification designates areas for
limited shopping and basic services for the immediate area. Neighborhood Commercial uses are
typically, but not always, located along minor or major arterials.
Open Space – The Open Space classification includes areas under public ownership that have
unique environmental and physical qualities such as rivers and washes, canals, significant desert
vegetation, and wildlife habitat.
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Exhibit A
Pinal County
The Pinal County Comprehensive Plan is the document that will serve to guide the County on a course of
action to manage growth, preserve the quality of life, and ensure sustainability. The ultimate goal of the
Plan is to present one document that reflects a County-wide consensus and ensures a coordinated effort
between incorporated cities and towns; federal, state, and regional agencies; Native American groups; and
public/private service providers. Additionally, this Plan aims to meet required State law “to conserve the
natural resources of the county, to insure efficient expenditure of public funds, and to promote the health,
safety, convenience, and general welfare of the public.”
The land use designations for Pinal County that are within the PSA include:
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Rural Area
Transitional Area
Urban Area
Commercial Activity Center
Corridor Mix Area
Natural Resource Area
In addition two overlay areas were identified in the PSA:
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Noise Sensitive Area
Low Density Area
Rural Area
The Rural Area designation primarily includes areas that are non-urban. Areas within this classification
are suitable for lower density development and may include agriculture, grazing, mining, sand and gravel
operations, large acreage homesites, small farms, open space, and selected industrial uses. Areas not
suitable for urban development are also included in this classification. Public services are minimal to
non-existent.
Transitional Area
The Transitional Area designation includes areas currently rural in character but which are anticipated for
growth in the future. The purpose of the Transitional Area designation is to encourage the retention of
existing parcels of land in large tracts for potential development. Current activity may include farming,
grazing or vacant land. Transitional Areas may remain rural with the level of existing support services
and facilities being minimal or they may be transitional on an interim basis with growth being phased in
as facilities and services are developed in these areas.
Urban Area
The Urban Area designation is associated with higher and medium density residential development where
services are available to support the higher residential development. Urban areas include towns and cities
and contain most of the County's population. Most of Pinal County's past growth has occurred in or
contributed to the establishment of urban areas, and most of the future growth is expected and will be
encouraged to occur in these areas. In addition to residential land uses, the Urban Area designation
should support commercial, business, governmental activity, health and educational facilities, industrial
uses, parks and recreation areas.
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Exhibit A
Commercial Activity Center
Commercial Activity Centers provide intense concentrations of commercial and high density residential
development. Proposed land uses in this category include retail stores and services, office development,
business parks, commercial uses, and high density multi-family development. These centers require
adequate and controlled access to arterial roadways or freeway interchanges.
Corridor Mix Area
The Corridor Mix designation includes areas located adjacent to interstate highways within or adjacent to
urban areas. This designation provides for land uses of various intensities that are oriented to and
compatible with interstate highways. Land uses may include commercial, office, research and
development, industrial park, light industrial, warehousing, recreation facilities, hotels, and high density
residential.
Natural Resource Area
The Natural Resource Area classification includes private and public lands, including State Trust lands
which contain one or more natural resources that are enhanced by maintaining the parcels in large,
undivided holdings. Land uses may include active and passive parks, river corridors, natural areas,
livestock grazing, conservation leases, national forests, hunting and public recreation, and wilderness
areas.
Noise Sensitive Area
The Noise Sensitive Area designation is applied to properties adjacent to and within the flight path of the
Phoenix-Mesa Gateway Airport. This area is subject to high noise levels resulting from departing
aircraft. The intent is to ensure land use compatibility with the airport activities. The Noise Sensitive
Area designation is an overlay designation with additional stipulations to the underlying base
designations. Land uses allowed in the Noise Sensitive Area designation include industrial and
commercial uses. Residential land uses are discouraged.
Low Density Area
The Low Density Overlay Area can be applied to any land use which allows for single family residential.
The purpose of this overlay designation is to provide for single family residential lots of 3 1/3 acres or
greater for each lot.
Pinal County Planning Areas
Pinal County’s Comprehensive Plan developed in 2001 divided the County into planning areas for the
purpose of developing more specific plans. The current Plan recommends replacing this concept with the
Growth Areas, within which it is intended that more specific planning take place. However, the Plan
respects the planning already completed and the goals, objectives, and policies that have been included.
Santan Foothills Area covers approximately 10 square miles within the Town of Queen Creek’s planning
area of which approximately 35 percent is in incorporated Queen Creek. The area is an important
community and regional asset that includes the Santan Mountains, slopes, and environmentally-sensitive
areas. The area primarily includes large lot housing surrounding the Santan foothills. Ensuring access to
and protection of San Tan Mountains Regional Park (a Maricopa County park located in Pinal County)
was deemed to be important.
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Exhibit A
City of Mesa
The City of Mesa General Plan provides a vision and guide to the community, businesses, and city
officials as the city grows and develops in the future. The Mesa General Plan follows three primary
functions: (1) to express community goals and priorities, (2) to guide city officials as well as community
members, and (3) to fulfill the legal requirements of State law. Although the Plan’s focus is on shaping
the physical form of the City, it also includes policies and statements about other aspects of the
community.
The land use designations for the City of Mesa that are within the PSA include:
Low Density Residential
Low Density Residential includes locations where large-lot, single family detached residential with
sufficient open space is desirable. The target density for these areas is 0.6 du/ac to 1.2 du/ac.
Appropriate locations offer local road vehicular access, connections to potable water and sanitary sewer,
and proximity to public safety services.
Community Commercial
Community Commercial includes retail and service-oriented businesses that serve the larger surrounding
residential trade area within a one to two mile radius. Typical users include, but are not limited to,
grocery stores and additional large anchored tenant shopping centers with additional drug stores, fast food
chains, smaller hardware/building material stores, convenience/gas stations, and large restaurants/cafes.
Light Industrial
Light Industrial includes areas where limited manufacturing and processing, wholesaling, warehousing,
and distribution activities take place. Residential use is not permitted in this category. Light industrial
areas should extensively buffer General Industrial uses from other less intense employment uses. Light
Industrial areas are located on and with direct access to arterial streets, rail facilities, and airports.
General Industrial/Heavy Industrial
General Industrial/Heavy Industrial includes areas where intensive or hazardous manufacturing,
assembly, and storage operations and indoor/outdoor storage takes place. Residential use is not permitted
in this category. Appropriate locations offer direct arterial road access, connections to potable water and
sanitary sewer, and proximity to public safety services. General Industrial areas are to be isolated and
appropriately buffered from other less intense employment or residential areas.
Education
Education includes the locations of existing elementary, junior high, high and post secondary educational
facilities within the Mesa Planning Area. The locations of elementary facilities are generally centrally
sited within residential development areas that are accessed through the local and collector street and
pedestrian/bikeway system.
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Exhibit A
Town of Gilbert
The Town of Gilbert General Plan was completely rewritten and adopted in 2001, including receiving
approval by Town voters in November 2001. A 2005 update was adopted by Town Council in April 2006
which made revisions to land use designations, maps and tables. Gilbert’s General Plan is focused on
guiding city officials and community members on decision making as the City grows and develops.
The land use designations for the Town of Gilbert within the PSA include:
Residential
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Residential 0-1 du/ac – The Residential 0-1 du/ac classification designates areas for very lowdensity single-family residential development of a semi-rural character. Noncommercial
agricultural uses may be located in these areas.
Residential >1-2 du/ac – The Residential >1-2 du/ac classification designates areas for low-density
single-family residential neighborhood development.
Residential >14-25 du/ac – The Residential >14-25 du/ac classification designates areas for higher
density multifamily residential uses such as condominiums, multi-story apartments and specialty
residential uses.
Residential >3.5-5 du/ac – The Residential >3.5-5 du/ac classification designates areas for urban
density single-family neighborhood residential development.
Commercial
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Neighborhood Commercial –The Neighborhood Commercial designates areas for limited shopping
and basic services for the immediate area. They are generally no larger than five acres.
Neighborhood Commercial uses are typically, but not always, located along minor or major
arterials. Small scale retail and service uses, under 25,000 square feet per user or stand-alone
building, are permitted.
Community Commercial – Community Commercial areas provide the commercial and service
needs of residents in the surrounding area. These parcels are typically located along arterials, range
in size between five and 15 acres, and a single user or stand-alone building under 50,000 square feet
is permitted.
General Commercial – The General Commercial areas include freestanding retail and office
commercial uses that may be developed as individual projects. General Commercial provides
locations for uses of any scale, including large-scale uses over 75,000 square feet such as home
improvement stores, large specialty retail, auto dealers, and retail nurseries. Properties of any size
may be designated as General Commercial. General Commercial parcels are located along arterial
streets.
Regional Commercial – The Regional Commercial areas include a broad range of high intensity
uses, emphasizing retail commercial uses. There is no maximum size for any use. The designation
includes uses permitted in all other commercial categories, plus regional shopping centers,
hospital/medical centers, and hotels and motels. Regional Commercial serves a broad market area
larger than the Town. Regional Commercial designations are 30 or more acres and are located at
freeway/arterial intersections or at intersections of arterials with roads of regional significance.
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Exhibit A
Employment
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Neighborhood Office – The Neighborhood Office classification designates areas for small-scale
single story office uses and complexes adjacent to existing or planned neighborhoods. It is a
transitional classification between residential and more intense commercial uses, and can buffer
residential uses from arterial streets.
General Office – The General Office classification designates areas for large scale, single or multistory medical, professional, general or service-type office uses.
Business Park – The Business Park classification designates areas for office and light industrial
uses, including high technology and research and development firms. This classification
encourages an attractive campus-style environment. Developments within this classification may
include employee-oriented, on-site amenities and accessory uses.
Light Industrial – The Light Industrial classification designates areas for a variety of light industrial
uses, including assembly, light manufacturing, warehousing, offices, contractors’ yards,
laboratories, and research and development firms. Outside storage fully screened from public view
is permitted.
Municipal/Institutional
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•
Public Facility/Institutional – The Public Facility/Institutional classification designates areas for
public and quasi-public ownership, administrative offices, corporation yards, police and fire
stations, public and private schools, colleges, hospitals, libraries, post office facilities, cultural
centers, and similar uses. This category also includes traditional utility service uses such as
wastewater treatment plants, water treatment plants, storage reservoirs and tanks, well sites,
telephone company sites, electric substation sites, electric generating/receiving stations, etc.
Parks/Retention – The Parks/Retention classification designates areas for parks, riparian areas, and
drainage corridor/wash areas, that will remain in public or open space use whether publicly or
privately owned.
Utility/Transportation Corridor – The Utility/Transportation Corridor classification designates areas
for canals, railroads, light rail, power lines, utility easements and the Santan Freeway corridor.
These areas may include multi-modal trails systems, open spaces, and green belts.
Golf Course/Cemetery – The Golf Course classification designates areas for public and private golf
courses, including ancillary functions such as maintenance facilities, clubhouses, driving ranges and
pro-shops, and cemeteries.
Town of Queen Creek
The Queen Creek General Plan 2008 is an update of the General Plan adopted by resolution and approved
by the voters in September 2002. The Town of Queen Creek’s General Plan serves as the Town’s guide
for future community development and as a tool to guide and shape physical development of the Town.
The Town has been divided into a number of land use designations. The land use designations within the
PSA include:
•
Very Low-Density Residential (Up to 1 du/ac) – This is the lowest density of residential
designation and is generally located at the planning boundary periphery south of the Sonoqui Wash
and north of Empire Boulevard and includes the Santan Mountain Foothills and established areas
east and west of Ellsworth and south of Ocotillo Road. This land use designation provides a smooth
density transition from the existing and future large-lot residential areas and equestrian
neighborhoods to the higher density residential districts.
page 12
Exhibit A
•
•
•
•
•
•
•
•
•
•
•
•
Low-Density Residential (Up to 2 du/ac) – This land use designation provides a transition from the
very low-density residential to higher density residential uses and is generally located north of the
Sonoqui Wash.
Master Planned Community (Up to 1 du/ac) – This master planned community designation is
located in the Santan Foothills area and it is intended to allow development clusters in order to
preserve larger areas of the site as open space. Development within this land use designation
requires the preparation of a master plan.
Medium-Density Residential (Up to 3 du/ac) – The medium-density designation is located in the
central portion of the planning area and serves as a transitional area between lower density
residential and employment land uses. Medium-density areas are concentrated in the northwest
quadrant of the Planning Area and respond to growth and development trends. This density
category also responds to the need to provide a variety of lots and house sizes with the Town.
Medium-High Density Residential A (Up to 5 du/ac) – This designation is intended to be used as a
transitional district between lower density residential developments and office, commercial,
employment areas or other non-residential uses and activities adjacent to arterial streets. Lower
density residential land uses may be developed within this land use designation if consistent with
General Plan goals.
Medium-High Density Residential B (Up to 8 du/ac) – This designation is intended to be used in
conjunction with office, commercial, and employment land uses as part of a master planned
development. The MHDR-B designation is intended to provide a broader mix of residential
opportunities by allowing single family housing on smaller lots and lot clustering. Residential
densities found in all lower density residential categories may be developed within this designation.
Mixed-Use – Projects in the Mixed Use designation will integrate commercial, office, employment,
and residential uses through innovative design and incorporation of distinctive features to create a
“destination” location. The mixed-use designation is located in areas intended for future
employment or commercial use and is designated to complement the character and viability of these
areas.
Neighborhood Commercial – This designation is generally intended to accommodate commercial
developments of up to 20 acres. The focus of these commercial areas is to provide goods and
services to the surrounding neighborhoods. Buffering from adjacent uses is of high importance.
Community Commercial – This land use designation is intended to accommodate larger-scale
commercial developments over 20 acres. These areas are intended to serve both Queen Creek
residents and the surrounding region. Larger-scale “big box” uses are permitted in this land use
designation. Superstores and department and home improvement stores are encouraged in this
designation along with ancillary shopping center support businesses such as specialty retail stores
and restaurants.
Town Center – The Town Center designation is intended to be Queen Creek’s economic core and
the community’s vibrant “destination” center or activity hub. The Town Center category
accommodates a variety of land uses, including municipal buildings and complexes (government
facilities, fire and police stations, library, utilities, churches, and schools), commercial, office, open
space, and high density residential ranging from 6 to 18 du/ac.
Office/Services – This category is intended to allow small scale professional offices, professional
services and limited retail uses. This land use designation provides location for low-intensity
offices and business services designed to meet community needs for professional services while
maintaining compatibility with surrounding residential areas.
Commercial/Services – This designation is intended to indicate commercial or offices that would be
subject to review and approval of a specific development plan.
Regional Commercial Center – The Regional Commercial Center designation allows master
planned developments combining a variety of residential, commercial, office, medical facilities and
similar activities intended to service a regional market.
page 13
Exhibit A
•
•
•
•
Employment Type A – This employment designation permits a range of employment uses from
light manufacturing to light industrial and office uses and implements the Industrial I Zoning
District. Typical uses within this category may include high-technology support industry,
aerospace support industry, and computer software or hardware or telecommunications companies.
Additional uses may include warehouses, light manufacturing, woodworking shops, and technical
service businesses.
Employment Type B – This employment land use designation is intended to encourage general
industrial uses that implement Industrial II zoning districts in the zoning ordinance. This category
permits more intensive industrial uses such as but not limited to: high-technology manufacturing,
heavy utility and related manufacturing enterprises, chemical processing, large amounts of material
transfer, and large and intensive 24-hour warehouse operations.
Public/Quasi-Public – This designation is used to denote public land uses, including schools,
libraries, fire stations, governmental offices, and cemeteries. This category is also used to designate
lands used by some private entities, including utilities and such institutions as churches and private
schools.
Recreation/Conservation/Parks – This land use designation encompasses the Queen Creek and
Sonoqui Washes and future linear parks/greenbelts that will link these areas with each other as well
as with the San Tan Mountain Regional Park. The main focus of the open space designation is to
preserve the washes to the greatest extent possible, and to enhance the wash peripheries by
incorporating multi-use trails for pedestrian, bicycle, and equestrian opportunities.
Town of Florence
The Town of Florence boundary does not extend into the Abel-Moody PSA. The Town’s current
northern boundary is Arizona Farms Road, which is also the southern boundary of the PSA. The Town,
however, is currently attempting to annex some lands in the southernmost portion of the PSA. These
proposed annexations extend north into the PSA to Bella Vista Road and will encompass the Abel
Substation site. The Town’s Planned Land Use map depicts the Town’s intention to eventually annex as
far north as Riggs Road. Pinal County’s future land use for this area is mostly medium density residential
with community commercial nodes located throughout. Florence has a similar plan for the area, except
for light industrial use along the railroad.
The Town adopted the Town of Florence General Plan in 2008. The Plan was prepared and adopted
pursuant to Arizona Revised Statutes and contained a comprehensive assessment of community
characteristics and resources, visions, goals, and objectives.
The land use designations for the Town of Florence include:
•
•
•
Rural Residential – The Rural Residential designation has been utilized to assist in preserving the
community’s small-town agricultural character.
Low Density Residential – The Low Density Residential designation has been identified for
suitable areas that provide opportunities for residential neighborhoods. This would include areas
within close proximity to the Town core to provide additional market base for retail goods and
services and opportunities for housing to serve governmental, public school, prison and other
workers in the community.
Medium Density Residential – The Medium Density Residential designation has been identified for
appropriate areas generally within two miles of the Town core that provide opportunities for a
varied housing inventory. These areas would enhance population growth and buffer commercial
uses from lower density residential uses.
page 14
Exhibit A
•
•
•
•
•
•
•
•
High Density Residential – This designation intends to provide alternative housing choices and
serve as a location where utility services exist.
Neighborhood Commercial – The Neighborhood Commercial designation serves the needs of the
surrounding neighborhood.
Community Commercial – The Community Commercial designation is utilized to provide a larger
level of retail and goods within as well as outside the Town core.
Professional Office – The Professional Office designation is utilized in the Town core to provide a
mix of finance, insurance, real estate, and other uses that require an office setting.
Light Industrial – The Light Industrial designation is utilized to augment the Town’s economic base
with non-intensive assembly and manufacturing activities.
Parks and Recreation – The Parks and Recreation designation is utilized to identify existing and
conceptual locations where park land and recreational facilities will serve the existing and future
population.
Master Planned Community – The Master Planned Community designation intends to provide
residential, commercial, office, and other compatible land uses.
Open Space – The Open Space designation is identified for areas that exhibit natural characteristics
that are supported by the community.
PROJECT EFFECTS
Land Ownership and Jurisdiction
Minimal changes to land ownership and jurisdiction would occur as a result of Project implementation.
Most of the proposed Project facilities are located on private lands within the Town of Queen Creek and
in Pinal County and on State land in Pinal County. SRP would obtain right-of-way easements and/or
leases for the majority of the selected transmission line alignment. The RS-24 Substation site would be
purchased by SRP from a private landowner. No changes to land jurisdiction would be expected from
Project implementation.
Existing Land Use
Impacts to existing land uses are generally direct and are considered to be substantial if the construction,
operation, maintenance, or abandonment of the proposed facilities would displace existing residential,
commercial, industrial, agricultural or government facilities or substantially alter current land use
practices. Exhibit A-3 and A-4 depict generalized land use in the vicinity of the proposed Project
alignments.
For the northern (north of RS-24) alignments, the Germann Alignment and Ryan Alignment are adjacent
to the least amount of existing residential uses by distance. The Germann and Ryan Alignments are
primarily adjacent to agricultural, industrial and low-density residential areas. The Ocotillo Alignments
are adjacent to more than twice the amount of residential uses, than the other two alignments. The
Ocotillo Alignment and sub-alternative corridors extend through the most low-density residential areas,
primarily located between Power Road and the Sonoqui Wash, and south of Riggs Road. The Ocotillo
Alignment also extends adjacent to the Trilogy and Seville single family subdivisions. More mixed-use
and commercial uses, especially associated with the Town of Queen Creek town center, are located along
the North-Railroad Alignment than any of the other northern alignments.
For the southern alternative (south of RS-24) alignments, the majority of all three southern alignments is
currently used as agriculture, or is undeveloped. The Combs Alignment extends through or is adjacent to
page 15
Exhibit A
the most low-density residential uses, primarily located along Combs Road, Schnepf Road, and Skyline
Road. The Skyline Alignment also extends past low-density residential uses along Skyline Road. The
South-Railroad Alignment is adjacent to some medium-density residential uses, generally associated with
the Circle Cross Ranch and several other single-family subdivisions. No major commercial or industrial
uses are located along any of the southern alignments.
Because the vast majority of proposed Project facilities are located along transportation routes, existing
utility corridors, or on undeveloped private and State lands, minimal direct impacts to existing residential,
commercial, or industrial uses would be expected. No established residential or mixed-use subdivision or
area would be physically divided by a new corridor as a result of any of the alignments being
implemented. Most of the more sensitive land use areas, such as low density and medium density
residential uses, can be avoided through route alignment. However, precise alignment centerlines have
not yet been identified, and direct impacts to specific land uses, including residences, may occur as a
result of Project implementation. The potential for impact can only be estimated at this time by
considering the distance from the assumed transmission line centerline to specific land uses.
Table A-1 shows the approximate number of houses within 250 feet either side of the assumed alignment
centerline for all of the proposed alignments and sub-alternatives.
TABLE A-1
Number of Residences within 250 Feet of the Proposed Alignments (Approximate)
Alignment/Sub-Alternative
Location of Residence from Alignment
North/East
South/West
Ryan (Signal Butte)
17
17
Ryan (Meridian)
19
6
Germann (Signal Butte)
10
29
Germann (Meridian)
12
18
North-Railroad
0
67
Ocotillo (RWCD/Sonoqui Wash)
84
52
Ocotillo (RWCD/Power Road)
91
66
Ocotillo (Higley Road/Sonoqui Wash)
86
34
Ocotillo (Higley/Power Roads)
93
48
South-Railroad
0
47
Combs
56
18
Skyline
26
38
North of RS-24 Alignments:
South of RS-24 Alignments:
page 16
Exhibit A
Areas with residences in close proximity of the proposed alignments primarily occur along the Ocotillo
Alignment and sub-alternatives. The Germann and Ryan Alignments and sub-alternatives generally have
the fewest residences in close proximity to the proposed facilities. The North-Railroad Alignment has a
moderate amount of residences that may be affected; all of these residences, however, are located south of
the railroad tracks. Areas where residences occur in close proximity of the proposed alignments on both
sides of the assumed centerline, thereby making it difficult to avoid the residences by altering the
transmission line alignment, occur along portions of the Sonoqui Wash, Power Road, and Riggs Road
alignments associated with the Ocotillo Alignment; and along Germann Road, associated with the
Germann Alignment.
For the southern proposed alignments, the South-Railroad Alignment has fewer residences than either the
Combs or Skyline Alignments. All of the residences identified adjacent to the South-Railroad Alignment
are located along the south side of the railroad; therefore, if the proposed transmission line facilities were
to be sited and built north of the railroad tracks, there would be no impacts to residences.
Planned Land Use
Impacts to planned land uses are generally considered to be substantial if the construction, operation,
maintenance, or abandonment of the proposed facilities would: (1) conflict with applicable land use plans,
policies, goals, or regulations of an agency with jurisdiction over lands affected by the proposed Project
facilities; or (2) substantially change the land use patterns or trends within the Project vicinity.
Because the vast majority of Project facilities are located along transportation routes, existing utility
corridors, or on undeveloped private and State lands, minimal impacts to planned residential, commercial,
or industrial uses would be expected. The proposed Project would not result in a Comprehensive Plan
Amendment, and impacts to planned land use are expected to be minimal.
page 17
Exhibit A
EXHIBIT A-1
EXHIBIT A-2
EXHIBIT A-3
EXHIBIT A-4
EXHIBIT A-5
EXHIBIT A-6
EXHIBIT A-7
EXHIBIT A-8
EXHIBIT A-9

exhibit a: project location and land use

Transcription

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