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HomeMy WebLinkAboutPackets - Planning and Zoning Commission (187)       *AMENDED (1/3/22, 11:30 A.M.) AGENDA ORO VALLEY PLANNING AND ZONING COMMISSION SPECIAL SESSION January 6, 2022 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE The Town has modified its public comment procedures in the newly renovated Town Council Chambers. For more details, please see the instructions for in person and/or virtual speakers at the end of the agenda.   To watch and/or listen to the public meeting online, please visit https://www.orovalleyaz.gov/town/departments/town-clerk/meetings-and-agendas Executive Sessions – Upon a vote of the majority of the Planning and Zoning Commission, the Commission may enter into Executive Sessions pursuant to Arizona Revised Statutes §38-431.03 (A)(3) to obtain legal advice on matters listed on the Agenda.        SPECIAL SESSION AT OR AFTER 6:00 PM   CALL TO ORDER   ROLL CALL   PLEDGE OF ALLEGIANCE   CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card.   COUNCIL LIAISON COMMENTS   SPECIAL SESSION AGENDA   1.REVIEW AND APPROVAL OF THE DECEMBER 7, 2021 REGULAR SESSION AND DECEMBER 14, 2021 STUDY SESSION MEETING MINUTES   2.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING FOUR SEPARATE ITEMS RELATED TO PROPOSED CHANGES IN THE ORO VALLEY MARKETPLACE, LOCATED AT THE SOUTHWEST CORNER OF TANGERINE AND ORACLE ROADS. THE ITEMS INCLUDE:  ITEM A: ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP AMENDMENT ITEM B: REQUEST TO USE THE ESL MIXED-USE FLEXIBLE DESIGN OPTION ITEM C: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT ITEM D: REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE, LANDSCAPE AND RECREATION AREA PLANS   3.*ELECTION OF CHAIR FOR THE PLANNING AND ZONING COMMISSION EFFECTIVE JANUARY 7, 2022      4.*ELECTION OF VICE CHAIR FOR THE PLANNING AND ZONING COMMISSION EFFECTIVE    4.*ELECTION OF VICE CHAIR FOR THE PLANNING AND ZONING COMMISSION EFFECTIVE JANUARY 7, 2022      PLANNING UPDATE (INFORMATIONAL ONLY)   ADJOURNMENT     POSTED: 12/29/2021 at 5:00 p.m. by pp AMENDED AGENDA POSTED: 1/3/2022 at 5:00 p.m. by pp When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m. The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700.     PUBLIC COMMENT ON AGENDA ITEMS   The Town has modified its public comment procedures for its public bodies to allow for limited remote/virtual comment via Zoom. The public may provide comments remotely only  on items posted as required Public Hearings, provided the speaker registers 24 hours prior to the meeting. For all other items, the public may complete a blue speaker card to be recognized in person by the Chair, according to all other rules and procedures. Written comments can also be emailed to Recording Secretary Jeanna Ancona at jancona@orovalleyaz.gov, for distribution to the Board of Adjustment prior to the meeting. Further instructions to speakers are noted below.     INSTRUCTIONS TO IN-PERSON SPEAKERS Members of the public shall be allowed to speak on posted public hearings and during Call to Audience when attending the meeting in person. The public may be allowed to speak on other posted items on the agenda at the discretion of the Chair. If you wish to address the Board on any item(s) on this agenda, please complete a blue speaker card located on the Agenda table at the back of the room and give it to the Recording Secretary. Please indicate on the blue speaker card which item number and topic you wish to speak on, or, if you wish to speak during Call to Audience, please specify what you wish to discuss. Please step forward to the podium when the Chair calls on you to address the Commission.  For the record, please state your name and whether or not you are a Town resident.1.Speak only on the issue currently being discussed by the Board. You will only be allowed to address the Commission one time regarding the topic being discussed.2. Please limit your comments to 3 minutes.3.During Call to Audience, you may address the Commission on any matter that is not on the agenda.4.Any member of the public speaking, must speak in a courteous and respectful manner to those present. 5. INSTRUCTIONS TO VIRTUAL SPEAKERS FOR PUBLIC HEARINGS    Members of the public may attend the meeting virtually and request to speak virtually on any agenda item that is listed as a Public Hearing.  If you wish to address the Board virtually during any listed Public Hearing, please complete the online speaker form by clicking here  https://forms.orovalleyaz.gov/forms/bluecard at least 24 hours prior to the start of the meeting. You must provide a valid email address in order to register. Town Staff will email you a link to the Zoom meeting the day of the meeting. After being recognized by the Chair, staff will unmute your microphone access and you will have 3 minutes to address the Commission. Further instructions regarding remote participation will be included in the email.   In accordance with the Pima County Health Department’s most recent health advisory, the Town respectfully asks all in-person meeting attendees, regardless of vaccination status, to please wear a mask while indoors. COVID-19 remains a fluid situation, and the Town will adjust its safety guidelines in accordance with any future health advisories from the Health Department.    Thank you for your cooperation.    Planning & Zoning Commission Special Session 1. Meeting Date:01/06/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: N/A SUBJECT: REVIEW AND APPROVAL OF THE DECEMBER 7, 2021 REGULAR SESSION AND DECEMBER 14, 2021 STUDY SESSION MEETING MINUTES RECOMMENDATION: Staff recommends approval. EXECUTIVE SUMMARY: N/A. BACKGROUND OR DETAILED INFORMATION: N/A. FISCAL IMPACT: N/A. SUGGESTED MOTION: I MOVE to approve (approve with changes), the December 7, 2021 and December 14, 2021 meeting minutes. Attachments PZC 12-7-21 Draft Minutes  PZC 12-14-21 Draft Minutes  D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION REGULAR SESSION December 7, 2021 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE            REGULAR SESSION AT OR AFTER 6:00 PM   CALL TO ORDER Chair Gambill called the meeting to order at 6:01 p.m.   ROLL CALL Present: Hal Bergsma, Commissioner Robert Henderson, Commissioner Jacob Herrington, Vice Chair Ellen Hong, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Michael Spaeth, Principal Planner Joe Andrews, Chief Civil Deputy Attorney Attendees: Melanie Barrett, Town Council Liaison  Commissioner Henderson attended via Zoom.   PLEDGE OF ALLEGIANCE Chair Gambill led the Commission and audience in the Pledge of Allegiance.   CALL TO AUDIENCE There were no speaker requests.   COUNCIL LIAISON COMMENTS Council Liaison Melanie Barrett provided updates on recent and upcoming Planning related items on Town Council agendas.   REGULAR SESSION AGENDA   1.REVIEW AND APPROVAL OF THE NOVEMBER 2, 2021 REGULAR SESSION MEETING MINUTES       Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to approve the November 2, 2021 meeting minutes.    Vote: 6 - 0 Carried    Commissioner Henderson abstained.   2.DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR CONCEPTUAL MODEL HOME ARCHITECTURE FOR THE IRONWOOD ESTATES RESIDENTIAL SUBDIVISION LOCATED EAST OF SHANNON ROAD AND SOUTH OF IRONWOOD RIDGE HIGH SCHOOL, 2102113       Senior Planner Hannah Oden provided a presentation that included the following: - Purpose - Location - Three architectural styles - Side and rear elevations - Surrounding development - Summary and recommendation Applicant Gregory Hemmerlin, representing Pulte Homes, provided a presentation that included the following: - Location and site plan of 80 lots - Proposed product: 4 standard plans, 3 elevation styles and various features - Reviewed Plans 5524, 5526, 5528 and 5532 - Elevations - Spanish, Craftsman and Tuscan - Neighboring property examples - Colors and materials Discussed ensued among the Commission and applicant.    Motion by Commissioner Skeet Posey, seconded by Commissioner Daniel Sturmon to approve the Conceptual Model Home Architecture for the proposed four (4) model homes for Ironwood Estates, based on finding that the request complies with the Design Principles and Design Standards of the Zoning Code.    Vote: 7 - 0 Carried   3.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED ZONING CODE AMENDMENT TO OFF-STREET PARKING (SECTION 27.7), OFF-STREET LOADING (SECTION 27.8), AND OTHER RELATED SECTIONS, AND THE REMOVAL OF PARKING STANDARDS FROM THE FOLLOWING PLANNED AREA DEVELOPMENTS: EL CONQUISTADOR COUNTRY CLUB, EL CORREDOR, LA RESERVE, MONTERRA HILLS, NAKOMA SKY, RANCHO VISTOSO, RIVER'S EDGE/MELCOR, ROONEY RANCH, AND STEAM PUMP VILLAGE       Planner Kyle Packer provided a presentation that included the following:  Planner Kyle Packer provided a presentation that included the following: - Purpose - Design standards are being maintained - Key Change #1: Expand parking land use categories - Key Change #2: Right sizing parking ratios summary - Meeting demand or overparking? - How do we measure parking? - Key Change #2: Right size parking quantities - Key Change #3: Alternative use of parking lots - Key Change #4: Design standards - Summary and recommendation Chair Gambill opened the public hearing. Oro Valley resident and OV Chamber of Commerce Dave Perry spoke in support of Agenda Item #3. Chair Gambill closed the public hearing.    Discussion ensued among the Commission and staff.    Motion by Commissioner Hal Bergsma, seconded by Vice Chair Jacob Herrington to recommend approval of the code amendment to Off-Street Parking (Section 27.7), Off-Street Loading (27.8) and other related sections, and the removal of parking standards from the following Planned Area Developments: El Conquistador Country Club, El Corredor, La Reserve, Monterra Hills, Nakoma Sky, Rancho Vistoso, River's Edge/Melcor, Rooney Ranch, and Steam Pump Village, based on the finding it is in compliance with the General Plan, with one amendment to the proposed ordinance which is to change the threshold for increasing parking under the alternative standards up to 20% from 10%.    Vote: 5 - 2 Carried  OPPOSED: Commissioner Skeet Posey  Commissioner Daniel Sturmon   4.DISCUSSION REGARDING THE TOWN'S PROGRESS ON IMPLEMENTING THE YOUR VOICE, OUR FUTURE GENERAL PLAN       Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Implementing the General Plan - Timeline - 2021 progress report - Maintained land use and zoning items - Progress on land use and zoning related projects - Remaining land use and zoning related action items - Conclusion Discussion ensued among the Commission and staff.   PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth provided updates on the upcoming Boards and Commissions training and the next two scheduled Commission meetings.   ADJOURNMENT    Motion by Commissioner Hal Bergsma, seconded by Vice Chair Jacob Herrington to adjourn the meeting.    Chair Gambill adjourned the meeting at 7:24 p.m.     I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 7th day of December, 2021. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION STUDY SESSION December 14, 2021 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE            STUDY SESSION AT OR AFTER 6:00 PM   CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m.   ROLL CALL Present: Hal Bergsma, Commissioner Robert Henderson, Commissioner Jacob Herrington, Vice Chair Ellen Hong, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Bayer Vella, Planning Manager Paul Keesler, Public Works Director/Town Engineer Attendees: Melanie Barrett, Town Council Liaison  Commissioner Hong arrived at 6:04 p.m. Commissioner Henderson left at 6:59 p.m.   PLEDGE OF ALLEGIANCE Chair Gambill led the Commission and audience in the Pledge of Allegiance.   CALL TO AUDIENCE There were no speaker requests.   COUNCIL LIAISON COMMENTS The Council Liaison was not asked for comments as meeting was a study session only.   STUDY SESSION AGENDA     1.STUDY SESSION: DISCUSSION REGARDING FOUR SEPARATE ITEMS REGARDING PROPOSED CHANGES TO THE ORO VALLEY MARKETPLACE, LOCATED AT THE SOUTHWEST CORNER OF TANGERINE AND ORACLE ROADS. THE ITEMS INCLUDE: ITEM A: ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP AMENDMENT ITEM B: REQUEST TO UTILIZE THE ENVIRONMENTALLY SENSITIVE LANDS MIXED-USE FLEXIBLE DESIGN OPTION ITEM C: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT ITEM D: REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE, LANDSCAPE AND RECREATION AREA PLANS       Principal Planner Michael Spaeth provided a presentation the included the following: - Purpose - Proposed applications - Location - Brief history of Oro Valley Marketplace - Need for revitalization - Item A - ESL Zoning Map Amendment - Item B - Request use of ESL Mixed-use Flexible Design Option - Item C - Rancho Vistoso PAD Amendment - Item D - Revised Master Development Plan/CSP - Development Area A - Tangerine Apartments - Development Area B - Tangerine Hotel - Development Area C - Entertainment District - Development Area D - Oracle Apartment and Drive-thru - Development Area E - Oracle Hotel - Future applications - General Plan, Strategic Leadership Plan and Zoning conformance - Neighborhood meetings - Summary and timeline    Discussion ensued among the Commission and staff.    Keri Silvyn of Lazarus & Silvyn, P.C., representing the applicant, played a video highlighting the reimagining of the OV Marketplace (OV Village Center). Applicant Jim Horvath with Town West Realty, introduced his team and provided a presentation of other Town West projects. Ms. Silvyn provided a presentation on the Oro Valley Marketplace that included the following: - The Town's vision - Prime location - Challenges - Reimagining as a "retaildential" center - Opportunities - Conditions and heights - Oasis Park layout and visuals - Luxury apartments examples - Views - Tangerine and Oracle Roads - Tangerine and Oracle Luxury Apartments - Tangerine and Oracle Hotels - Economic Impact - Neighborhood Outreach - Vision Ms. Silvyn concluded her presentation with another video of the property reimagined.    Discussion ensued among the Commission, applicant and staff.   PLANNING UPDATE (INFORMATIONAL ONLY) Planning Manager Bayer Vella provided an update to the next Commission meeting scheduled for January 6, 2022.   ADJOURNMENT    Motion by Vice Chair Jacob Herrington, seconded by Commissioner Hal Bergsma to adjourn the meeting.    Chair Gambill adjourned the meeting at 7:44 p.m.     I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 14th day of December, 2021. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist    Planning & Zoning Commission Special Session 2. Meeting Date:01/06/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: 2001300 SUBJECT: PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING FOUR SEPARATE ITEMS RELATED TO PROPOSED CHANGES IN THE ORO VALLEY MARKETPLACE, LOCATED AT THE SOUTHWEST CORNER OF TANGERINE AND ORACLE ROADS. THE ITEMS INCLUDE:  ITEM A: ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP AMENDMENT ITEM B: REQUEST TO USE THE ESL MIXED-USE FLEXIBLE DESIGN OPTION ITEM C: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT ITEM D: REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE, LANDSCAPE AND RECREATION AREA PLANS RECOMMENDATION: Staff recommends approval of Item A, and conditional approval of Items B, C and D, subject to the conditions listed in Attachment 1. EXECUTIVE SUMMARY: The purpose of this item is to consider the applicant's proposed changes to the Oro Valley Marketplace ("Marketplace"). In order to permit the applicant's revised site design, four separate applications are required. The applications include: Item A: Environmentally Sensitive Lands (ESL) Zoning Map Amendment to permit development of the central gathering area known as the Entertainment District (Attachment 2) Item B: Request use of the ESL Mixed-use Flexible Design Option to permit development of two (2) apartment buildings (Attachment 3) Item C: Planned Area Development (PAD) Amendment to revise development standards for the apartments/hotels and to permit drive-thru uses (Attachment 4) Item D: Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plan to permit the proposed site changes (Attachments 5, 6, and 7) The Planning and Zoning Commission held a Study Session on December 14, 2021, during which no action was taken as the items were for discussion only. For more information regarding each application please see Attachment 8 - Planning and Zoning Commission Study Session Staff Report and the draft meeting minutes (Attachment 9). This report addresses Commissioner questions from the Study Session, provides new information and recommendations as summarized below. Commissioner questions   Views - How will the building heights and extent of grading impact views?1. Connectivity - Does the revised site design incorporate pedestrian connections?2. Parking - Has sufficient parking for guests at both the apartments and hotels been provided?3. Hotel viability - Are three hotels really viable?4. Emergency Services capacity - Do the Oro Valley Police Department and Golder Ranch Fire District have the capacity to handle the proposed increase in residents? 5. Drainage and water harvesting - Will the existing drainage and water harvesting areas within the center be impacted?6. Phasing - Does the applicant intend to phase the project, and if so, when would the recreation amenities in the Entertainment District be constructed? 7. Event space - Does the new site design account for future events?8. Each question is either addressed in detail in the BACKGROUND OR DETAILED INFORMATION section of this report or additional information will be provided by the applicant at the public hearing. NEW INFORMATION The Arizona Department of Transportation (ADOT) right-of-way parcels where a portion of the new development is proposed, are now formally in process for sale per state property disposition requirements. The parcels have been published for sale and the applicant anticipates purchase in the next 30 to 60 days.  Please note, a condition has been included in Attachment 1 regarding the acquisition of the subject parcels. ZONING CODE/GENERAL PLAN COMPLIANCE AND RECOMMENDATION If Item's A, B and C are approved, the applicant's proposed site changes (Item D) conform with all applicable Rancho Vistoso PAD and Zoning Code requirements. As discussed in the Study Session Staff Report, one traffic issue remains with the design of the left-turn lane into the Tangerine Hotel from Water Harvest Way. A condition has been included in Attachment 1 to require improvements. The applicant's requests are in conformance with the Your Voice, Our Future General Plan, and addresses an objective that has been on Town Council's last two Strategic Leadership Plan's. Staff recommends approval of Item A and conditional approval of Items B, C and D. Proposed conditions are listed in Attachment 1. BACKGROUND OR DETAILED INFORMATION: The purpose of this report is to address comments posed by the Planning and Zoning Commission at the December 14, 2021 Study Session, provide new information and a Staff recommendation. For additional detail regarding each application please see Attachment 8 - Planning and Zoning Commission Study Session Staff Report and draft minutes for the meeting (Attachment 9). Each question (shown in italics) is listed below, followed by a staff response. Where questions are similar, they are listed under each respective topic. Commissioner's questions  VIEWS1. Commissioner's question: Could a viewshed perspective from Tangerine Road headed east toward Oracle Road be provided? A. Staff response: The applicant will provide updated information at the upcoming public hearing. Furthermore, this will be a focus during the Planning and Zoning Commission site tours. Commissioner's question: How close are the Tangerine Apartments to Tangerine Road? And the CDO multi-use path?B. Staff response: The Tangerine Apartments are setback approximately 60 feet from the Tangerine Road ADOT right-of-way. Furthermore, the building is approximately 140 feet from the edge of the Tangerine Road pavement, the nearest point for passing vehicles as indicated in the graphic below.   Regarding building placement in proximity to the CDO multi-use path, the following considerations are noteworthy: The apartment buildings range anywhere from 15 feet to over 45 feet from the CDO multi-use path. The Tangerine Apartments are broken into two separate buildings with significantly varying heights that break up the roof-line. There are no exposed parking spaces adjacent to the path (parking on the ground-floor). As such, there will not be a continuous wall of building along the CDO multi-use path. It is also worth noting the existing development plan includes eight (8) single-story office buildings in this area, with some as close as 20-feet to the CDO multi-use path. As a reminder, the taller of the two apartment buildings was moved to this location based on the sites unique circumstances. The lower grade, proximity to the 75-foot tall Oro Valley Hospital immediately north, and away from the Catalina Mountains all factored into the decision to locate the building in this location. Commissioner's question: What impact will any new lighting have on the area?C. Staff response: The proposed site design will not increase planned lighting impacts in the area. A majority of parking lot lighting has already been installed and is currently being utilized throughout the center. The limited new parking areas will represent a small fraction of the total lighting as much of the new parking areas will be underneath the proposed buildings. Furthermore, the type, design and brightness of all new lighting fixtures will be the same as those existing within the center. Additionally, engineered lighting plans will be required for all new development within the center. The Zoning Code does not permit exterior building light fixtures to exceed 9-feet, same as the existing buildings within the center. The lighting for all new buildings will be consistent throughout the center and no greater than anticipated in the original Master Development Plan. It is worth noting, the Zoning Code lighting requirements do not apply to any internal lighting within the apartment buildings or any shielded lights on exterior balconies. Commissioner's question: How much cut/fill is expected for the Tangerine Apartments?D. Staff response : The proposed site design calls for one to two feet of fill (dirt added). Because the existing elevation of the area is approximately 10-feet lower than the level of Tangerine Road, the net building height from Tangerine Road will be approximately 65-feet. Similarly, the existing Tangerine lot is more than 12-feet lower than the nearest cul-de-sac to the southwest in the Catalina Shadows subdivision. As a result, the net building height (as perceived from neighbors near this cul-de-sac) will be approximately 63-feet. This location was strategically selected due in part to the lower elevation. CONNECTIVITY  Commissioner's question: Does the revised site design incorporate pedestrian connections?A. 2. Staff response: The applicant has provided a more detailed pedestrian circulation graphic to illustrate the site's connectivity (shown below).   Furthermore, connectivity within the center was thoroughly addressed as part of the original Master Development Plan, including development of the CDO multi-use path. The applicant's proposed site design is integrated into this existing network and provides access from the apartment buildings and hotels to all parts of the center, including the Entertainment District. Commissioner's question: Will the Entertainment District provide ADA accessibility?B. Staff response: Yes, the applicant is required to provide ADA accessibility throughout the entire center, including the Entertainment District. Paved sidewalks, access ramps and crosswalks will all be further detailed during the final technical design stage as required by Code. Commissioner's question: Will the pedestrian network include lighted pathways during evening and nighttime hours?C. Staff response: The pedestrian areas indicated in blue (see graphic above) have sufficient lighting within the center. Additional lighting is planned within the Entertainment District. PARKING  Commissioner's question: Will the site design incorporate covered parking?A. 3. Staff response: Yes, the applicant's revised site design includes covered parking. While the Zoning Code does not require covered parking, both apartment buildings incorporate ground-floor parking with apartment units above. This design results in a majority of resident parking located underneath the units and protected from the elements. Commissioner's question: Is there sufficient parking available to accommodate guests at both apartment buildings?B. Staff response: Yes, the site proposes ample guest parking for both apartment buildings. The majority of parking for apartment residents will be under the buildings on the ground floor. As such, the remaining surface parking will be available to guests and other users. Please note, the applicant has provided a parking study (Attachment 10) for each of the development areas within the shopping center to provide additional detail regarding shared parking throughout the site. Commissioner's question: Do the two hotels include parking for conferences?C. Staff response: The hotels do not specifically include parking for conferences as all three are anticipated to have limited conference or event space similar to other non-convention hotels (e.g. Hampton Inn, Holiday Inn Express, etc.). However; the overall site utilizes shared parking through a mix of uses with varying peak parking demands. As such, the overall site has ample surface parking to accommodate additional vehicles associated with anticipated small conference sizes.  HOTEL VIABILITY4. Commissioner's question: What is the viability of three new hotels in this area?   Staff response: The applicant will be providing additional information during the public hearing. A hotel, regardless of quantity, is already a permitted use within this RV PAD C-2 zoning. PHASING5. Commissioner's question: Does the applicant intend to phase the project? If so, during which phase will the apartment related amenities in the Entertainment District be installed?   Staff response: Yes, the project is intended to be phased. The proposed phasing will be determined as part of a proposed Development Agreement for Town Council consideration. It is anticipated that at least one of the proposed apartment buildings will be constructed in the first phase. The apartment related amenities in the Entertainment District will be required to be constructed and installed concurrently with development of either apartment building, as they are being used to partially meet the recreation requirements for both apartment buildings. Per code, the recreational amenities must be installed prior to 35% of the apartment unit building permits being issued. EMERGENCY SERVICES CAPACITY6. Commissioner's question: Do the Oro Valley Police Department and Golder Ranch Fire District have the capacity to handle the anticipated increase in residents? Staff response: Both the Oro Valley Police Department and Golder Ranch Fire District have affirmed capacity to handle the anticipated increase in residents.     DRAINAGE AND WATER HARVESTING7. Commissioner's question: Will the existing drainage and water harvesting areas within the center be impacted? Staff response: No. The central wash where the Entertainment District is proposed was a reconstructed drainage area that includes natural elements to soften the visual impact of the engineered structures. The applicant's proposal calls for the installation of underground drainage culverts as a means of maintaining drainage conveyance for areas both north of Tangerine Road and within the shopping center to ensure the sustainability of nearby riparian bosques in Big Wash. All new buildings, parking areas and associated landscape areas will incorporate water harvesting measures as required by Code. Commissioner's question: Does the revised site design increase or decrease the area intended for future events or shows? 8. Staff response: Currently, the approved site design does not have a dedicated event space, but rather has utilized undeveloped areas and nearby parking. The applicant's revised site design includes a dedicated event space/overflow parking in the northern portion of the Entertainment District adjacent to Tangerine Road and a public park turf area in the southern end adjacent to The Keg restaurant (see graphic at right). Both areas are approximately one-acre in size and represent new and dedicated event areas. NEW INFORMATION As established in the Study Session Staff Report and presentation, the proposed site plan is dependent on the applicant's acquisition of excess ADOT and Town right-of-way along Tangerine Road. Staff reported that this agenda item would not proceed to Town Council for final approval prior to ADOT right-of-way acquisition. Since then, Staff has been informed that the ADOT acquisition process has formally commenced. Given the property only has utility to the owner of the Marketplace, successful acquisition is anticipated. As a result, this item will proceed to Town Council once the Planning and Zoning Commission makes a formal recommendation. A recommended condition has been added to require final acquisition of excess ADOT and Town right-of-way prior to vesting of the requested zoning allowances, if approved by Town Council. GENERAL PLAN, STRATEGIC LEADERSHIP PLAN The applicant's proposals are in conformance with the Vision, Guiding Principles, Goals and Policies of the General Plan. For further detail, please see the Planning and Zoning Commission Study Session Staff Report provided in Attachment 8. The project also meets an objective that has been included on Town Council's Strategic Leadership Plan for both FY19/20 and FY21/22.  ZONING CODE CONFORMANCE The applicant's proposed changes are compliant with all applicable requirements of the Rancho Vistoso PAD and Zoning Code, with one traffic design issue remaining. As detailed in the Study Session staff report, the proposed left-turn lane into the Tangerine Hotel from Water Harvest Way is shown as "striped" which will create a safety concern for motorists'. This striped area will need to be revised to include a widened landscape island or combination of the two. A condition of approval has been included in Attachment 1 to address this remaining issue. PUBLIC PARTICIPATION Notices were sent for the Public Hearing as follows:  Notices to all property owners within 600 feet (distance increased in some areas to ensure entire subdivisions were notified) Notification to additional interested parties who asked to be added during the neighborhood meeting process Homeowners Association mailings Advertisement in The Daily Territorial newspapers Postings on the property Posting at Town Hall and on the Town website Town staff has received additional neighbor correspondence which is included as Attachment 11. SUMMARY AND RECOMMENDATION In summary, the applicant has proposed a number of changes for the Oro Valley Marketplace. In order to permit these changes, four separate and interdependent applications are required. Those applications include: Item A: Environmentally Sensitive Lands (ESL) Zoning Map Amendment to permit development of the central gathering area known as the Entertainment District. Item B: Request use of the ESL Mixed-use Flexible Design Option to permit development of two (2) apartment buildings. Item C: Planned Area Development (PAD) Amendment to revise development standards for the apartments/hotels and to permit drive-thru uses. Item D: Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plan to permit the proposed site changes. The applicant's requests are consistent with the General Plan, Strategic Leadership Plan and with the conditions listed in Attachment 1, all applicable Zoning Code Requirements. Staff recommends approval of Items A and conditional approval of Items B, C, and D, subject to the conditions listed in Attachment 1. Moving forward, the applicant's requests will be considered by Town Council at a Study Session and formal Public Hearing. If the Planning and Zoning Commission makes a formal recommendation, the Study Session will be scheduled for January 19, 2022. If the Commission does not make a formal recommendation, the Study Session will be moved to a later date. FISCAL IMPACT: . SUGGESTED MOTION: The Planning and Zoning Commission may wish to consider one of the following motions. Please note, four separate motions are required - one for each application. Item A: Environmentally Sensitive Lands (ESL) Zoning Map Amendment I move to RECOMMEND APPROVAL of the Environmentally Sensitive Lands Zoning Map Amendment based on a finding it is in conformance with all applicable General Plan and Zoning Code requirements. OR I move to RECOMMEND DENIAL of the Environmentally Sensitive Lands Zoning Map Amendment based on a finding that______________. Item B: Request use of the ESL Mixed-use Flexible Design Option I move to RECOMMEND CONDITIONAL APPROVAL of the Request to use of the ESL Mixed-use Flexible Design Option, subject to the condition in Attachment 1, Item B, based on a finding it is in conformance with all applicable General Plan and Zoning Code requirements. OR I move to RECOMMEND DENIAL of the Request to use of the ESL Mixed-use Flexible Design Option based on a finding that______________. Item C: Planned Area Development (PAD) Amendment I move to RECOMMEND CONDITIONAL APPROVAL of the Planned Area Development Amendment, subject to the condition in Attachment 1, Item C, based on a finding it is in conformance with all applicable General Plan and Zoning Code requirements. OR I move to RECOMMEND DENIAL of the Planned Area Development Amendment based on a finding that______________. Item D: Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plan I move to RECOMMEND CONDITIONAL APPROVAL of the Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plan, subject to the conditions in Attachment 1, Item D, based on a finding it is in conformance with all applicable General Plan and Zoning Code requirements. OR I move to RECOMMEND DENIAL of the Revised Master Development/Conceptual Site Plan based on a finding that______________. Attachments ATTACHMENT 1 - CONDITIONS OF APPROVAL  ATTACHMENT 2 - ESL AMENDMENT  ATTACHMENT 3 - REQUEST TO USE THE ESL MIXED-USE FLEXIBILE DESIGN OPTION  ATTACHMENT 4 - PAD AMENDMENT  ATTACHMENT 5 - REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE PLAN  ATTACHMENT 6 - CONCEPTUAL LANDSCAPE PLAN  ATTACHMENT 7 - RECREATION AREA PLAN  ATTACHMENT 8 - PZC STUDY SESSION STAFF REPORT  ATTACHMENT 9 - DRAFT PZC MEETING MINUTES  ATTACHMENT 10 - REVISED PARKING STUDY  ATTACHMENT 11 - ADDITIONAL CORRESPONDENCE  STAFF PRESENTATION  Southwest intersection of Oracle and Tangerine Roads Oro Valley Marketplace (2001300) Attachment 1 – Conditions of Approval Item B – Request to use the ESL Mixed-use Flexible Design Option 1. Transfer of ownership from Arizona Department of Transportation and the Town of Oro Valley to parties affiliated with Oro Valley Marketplace must be accomplished prior to issuance of any building or grading permits in areas where development is planned within existing public rights-of-way. Item C – Planned Area Development (PAD) Amendment 1. Transfer of ownership from Arizona Department of Transportation and the Town of Oro Valley to parties affiliated with Oro Valley Marketplace must be accomplished prior to issuance of any building or grading permits in areas where development is planned within existing public rights-of-way. Item D – Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans 1. Transfer of ownership from Arizona Department of Transportation and the Town of Oro Valley to parties affiliated with Oro Valley Marketplace must be accomplished prior to issuance of any building or grading permits in areas where development is planned within existing public rights-of-way. 2. Construction of a new southbound left-turn lane from N. Water Harvest Way into the Tangerine Hotel site is a requirement of this project. Construction of the new southbound left-turn lane shall include intersection re-alignment, modification of curbs, signing, striping and other improvements as necessary per Traffic Report recommendations, Town Engineer requirements and standard roadway design principals. QUIKTRIP STORE #1481 ORACLE/ORANGE GROVE Pima County, AZ DUE DILIGENCE PACKAGE 06.22.2011 Prepared For: Town West 555 E. River Road, Suite 201 Tucson, Arizona 85704 Prepared By: The WLB Group, Inc. Robert G. Longaker III, P LA, AICP Director of Planning 4444 East Broadway Boulevard Tucson, Arizona 85711 (520) 881-7480 WLB Job No. 185050-WT-03 May 26, 2020 Revised December 16 , 2021 Oro Valley Village Center Southwest Corner of Oracle Road and Tangerine Road Oro Valley, AZ Environmentally Sensitive Lands Ordinance Amendment 1 A. Introduction This application is to request a map amendment to the Environmentally Sensitive Lands Ordinance (ESLO) for the Oro Valley Village Center project (formerly known as Oro Valley Marketplace). This application is being submitted in conjunction with a proposed amendment to the Rancho Vistoso Planned Area Development (PAD) and a revised Conceptual Site Plan (CSP). This ESLO map amendment is specific to an approximately 4-acre man-made drainage area in the northeastern portion of the site that is currently designated under ESLO as a Critical Resource Area (CRA). This request is to amend the ESLO map designation for this area from CRA to Resource Management Area 3 (RMA 3) since the subject property is located within the Tier 1 Growth Area identified on the General Plan Land Use Map. Recon Environmental, Inc. was hired to evaluate this area and their report can be found at the rear if this report. The following is an excerpt from the Recon report and summarizes their findings: Assessment Results Prior to 2008, the study area did not contain a wash or associated significant vegetation. As previously mentioned, as part of development of the retail project, the study area was graded, developed into a stormwater channel, and revegetated with native species. The native vegetation established well and the study area now meets the criteria for xeroriparian habitat based on total vegetation volume as listed in Table 1, as well as other riparian function indicators. The study area includes a wash/drainage channel having banks and beds through which water flows periodically. In addition, the study area meets the criteria for minor wildlife linkage based on the evidence of wildlife use through the drainage area, including use of culverts under minor and major roadways to the north and south. The study area wildlife linkage connects open space and CRA areas north of Tangerine Road with open space areas south of the Village Center and to Big Wash, a designated Major Wildlife Linkage under the ESL. There are other wildlife linkages located approximately 0.5 mile to the east and west of the study area; however, the study area provides an important link for wildlife that may be isolated within the open space between Oracle Road on the east and development along Innovation Park Road to the west. Based on the findings that the study area meets the criteria for riparian and minor wildlife linkage, the entire study area meets the criteria for the designation as CRA. B. Background Information and Justification for ESLO Map Amendment from CRA to RMA 3 This 4-acre area was originally established based on an open space area designation in the original Rancho Vistoso Planned Area Development. Historically the area did contain a wash or associated significant natural vegetation. The vegetation that exists in this area today was 2 man-made and installed in 2008 as part of the landscape improvements during the development of the Oro Valley Marketplace. Part of the development of the retail project included a commitment to restore the native vegetation in certain areas, including this area. The type and density of vegetation planted at that time has resulted in growth and maturation of the plants such that it met xeroriparian density criteria of CRA at the time of the creation of the Environmentally Sensitive Lands Ordinance. The Town of Oro Valley designated the study area as a Critical Resource Area after the Environmentally Sensitive Lands Ordinance was established in 2011. Please refer to Exhibits A and B which show aerial photographs from 2006 and 2018 and demonstrate how the site looked prior to development and how it looks in a more recent condition. The area subject to this amendment was also created to collect on-site stormwater, as well as to convey stormwater from north of Tangerine Road through the development and into Big Wash and the riparian mitigation area southwest of the project. Also, per Town of Oro Valley ESLO mapping, the subject area is not identified as part of the Major Wildlife Linkage Category. C. Reasons for Requested ESLO Amendment This ESLO amendment to RMA 3 (subject property is located within the Tier 1 Growth Area identified on the General Plan Land Use Map) is requested in order to allow the proposed redevelopment of this area. The CRA designation does not permit the uses that are proposed by the redevelopment strategy for property. The following information provides more detail on the proposed redevelopment strategy for this area. 1. New Property Vision. This project proposes a redevelopment of an approximately 7- acre central open space area (approximately 4 acres of which are designated as CRA). This central open space will be redeveloped as an entertainment district and contain active and passive recreational amenities. The entertainment district is a key component of the proposed redevelopment of the overall property as a lifestyle center. The facilities and amenities will be available for use by not only future residents of the project, but also the general public. 2. Functional Change of the Area. The existing function of the subject area is for use as open space and to move stormwater through the area, as described earlier in this narrative. There are also walking paths on the perimeter of the area. The CRA designation and its associated requirement that 95% of the area be retained as Environmentally Sensitive Open Space (ESOS) is consistent with this current function. 3 The proposed function is not only as described in Item 1 above, but this area will continue to provide open space and stormwater conveyance. This area will continue to convey stormwater entering the site from north of Tangerine Road as well as stormwater generated on the site. The stormwater will primarily be conveyed via a storm drain that will be constructed beneath the central and southern portions of the entertainment district area. This will allow for the greatest opportunity to utilize as much of the entertainment district property as possible for the proposed amenities. The drainage in the northern portion of the entertainment district will remain open and will retain existing vegetation. EXHIBITS OV VILLAGE CENTER BOUNDARY EXISTING CRITICAL RESOURCE AREATangerine Road Oracle Road11.11.2021 WLB No. 185050-WT-03 NTSEXHIBIT A: 2006 AERIAL PHOTOGRAPH Q:\185050\WT-03 - Town West\01 Planning\01 ESL Amendment\Exhibit A.dwg Plotted: Nov. 11, 2021 Inc. Group The WLB EXISTING CRITICAL RESOURCE AREA Tangerine Road Oracle RoadOV VILLAGE CENTER BOUNDARY 11.11.2021 WLB No. 185050-WT-03 NTSEXHIBIT B: 2018 AERIAL PHOTOGRAPH Q:\185050\WT-03 - Town West\01 Planning\01 ESL Amendment\Exhibit B.dwg Plotted: Nov. 11, 2021 Inc. Group The WLB RECON REPORT An Employee-Owned Company 610 South Park Avenue, Tucson, AZ 85719 | 520.325.9977 | reconenvironmental.com SAN DIEGO | BAY AREA | TUCSON May 4, 2020 Mr. Bryan Eubank Vice President of Operations Town West Realty 555 East River Road, Ste. 201 Tucson, AZ 85704 Reference: Oro Valley Village Center (formerly known as the Oro Valley Marketplace) – Environmentally Sensitive Lands Critical Resource Area Site Assessment (RECON Number 9666) Dear Mr. Eubank: Per your request, RECON Environmental, Inc. (RECON) with assistance from Wilder Landscape Architects evaluated an approximately 4-acre man-made drainage area (study area) within the Oro Valley Village Center development located at Oracle Road and Tangerine Road in Oro Valley, Arizona. The corridor is currently mapped as a Critical Resource Area (CRA) per the Town of Oro Valley’s Environmentally Sensitive Lands (ESL) Zoning Code Section 27.10 D.3.b (Figure 1; all figures referenced in this report are included in Attachment 1). General Site Conditions The Oro Valley Village Center and study area are located in the southeastern portion of the Rancho Vistoso Planned Area Development Zone. Prior to 2008 and based on a review of historical aerial photographs, the study area did not previously contain a wash or associated significant natural vegetation. Part of the development of the retail project included a commitment to restore the native vegetation in certain areas, including the study area. The study area was graded in 2008 and developed to collect on-site stormwater, as well as stormwater from north of Tangerine Road, to be directed through the development and into Big Wash and the mitigation area south of the Oro Valley Village Center. The study area location was originally established based on an open space area designation in the original Rancho Vistoso Planned Area Development. The study area was contour graded and vegetated with native species based on Town of Oro Valley guidelines. Since 2008, the vegetation established well and vegetation densities meet xeroriparian volumes. The Town of Oro Valley designated the study area as a Critical Resource Area after the Environmentally Sensitive Lands Ordinance was established in 2011. Within the Oro Valley Village Center, the study area is currently located between developed and paved areas to the east and west, Tangerine Road to the north, and the internal Village Center access road to the south (see Figure 1). The study area is bisected by two access roads connecting the Village Center businesses. There is a large concrete drainage feature (concrete culverts, terraced concrete channels, and rock rip-rap channels) in the northern portion of the study area (Figure 2). Big Wash, designated as a Major Wildlife Linkage under the ESL, is located south of the Village Center access road. An area zoned as Open Space and four areas designated as Critical Resource Areas are located north of the study area and north of Tangerine Road (see Figure 1). Elevation of the study area ranges from 2,660 to 2,680 feet. Drainage within the study area is from north to south, starting at the culverts under Tangerine Road, through the drainage feature and terraces located in the northern portion of the study area (see Figure 2). Drainage continues through the central portion of the study area, consisting of a single channel that is braided in the northern and central sections and more incised in the Mr. Bryan Eubank Page 2 May 4, 2020 southern section. The drainage continues into culverts at the southern section, running underneath the Village Center access road to an open space area and eventually into Big Wash (see Figure 1). Vegetation in the Study Area Native Species The study area is within the Arizona Upland Subdivision of the Sonoran Desertscrub biotic community. The study area was completely graded in 2008 during the construction of the Oro Valley Village Center, which was developed prior to the ESL code. The study area was mapped as Xeroriparian B habitat prior to the development and was mitigated off-site (west of the Village Center access road). The wash that flowed through the study area (flow from the north through a concrete drainage structure under Tangerine Road to Big Wash to the south) was narrowed and revegetated as open space as part of the development plan. The current drainage width varies from 100 to 150 feet through the study area. Planting (container plants and seeding) of the study area occurred in the second half of 2008 and irrigation was used to establish the plant material. It is assumed that the landscape is no longer irrigated (typically planted areas are irrigated for no more than five years). Prevalent tree species include whitethorn acacia (Vachellia constricta), velvet mesquite (Prosopis velutina), and blue paloverde (Parkinsonia florida). Desert willow (Chilopsis linearis), foothill paloverde (Parkinsonia microphylla), and catclaw acacia (Senegalia greggii) are present in smaller numbers. The dominant shrubs and sub-shrubs that are established in the study area include cheesebush (Ambrosia salsola), fourwing saltbush (Atriplex canescens), desert broom (Baccharis sarothroides), burroweed (Isocoma tenuisecta), and brittlebush (Encelia farinosa). Species present in smaller numbers include triangle leaf bursage (Ambrosia deltoidea), canyon bursage (Ambrosia ambrosioides), turpentine bush (Ericameria laricifolia), wolfberry (Lycium sp.), and paperflower (Psilostrophe cooperi). Forbs include desert senna (Senna covesii), globemallow (Sphaeralcea ambigua), shaggyfruit pepperweed (Lepidium lasiocarpum), and climbing milkweed (Funastrum cynanchoides). The dominant cactus found in the study area was chainfruit cholla (Cylindropuntia fulgida). Staghorn cholla (Cylindropuntia versicolor), barrel cacti (Ferocactus wislizenii), soap tree yucca (Yucca elata) and prickly pear (Opuntia engelmannii) are all infrequent, and seldom located within the transects. Invasive Species Common invasive species noted within the study area include London rocket (Sisymbrium irio), red brome (Bromus madritensis), and Mediterranean grass (Schismus barbatus). An invasive new to the Tucson area, stinknet (Oncosiphon piluliferum), was seen in small quantities in two areas within the study area and manually removed. Wildlife Found within the Study Area The study area was assessed for use as a minor wildlife linkage by searching for signs of wildlife travel through the drainage. Tracts, scat, and evidence of foraging were noted. Species identified using the area include javelina (Tayassu tajacu), coyote (Canis latrans), bobcat (Lynx rufus), desert cottontail (Sylvilagus audubonii), desert woodrat (Neotoma lepida), also known as pack rats, round-tail ground squirrel (Xerospermophilus tereticaudus), Harris’s antelope squirrel (Ammospermophilus harrisii), kangaroo rats (Dipodomys spp.), and desert mice (Perognathus spp.). A variety of bird species were also found within the study area, including Gambel’s quail (Callipepla gambelii), white winged dove (Zenaida asiatica), mourning dove (Zenaida macroura), Lucy’s warbler (Vermivora luciae), phainopepla (Phainopepla nitens), common raven (Corvus corax), cactus wren (Campylorhynchus brunneicapillus), northern cardinal (Carninalis cardinalis), house sparrow (Passer domesticus), hummingbirds (likely costa’s or Anna’s [Calypte spp.]), verdin (Auriparus flaviceps), curve-billed Mr. Bryan Eubank Page 3 May 4, 2020 thrasher (Toxostoma curvirostre), black-tailed gnatcatcher (Polioptila melanura), rufous-crowned sparrow (Aimophila ruficeps), black-throated sparrow (Amphispizabilineata), Abert’s towhee (Pipilo aberti), vermillion flycatcher (Pyrocephalus rubinus), and lesser goldfinch (Carduelis psaltria). Wildlife habitat features within the study area include diverse and dense native vegetation used for nesting, foraging, and roosting. Javelina bed-down areas were found under several dense stands of acacia and desert broom. Areas where several boulders where placed as part of the landscape design showed evidence of use by desert woodrats and desert mice. Although no reptiles (snakes and lizards) where observed during the site visit due to the temperature range, habitat for these species occurs throughout the study area and a variety of snakes and lizards are likely to occur. Wildlife tracks (primarily coyote and javelina) where found throughout the study area. In addition, wildlife tracks where found outside and within culverts located at the north end, central portion, and south end of the study area. Wildlife tracks were also found within the culvert leading to the study area that passes under Tangerine Road as well as at the exit of the culvert located at the southern end of the study area leading to Big Wash. Methods RECON senior biologist 1 Susy Morales, with assistance from Jennifer Patton (registered landscape architect) and Ben Wilder (landscape designer/GIS specialist), conducted a site visit and transects on March 28, 2020. At the time of the visit, trees were not yet leafed out. Vegetation volume measurements would have been higher had trees been fully leafed out. The study area CRA and the extent to which it meets the ESL riparian area criteria as identified in Town of Oro Valley Zoning Code Addendum G: ESL Resource Science Specifications and Definitions were evaluated. Specifically, Appendix G, paragraph A defines xeroriparian areas by the presence of both intermittent/ ephemeral drainage features and representative vegetation volume of 0.500 cubic meter per square meter (cm3/m2) or greater. Paragraphs D and E also indicate that upland “islands” between braided channels are included as part of the riparian area only if they are less than 200 feet wide, and that mapped riparian areas that contribute drainage connectivity, sediment and nutrient transport, etc. may include areas without representative vegetation volume. In summary, the identification of xeroriparian areas as defined in Appendix G is based on the full site context and riparian function rather than the presence of any single feature or indicator. Nine transects were conducted to measure Total Vegetation Volume (TVV) within the study area (Figure 3). Per the direction of Appendix G, Paragraph H, the Pima County Regional Flood Control District (PCRFCD) Technical Procedure 116: Quantitative Methods for Regulated Riparian Habitat Boundary Modifications and On-Site Vegetation Surveys was used to determine vegetation volume. The TVV data sheets are presented in Attachment 2. Representative photographs were taken looking downstream and upstream along each transect and at other key viewpoints. Site photographs are included in Attachment 3. Within the nine transects, belt transect sampling as specified in Appendix J, Paragraph 3 (as well as the PCRFCD Technical Procedure 116) was also conducted. Using this method, vegetation is sampled by points at 0.5-meter intervals along the transect to determine density and diversity. Results Vegetation within the study area includes riparian facultative species (i.e., more abundant in but not restricted to riparian areas) such as whitethorn acacia, mesquite, and blue paloverde. The results of the TVV transects, presented in Table 1, show that the total vegetation volume within the nine transects are well above the minimum 0.500 m3/m2 threshold for xeroriparian, with a total average vegetative volume measure of 1.48 m3/m2–three times the minimum 0.500 m3/m2 threshold for xeroriparian. Additionally, the presence 1Qualified Habitat Restoration Specialists per Town of Oro Valley Code Chapter 31. Mr. Bryan Eubank Page 4 May 4, 2020 of distinct channels, sediment deposits, and vegetation debris were noted to indicate hydrologic flow and connectivity, and nutrient/sediment transport. Table 1 Total Vegetation Volume, Oro Valley Village Center Study Area Transect Number Total Vegetation Volume (m3/m2) 1 1.404 2 1.892 3 1.420 4 1.140 5 1.188 6 2.528 7 0.772 8 1.236 9 1.736 Total Mean 1.480 For the belt transects, an average vegetation density for the sample area was extrapolated to an acre-density of vegetated area, as shown in Table 2. The study area was found to have a diversity of shrub species, with several in high density, such as cheesebush, fourwing saltbush, desert broom, and brittlebush. Trees with the highest density include whitethorn acacia, blue paloverde, and mesquite. Table 2 Vegetation Density, Oro Valley Village Center Study Area Plant Species Transect # Botanical Name Common Name 1 2 3 4 5 6 7 8 9 Total Density Average Density Trees Parkinsonia florida blue paloverde 1 3 2 6 54.0 Parkinsonia microphylla foothill paloverde 2 2 18.0 Prosopis velutina mesquite 2 1 1 1 1 3 2 11 98.9 Senegalia greggii cactclaw acacia 1 1 9.0 Vachellia constricta whitethorn acacia 4 10 1 3 1 6 1 13 3 42 377.7 Shrubs / Sub-shrubs Ambrosia deltoidea triangle leaf bursage 2 2 4 36.0 Ambrosia salsola cheesebush 17 1 3 2 11 34 305.8 Atriplex canescens fourwing saltbush 4 2 7 2 6 23 44 395.7 Baccharis sarothroides desert broom 13 7 1 1 8 11 9 14 64 575.6 Encelia farinosa brittlebush 1 1 22 2 14 4 7 51 458.6 Isocoma tenuisecta burroweed 1 3 3 7 63.0 Lycium sp. wolfberry species 8 8 71.9 Psilostrophe cooperi paperflower 1 1 9.0 Senna covesii desert senna 1 1 9.0 Cacti Cylindropuntia fulgida chainfruit cholla 1 1 1 3 27.0 Cylindropuntia versicolor staghorn cholla 1 1 9.0 Opuntia engelmannii prickly pear 1 1 9.0 Mr. Bryan Eubank Page 5 May 4, 2020 Site Assessment Results Zoning Code As detailed in the ESL Zoning Code D.3.b, the CRA open space category includes the following environmentally sensitive resources: a) Riparian areas and minor wildlife linkages b) Major rock outcrops and boulders c) Distinctive habitat resource Riparian areas occur in association with a spring, cienega, lake, water course, river, stream, creek, wash, arroyo, or other body of water, either surface or sub-surface, or any channel having banks and beds through which water flows, at least periodically. Minor wildlife linkages are composed of upland areas and degraded riparian areas. Degraded areas include hardened drainage ways and constricting drainage structures. These minor links are important in maintaining connectivity within the open space system identified in the ESL. Assessment Results Prior to 2008, the study area did not contain a wash or associated significant vegetation. As previously mentioned, as part of development of the retail project, the study area was graded, developed into a stormwater channel, and revegetated with native species. The native vegetation established well and the study area now meets the criteria for xeroriparian habitat based on total vegetation volume as listed in Table 1, as well as other riparian function indicators. The study area includes a wash/drainage channel having banks and beds through which water flows periodically. In addition, the study area meets the criteria for minor wildlife linkage based on the evidence of wildlife use through the drainage area, including use of culverts under minor and major roadways to the north and south. The study area wildlife linkage connects open space and CRA areas north of Tangerine Road with open space areas south of the Village Center and to Big Wash, a designated Major Wildlife Linkage under the ESL. There are other wildlife linkages located approximately 0.5 mile to the east and west of the study area; however, the study area provides an important link for wildlife that may be isolated within the open space between Oracle Road on the east and development along Innovation Park Road to the west. Based on the findings that the study area meets the criteria for riparian and minor wildlife linkage, the entire study area meets the criteria for the designation as CRA. Thank you again for the opportunity to conduct this CRA site assessment. Please contact us if you have any questions or need any additional information. Sincerely, Susy Morales Senior Wildlife Biologist/Environmental Planner SMM:jg Attachments ATTACHMENTS ATTACHMENT 1 Figures FIGURE 1 Study Area Regional Location DAVIS MONTHAN AIR FORCE BASE Tortolita Mountain Park Tucson Mountain County Park Saguaro National Park Coronado NF R i l l i t o R i v e r S a n t a C r u z R i v e r T a n q u e V e r d e W a s h P a n t a noWashSa n t aCr u z Ri verC o r o n a d o W a s h Tucson Estates Valencia West Catalina Drexel-Alvernon Drexel Heights Flowing Wells Littletown Oracle Tanque Verde Tortolita UV76 UV77 UV79 §¨¦10 §¨¦19 P I M A C O U N T Y P I N A L C O U N T Y South Tucson Tucson DAVIS MONTHAN AIR FORCE BASE Tortolita Mountain Park Tucson Mountain County Park Saguaro National Park Coronado NF R i l l i t o R i v e r S a n t a C r u z R i v e r T a n q u e V e r d e W a s h P a n t a noWashSa n t aCr u z Ri verC o r o n a d o W a s h Tucson Estates Valencia West Catalina Drexel-Alvernon Drexel Heights Flowing Wells Littletown Oracle Tanque Verde Tortolita UV76 UV77 UV79 §¨¦10 §¨¦19 P I M A C O U N T Y P I N A L C O U N T Y South Tucson Tucson 0 5Miles [ M:\JOBS5\9666\common_gis\fig1.mxd 4/7/2020 ccn COCHISE GILA GRAHAM PIMA PINAL SANTA CRUZ MEXICO Project Locationkj kj Oro Valley FIGURE 2 Study Area Image Source: Maxar (flown July 2019) 0 400Feet [Study Area Critical Resource Area Major Wildlife Linkage Resource Management Area Tier 3 M:\JOBS5\9666\common_gis\fig2_aerial.mxd 4/7/2020 ccn T a n g e r i n e R o a d OracleRoadOro Valley Market Place B i g W a s h O p e n S p a c e FIGURE 3 Study Area Transects Image Source: Maxar (flown July 2019) 0 200Feet [ Study Area Transect Locations M:\JOBS5\9666\common_gis\fig3.mxd 4/7/2020 ccn T a n g e r i n e R o a d Oro Valley Market Place B i g W a s h ATTACHMENT 2 TVV Data Sheets Location: Northern Center Island Transect No. 1 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 910592109600091002053225542 794851610914848315458016633 1 5 6 10 7 1 4 10 10 10 8 1 10 10 7 9 2 1 44 2 144211415678910Total 16 20 9 22 7 2 12 31 22 2 8 19 27 23 13 3 18 18 18 20 4 3 11 12 11TVV =Photos : 1, 21.404Horizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)VEGETATION VOLUME DATA SHEET Location: Northern East Bank Transect No. 2 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 58981064895825887680810743102 466926978501686367243108453 4 555861082453 2884 37954 1443674231 2 98354678910Total 9 18 15 23 21 21 24 27 34 22 12 10 17 19 14 12 20 25 6 12 13 20 28 28 23TVV =Photos : 3, 4VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.892 Location: Northern West Bank Transect No. 3 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 018120101357001501 10633512 267842404689355673 837101093 64105436315386710105 2645424 43 1225 3 453 153678910Total 15 14 25 14 11 7 13 8 6 14 16 27 9 16 21 24 12 4 0 20 15 15 18 19 12TVV =Photos : 5, 6VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.420 Location: Central West Bank Transect No. 4 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 94 742133354431 001248101042 43 8107230 3726746863 1612 0 1665148945 121538105522742678910Total 9 4 0 117213121913878103911152318354026TVV =Photos : 7, 8VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.14 Location: Central Center Island Transect No. 5 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 84 722010012543610668 22 2 2765346764245953 13 2 869776106514910724 1 37522 10825678910Total 1240074181215101420241915614343320130003TVV =Photos : 9, 10VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.188 Location: Central West Bank Transect No. 6 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 55228474036810200289507732 777897787657668865755310843 108610761010558881071096787810974 2235 110105791058 5 835465485 5236101 2 2 4 54678910Total 24 22 18 25 24 18 39 34 20 27 38 34 20 26 17 23 15 23 25 31 21 22 36 28 22TVV =Photos : 11, 12VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)2.528 Location: Southern West Bank Transect No. 7 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 9 869630311051099 638105 11322 58722222343101054135678910Total 1108692224125112512911083111450113TVV =Photos : 13, 14VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)0.772 Location: Southern Center Island Transect No. 8 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 133 2223300046744 23423362 522 103800289444 77657973 4 4 223104205987 462356104 396073 5 35 523678910Total 10590281320231452172919158013161210151826TVV =Photos : 15, 16VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.236 Location: Southern Southwest Bank Transect No. 9 Date: March 26, 2020 Personnel:  Susy Morales, RECONOro Valley Marketplace Jennifer Patton, WilderOro Valley, AZBen Wilder, WilderVertical cubic meters123456789101112131415161718192021222324251 821196018527145672060105472 565045224410 168120390043 79 2 73 626 876233354104 88 3 710473676350528527073320654684365733 583910Total 30 25 6 3 13 18 5 3 12 15 5 16 1 4 21 37 30 19 19 21 31 40 18 26 16TVV =Photos : 17, 18VEGETATION VOLUME DATA SHEETHorizontal Transect Samples (# of cubic decimeters containing vegetation within each vertical meter)1.736 ATTACHMENT 3 Site Photographs P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 1 Transect 1, Facing South PHOTOGRAPH 2 Transect 1, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 3 Transect 2, Facing South PHOTOGRAPH 4 Transect 2, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 5 Transect 3, Facing South PHOTOGRAPH 6 Transect 3, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 7 Transect 4, Facing South PHOTOGRAPH 8 Transect 4, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 9 Transect 5, Facing South PHOTOGRAPH 10 Transect 5, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 11 Transect 6, Facing South PHOTOGRAPH 12 Transect 6, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 13 Transect 7, Facing South PHOTOGRAPH 14 Transect 7, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 15 Transect 8, Facing South PHOTOGRAPH 16 Transect 8, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 17 Transect 9, Facing South PHOTOGRAPH 18 Transect 9, Facing North P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 19 Southern Culvert over Marketplace Access Road that Leads to Open Space and Big Wash PHOTOGRAPH 20 Javelina Tracks at Southern Culvert to Open Space and Big Wash P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 21 Javelina Tracks Inside Southern Culvert to Open Space and Big Wash PHOTOGRAPH 22 Southern Culvert Facing North from Mitigation Area Towards Study Area P:\9666\Bio\Photos \Photos1-24.docx 04/02/2020 PHOTOGRAPH 23 Northern Terraced Drainage Feature, South of Tangerine Road PHOTOGRAPH 24 Drainage Area from Open Space to North of Tangerine Road Connecting to Marketplace and Study Area. Javelina Tracks Found in Sandy Bottom and at Culvert Entrances. 206 E. Virginia Avenue | Phoenix, AZ 85004-1110 5983 E. Grant Road, Suite 290 | Tucson, AZ 85712-2365 602.340.0900 | Fax 602.340.8955 520.207.4464 | Fax 520.300.9662 Via email: mspaeth@orovalleyaz.gov December 1, 2021 Michael Spaeth Senior Planner, Town of Oro Valley 11000 N. La Canada Drive Oro Valley, AZ 85737 Re: Oro Valley Marketplace Environmentally Sensitive Lands (ESL) Dear Michael: As part of the PAD amendment and Conceptual Site Plan process, the owners of Oro Valley Marketplace/Oro Valley Village Center are proposing a mixed-use project pursuant to Section 27.10.F.2.c.iii.h of the Oro Valley Zoning Code. Therefore, we are formally opting into the ESL provision as stated above and requesting use of the Mixed-use Flexible Design Option. Feel free to contact me if you have any questions. Best regards, Keri L. Silvyn, Esq. Lazarus & Silvyn, P.C. Rancho Vistoso PAD Amendment Proposed Text Changes TABLE A RANCHO VISTOSO PLANNED AREA DEVELOPMENT LAND USE SUMMARY 11 NORTH 11 SOUTH % OF TOTAL NEIGHBORHOOD 1 2 3 *4 5 6 7 **10 **13 TOTAL RAC/OTHER 0.5 RAC 62.7 230.1 292.8 3.8% 1.0 RAC 18.2 229.7 247.9 3.2% 2.0 RAC 48.8 113.0 40.0 201.8 2.6% 3.0 RAC 23.7 5.4 29.1 0.4% 3.1 RAC 32.3 32.3 0.4% 3.2 RAC 27.1 27.1 0.4% 3.7 RAC 26.8 26.8 0.3% 3.8 RAC 65.1 65.1 0.8% 3.9 RAC 21.5 21.5 0.3% 4.0 RAC 87.0 87.6 53.8 228.4 3.0% 4.2 RAC 21.6 21.6 0.3% 4.3 RAC 26.7 26.7 0.3% 4.5 RAC 362.8 28.3 391.1 5.1% 4.7 RAC 8.9 8.9 0.1% 4.8 RAC 26.4 26.4 0.3% 5.2 RAC 54.6 35.4 90.0 1.2% 5.5 RAC 20.5 20.5 0.3% 6.0 RAC 26.5 64.4 90.9 1.2% 6.1 RAC 5.6 5.6 0.1% 6.2 RAC 12.2 12.2 0.2% 6.4 RAC 37.8 37.8 0.5% 6.5 RAC 102.7 36.3 27.1 32.5 198.6 2.6% 6.6 RAC 24.2 24.2 0.3% 7.0 RAC 1.0 1.0 0.0% 7.1 RAC 24.0 24.0 0.3% 8.0 RAC 36.7 30.5 25.6 92.8 1.2% 8.2 RAC 8.4 14.7 23.1 0.3% Rancho Vistoso PAD Amendment Proposed Text Changes TABLE A RANCHO VISTOSO PLANNED AREA DEVELOPMENT LAND USE SUMMARY 11 NORTH 11 SOUTH % OF TOTAL NEIGHBORHOOD 1 2 3 *4 5 6 7 **10 **13 TOTAL RAC/OTHER 8.5 RAC 64.9 64.9 0.8% 9.1 RAC 10.4 10.4 0.1% 10.0 RAC 28.6 34.4 2.4 32.2 97.6 1.3% 10.5 RAC 42.0 42.0 0.5% 12.0 RAC 73.8 73.8 1.0% 20.0 RAC 41.8 41.8 0.5% 21.0 RAC 15.0 22.1 37.1 0.5% MIXED-USE 108.4 108.4 1.4% COMMERCIAL 44.1 22.5 56.0 47.4 60.3 30.9 19.2 1.9 1.6 283.9 3.7% OPEN SPACE 151.7 186.0 383.3 206.4 741.2 9.7 142.6 117.8 562.8 51.1 194.4 2747.0 35.8% OFFICE PARK 131.2 238.6 370.4 4.8% SCHOOLS 36.3 10.0 10.0 56.3 0.7% RESORT 21.3 21.3 0.3% HOSPITAL 67.8 67.8 0.9% GOLF 180.3 9.7% PARKS 6.0 95.8 8.5 21.7 2.5 134.5 1.8% ROW/UTILITY 56.8 29.3 58.8 28.8 118.7 5.6 50.3 54.6 53.3 21.6 12.3 490.1 6.4% OTHER 10.2 10.2 0.1% TOTAL 1000.0 369.6 810.5 343.6 1555.9 90.6 482.4 794.3 1328.0 400.1 497.3 7672.3 100.0% *Neighborhood affected by PAD Amendment (Ordinance No. XXXXX). **Those neighborhoods affected by the PAD Amendment (Ordinance No. (O) 96-25 by The WLB Group, Inc. Rancho Vistoso PAD Amendment Proposed Text Changes TABLE E RANCHO VISTOSO PLANNED AREA DEVELOPMENT NEIGHOBRHOOD FOUR LAND USE SUMMARY RESIDENTIAL UNITS PLANNING UNIT MIXED-USE ROW OPEN SPACE TOTAL AC PER PAD PER PLAT PROJECTED A 9.5 13.5 65.7 88.7 225 B 6.8 4.7 17.8 29.3 C 25.0 4.3 31.3 60.6 D 52.9 5.5 43.1 101.5 365 E 14.2 0.8 48.5 63.5 TOTAL AC 108.4 28.8 206.4 343.6 % of TOTAL 31.5% 8.4% 60.1% 100% Rancho Vistoso PAD Amendment Proposed Text Changes NEIGHBORHOOD #4 The following policies shall apply: 1.Permitted Uses Mixed-use development shall be supported within Neighborhood #4. In addition to Regional Commercial (C- 2)uses, multiple-family dwellings and drive-thru uses (without a separate Conditional Use Permit process) shall be permitted, and the Regional Commercial (C-2) Property Development Standards shall apply to all uses, except as noted below. Drive-thru uses are not subject to Oro Valley Zoning Code 25.1.B.6.a.i and .ii; however drive-thru uses shall be reviewed for traffic impacts for administrative approval by the Planning and Zoning Administrator and Town Engineer. 2.Building Height The maximum building height is 39 feet or 3 stories, with the following exceptions: a.Podium-style multiple-family dwelling uses within Development Area 1 as noted on the CSP adjacent to Tangerine Road are limited to 75 feet (5 stories above the podium level) inclusive of architectural features. b.Multiple-family dwelling uses within Development Area 4 as noted on the CSP adjacent to Oracle Road will have a maximum building height of 49 feet (4 stories). No more than 50% of the building footprint is permitted a height of 59 feet (or 5 stories). All heights for this site are measured from the Oracle Road elevation and are inclusive of architecture features. c.The maximum building height for hotel uses is 49 feet (4 stories). 3.Building Setbacks a.The 4:1 building height to setback ratio from Tangerine Road, as required by Table 27-9 of the Oro Valley Zoning Code, does not apply. Neighborhood #4 will comply with the Regional Commercial (C-2) zone building setback requirements on the perimeter of the Project only. b.The building setback for residential uses along Oracle Road, per Chapter 27.10 of the Oro Valley Zoning Code, does not apply. 4.Landscape Setbacks a.The requirement for a 30-foot landscaped area adjacent to Oracle Road and Tangerine Road, per Chapter 27-9 of the Oro Valley Zoning Code, does not apply in the areas shown on the diagram below. [Note that the buildings are at least 30 feet from the edge of pavement of the closest travel lane on each of those roads.] b.The PAD C-2 requirement for a 20-foot landscaped setback adjacent to roadways does not apply to Water Harvest Way. a.g separating the patio from the single-family residences to the west. b.Distributed speaker systems shall be used whenever possible. shall be permitted, and the Regional Commercial (C-2) Property Development Standards shall apply to all uses, except as noted below. Drive-thru uses are not subject to Oro Valley Zoning Code 25.1.B.6.a.i and .ii; however drive-thru uses shall be reviewed for traffic impacts for administrative approval by the Planning and Zoning Administrator and Town Engineer. 2.Building Height The maximum building height is 39 feet or 3 stories, with the following exceptions: a.Podium-style multiple-family dwelling uses within Development Area 1 as noted on the CSP adjacent to Tangerine Road are limited to 75 feet (5 stories above the podium level) inclusive of architectural features. b.Multiple-family dwelling uses within Development Area 4 as noted on the CSP adjacent to Oracle Road will have a maximum building height of 49 feet (4 stories). No more than 50% of the building footprint is permitted a height of 59 feet (or 5 stories). All heights for this site are measured from the Oracle Road elevation and are inclusive of architecture features. c.The maximum building height for hotel uses is 49 feet (4 stories). 3.Building Setbacks a.The 4:1 building height to setback ratio from Tangerine Road, as required by Table 27-9 of the Oro Valley Zoning Code, does not apply. Neighborhood #4 will comply with the Regional Commercial (C-2) zone building setback requirements on the perimeter of the Project only. b.The building setback for residential uses along Oracle Road, per Chapter 27.10 of the Oro Valley Zoning Code, does not apply. 4.Landscape Setbacks 5.Floor Area Ratio The maximum floor area ratio (FAR) of 0.3 per the Oracle Road Scenic Corridor District (ORSCOD) does not apply. The maximum FAR within Neighborhood #4 is 0.4 as permitted in C-2 zone. 6.Outdoor Mitigation Requirements on the southern edge of the Entertainment District. a.Patios for restaurants on the southern edge of the Entertainment District that will include outdoor amplified music shall be oriented facing to the north/east with the building separating the patio from the single-family residences to the west. b.Distributed speaker systems shall be used whenever possible. c.If a sound system with a pair or main speakers is used, speakers shall be arranged to face away from residential areas to the west of the site. d.Live amplified music is only permitted in the Courtyard Area if a dedicated distributed sound system is installed for the Courtyard Area that will be shut off at 10 p.m. e.Modifications to conditions a-d above may be approved administratively by the Planning and Zoning Administrator at the time of Final Site Plan and/or tenant improvement if an updated Noise Abatement Plan is approved with alternative noise mitigation measures that ensure the Town’s Noise Ordinance will be met. Rancho Vistoso PAD Amendment Proposed Text Changes 7.Multi-Family Open Space and Standards. Section 23.7.E.3 requirements for open space shall be met for all multi-family uses by the following: outdoor living space (balconies) adjoining the living units, pools and recreation areas, and the significant amount of public park/amenity spaces within the overall master-planned project for which all multi-family residents will have access. This includes the recreational amenities in the River Park adjacent to the overall project, and the park and event center space in the centrally located entertainment district of the project. Below is the approach for meeting Section 23.7.E.3 as described above. Code Requirement Requirement/ Calculation Provided Section 23.7.E.3.a. Each lot shall contain a minimum of two hundred fifty (250) square feet of usable outdoor living space for each dwelling unit, exclusive of front yards. Tangerine Apartments: (500 units = 2.86 ac) Oracle Apartments: (230 units = 1.32 ac) Tangerine Apartments: •Dog park: 8,500 sf •Pool deck and associated amenities: 33,000 sf •Private balconies: 58,540 sf •Existing multi-use path (Loop) from apartment site to entertainment district: 42,000 sf Total: 142,040 sf (3.3 acres) Oracle Apartments: •Pool deck and associated amenities: 31,000 sf •Private balconies: 21,870 sf •Existing multi-use path (Loop) from apartment site to entertainment district: 18,000 sf Total: 78,870 sf (1.6 acres) Rancho Vistoso PAD Amendment Proposed Text Changes Section 23.7.E.3.b. Not less than fifty percent (50%) of said required space shall be provided in a single common area, with a minimum dimension of twenty (20) feet at any point. i.Portions of yards (excluding the front yards) which are contiguous with and an integral part of the outdoor living space may be included in calculating the area and minimum dimensions of such space. ii.Pools and paved recreation areas may be developed in the required common space. Tangerine Apartment requirement: •30% of net lot area = 3.7 acres •50% for rec area = 1.9 acres Oracle Apartment requirement: •30% of net lot area = 2.2 acres •50% for rec area = 1.1 acres Total recreation area required: 3.0 acres Provided: Entertainment District •Event space in northern part of district: 0.30 ac •Central water/playground area: 1.5 ac •South courtyard area: 0.70 ac •Park: 1.0 ac Total: 3.5 acres Section 23.7.E.3.c. A private outdoor living space shall be provided adjoining each dwelling unit equal to a minimum of twenty percent (20%) of the gross size of the dwelling unit, except that dwelling units above the first story shall provide such space equal to a minimum of ten percent (10%) of the gross size of the dwelling unit. Outdoor living space on ground level may be included in the open space requirement. 10% of the gross floor area must be provided for all units in both apartments Private balconies are provided for each unit in both apartments, and dwelling units above the first story meet the minimum of ten percent (10%) requirement. Section 23.7.E.3.f The remainder of the required open space shall be provided in landscaped or natural open space. Required for both apartments There is a surplus of recreation area through the on and off- site recreation areas Section 23.7.E.7.a. Wherever there is constructed on a lot, or contiguous lots, multiple dwellings which have fifty (50) or more dwelling units, an active outdoor recreational facility shall be provided for the occupants of said units. In addition to the active outdoor recreation area, an indoor recreational facility shall also be provided for the occupants of said dwelling units. The recreational facility may be used as the leasing, sales, or manager’s office, but that use may not exceed thirty percent (30%) of the gross floor area. The balance of the facilities shall include group meeting facilities and facilities for exercise, table sports, and games. Required for both apartments. Tangerine Apartments: •Dog park, pool deck and associated amenities and multi-use path •Clubhouse, movie theater and gym (indoor) Oracle Apartments: •Pool deck and associated amenities and multi-use path •Clubhouse (indoor) Rancho Vistoso PAD Amendment Proposed Text Changes Section 23.7.E.7.b. Wherever there is constructed a multiple dwelling which has twenty (20) or more dwelling units, there shall be provided on the lot site of said multiple dwellings a play area for children. Said play area shall be separated from any private access ways and public streets by a fence or wall. The tot lot requirement shall be excluded from a senior citizens development. Required for both apartments. A playground is provided in the central portion of the Entertainment District. STOPSTOPSTOP STOPONLYLOT 13WATER PLANTDKT.8297, PG.2101DKT.11490, PG.967BIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACEBK. 64, PG. 42ZONING=PADLOT 12LOT 1220-04-3450PIMA COUNTYLOT 2LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 9LOT 10LOT 11C.A."A"LOT 17LOT 14LOT 15LOT 16LOT 19LOT 18LOT 20LOT 21LOT 22LOT 24LOT 23LOT 25LOT 26LOT 27LOT 28PROPOSED ADOTMAINTENANCEACCESS ROADE. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.548, P G . 3 8 5 ) N. ORACL E R O A D - S T A T E R O U T E 7 7 NEW R I G H T - O F - W A Y L I N E ORO VALL E Y PIMA COU N T Y TOWN LIMITS653132SECTION CORNERT11ST12SRETAILRETAILRETAILRETAILRETAILRETAILRESTAURANTRETAILPARCEL TO BE ACQUIREDFROM TOWN OF ORO VALLEYPARCEL TO BE ACQUIREDFROM ADOTEXISTING PROJECT BOUNDARYEXISTING PROJECT BOUNDARYEXISTINGPROJECTBOUNDARYEXISTINGPROJECTBOUNDARYEXISTING PROJECT BOUNDARYPARCEL TO BEACQUIREDFROM ADOTDEVELOPMENT AREA-2REVISION AREA BOUNDARYDEVELOPMENT AREA-3REVISION AREA BOUNDARYDEVELOPMENT AREA-3REVISION AREA BNDY.RESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756DEVELOPMENT AREA-4REVISION AREA BOUNDARYDEVELOPMENT AREA-5REVISION AREA BOUNDARYEXISTING PROJECT BOUNDARYPARCEL TO BE ACQUIREDFROM TOWN OF ORO VALLEYTANGERINE APARTMENTSDEVELOPMENT AREA-1DEVELOPMENT AREA-1REVISION AREA BOUNDARYDEVELOPMENT AREA-2TANGERINE HOTELENTERTAINMENT DISTRICTDEVELOPMENT AREA-3 ORACLE APARTMENTSDEVELOPMENT AREA-4PARCEL TO BEACQUIREDFROM ADOTORACLE HOTELDEVELOPMENTAREA-5Q:\185050\WT-03 - Town West\04 Platting\02 CSP\1_CSP-OVVC-Cover Sht..dwg Plotted: Dec 17, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'600'400'200'PROJECT OVERVIEWSCALE: 1"=200'1"=200'ORO VALLEY VILLAGE CENTERCONCEPTUAL SITE PLAN WLEGEND40.00egEXIST. MAJOR CONTOURDIRECTION OF FLOWPROJECT BOUNDARYEXIST. PAVEMENTEXIST. SEWERLINE & MANHOLEEXIST. WATERLINE & VALVEEXIST. STORM DRAINNEW SEWERLINE & MANHOLENEW WATERLINE,VALVE & HYDRANTEXIST. SPOT ELEVATIONPROPOSED SPOT ELEVATIONSPROPOSED 100-YEAR FLOOD LIMITSSECTION OR 1/4 SECTION CORNERMATCH LINELOCATION MAPA PORTION OF SEC. 31, & 32 T11S R14E AND PIMA COUNTY, ARIZONA G&SRM, TOWN OF ORO VALLEY,51.70FFE=54.67FINISHED FLOOR ELEVATIONRIGHT-OF-WAYFACE OF CURBUNSUBDIVIDEDBK.37(M&P), PG.71 PADCATALINA SHADOWS ESTATESTANGERINE ROAD3" = 1 MILET11ST12SBIG WASH BK 51(M&P), PG 011DESERT SPRINGSSTATE PARKCANADA DEL ORO WASHNEIGHBORHOOD 4316532CATALINAORA C L E R O A D RANCHOVISTOSO BLVD.NEIGHBORHOOD 331302932UNSUBDIVIDEDR14ECOMMERCIAL CENTERNEIGHBORHOOD 2A PORTION OF SEC. 5 T12S R14E,PIMA COUNTYBIG WASHORO VALLEY LIMITS PARK D R INNOVATIONEXISTING EASEMENT KEYNOTEREFUSE ENCLOSURE W/ SELF CLOSING & SELFLATCHING STEEL GATESSEE PLANS FOR LOCATIONORO VALLEY TOWN LIMITSSEWER CONNECTIONWATER SERVICE(1" OR 2" WATER LINE)S HCSFIRE SERVICE(6" OR 8" WATER LINE)(ACCESS)HANDICAPPED RAMPBK.45, PG.48PALISADES POINTER1-36R1-144 RV PADRV PADPC/COT STD 207R.V. PADRIP-RAP SLOPETHIS PROJECTS78"CO8"FHMHS8"EXIST. MINOR CONTOURAREA OF REVISION BOUNDARYEXISTING 100-YEAR FLOOD LIMITS51.70Lp51.70hp51.70gb51.70rim51.70inv51.70tow51.70bw(LOW POINT)(HIGH POINT)(GRADE BREAK)(RIM)(INVERT)(TOP OF WALL)(BOTTOM OF WALL)(FINISH GRADE)(EXIST. GRADE)EXISTING RETAINING WALLPROPOSED STEM/RETAINING WALLEXISTING BUILDINGPROPOSED BUILDINGGENERAL NOTES1.THE OVERALL GROSS AREA OF THIS DEVELOPMENT IS 121.2 ACRES. THIS CONCEPTUAL SITE PLAN IS SPECIFIC TO THE FOLLOWING AREAS WITHINTHE DEVELOPMENT:DEVELOPMENT AREA 1 (TANGERINE APARTMENTS): 12.4± ACRES.DEVELOPMENT AREA 2 (TANGERINE HOTEL): 3.6± ACRES.DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT): 11.6± ACRES.DEVELOPMENT AREA 4 (ORACLE APARTMENTS): 7.2± ACRES.DEVELOPMENT AREA 5 (ORACLE HOTEL): 2.8± ACRES.2.TOTAL LENGTH OF NEW PUBLIC STREETS IS 0.00 MILES.3.TOTAL LENGTH OF NEW PRIVATE STREETS IS 0.00 MILES.4.ASSURANCES FOR WATER SERVICE, SITE STABILIZATION AND LANDSCAPING MUST BE POSTED PRIOR TO THE ISSUANCE OF GRADING PERMITS.PLANNING GENERAL NOTES1.THE MAXIMUM BUILDING HEIGHT IS 39 FEET OR 3 STORIES, WITH THE FOLLOWING EXCEPTIONS:A.PODIUM-STYLE MULTIPLE-FAMILY DWELLING USES WITHIN DEVELOPMENT AREA 1 ADJACENT TO TANGERINE ROAD ARE LIMITED TO 75FEET (5 STORIES ABOVE THE PODIUM LEVEL) INCLUSIVE OF ARCHITECTURAL FEATURES.B.MULTIPLE-FAMILY DWELLING USES WITHIN DEVELOPMENT AREA 4 ADJACENT TO ORACLE ROAD WILL HAVE A MAXIMUM BUILDINGHEIGHT OF 49 FEET (4 STORIES). NO MORE THAN 50% OF THE BUILDING FOOTPRINT IS PERMITTED A HEIGHT OF 59 FEET (OR 5 STORIES) .ALL HEIGHTS FOR THIS SITE ARE MEASURED FROM THE ORACLE ROAD ELEVATION AND ARE INCLUSIVE OF ARCHITECTURAL FEATURES.C.THE MAXIMUM BUILDING HEIGHT FOR HOTEL USES IS 49 FEET (OR 4 STORIES).2.BUILDING SETBACKSA.THE 4:1 BUILDING HEIGHT TO SETBACK RATIO FROM TANGERINE ROAD, AS REQUIRED BY CHAPTER 27.10 OF THE ORO VALLEY ZONING CODE, DOES NOT APPLY. NEIGHBORHOOD #4 WILL COMPLY WITH THE REGIONAL COMMERCIAL (C-2) ZONE BUILDING SETBACK REQUIREMENTS ON THE PERIMETER OF THE PROJECT ONLY. SEE SETBACK TABLES ON SHEET 3.B.THE BUILDING SETBACK RESTRICTION ALONG ORACLE ROAD, PER CHAPTER 27.10 OF THE ORO VALLEY ZONING CODE, DOES NOT APPLY TO RESIDENTIAL USES.3.COMMON AREAS SHALL BE OWNED AND MAINTAINED BY THE ORO VALLEY VILLAGE CENTER.4.EXISTING ZONING IS RANCHO VISTOSO PAD C-2.5.OPEN SPACE REQUIRED: 6.9 ACRES. OPEN SPACE PROVIDED: 8.0 ACRES. SEE RECREATION AREA PLAN.6.REQUIRED PARKING: SEE ALTERNATIVE PARKING ANALYSIS, PREPARED BY SOUTHWEST TRAFFIC FOR PARKING CALCULATIONS ON SHEET 3.7.REFER TO PREVIOUS CONDITIONS OF APPROVAL AS SHOWN ON APPROVED PRELIMINARY PLAT/DEVELOPMENT PLAN, BOOK 30, PAGE 43.8.ALL SIGNAGE AND LIGHTING TO BE ADDRESSED AS PART OF SEPARATE REVIEW AND APPROVAL PROCESS.9.BUFFERYARD TYPES: 30' BUFFERYARD "B" ADJACENT TO TANGERINE ROAD AND ORACLE ROAD, EXCEPT AS MODIFIED BY THE REQUESTED RANCHOVISTOSO PAD AMENDMENT.10.THE PERMITTED USES FOR THIS PROJECT ARE AS PER THE C-2 COMMERCIAL ZONING DISTRICT IN THE ORO VALLEY ZONING CODE. THIS PROJECTWILL UTILIZE THE MIXED USE ESLO FLEXIBLE DESIGN OPTION.11.PROPERTY IS SUBJECT TO TANGERINE AND ORACLE ROAD SCENIC CORRIDOR STANDARDS EXCEPTIONS AS NOTED IN RESPECTIVENOTES.ENGINEERING GENERAL NOTES1.THE DESIGN VEHICLE FOR THIS PROJECT IS A SU-30. THE DESIGN SPEED FOR THIS PROJECT IS 25 MPH.2.ALL NEW ROADS WITHIN AND ADJACENT TO THIS PROJECT WILL BE CONSTRUCTED IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PUBLICIMPROVEMENT AND CONSTRUCTION PLANS WILL BE SUBMITTED TO THE TOWN ENGINEER'S OFFICE FOR REVIEW AND APPROVAL.3.ANY RELOCATION OR MODIFICATION OF EXISTING UTILITIES AND/OR PUBLIC IMPROVEMENTS NECESSITATED BY THE PROPOSED DEVELOPMENT WILLBE AT NO EXPENSE TO THE PUBLIC.DRAINAGE GENERAL NOTES1.DEVELOPER WILL COVENANT TO HOLD THE TOWN OF ORO VALLEY, ITS SUCCESSORS AND ASSIGNS, HARMLESS IN THE EVENT OF FLOODING.2.DRAINAGE WILL NOT BE ALTERED, DISTURBED, OR OBSTRUCTED WITHOUT THE APPROVAL OF THE ORO VALLEY TOWN COUNCIL.3.DRAINAGE STRUCTURES MUST BE CONSTRUCTED AND INSTALLED ACCORDING TO TOWN STANDARDS AND PAID FOR BY THE DEVELOPER.4.ALL DRAINAGE STRUCTURES MUST BE DESIGNED TO CONVEY A 100 YR FLOW.5.ALL DRAINAGE FACILITIES WILL BE CONSTRUCTED ACCORDING TO APPROVED PLANS PRIOR TO THE ISSUANCE OF ANY CERTIFICATES OFOCCUPANCY FROM THE BUILDING OFFICIAL FOR ALL AFFECTED BUILDINGS.6.THE DEVELOPER WILL ACCEPT RESPONSIBILITY FOR MAINTENANCE, CONTROL, SAFETY AND LIABILITY OF PRIVATE DRAINAGEWAYS, DRAINAGEEASEMENTS, AND COMMON AREAS.ORO VALLEY WATER GENERAL NOTES1.THIS DEVELOPMENT MUST COMPLY WITH THE ORO VALLEY WATER UTILITY SPECIFICATIONS MANUAL DURING ALL PHASES OF CONSTRUCTION.2.THIS PROJECT WILL BE SERVED BY ORO VALLEY WATER UTILITY WHICH HAS BEEN DESIGNATED AS HAVING AN ASSURED 100 YEAR WATER SUPPLYBY THE DIRECTOR OF WATER RESOURCES. ANY AND ALL WELLS MUST BE ABANDONED PER ADWR REGULATIONS.3.A LINE EXTENSION AGREEMENT FOR THIS PROJECT MUST BE IN PLACE PRIOR TO ANY WORK ON THE WATER INFRASTRUCTURE.4.WATER INFRASTRUCTURE SHOWN IS NOT NECESSARILY THE FINAL DESIGN. A SEPARATE WATER IMPROVEMENT PLAN MUST BE SUBMITTED TO OROVALLEY WATER UTILITY FOR REVIEW AND APPROVAL.WASTEWATER GENERAL NOTES1.PROJECT IS IN CONFORMANCE WITH SECTION J, WASTEWATER, OF THE PIMA COUNTY DEVELOPMENT PLAN REQUIREMENTS AS REFERENCED IN18.71.030.A.GENERAL UTILITY NOTES1.SHOULD AN EASEMENT BE IN CONFLICT WITH ANY PROPOSED BUILDING LOCATION, VACATION OF THE EASEMENT IS TO OCCUR PRIOR TO ISSUANCEBUILDING PERMITS.GOLDER RANCH FIRE GENERAL NOTES1.FIRE HYDRANTS CONNECTED TO AN APPROVED WATER SUPPLY OF 1500 GPM FOR FIREPROTECTION MUST BE INSTALLED AND IN SERVICE PRIOR TO COMBUSTIBLE MATERIALDELIVERY TO THE SITE. TEMPORARY CONSTRUCTION OFFICE TRAILERS ARECONSIDERED COMBUSTIBLE MATERIAL.2.APPROVED FIRE APPARATUS ACCESS ROADS MUST BE INSTALLED AND IN SERVICEPRIOR TO COMBUSTIBLE MATERIAL DELIVERY TO THE SITE.3.APPROVED AUTOMATIC SPRINKLER SYSTEMS SHALL BE PROVIDED THROUGHOUT ALLONE-AND TWO-FAMILY DWELLINGS AND TOWNHOUSES WHICH EXCEED 3,600 SQUAREFEET IN FIRE-FLOW CALCULATION AREA. APPROVED AUTOMATIC SPRINKLER SYSTEMSSHALL BE PROVIDED THROUGHOUT ALL ONE- AND TWO-FAMILY DWELLINGS ANDTOWNHOUSES USED AS MODEL HOMES WITH SALES OR CONSTRUCTION OFFICES.EXCEPTION: GROUP R-3 OCCUPANCIES ARE NOT REQUIRED TO INSTALL AUTOMATICSPRINKLER SYSTEMS WHEN ALL OF THE FOLLOWING EXIST:1.GROUP R-3 OCCUPANCIES PROVIDING THE REQUIRED FIRE FLOW IN ACCORDANCE WITHSECTION B105 AND TABLES B105.1 (1) AND B105.1 (2).2.GROUP R-3 OCCUPANCIES WITHIN 600 FEET (182.880M) OF FIRE HYDRANTS CAPABLE OFSUPPLYING THE REQUIRED FIRE FLOW.3.GROUP R-3 OCCUPANCIES IN COMPLIANCE WITH SECTION D106 AND D107.4.TEMPORARY STREET SIGNS MUST BE INSTALLED AT EACH STREET INTERSECTIONWHEN CONSTRUCTION OF NEW ROADWAYS ALLOWS PASSAGE OF VEHICLES. ALLSTRUCTURES UNDER CONSTRUCTION MUST BE CLEARLY IDENTIFIED WITH ANAPPROVED ADDRESS.PERMITTING DIVISION-BUILDING CODESTHE FOLLOWING CODES AND STANDARDS SHALL BE APPLICABLE TO THIS DEVELOPMENT:2018 INTERNATIONAL CODES WITH LOCAL AMENDMENTS2011 NATIONAL ELECTRIC CODE2010 ADA STANDARDS FOR ACCESSIBLE DESIGN2012 ORO VALLEY POOL CODE2015 PC/COT STANDARD SPECIFICATIONS AND DETAILS FOR PUBLIC IMPROVEMENTS2010 TOWN OF ORO VALLEY DRAINAGE CRITERIA MANUAL2004 TOWN OF ORO VALLEY SUBDIVISION STREET STANDARDS AND POLICIES MANUALTOWN OF ORO VALLEY ZONING CODE, CURRENT REVISEDORO VALLEY TOWN CODE, CURRENT REVISEDOWNER/DEVELOPERTOWN WEST555 E. RIVER ROADSUITE 201TUCSON, AZ 85704(520) 615-7707ATTN: JIM HORVATHJIM@TOWNWESTREALTY.COMENGINEERTHE WLB GROUP, INC.4444 E. BROADWAY BLVD. TUCSON, AZ 85711(520) 881-7480ATTN: DAVID LITTLE, P.E.DLITTLE@WLBGROUP.COMSHEET INDEXSHEET 1: COVER SHEETSHEET 2: OVERALL SITE PLANSHEET 3: PEDESTRIAN CONNECTIVITY AND BUILDING SETBACK OVERVIEWSHEET 4: OVERALL PARKING LAYOUTSHEET 5: DEVELOPMENT AREA 1 (TANGERINE APARTMENTS) ANDDEVELOPMENT AREA 2 (TANGERINE HOTEL)SHEETS 6 AND 7: DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT)SHEET 8: DEVELOPMENT AREA 4 (ORACLE APARTMENTS AND RESTAURANT)SHEET 9: DEVELOPMENT AREA 5 (ORACLE HOTEL)SHEET 10: DEVELOPMENT AREA 6 - ALTERNATE LOCATION ANDDEVELOPMENT SCHEMATIC FOR THE ORACLE HOTEL PROPOSED STORM DRAINCBSD24"CASE #20013001COVER SHEETPEDESTRIAN PATH/SIDEWALK (PLEASEREFERENCE SHEET 3 FOR OVERALLSIDEWALK/PATH NETWORK DEPICTIONS.)BIKE PARKINGCONCRETE WAY FINDING SIGNB STOPSTOPSTOP STOPONLYLOT 13WATER PLANTDKT.8297, PG.2101DKT.11490, PG.967BIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACEBK. 64, PG. 42ZONING=PADLOT 12LOT 1220-04-3450PIMA COUNTYLOT 2LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 9LOT 10LOT 11C.A."A"LOT 17LOT 14LOT 15LOT 16LOT 19LOT 18LOT 20LOT 21LOT 22LOT 24LOT 23LOT 25LOT 26LOT 27LOT 28TANGERINE APARTMENTSLOTS 1 THRU 8, & C.A. "A" OFBK. 64, PG. 42ORO VALLEY MARKET PLACEDEVELOPMENT AREA-1DEVELOPMENT AREA-2ENTERTAINMENT DISTRICTA PORTION OF LOTS 16 & 17BK. 64, PG. 42ORO VALLEY MARKET PLACEDEVELOPMENT AREA-3AND COMMON AREA "A" OFAREA OF REVISION=±16.9 ACORACLE APARTMENTSLOTS 20 & 21 OFBK. 64, PG. 42ORO VALLEY MARKET PLACEDEVELOPMENT AREA-4REVISION AREA=±7.5 ACORACLE HOTELLOT 24 OFBK. 64, PG. 42ORO VALLEYMARKET PLACEDEVELOPMENTAREA-5REVISIONAREA=±2.8 ACPROPOSED ADOTMAINTENANCEACCESS ROADNEW R-O-W LINEE. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.548, P G . 3 8 5 ) N. ORAC L E R O A D - S T A T E R O U T E 7 7 NEW R I G H T - O F - W A Y L I N E ORO VALL E Y PIMA COU N T Y ORO VALLEYTOWN LIMITS653132SECTION CORNERT11ST12SRETAILRETAILRETAILRETAILRETAILRETAILRESTAURANTRETAILTANGERINE HOTELLOTS 9 & 10 OFBK. 64, PG. 42ORO VALLEY MARKET PLACEAREA=±3.6 ACPARCEL TO BE ACQUIREDFROM TOWN OF ORO VALLEYFOR DEVELOPMENT AREA-1PARCEL TO BE ACQUIREDFROM ADOTFOR DEVELOPMENT AREA-1PARCEL TO BE ACQUIREDFROM TOWN OF ORO VALLEYPARCEL TO BE ACQUIREDFROM ADOTFOR DEVELOPMENT AREA-2S88°32'46"W 577.31'N0°00'00"E 129.22'L=1499.21, R=2741.61, D=12.31N88°32'46"E 325.44'N1°11'30"E 203.44'S88°32'46"W 325.44'S1°11'30"W 203.44'N89°30'07"W 466.11'S1°11'30"W 184.07' N1°11'05"E 118.45'EXISTING PROJECT BOUNDARYEXISTING PROJECT BOUNDARYEXISTINGPROJECTBOUNDARYEXISTINGPROJECTBOUNDARYAREA=±2.4 ACAREA=±1.5 ACREVISION AREA=±12.3 ACEXISTING PROJECT BOUNDARYPARCEL TO BE ACQUIREDFROM ADOTAREA=±11.9 ACDEVELOPMENT AREA-2REVISION AREA BOUNDARYDEVELOPMENT AREA-1REVISION AREA BOUNDARYDEVELOPMENT AREA-3REVISION AREA BOUNDARYDEVELOPMENT AREA-3REVISION AREA BNDY.DEVELOPMENT AREA-3REVISION AREA BNDY.RESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756DEVELOPMENT AREA-4REVISION AREA BOUNDARYDEVELOPMENT AREA-5REVISION AREA BOUNDARYEXISTING PROJECT BOUNDARY75'179'AREA=±1.6 ACN82°29'56"E 471.51'BIG WASHRECONSTRUCTION AREA77 ACRESLOT 27LOT 28(DKT.548, P G . 3 8 5 ) N. ORAC L E R O A D - S T A T E R O U T E 7 7 Q:\185050\WT-03 - Town West\04 Platting\02 CSP\2_CSP-OVVC-Overview..dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'450'300'150'1"=150'2OVERALL SITE PLANMATCHLINE SEE RIGHT VIEWMATCHLINE SEE LEFT VIEW. STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOPSTOPSTOPSTOP STOPSTOPSTOPSTOPSTOPW W STOPSTOPSTOP STOPONLYSDSDWATER PLANTBIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACE220-04-3450PIMA COUNTYC.A."A"RESTAURANTTANGERINE APARTMENTSDEVELOPMENT AREA-1DEVELOPMENT AREA-2ORACLE APARTMENTSDEVELOPMENT AREA-4E. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.5 4 8 , P G . 3 8 5 ) N. OR A C L E R O A D - S T A T E R O U T E 7 7 NEW R I G H T - O F - W A Y L I N E ORO VA L L E Y PIMA CO U N T YTOWN LIMITS653132SECTION CORNERT11ST12SWALMARTRETAILRETAILCENTURYTHEATERRETAILRETAILRESTAURANTRETAILTANGERINE HOTELRESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756EXISTING 12' WIDE MULTI-USE PATHEXISTING 12' WIDE MULTI-USE PATHEXISTING 12' WIDE MULTI-USE PATHEXISTING 10' WIDE MULTI-USE PATHEXISTING 10' WIDE MULTI-USE PATHEXISTING 12' WIDE MULTI-USE PATHEXISTING 12' WIDE MULTI-USE PATHEXISTING 12' WIDE MULTI-USE PATHRESTAURANTORACLE HOTELDEVELOPMENTAREA-5ECWPCWPCWECWPROPOSED 12' WIDE MULTI-USE PATHECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWECWPCWALTECWECWECWECWPCWALT382' (EX. RETAIL BULDING )PCWPCW179' (EX. RETAIL BLDG.)129' (PROP. ORACLE APTS.)29' (EX. RESTAURANT)32' (EX. BANK)152' (EX. RESTAURANT)HVECORACLE RD. SETBACK-1ORACLE RD. SETBACK-2ORACLE RD. SETBACK-3ORACLE RD. SETBACK-4ORACLE RD. SETBACK-6ORACLE RD. SETBACK-7199' (PROP. ORACLE HOTEL5)ORACLE RD. SETBACK-56.53'27.41'PCWPCW(THIS PROPOSED CROSSWALKWILL BE ENHANCED TOINCREASE CROSSING VISIBILITY.CROSSWALK WILL BE ENHANCEDTO INCREASE VISIBILITYTHROUGH USE OF COLOREDTEXTURED PAVING ANDPEDESTRIAN CROSSINGSIGNAGE AS APPROVED BY THETOWN ENGINEER DURING THEREVIEW OF THE SITECONSTRUCTIONDOCUMENTS).SEE DETAIL 1SHEET 3.PCWPCWPCW(THIS PROPOSED CROSSWALKWILL BE ENHANCED TO INCREASECROSSING VISIBILITY.CROSSWALK WILL BE ENHANCEDTO INCREASE VISIBILITYTHROUGH USE OF COLOREDTEXTURED PAVING ANDPEDESTRIAN CROSSING SIGNAGEAS APPROVED BY THE TOWNENGINEER DURING THE REVIEWOF THE SITE CONSTRUCTIONDOCUMENTS). SEE DETAIL 1,SHEET 3.HVECENTERTAINMENT DISTRICTDEVELOPMENT AREA-3191' (EX. THEATER BULDING ) TANGERINE RD. SETBACK-1 70' (EX. WALMART ) TANGERINE RD. SETBACK-2 50' (EX. RETAIL ) TANGERINE RD. SETBACK-4 72' (PROPOSED TANGERINE HOTEL ) TANGERINE RD. SETBACK-5 132' (EX. RETAIL)TANGERINE RD.SETBACK-658' (PROPOSEDTANGERINEAPARTMENTS )TANGERINE RD.SETBACK-3FLASHINGPEDESTRIANWARNINGSIGNQ:\185050\WT-03 - Town West\04 Platting\02 CSP\3_CSP-OVVC-Pedestrian..dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'450'300'150' PEDESTRIAN CONNECTIVITY AND BUILDING SETBACK OVERVIEWSCALE: 1"=150'1"=150'LEGEND PROPOSED 12' MULTI-USE PATH EXISTING 12' MULTI-USE PATH EXISTING 5' CONCRETE SIDEWALK PROPOSED 5' CONCRETE SIDEWALK EXISTING CROSSWALK PROPOSED CROSSWALK CONCRETE WAY FINDING SIGNECWPCWORACLE ROAD BUILDING SETBACKREQUIRED FRONT SETBACKORACLE ROAD FRONT SETBACK FOR MULTIPLE STRUCTURE DEVELOPMENT: AVERAGE ONE HUNDREDTWENTY (120) FEET .PROVIDED FRONT SETBACK : 129 FEET FOR THE ORACLE APARTMENTS AND 199 FEET FOR ORACLEHOTEL (AS SHOWN BELOW).SETBACKNUMBERBUILDINGDISTANCE(FT)SETBACK-1EXISTING RETAIL382SETBACK-2EXISTING RETAIL179SETBACK-3PROPOSED ORACLE APARTMENTS129SETBACK-4EXISTING RESTAURANT29SETBACK-5PROPOSED ORACLE HOTEL199SETBACK-6EXISTING BANK33SETBACK-7EXISTING RESTAURANT1523VARIES (6' MIN.)AND GUTTERTYPICAL CURBDECORATIVE PAVEMENT1HIGH VISIBILITY ENHANCED CROSSWALKDDBOLLARD, TYP.BOTH SIDES4.00"(MAX. HEIGHT) 3.40" 3.11" 2.62" 1.94" 1.09"1' TYP.NOTE:IF SUBSTANTIAL INVERT EXISTS ONROADWAY PAVEMENT, THE ABOVEDETAILS MAY REQUIRE MODIFICATION.CROSS SECTION C-C4.00" MAX.EXISTINGPAVEMENTCROSS SECTION D-DCCRAISEDCROSSWALKFG. 1000.33FG. 1000.50FG. 1000.03FG. 1000.03"YIELD" SIGNFG. 1000.00FG. 1000.00"YIELD" SIGN2% MAXPAVEMENT WIDTH VARIES4.00" (MAX. HEIGHT)FG. 1000.33FG. 1000.50FG. 1000.33FG. 1000.50BOLLARD, TYP.BOTH SIDESBOLLARD, TYP.BOLLARD, TYP.TANGERINE ROAD BUILDING SETBACKREQUIRED FRONT SETBACKPER SECTION 27.D.3.F.VI.B.2.A.II OF THE ORO VALLEY ZONING CODE THE RANCHO VISTOSO PAD ISEXEMPT FROM SETBACK REQUIREMENTS. THE FRONT SETBACKS REQUIRED PER THE UNDERLYING C-2ZONING DISTRICT ARE 20 FEET.PROVIDED FRONT SETBACK : 58 FEET FOR THE TANGERINE APARTMENTS AND 72 FEET FOR THETANGERINE HOTEL (AS SHOWN BELOW).SETBACKNUMBERBUILDINGDISTANCE(FT)SETBACK-1EXISTING THEATER191SETBACK-2WALMART70SETBACK-3EXISTING RETAIL132SETBACK-4EXISTING RETAIL50SETBACK-5PROPOSED TANGERINE HOTEL72SETBACK-6PROPOSED TANGERINE APARTMENTS58 STOP STOP STOPSTOPSTOP STOPONLYSDSDWATER PLANTBIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACE220-04-3450PIMA COUNTYC.A."A"TANGERINE APARTMENTSPARKING ZONE 1PARKING ZONE 2ORACLE APARTMENTSPARKING ZONE 6E. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.5 4 8 , P G . 3 8 5 ) N. OR A C L E R O A D - S T A T E R O U T E 7 7 NEW R I G H T - O F - W A Y L I N E ORO VA L L E Y PIMA CO U N T Y 653132T11ST12SWALMARTRETAILRETAILCENTURYTHEATERRETAILRETAILRESTAURANTRETAILTANGERINE HOTELRESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756RESTAURANTORACLE HOTELPARKING ZONE 7PARKING ZONE 5PARKING ZONE 3PARKING ZONE 4ENTERTAINMENT DISTRICTRETAILRESTAURANTPARKING ZONE 8Q:\185050\WT-03 - Town West\04 Platting\02 CSP\4_CSP-OVVC-Parking.dwg Plotted: Dec 20, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'450'300'150'OVERALL PARKING LAYOUTSCALE: 1"=150'1"=150'3078318RETAIL4,200 SFRETAIL4,970 SFOFFICE2,940 SFMEDICAL OFFICE10,208 SFPARKING ZONE 341113424RETAIL70,234 SFOFFICE3,470 SFPARKING ZONE 490224926SUPERMARKET195,273 SFPARKING ZONE 51719361766RESTAURANT (PROPOSED)24,200 SFRETAIL (PROPOSED)22,500 SFHOTEL (PROPOSED)108 UNITSBAR (PROPOSED)7,000 SFCOMMERCIAL RECREATION (PROPOSED)16,000 SFCOMMUNITY PARK (PROPOSED)1.4 ACRESTHEATER1,928 SEATSRESTAURANT (STANDARD)7,811 SFRETAIL203,128 SFPARKING ZONE 642211434APARTMENTS (PROPOSED)230 UNITSPARKING ZONE 7314329RESTAURANT (STANDARD)7,028 SFRETAIL7,000 SFFINANCIAL SERVICES4,355 SFRETAIL13,000 SFPARKING ZONE 81516161RESTAURANT (CONVENIENCE)3,650 SFTOTALS51161285267MATCHLINE SEE RIGHT VIEWMATCHLINE SEE LEFT VIEWPROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)1622478922178266NOTE:1.THIS TABLE SHOWS REQUIRED A.D.A. PARKING AND BICYCLE PARKING SPACES.2.FINAL ADA ACCESSIBLE SPACES AND REQUIREMENTS WILL BE VERIFIED AT FINAL DESIGN STAGES OF DEVELOPMENT AREAS/PADSTO ENSURE COMPLIANCE WITH ADAAG STANDARDS AT TIME OF DEVELOPMENT.3.10% OF THE BICYCLE SPACES MUST BE CLASS 1.89019909APARTMENTS (PROPOSED)500 UNITSPARKING ZONE 2HOTEL (PROPOSED)150 ROOMS45PARKING ZONE LAND USE AND PROVIDED PARKING SPACESLAND USETOTAL SIZEPROVIDED STANDARDPARKING SPACESREQUIRED A.D.A.PARKING SPACESTOTAL PROVIDEDPARKING SPACESPARKING ZONE 1TOTAL BICYCLESPACESREQUIRED/PROVIDEDBICYCLE SPACES4PROVIDED A.D.A.PARKING SPACESREQUIRED STANDARDPARKING SPACES1351931113126849819612444829551113244712151015119RESTAURANT (CONVENIENCE)3,500 SFHOTEL (PROPOSED)112 ROOMS11RETAIL8,000 SFRETAIL8,000 SFGAS STATION4,500 SF STOPONLY ONLYONLYONLYONLYONLYONLYONLYONLYONLY STOPSTOP STOP STOPSTOPSTOPSTOPONLYFFE=81.50FFE=76.504 STORIESHEIGHT=49' MAX.TOTAL BLDG SF=92,000 SFTANGERINEHOTELE. TANGERINE RD. (SR989) (PUBLIC)(DKT.9240, PG. 322)E. TANGERINE RD. (SR989) (PUBLIC)(DKT.9240, PG. 322)(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)INNOVATION PARK DRIVE (PUBLI C )20' SEWER ESMT BYSEPARATE INSTRUMENTENTRYSD2-11'x5.25' CON-ARCH W12"W 12" W 12"8"WCBSD24"79.00invCOLLECTOR CHANNELCOLLECTOR CHANNEL81.00inv79.50invFH69.00invCB74.16rim73.83bot72.80inv220-04-3450PIMA COUNTYEX. MULTI-USE PATHCOMMON AREA "A"(OPEN SPACE)BK. 64, PG. 42COMMON AREA "A"(OPEN SPACE)BK. 64, PG. 42TDCOFH15' WATER ESMT BYSEPARATE INSTRUMENT76.5075.5076.0076.50hp76.00hp75.0077.0075.5075.0075.0074.0073.0072.89egex.hp73.75eg75.50hp75.00LpSCDCDCDC74.00rim71.00invMAINCOLLECTOR CHANNEL74.5070.50inv110' RIGHT TURN LANE30' BUFFERYARD30' BUFFERYARD220-04-3450PIMA COUNTYEX. MULTI-USE PATH220-04-3450PIMA COUNTYEX. MULTI-USE PATHGATEGATENEW SIGN8"W8"W8"W8"W8"W8"WGATE30' BUFFERYARD8"W 8"W 8"W8"W8"W8"W8"W8"W8"W8"SMHMHMHMH8"SW8"8"S8"SFFE=81.50GYMSTAIRTRASHSTAIRTRASHSTAIRELEV.MECH RMSTAIRELEV.MECH RMSTAIRMECH.MAINTENANCEW12"W 12"W12"W12"SCREENED LOADING BAYSEE SHEET 9 DETAIL 1.ENTRANCE13'13'20'20'12'12'20'20'12'12'20'20'12'12'20'20'12'12'20'20'12'12'20'20'12'12'20'20'12'12'20'20'13'13'20'5'13'20'13'13'20'20'13'13'20'26'12'12'12'12'12'12'12'12'12'12'12'12'12'12'9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9'TYP.9' T Y P .9'TYP.19.76 ' 9.24' 17.03' 20' 2 0 ' 1 3 ' 1 3 ' 2 0 ' 20'12'12'20'20'12'12'20'93.5092.00FFE=81.50FFE=81.50FFE=81.50STAIRELEV.MECH RMFFE=81.50FFE=81.50FFE=81.50STAIRFFE=81.50STAIRFFE=81.50STAIRFFE=81.50STAIRFFE=81.50STAIRFFE=81.50FFE=81.50STAIRPOOLABOVEELEV.LAUND./OFFICELOBBYCONF.CONF.77.00ex78.00ex79.00ex78.5081.1082.5081.3080.8080.6080.6080.3080.0880.0079.50gb75.00inv73.50inv2- 1 1 ' x 5 . 2 5 ' C O N - A R C H 2-11'x5.25 ' CON-ARCH89.7590.2088.4089.2589.0089.2589.0082.8582.6080.7580.4081.30U1U3W3W1W3W3W3S4S4W3W3aW1S2S1S4S3S1aU3aS2S2aS2A1U3aS255698810812625105132826265159399992595295799999952BUILDING-B121291410308RETAINING WALLEX. UTILITES TOBE RELOCATEDEX. UTILITES TOBE RELOCATEDMULTI-USE PATHFIRE ACCESSEMERGENCY GATE66614961691210121214562618121430143036436142826262620820P1P2P2P3P1P2P3P2P1P2P1P2P1P2P2BUILDING-DBUILDING-ABUILDING-CP22P2P13BUILDING-BBUILDING-BBUILDING-CBUILDING-ABUILDING-ABUILDING-D556612280.7580.7581.2080.8581.2081.2081.2081.4080.7581.1081.0580.8580.8580.4081.6081.2081.4081.4081.4081.4080.4080.7581.7581.5081.5080.8580.8080.7581.2081.4081.0080.9580.4080.4080.7581.3580.9081.6580.8081.2581.2580.9081.2580.9081.2581.4580.4080.7580.4080.4080.9081.3081.2580.9081.2581.7581.5081.4581.4580.9081.0080.6081.3080.9080.8581.6580.6580.8580.5080.3081.4580.4080.9080.0581.3081.401 . 8%81.8081.5081.3581.3581.4081.4581.4081.1580.9080.7581.2581.5080.9081.3081.400.50%81.8081.6081.9080.8580.9081.2080.9080.7082.0082.500.60%81.2581.500.63%4.3%81.000.50%80.802.44%1 . 6 7%81.4081.30eg80.4081.5081.5080.8581.250 . 5 0%80.400.50%1%1%1.5%1.5%3%DOG PARKEX. CROSSWALKNEW LEFT TURN LANEINTO TANGERINE HOTEL.100' STORAGE.HVECSEE SHEET 3,DETAIL 1.FLASHINGPEDESTRIANWARNINGSIGNFLASHINGPEDESTRIANWARNINGSIGNTRASH PICK UP AREAWHEELED OUT ONPICKUP DAY.TRASH PICK UP AREAWHEELED OUT ONPICKUP DAY.PERIMETER FENCEPERIMETER FENCENEW STRIPINGPROPOSED 26' FIREACCESS LANEQ:\185050\WT-03 - Town West\04 Platting\02 CSP\5_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'150'100'50'1"=50'UTILITY ESMT. PER DKT. 9240, PG. 336EASEMENTS KEYNOTESU1PUBLIC SEWER ESMT. PER BK. 62, PG. 19S1TEP ESMT. PER DKT. 13091, PG. 1250U2S1aPRIVATE SEWER ESMT. PER BK. 62, PG. 19 TOBE ABANDONED BY SEPARATE INSTRUMENT.EXISTING UTILITIES TO REMOVED.A1ACCESS ESMT. PER BK. 62, PG. 19 TO BEABANDONED BY SEPARATE INSTRUMENT.U3ELECTRIC ESMT. PER DKT. 8778, PG. 1187 &DKT.7871, PG. 1829 TO REMAINU3aELECTRIC ESMT. PER DKT. 8778, PG. 1187 &DKT.7871, PG. 1829 TO BE ABANDONED BYSEPARATE INSTRUMENT. EXISTING UTILITYTO BE RELOCATED.PUBLIC SEWER ESMT. PER DKT. 13149, PG. 44 &DKT. 13149, PG.47S3PUBLIC SEWER ESMT. PER DKT. 13285, PG. 1347S4WATER ESMT. PER DKT.13671, PG. 677W1WATER ESMT. PER DKT.13671, PG. 731 TO REMAIN.W3WATER ESMT. PER DKT.13671, PG. 731 TO BEABANDONED BY SEPARATE INSTRUMENT. EXISTINGUTILITY TO BE RELOCATED.W3a DEVELOPMENT AREA 1 (TANGERINE APARTMENTS) AND DEVELOPMENT AREA 2 (TANGERINE HOTEL )SCALE:1"=50'TANGERINE APARTMENTS (4 BUILDINGS) AMENITIES INCLUDE CLUBHOUSE WITH FITNESS AREA, MOVIE THEATRE FOR RESIDENTS AND POOL AREA.MAXIMUM BUILDING HEIGHT = 75 FEET, INCLUSIVE OF ARCHITECTURAL ELEMENTS.TOTAL BUILDING SQUARE FOOTAGE ±736,000 SFUNITS SHOWN ON THE SIXTH FLOOR ARE THE SECOND STORY OF UNITS ON ON THE FIFTH FLOOR.PROPOSED RIGHT-OF-WAY WIDTH 285' - 430'NEW 26' WIDE FIRE ACCESS ESMT. PER FINAL PLAT.P1NEW 15' WIDE PUBLIC WATER ESMT. PER FINAL PLAT.P2PUBLIC SEWER ESMT. PER FINAL PLAT.P3ELECTRIC ESMT. PER DKT.13571, PG. 919U45NOT TO SCALEBTANGERINEAPARTMENTSEXISTING SOIL CEMENTBANK PROTECTIONBIG WASHAEXISTING 12' MULTI - USE PATHBADDED 14' STABILIZED SURFACE (FIRE APPARATUS SUITABLE)AEXISTING HAND RAILTYPICAL CROSS SECTIONA1TANGERINE APARTMENTS BUILDING-A (6 STORIES)GROUND LEVEL= 0 UNITS2ND, 3RD , 4TH, AND 5TH LEVEL= 32 UNITS6TH LEVEL= 0 UNITSTOTAL =128 UNITSNOTES:TANGERINE APARTMENTS BUILDING-B (6 STORIES)GROUND LEVEL= 0 UNITS2ND, 3RD , 4TH, AND 5TH LEVEL= 32 UNITS6TH LEVEL= 0 UNITSTOTAL =128 UNITSTANGERINE APARTMENTS BUILDING-C (6 STORIES)GROUND LEVEL= 0 UNITS2ND, 3RD, 4TH AND 5TH LEVEL= 33 UNITS6TH LEVEL= 0 UNITSTOTAL =132 UNITSTANGERINE APARTMENTS BUILDING-D (6 STORIES)GROUND LEVEL= 0 UNITS2ND, 3RD, 4TH, AND 5TH LEVEL= 28 UNITS6TH LEVEL= 0 UNITSTOTAL =112 UNITSBUILDING-ABUILDING-BBUILDING-CBUILDING-DSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELL/ELEVATOR/MECH.STAIRWELL/ELEVATOR/MECH.STAIRWELL/ELEVATOR/MECH.OFFICE &LAUNDRYSTAIRWELL/ELEVATORCONFERENCEROOMELEVATOR/MECHANICALMAINTENANCEGYMBUILDING-ABUILDING-BBUILDING-CBUILDING-DSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELL/ELEVATORSTAIRWELL/ELEVATORSTAIRWELL/ELEVATOR/MECH.STAIRWELL/ELEVATORELEVATOR/MECHANICALDETAIL-1 (BUILDING LAYOUT)N.T.S.COURT YARD2ND LEVELCOURT YARD2ND LEVEL14081308BUILDING-ABUILDING-BBUILDING-CBUILDING-DSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELL/ELEVATORSTAIRWELL/ELEVATORSTAIRWELL/ELEVATOR/MECH.STAIRWELL/ELEVATORELEVATOR/MECHANICALSTAIRWELLSTAIRWELLGROUND LEVEL (128 UNITS)2ND, 3RD, 4TH, & 5TH LEVEL (128 UNITS)6TH LEVEL (128 UNITS)LOBBYELEVATORELEVATORELEVATORPRIVATE SEWER ESMT. PER BK. 62, PG. 19S1 SDSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOPSTOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD YIELDYIELD STOPSTOPWALMART2150 E. TANGERINE RD.BLDG. HEIGHT=34'CENTURY THEATER12155 N. ORACLE RD.BLDG. HEIGHT=39'12125 N. ORACLE RD.BLDG. HEIGHT=22'12115 N. ORACLE RD.BLDG. HEIGHT=22'TUKTUKTHAI2,711sfVAC.1,888sfCHARREDWOODFRIEDPIZZA3,500sfVAC.2,106sfE. TANGERINE RD. (SR989) (PUBLIC)(DKT.9240, PG. 322)NEW RIGHT-OF-WAY-LINEMHMHSD24"MHSD24"CB999769995695989993948459COCOHCSHCSS 8"S8"ORO VALLEYMARKET PLACELOT 17BK. 64, PG.42ORO VALLEYMARKET PLACELOT 17BK. 64, PG.42THE KEGSTEAKHOUSE& BARHEIGHT=24'8,700 sfFFE=64.40PETCOHEIGHT=34'15,257 sf11985 N. ORACLE RD.VACANTHEIGHT=34'18,300 sf11975 N. ORACLE RD.NRGWEALTHMGMT2,500sfVAC.1,600sfVAC.3,780sfVAC.2,220sfVAC.3,411sfRETAINING WALL80.0077.50Lp79.00rim76.00inv76.50FFE=77.5078.30hp79.0077.5077.9081.0081.2079.0076.9075.5075.0070.0064.93rim58.05inv91.00tow82.00bw92.00tow83.00bw93.00RAMP 8:1 OR LESSRETAINING WALLCHANNELADOT ACCESSADOT ACCESSEXISTING GRATES64.00U1U1S7U6U7U7U6U4U4S7S1U4U6W3W3W3W3W3W3U4U4aU4aU4U4U4U4U1U4U1U1S2S2S2W3A2SECTION 32SECTION 5SLSLSLW3CENTRAL ENTERTAINMENT AREAS7S2PROP. 100-YRFLOODPLAINEXIST. 100-YRFLOODPLAINWASH WASH12005 N. ORACLE RD.61.7864.00(DKT. 5 4 8 , P G . 3 8 5 ) N. O R A C L E R O A D - S T A T E R O U T E 7 765.00tc65.3067.00gb67.50gb67.00gb67.50gb69.0069.2069.3069.5069.3069.3070.0067.8067.8055.00inv70.0072.8069.5072.5070.0070.0069.2072.5062.00inv70.0073.4072.8072.8073.4063.9073.5572.2071.5072.1072.0072.0071.3570.4568.1066.5066.0065.0067.0066.0065.4072.8068.8067.0067.0012:1 12:1 12:1 66.8067.0069.50HOTEL FFE=84.80RETAIL FFE=67.804 STORIESFFE=72.804 STORIES75.4874.8075.4074.00SAWCUT LINESAWCUT LINE72.70eg70.20eg69.9069.40eg67.20eg67.30eg65.30egFFE=79.50CROSSWALKDECORATIVECROSSWALKEXISTINGRAILINGHOTEL/RETAILNEW R I G H T - O F - W A Y L I N E Q100=515 CFS H=49' MAX.H=49' MAX.S D 2 4 "4RESTAURANTBREEZWAY60.0060.8060.8060.0061.5061.0061.5063.0062.0061.0065.0063.2563.4062.3863.5078.7080.003%3%90.8092.0079.5096.0097.5097.005%92.000.80%0.80%77.7076.8080.1076.7076.6077.3075.602.64%72.9071.3070.0065.6567.0064.0066.001%65.0068.4069.701%1%74.0083.0083.503%1%1%64.0566.201%93.501%2%79.0080.0081.0092.00tow83.00bw90.0092.00tow89.0090.30tow81.00bw90.00tow78.00bw88.0082.001:183.901.67%1:180.2080.5080.2580.0080.2079.0079.5079.8079.0079.8078.6078.6078.0077.9079.4078.6578.5076.3076.1078.2076.2076.0076.4575.9676.8076.7576.7076.6076.2075.4075.7075.5675.4575.3075.3075.2375.0075.7075.4075.5075.0074.8575.1275.7177.5678.0078.0077.6581.2580.3080.3079.0079.7078.3579.253 %80.1080.0079.0078.4077.7078.1078.7081.003:13:178.6079.0079.4078.0079.0078.0092.50tow86.50bw93.00tow88.50bw78.1077.7578.403 % 3 %77.8178.2178.5078.4087.50tow84.00bw82.00tw&bwEND WALL79.6078.5079.853:179.3078.9079.0078.0080.2078.8077.5077.003:176.2077.1977.0075.8076.3076.0075.8176.2075.6075.8576.2576.5076.2074.3472.4375.7765.2566.0084.00tow71.00bw70.0068.7566.5464.601%81.00tow67.00bw78.001:11:183.00tow65.00bw80.00tow65.00bw65.00tow65.00bw63.0063.6664.6064.8583.00tow65.00bwHOTEL/RETAILRESTAURANTTOTAL BLDG SF= ±60,000 SFPATIO HVECSEE SHEET 3,DETAIL 1.HVECSEE SHEET 13,DETAIL 1.GATEWAY SIGN LOCATIONSGATEWAY SIGNLOCATIONSNORTHENTERTAINMENT AREASPECIAL EVENT AREA/OVERFLOW PARKINGGATEWAY SIGNLOCATIONGATEWAY SIGNLOCATIONONE-ACRE PARKWADING POOLWITH 6' HIGH FENCESANDBEACHSPLASH PADWITH 4' HIGH FENCEPLAY EQUIPMENTPLAYGROUNDAPPROPRIATE SURFACEBUBBLE MACHINEBY ARCHITECTARTIFICIAL TURFSAND BARHVECSEE SHEET 3,DETAIL 1.CONCRETEDECORATIVE ROCKDECORATIVE ROCKNEW BOULDER TRAILCONCRETEDECORATIVE ROCKDECORATIVE ROCKCONCRETE ORPAVER SURFACEOR SIMILARHOTELPOOLGAZEBO99108339999999999779977297EXISTING TRAILSHADE CANOPYSHADE CANOPYDECORATIVEPAVINGNEW CULVERT DECORATIVEPAVINGNEW CULVERT 85.0080.0080.0075.00999997334799974FENCEFENCE88889998SCREENED LOADING BAYSEE DETAIL 1, SHEET 9.EXISTING SIDEWALKFENCEEXISTING DUMPSTERSSTOPSTOPSTOPSTOPSTOP STOP STOP STOPSTOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPMHS8"THE KEGSTEAKHOUSE& BARHEIGHT=24'8,700 sfFFE=64.40PETCOHEIGHT=34'15,257 sf11985 N. ORACLE RD.VACANTHEIGHT=34'18,300 sf11975 N. ORACLE RD.64.93rim58.05invEXISTING GRATES64.00S7S1U4U6W3U4U4U1S2W3SECTION 32SECTION 5SLSLSLW312005 N. ORACLE RD.61.7864.00(DKT. 5 4 8 , P G . 3 8 5 ) N. O R A C L E R O A D - S T A T E R O U T E 7 765.00tc63.9065.0067.0066.0065.4065.30egDECORATIVECROSSWALKRAILINGNEW R I G H T - O F - W A Y L I N E60.0060.8060.8060.0061.5061.0061.5063.0062.0061.0065.0063.2563.4062.3863.5065.6567.0064.0066.001%65.0064.0566.201%79.0080.001.67%1:165.2566.0066.5464.601%81.00tow67.00bw78.001:11:183.00tow65.00bw80.00tow65.00bw65.00tow65.00bw63.0063.6664.6064.8583.00tow65.00bwCENTRALPATIO HVECSEE SHEET 3,DETAIL 1. LOCATIONSGATEWAY SIGNLOCATIONGATEWAY SIGNLOCATIONONE-ACRE PARKSAND BARSEE SHEET 3,DETAIL 1.CONCRETE ORPAVER SURFACEOR SIMILAR10999999DECORATIVEPAVINGNEW CULVERT 9999FENCE9Q:\185050\WT-03 - Town West\04 Platting\02 CSP\6-7_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)1"=50'EASEMENTS KEYNOTESA2CROSS ACCESS ESMT. PER BK. 62, PG. 19S1PUBLIC SEWER ESMT. PER BK. 62, PG. 19S2PRIVATE SEWER ESMT. PER BK. 62, PG. 19 TOBE ABANDONED BY SEPARATE INSTRUMENT.EXISTING UTILITIES TO REMOVED.S7SEWER ESMT. PER DKT. 813077, PG. 1S6SEWER ESMT. PER DKT. 8233, PG. 2372U6ELETRIC ESMT. PER DKT. 13303, PG. 2242U1UTILITY ESMT. PER DKT. 9240, PG. 336U7TEP ESMT. PER DKT. 13263, PG. 2335W3WATER ESMT. PER DKT.13671, PG. 731 TO REMAIN.MATCHLINE SEE SHEET 76 DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT)NORTH ENTERTAINMENT DISTRICTGAZEBOBOULDER TRAILSPECIAL EVENT AREAOVERFLOW PARKINGCENTRAL ENTERTAINMENT DISTRICTHOTEL WITH GROUND LEVEL-RESTAURANT/RETAIL (3 FLOORS).SAND BEACH/BARPLAYGROUND AREASBUBBLE MACHINERECREATIONAL WATER FEATURES (SPLASH PADS AND WADING POOL).SEE RECREATION AREA PLAN FOR MORE DETAIL.LEGEND BICYCLE PARKING GATEWAY SIGNBENTERTAINMENT DISTRICT AMENITIES STOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELDSTOPSTOPSTOPSTOPSTOP STOPSTOPSTOPYIELDYIELDSTOP MHMH59FFE=61.501 STORY8,000 sfHCSS 8"S8"ORO VALLEYMARKET PLACELOT 14BK. 64, PG.42THE KEGSTEAKHOUSE& BARHEIGHT=24'8,700 sfFFE=64.40PETCOHEIGHT=34'15,257 sf11985 N. ORACLE RD.VACANTHEIGHT=34'18,300 sf11975 N. ORACLE RD.70.0064.93rim58.05invEXISTING GRATES64.00S7S1U4U6W3U4aU4U4U1S2S2W3SECTION 32SECTION 5SLSLSLSLS1S7S3W5W3W3(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)12005 N. ORACLE RD.61.7864.0065.00tc65.3067.00gb67.00gb67.50gb67.8055.00inv63.9066.5066.0065.0067.0066.0065.4068.8067.0067.0066.8067.0069.50HOTEL FFE=84.80RETAIL FFE=67.804 STORIESSAWCUT LINE67.20eg67.30eg65.30egDECORATIVECROSSWALKEXISTINGRAILINGHOTEL/RETAILH=49' MAX.RESTAURANTRESTAURANT60.0060.8060.8060.0061.5061.0061.5063.0062.0061.0065.0063.2563.4062.3863.5064.0066.001%68.4069.701%64.0566.201%65.2570.0068.7566.5464.6065.00tow65.00bw63.0063.6664.6064.8562.5061.5062.0060.50LOADINGPATIOGATE HVECSEE SHEET 3,DETAIL 1.GATEWAY SIGN LOCATIONSGATEWAY SIGNLOCATIONGATEWAY SIGNLOCATIONONE-ACRE PARKSANDBEACHSAND BARHVECSEE SHEET 3,DETAIL 1.DECORATIVE ROCKCONCRETE ORPAVER SURFACEOR SIMILARPOOL10899999SHADE CANOPYDECORATIVEPAVINGNEW C U L V E R T N E W C U L V E R T 9999FENCE9998STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOPSTOPST O P STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPMHFFE=61.501 STORY8,000 sfH=24' MAX. FFE=59.501 STORY7,500 sfH=24' MAX.S8"ORO VALLEYMARKET PLACELOT 17BK. 64, PG.42ORO VALLEYMARKET PLACELOT 14BK. 64, PG.42ORO VALLEYMARKET PLACELOT 15BK. 64, PG.42OLIVE GARDENHEIGHT=24'7398 sf11905 N. ORACLE RD.THE KEGSTEAKHOUSE& BARHEIGHT=24'8,700 sfFFE=64.40PETCOHEIGHT=34'15,257 sf11985 N. ORACLE RD.VACANTHEIGHT=34'18,300 sf11975 N. ORACLE RD.BIG LOTSHEIGHT=34'28,468 sf11955 N. ORACLE RD.VACANTHEIGHT=34'45,000 sf11935 N. ORACLE RD.DSW SHOESHEIGHT=34'14,500 sf11895 N. ORACLE RD.ULTA BEAUTYHEIGHT=34'10,554 sf11875 N. ORACLE RD.VACANTHEIGHT=34'9,000 sf11865 N. ORACLE RD.64.93rim58.05invEXISTING GRATES64.00S7S1U4U6W3U4U4U1S2S2U4W3W3W3SECTION 32SECTION 5SLSLSLSLW3S5S3S1S7S3W5U4U8COHCSCOCOHCSW3W3(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)(DKT.11864, PG. 756)BIG WASH (PIMA COUNTY)12005 N. ORACLE RD.61.7864.0050.00inv65.00tc63.9065.0067.0066.0065.4065.30egDECORATIVECROSSWALKRAILINGFFE=59.841 STORY3000± SF EX. TRANSIT CENTER220-04-3450PIMA COUNTYEX. MULTI-USE PATHRESTAURANTRESTAURANT60.0060.8060.8060.0061.5061.0061.5063.0062.0061.0065.0063.2563.4062.3863.5064.0066.001%64.0566.201%65.2566.5464.6065.00tow65.00bw63.0063.6664.6064.85 FFE=59.501 STORY4,100 sfH=24' MAX.RESTAURANTCENTRALCOURTYARD58.25 FFE=60.0060.0059.0062.5061.5062.0060.50LOADINGPATIOPATIO P A T I O LOADINGRETAILRESTAURANTEXPANSIONAREAPASSENGERDROP OFFCIRCULATIONGATEGATEHVECSEE SHEET 3,DETAIL 1. LOCATIONSGATEWAY SIGNLOCATIONGATEWAY SIGNLOCATIONONE-ACRE PARKSAND BARGATEWAY SIGN LOCATIONBICYCLE PARKINGBSEE SHEET 3,DETAIL 1.CONCRETEDECORATIVE ROCKCONCRETE ORPAVER SURFACEOR SIMILARLOOPCONNECTIONHVECSEE SHEET 3,DETAIL 1.10999DECORATIVEPAVINGN E W C U L V E R T 99PASSENGERDROP OFFCIRCULATIONFENCE9Q:\185050\WT-03 - Town West\04 Platting\02 CSP\6-7_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)1"=50'EXISTING EASEMENTS KEYNOTESS1PUBLIC SEWER ESMT. PER BK. 62, PG. 19S2PRIVATE SEWER ESMT. PER BK. 62, PG. 19 TOBE ABANDONED BY SEPARATE INSTRUMENT.EXISTING UTILITIES TO REMOVED.S7SEWER ESMT. PER DKT. 813077, PG. 1U6ELETRIC ESMT. PER DKT. 13303, PG. 2242SOUTH ENTERTAINMENT AREACENTRAL COURTYARD1-ACRE GRASS PARK4 BUILDINGS (RESTAURANT)GROUND LEVEL-RETAILEXISTING TRANSIT CENTERBICYCLE PARKINGSEE RECREATION AREA PLAN FOR MORE DETAIL.W3WATER ESMT. PER DKT.13671, PG. 731 TO REMAIN.MATCHLINE SEE SHEET 6S3S5PUBLIC SEWER ESMT. PER DKT. 13149, PG. 44 &DKT. 13149, PG.47SEWER ESMT. PER DKT. 7787, PG. 1320U8ELECTRIC ESMT. PER DKT. 13091, PG. 1254W5WATER ESMT. PER DKT.12265, PG. 60907ENTERTAINMENT DISTRICT AMENITIES DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT)LEGEND BICYCLE PARKING GATEWAY SIGNB STOP STOPSTOPSTOPS T O P STOP STOP STOP STOP STOPSTOPSTOPSTOPSTOP OHEOHEOHEOHEOHESDSDSDSTOP SDSDFFE=54.00FPE=53.331 STORY3,520 SFH=24' MAX.BUILDING-1FFE=53.50±165,000 SFH=59' MAX.GATE(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)(DKT.548, PG. 385) N. ORACLE ROA D - S T A T E R O U T E 7 7(DKT.11864, PG. 756)BIG WASH (PIMA COUNTY)SD 54"SD 54"SD 24"S 8"S 8"49299859775SD 54"20' PRIVATE SEWER ESMT.BY SEPARATE INSTRUMENT15' WATER ESMT.BY SEPARATE INSTRUMENTSALTEDPIG1880 E. TA N G E R I N E R D . BLDG. HEI G H T = 2 4 'SALTEDPIGTUESDAYMORNINGVACANTBEST BUYBLDG. HT.=34'11695 N. ORACLE RD.BLDG. HEIGHT=18'-6"RED LOBSTERRIGHT-OF-WAY WIDTH VARIES62.66'22'(BK.64, PG. 42)COMMON AREA "B"30'COCOEXISTING CHA N N E L TOWN OFORO VALLEYWELL SITEDKT.11279, PG.1751N4°45'38"W 468.21'173.64' S9°59'28" W ORO VALLEYMARKET PLACELOT 18BK. 64, PG.42ORO VALLEYMARKET PLACELOT 24BK. 64, PG.42ORO VALLEYMARKET PLACELOT 22BK. 64, PG.42MHHCSMHMHCBCBFHFHW3aS2aW3aW4aU1S2W4U4S2U4U4aW4EX. SD TO BE RELOCATEDW5W4W4S5S5U5U516'22'EXISTING CHANNEL54.25eg54.25hp53.0052.80hpSD 24"52.87Lp53.70eg53.20hp53.2053.2051.70eg52.79eg51.4053.20egNEW HC RAMPNEW HC RAMP51.00rim42.57inv52.30rim43.29inv220-04-3450PIMA COUNTYEX. MULTI-USE PATHSLIDINGCOHCSCB APARTMENT FFE=66.50GARAGE FFE=53.50HEIGHT= 59' MAXIMUMTOTAL BUILDING SF=±295,000 SFMECH. RM.FFE=53.5053.50gbRAMP UP52815 1528EXIT EXITEXITEXIT EXIT22626999999934BUILDING-2FFE=53.50±120,000 SFH=49' MAX.SALESFFE=53.50±10,000 SF8DRIVE THRURESTAURANTTRASH DUMPSTERTRASH DUMPSTER52.5053.5052.3051.8052.5053.5052.5052.1553.5052.3051.3050.7052.1052.3054.0053.5053.5053.5053.5053.0053.5053.5053.5053.5052.5053.0051.6052.5052.5052.5049.8049.7550.9051.1051.7051.5052.5052.5052.5052.3051.9051.6052.9053.8052.9053.8052.002%53.0052.5052.4052.008%52.2052.0053.5053.502%50.152%2%52.103.71%2.44%52.102.8%53.5053.0053.0053.0053.5053.0053.5053.0053.5053.5053.5053.5053.5053.5053.5053.5053.2053.5054.0053.0053.0053.5052.1052.101%52.401%1.75%53.0053.0053.0053.1052.5552.7553.0052.8052.7552.6053.3053.0053.2052.7553.3053.4053.4053.000.60%54.0053.5053.3053.1053.1052.551.8%53.0053.7053.5051.5051.3051.1050.9551.151%53.0053.0053.2053.0052.3052.0051.4051.4551.6551.602.31%50.5550.7550.502%50.7050.5050.7051.40±1%50.5550.7551.3052.7054.01eg54.23eg53.89eg53.45eg52.87eg53.19eg53.76eg54.52eg54.22eg53.29eg52.401.2%2.6%51.3050.69eg49.5049.00eg49.50eg49.80eg51.06eg54.0054.0053.000.50%52.5053.005%5%0.50%2%2%53.5053.5054.253%1.29% 1.67%50.2553.00GARAGE ENTRANCEGARAGE ENTRANCE3' HIGH SCREEN WALLEX. FH TO BE RELOCATEDTRASH DUMPSTERQ:\185050\WT-03 - Town West\04 Platting\02 CSP\8_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'150'100'50'DETAIL-1 (BUILDING LAYOUT)N.T.S.UTILITY ESMT. PER DKT. 9240, PG. 336EASEMENTS KEYNOTESS1S2aPRIVATE SEWER ESMT. PER BK. 62, PG. 19 TOBE ABANDONED BY SEPARATE INSTRUMENTEXISTING SEWER MAIN AND MANHOLE TO BEDEMOLISHED AND REMOVED.WATER ESMT. PER DKT.13671, PG. 731 TO REMAINW3WATER ESMT. PER DKT.13671, PG. 731 TO BEABANDONED BY SEPARATE INSTRUMENTW3aELECTRIC ESMT. PER DKT.13571, PG. 919U4WATER ESMT. PER DKT.13671, PG. 711 TO REMAINW4WATER ESMT. PER DKT.13671, PG. 711 TO BEABANDONED BY SEPARATE INSTRUMENT.EXISTING MAIN TO BE REMOVED AND RELOCATED.W4aELECTRIC ESMT. PER DKT.13571, PG. 919 TO BEABANDONED BY SEPARATE INSTRUMENT.U4aWATER ESMT. PER DKT.12265, PG. 6090W5SEWER ESMT. PER DKT.17787, PG. 1320S5ELECTRIC ESMT. PER DKT.10062, PG. 1245U51"=50'DEVELOPMENT AREA 4 (ORACLE APARTMENTS AND RESTAURANT)SCALE:1"=50'ORACLE APARTMENTS BUILDING-1 (5 STORIES)GROUND LEVEL= 22 UNITS2ND LEVEL= 22 UNITS3RD & 4TH LEVEL= 54 UNITS5TH LEVEL= 27 UNITSTOTAL =125 UNITSRESTAURANT1 STORY3,520 SFGROUND LEVEL (45 UNITS)2ND LEVEL (46 UNITS)3RD AND 4TH LEVEL (112 UNITS)5TH LEVEL (27 UNITS)11011102110311051107110911111104110611081110111211131114111611181119112011211122111511172101210221032104210521062108210721092110211321122114211621182120212221152117211921212123MECHANICALROOMRAMP UP TO 2ND LEVEL STAIRWELL/ELEVATORSTAIRWELLSTORAGEPARKINGPARKINGSTORAGESTAIRWELLELEVATORLOBBYSALESOFFICESTAIRWELLSTAIRWELL/ELEVATORSTAIRWELL12011202120312051207120912111204120612081210121212131214121612181219122012211222121512172201220222032204220522072209220822102211221322122216221822202222222521152117211921212224RAMP DOWN TO 1ST LEVEL STAIRWELL/ELEVATORSTAIRWELLSTORAGEPARKINGPARKINGSTORAGESTAIRWELLELEVATOROPEN TOBELOWSALESOFFICESTAIRWELLSTAIRWELL/ELEVATORSTAIRWELLPARKING2206221413011302130313051307130913111304130613081310131213131314131613181320132213241326131513172301230323052307230923112313231423152317231923162320232223242326232823212323232523272329STAIRWELL/ELEVATORSTAIRWELLSTAIRWELLELEVATORSTAIRWELLSTAIRWELL/ELEVATORSTAIRWELL231223181319132113231325132723102308230623042302CLUBHOUSERAMADAPOOLCOURT YARDSTAIRWELLSTAIRWELLSTAIRWELLSTAIRWELL3RD LEVEL1501150215031505150715091511150415061508151015121513151415161518152015221324152615151517STAIRWELL/ELEVATORSTAIRWELLSTAIRWELLELEVATORSTAIRWELLSTAIRWELL/ELEVATORSTAIRWELL1519152115231527CLUBHOUSERAMADAPOOLCOURT YARDSTAIRWELL3RD LEVELROOF OVER140114021403140514071409141114041406140814101412141314141416141814201422142414261415141724012403240524072409241124132414241524172419241624202422242424262428242124232425242724292412241814191421142314251427241024082406240424024TH LEVELROOF OVER3RD LEVEL1525BUILDING-1BUILDING-2BUILDING-1BUILDING-2BUILDING-2BUILDING-1BUILDING-2BUILDING-1ORACLE APARTMENTS BUILDING-2 (4 STORIES)GROUND LEVEL= 23 UNITS2ND LEVEL= 24 UNITS3RD & 4TH LEVEL= 58 UNITSTOTAL =105 UNITSPARKING2ND FLOOR LEVELOPEN TOBELOWOPEN TOBELOWPARKING2ND FLOOR LEVELDECK(TYP.)DECK(TYP.)DECK(TYP.)DECK(TYP.)DECK(TYP.)DECK (TYP.)DECK(TYP.)DECK(TYP.)DECK(TYP.)DECK(TYP.)DECK (TYP.)DECK(TYP.)8NOTES:DRIVEWAY ACCESSFOR MECHANICALROOM ONLY ONLYONLYONLYONLYONLYONLYW W W W W W W W W WWWWWWW W W WW(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)939.0040.5042.2041.2542.0041.50hp40.20rim36.75inv41.50rim37.20inv42.00rim38.40inv(DKT.548, PG. 3 8 5 ) N. ORACLE R O A D - S T A T E R O U T E 7 7 RIGHT-OF-WAY WIDTH VARIESORO VALLEYMARKET PLACELOT 28BK. 64, PG.42COCOH C S SD 2 4 " S D 2 4 "SD 24"SD 24"CBCBCBCB42.00rim39.00invTDW4W4aS1S1W4U4U4U4U4aU4IN AND OUTHEIGHT=25'11455 N. ORACLE RD.S1W4U4WATERSHEDBOUNDARYEXISTING CHA N N E L RETAINING WALLMANHOLEACCESS VIA THEEXISTING PUBLICSEWER EASEMENTEXISTING PUBLICSEWER EASEMENTSCREENED LOADING BAYSEE DETAIL 1, SHEET 9.ORO VALLEYMARKET PLACELOT 26BK. 64, PG.423,500 S.FORO VALLEYMARKET PLACELOT 27BK. 64, PG.428,000 S.F.ORO VALLEYMARKET PLACELOT 29BK. 64, PG.428,000 S.F.Q:\185050\WT-03 - Town West\04 Platting\02 CSP\9_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'150'100'50'EXISTING EASEMENTS KEYNOTESDEVELOPMENT AREA 5 (ORACLE HOTEL)SCALE:1"=50'PUBLIC SEWER ESMT. PER BK. 62, PG. 19S1WATER ESMT. PER DKT.13671, PG. 711 TO REMAINW4WATER ESMT. PER DKT.13671, PG. 711 TO BE ABANDONED BY SEPARATE INSTRUMENT.EXISTING MAIN TO BE REMOVED AND RELOCATED.W4aELECTRIC ESMT. PER DKT.13571, PG. 919U4ELECTRIC ESMT. PER DKT.13571, PG. 919 TO BE ABANDONED BY SEPARATE INSTRUMENT.U4aSEWER ESMT. PER DKT. 7787, PG. 1320S51"=50'91SCREENED LOADING BAYMASONRY SCREENWALL PAINTED TO MATCH BUILDING.SELF CLOSING SELF LATCHING STEELOVERHEAD SERVICE DOORLATTICE SCREENPAINTED TO MATCH BUILDING.ADJACENT BUILDINGAS OCCURS STOPONLY ONLYSTOPONLYONLYONLYSTOPONLYSTOPSTOPSTOP STOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPS T O P STOP STOP W OHESTOP(BK.64, PG. 42)N. WATER HARVEST WAY (PRIVATE)(DKT.548, PG. 385) N. ORACLE ROA D - S T A T E R O U T E 7 7 (DKT.11864, PG. 756)BIG WASH (PIMA COUNTY)11695 N. ORACLE RD.BLDG. HEIGHT=18'-6"7,028 SFRED LOBSTERRIGHT-OF-WAY WIDTH VARIESCOORO VALLEYMARKETPLACELOT 24BK. 64, PG.42ORO VALLEYMARKET PLACELOT 22BK. 64, PG.42HCSFHORO VALLEYMARKET PLACELOT 25BK. 64, PG.42ORO VALLEYMARKET PLACELOT 23BK. 64, PG.42POOL87999998883999696457889554599995568889211625 N. ORACLE RD.BLDG. HEIGHT=21'4,355 SFCHASE BANK618'24'18'24'20'20'24'20'20'24'20'24'20'20' 24' 18'24'16'30'ORO VALLEYMARKET PLACELOT 26BK. 64, PG.423,500 S.FORO VALLEYMARKET PLACELOT 27BK. 64, PG.428,000 S.F.C.A."A"BK. 64, PG.42 C.A. "A" BK. 64, P G . 4 2C.A."D"PUBLICFLOODPLAIN/PARKBK. 64, PG.42±60'EX. FIRE HYDRANTTO BE RELOCATEDEX. UTILITIES TOBE RELOCATED46.5546.5047.5047.5547.7348.0047.0047.5046.8046.1947.0546.8346.4746.3946.0047.0046.9047.0045.2545.50ORACLEHOTEL4-STORIESFFE=48.70±65,600 SF47.00hp46.2046.0046.00CURB OPENINGINTO LANDSCAPE46.5046.5046.2045.9546.2045.8045.5045.7046.0045.8045.5552.8046.2045.0044.80SD 24"45.3646.26eg45.95eg46.90eg46.60eg46.00eg44.30eg47.00eg48.5048.2548.2048.2047.7047.7047.7047.7047.7047.4048.2048.5048.3049.00eg48.40eg49.00eg48.40egSCREENED LOADING BAYSEE DETAIL 1, SHEET 9.47.00Q:\185050\WT-03 - Town West\04 Platting\02 CSP\10_CSP-OVVC_Sheets.dwg Plotted: Dec 16, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03-0105 ORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFREF CASE# OV12-04-30SCALE: MAY 2020. REVISED DECEMBER 2021LOTS 1 THRU 31 AND COMMON AREAS A, B & DCONCEPTUAL SITE PLANOV 2001300SHEET OF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526OF 101 1 - 1 8 - 202 1 PAD AMEND (2001301)ESL AMEND (2001304)0'150'100'50'1"=50'DEVELOPMENT AREA 6 - LOCATION AND DEVELOPMENT SCHEMATIC FOR THE ORACLE HOTELSCALE:1"=50'ORACLE HOTEL4 STORIES108 ROOMSORACLE APARTMENTS (DEVELOPMENT AREA-4) SEE SHEET 810NOTES: STOPSTOP STOPSTOPONLY ONLY STOPONLYONLYONLYSTOPONLYONLYONLYONLYONLYONLYONLY ONLYONLYONLYONLYONLYONLYSTOPONLYONLYSTOPSTOPSTOP STOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPS T O P STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOPSTOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOPSTOPST O P STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP YIELDYIELD STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD YIELDYIELD YIELDYIELD STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPOHESTOP STOPONLYQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-1.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)LOCATION MAPA PORTION OF SEC. 31, & 32 T11S R14E AND PIMA COUNTY, ARIZONA G&SRM, TOWN OF ORO VALLEY,UNSUBDIVIDEDBK.37(M&P), PG.71 PADCATALINA SHADOWS ESTATESTANGERINE ROAD3" = 1 MILET11ST12SBIG WASH BK 51(M&P), PG 011DESERT SPRINGSSTATE PARKCDO WASHNEIGHBORHOOD 4316532CATALINAORA C L E R O A D RANCHOVISTOSO BLVD.NEIGHBORHOOD 331302932UNSUBDIVIDEDR14ECOMMERCIAL CENTERNEIGHBORHOOD 2A PORTION OF SEC. 5 T12S R14E,THIS PROJECTPIMA COUNTYBIG WASHT.O.V. CITY LIMITS PARK D R TIO NINNOVABK.45, PG.48PALISADES POINTER1-36R1-144 RV PADRV PADR.V. PAD14.15.16.17.18.19.20.21.22.23.24.1.2.3.4.5.6.7.8.9.10.11.12.13.SHEET 1 SHEET 3SHEET 2 SHEET INDEXCOVER SHEETOVERALL SITE PLANCONCEPTUAL PLANTING PLANSHEET 4SHEET 6DATEPLANNING & ZONING ADMINISTRATORAPPROVAL0'150'300'450'ORO VALLEY VILLAGE CENTERCONCEPTUAL LANDSCAPE PLAN FORLANDSCAPE ARCHITECTOWNER/DEVELOPERTHE WLB GROUP, INC.4444 E. BROADWAY BLVD.TUCSON, AZ. 85711PHONE: (520) 881-7480ATTN: GARY GRIZZLEGGRIZZLE@WLBGROUP.COMTOWN WESTATTN: JIM HORVATH555 E. RIVER ROAD, SUITE 201TUCSON, AZ 85704PHONE: (520) 615-7707JIM@TOWNWESTREALTY.COM1GENERAL NOTESTHE OVERALL GROSS AREA OF THIS DEVELOPMENT IS 121.2 ACRES. THIS CONCEPTUALSITE PLAN IS SPECIFIC TO THE FOLLOWING AREAS WITHIN THE DEVELOPMENT:DEVELOPMENT AREA 1 (TANGERINE APARTMENTS): 12.4± ACRES.DEVELOPMENT AREA 2 (TANGERINE HOTEL): 3.6± ACRES.DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT): 11.6± ACRES.DEVELOPMENT AREA 4 (ORACLE APARTMENTS): 7.2± ACRES.DEVELOPMENT AREA 5 (ORACLE HOTEL): 3.1± ACRES.COMMON AREAS / OPEN SPACE SHALL BE OWNED AND MAINTAINED BY THE OROVALLEY VILLAGE CENTER.EXISTING ZONING IS RANCHO VISTOSO PAD C-2.BUFFERYARD TYPES: 30' BUFFERYARD "B" ADJACENT TO TANGERINE ROAD ANDORACLE ROAD, EXCEPT AS MODIFIED BY THE REQUESTED RANCHO VISTOS PADAMENDMENT.ASSURANCES FOR LANDSCAPING AND RE-VEGETATION BONDS MUST BE POSTED PRIORTO ISSUANCE OF GRADING PERMITS.PROPERTY OWNER SHALL MAINTAIN BUFFERYARD PLANTINGS TO ENSUREUNOBSTRUCTED VISIBILITY TO MOTORISTS. ALL SHRUBS, ACCENTS, ANDGROUNDCOVERS SHALL NOT EXCEED THIRTY (30) INCHES IN HEIGHT WITHIN SITEVISIBILITY TRIANGLES. TREES WITHIN SITE VISIBILITY TRIANGLES WILL BE MAINTAINEDTO ENSURE THAT BRANCHES / FOLIAGE ARE NOT BELOW A HEIGHT OF SIX (6') FEET.IN THE EVENT OF ABANDONMENT OF THE SITE AFTER GRADING / DISTURBANCE OFNATURAL AREAS, DISTURBED AREAS SHALL BE RE-VEGETATED WITH A NON-IRRIGATEDHYDRO SEED MIX FROM OVZCR ADDENDUM D: APPROVED REVEGETATION SEED MIX.ALL PLANT MATERIAL SHALL MEET THE MINIMUM STANDARDS CONTAINED IN THECURRENT EDITIONS OF THE ARIZONA NURSERY ASSOCIATION'S GROWERS COMMITTEERECOMMENDED TREE SPECIFICATIONS AND THE AMERICAN ASSOCIATION OFNURSERYMEN AS TO SIZE, CONDITION AND APPEARANCE.PROPERTY OWNER IS RESPONSIBLE FOR MAINTAINING THE TEMPORARY IRRIGATIONSYSTEM AS LONG AS NECESSARY IN ORDER TO TRANSITION PLANTS OVER TO NATURALSOURCES. ANY PLANT MATERIALS THAT DIE IN TRANSITION, FOR ANY REASONS, SHALLBE REPLACED IN ACCORDANCE WITH SECTION 27.6.E.4., MAINTENANCE.LANDSCAPE SHALL CONFORM TO ORO VALLEY LANDSCAPE CODE.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANT PRESERVATION PLAN WILL BEINCORPORATED INTO THE LANDSCAPE DESIGN.ALL PLANTS TO BE IRRIGATED WITH AN UNDERGROUND AUTOMATIC DRIP IRRIGATIONSYSTEM.HYDROSEED ALL AREAS DISTURBED BY GRADING OPERATIONS AROUND LOTS ANDALONG ROADS. DECOMPOSED GRANITE SHALL BE PLACED AT ENTRIES.LANDSCAPE AREAS THAT ARE SUSCEPTIBLE TO DAMAGE BY PEDESTRIAN OR AUTOTRAFFIC SHALL BE PROTECTED BY CURBS, TREE GUARDS OR OTHER DEVICES.LANDSCAPE SHALL BE DESIGNED TO MINIMIZE SEDIMENT, SAND AND GRAVEL BEINGCARRIED INTO THE STREETS BY STORM WATER OR OTHER RUNOFF.LANDSCAPE DESIGN ENABLES ADEQUATE PLANT SPACING TO ENSURE SURVIVABILITYAT PLANT MATURITY.ALL LANDSCAPED AREAS ARE TO BE FINISHED WITH A NATURAL TOPPING OF AT LEASTTWO (2) INCHES IN DEPTH.TREES AND LARGE SHRUBS SHALL BE ADEQUATELY SUPPORTED WHEN PLANTED.ANY SPADED OR BOXED TREE TRANSPLANTED ON SITE THAT DIES DUE TO NEGLECT ORLACK OF MAINTENANCE SHALL BE REPLACED WITH THE SAME SIZE AND SPECIES OFTHE ORIGINAL SALVAGED TREE, AS REQUIRED BY THE SALVAGE PLAN.THE LIMITS OF GRADING SHALL BE STAKED IN THE FIELD, IN ACCORDANCE WITHSECTION 27.6.B.7.c.ii. DISTURBANCE OUTSIDE THE APPROVED GRADING LIMITS SHALLNOT BE PERMITTED.THE DEVELOPER SHALL REPLACE REMOVED OR DAMAGED PLANT MATERIALS WITH LIKESIZE AND SPECIES, AND SHALL MAINTAIN AND GUARANTEE THE REPLACEMENT PLANTMATERIALS FOR A PERIOD OF THREE (3) YEARS.NO SALVAGE OF PLANTS REGULATED BY THE ENDANGERED SPECIES ACT AND/OR THEARIZONA NATIVE PLANT LAW MAY OCCUR WITHOUT THE ISSUANCE OF THEAPPROPRIATE PERMIT BY THE STATE DEPARTMENT OF AGRICULTURE.DEEP ROOTED VEGETATION AND TREES SHALL NOT BE PLANTED CLOSER THAN 7.5FEET FROM A PUBLIC WATER LINE. EXCEPTIONS FOR ALTERNATIVE DESIGN SOLUTIONSSUCH AS ROOT BARRIERS SHALL BE CONSIDERED ON A CASE BY CASE BASIS.LANDSCAPE MATERIALS SHALL NOT OBSTRUCT SIGHT DISTANCES OR VEHICLETURNING MOVEMENTS.ALL PLANT AND SHRUB LOCATIONS ARE PRELIMINARY. PLANT QUANTITIES SHOWN AREAPPROXIMATE; FINAL LOCATIONS AND QUANTITIES WILL BE SHOWN ON THE FINALLANDSCAPE PLAN.1"=150'-0"BIG WASHWATER HARVEST WAYTANGERINE ROADORA C L E R O A D SHEET 5CONCEPTUAL PLANTING PLANCONCEPTUAL PLANTING PLANCONCEPTUAL PLANTING PLANTANGERINE APARTMENTSTANGERINE HOTELENTERTAINMENT DISTRICTORACLE APARTMENTSORACLE HOTEL25. STOPSTOP STOPSTOPONLY ONLY STOPONLYONLYONLYSTOPONLYONLYONLYONLYONLYONLYONLY ONLYONLYONLYONLYONLYONLYSTOPONLYONLYSTOPSTOPSTOP STOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPS T O P STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOPSTOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOPSTOPST O P STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP YIELDYIELD STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD YIELDYIELD YIELDYIELD STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOPONLYQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-2.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)0'150'300'450'2BIG WASHWATER HARVEST WAYTANGERINE ROAD30' BUFFERYARD BORA C L E R O A D NATURAL OPEN SPACENATURAL OPEN SPACENATURAL OPEN SPACENATURAL OPENSPACETANGERINE APARTMENTSTANGERINE HOTELNO BUFFERYARDREQUIREDENTERTAINMENT DISTRICTORACLE APARTMENTSNO BUFFERYARDREQUIREDNO BUFFERYARDREQUIREDNO BUFFERYARDREQUIRED30' BUFFERYARD B30' BUFFERYARD B1"=150'-0"SHEET 3SHEET 4SHEET 5SHEET 6WALMARTCENTURYTHEATERORACLE HOTELOVERALL CONCEPTUAL LANDSCAPE PLAN STOPSTOPONLY ONLYONLYONLYONLYONLYONLYONLYONLYONLY STOPSTOPSTOPSTOPSTOP STOP STOPSTOPSTOPSTOPWWWWWWWWWWW W W WWWW W W W W W WWWWWWWW WWWWW W STOPSTOPWWWWSTOPONLYQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-3.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)3TREESSHRUBS/GROUNDCOVERACCENTSBIG WASH1.LANDSCAPE TO CONFORM TO ORO VALLEY CODE.2.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANTPRESERVATION PLAN WILL BE INCORPORATED IN THE LANDSCAPEDESIGN.3.ALL TREE, SHRUB/GROUNDCOVER AND ACCENT LOCATIONS AREPRELIMINARY.4.PLANT QUANTITIES SHOWN ARE APPROXIMATE. FINAL QUANTITIESWILL BE SHOWN ON THE FINAL LANDSCAPE PLAN.5.FENCE DETAIL TO BE PROVIDED DURING FINAL DESIGN REVIEW.OPENINGS IN FENCE WILL BE REQUIRED TO PROVIDE PEDESTRIANCONNECTION TO EXISTING MULTI-USE PATH.STOPSTOPSTOPSTOP STOP STOP STOPSTOP STOPSTOP (SEE BANK PROTECTION PLANS)26642664 2664 2664 2664 0'50'100'150'EXISTING MULTI-USE PATHEXISTING MULTI-USEPATHEXISTINGMULTI-USEPATHTANGERINE APARTMENTS AND TANGERINE HOTELCONCEPTUAL PLANTING PLANPOOLEXISTING VEGETATION TO REMAIN1"=50'-0"PROPOSED DRAINAGESTRUCTUREEXISTING TREES AND SHRUBS TO REMAINWATER HARVEST WAYTANGERINE ROADTANGERINEAPARTMENTSTANGERINEHOTEL30' BUFFERYARD B:REQUIREMENTSPARTIALLY MET BYEXISTINGVEGETATION TOREMAINGYMPROPOSEDMULTI-USEPATHPROPOSEDFIREACCESSLANEPROPOSED FIREACCESS LANEOFFICEENTRYENTRYENTRYNOT TO SCALETYPICAL SECTION A-A'1AA'PROPOSED DOG PARKTANGERINEAPARTMENTSEXISTING BANKPROTECTIONBIG WASHPROPOSEDADDITIONALD.G. FIREACCESS LANEEXISTING 12'MULTI - USEPATHPROPOSED28' FIREACCESSSMALL PLANTSPROPOSED FENCEPROPOSEDFENCEPROPOSED FENCE(SEE NOTE 5)PROPOSEDFENCENEW RIGHT OF WAYLINE / PROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYEXISTING ELECTRICALEQUIPMENT TO REMAINSEWER LINECONCRETE AREANOTESPLANT LEGEND SDSTOPONLYONLYONLYSTOPSTOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD YIELDYIELD STOPSTOPW WWWWW W W W W WWWWWWWWWWWWWW W W WWWWQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-4.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)41.LANDSCAPE TO CONFORM TO ORO VALLEY CODE.2.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANTPRESERVATION PLAN WILL BE INCORPORATED IN THE LANDSCAPEDESIGN.3.ALL TREE, SHRUB/GROUNDCOVER AND ACCENT LOCATIONS AREPRELIMINARY.4.PLANT QUANTITIES SHOWN ARE APPROXIMATE. FINAL QUANTITIESWILL BE SHOWN ON THE FINAL LANDSCAPE PLAN.0'50'100'150'STOPSTOPSTOPSTOP STOP STOP STOPSTOP STOPSTOP (SEE BANK PROTECTION PLANS)266426642664 2664 26641"=50'-0"BUBBLE MACHINE BY ARCHITECTWITH SHADE CANOPYWADING POOL WITHSHADE CANOPYSPLASH PADSAND BARSPLASH PADDECORATIVE PAVINGENTERTAINMENT DISTRICTCONCEPTUAL PLANTING PLANOR A C L E R O A D ( S T A T E R O U T E 7 7 )TANGERINE ROADTREESSHRUBS/GROUNDCOVERACCENTSEXISTING TREES AND SHRUBS TO REMAINPLAYGROUND & EQUIPMENTWITH SHADE CANOPYEXISTING SIDEWALK TOREMAINGAZEBOWALKING PATHDECORATIVE PAVINGRETAIL/ H O T E L RETAIL/ H O T E L NEW RIGHT-OF-WAY LINENE W R I G H T - O F - W A Y L I N E SCREENEDLOADING AREACENTURY THEATERSPECIAL EVENTSPACE / OVERFLOWPARKINGHOTEL POOLWITH FENCE4' HIGH FENCE6' HIGH FENCEARTIFICIAL TURFFENCESAND BEACH WITHSHADE CANOPYNOTESPLANT LEGEND STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD STOPSTOPSTOPSTOPSTOPSTOPSTOPYIELDYIELD STOPSTOPWW WWWW WWWW W WWWWWWWWWWWWWWWWWWWWQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-5.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)5BIG WASHEXISTING MULTI-USEPATH1.LANDSCAPE TO CONFORM TO ORO VALLEY CODE.2.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANTPRESERVATION PLAN WILL BE INCORPORATED IN THE LANDSCAPEDESIGN.3.ALL TREE, SHRUB/GROUNDCOVER AND ACCENT LOCATIONS AREPRELIMINARY.4.PLANT QUANTITIES SHOWN ARE APPROXIMATE. FINAL QUANTITIESWILL BE SHOWN ON THE FINAL LANDSCAPE PLAN.0'50'100'150'STOPSTOPSTOPSTOP STOP STOP STOP STOP STOPSTOP (SEE BANK PROTECTION PLANS)266426642664 2664 26641"=50'-0"ENTERTAINMENT DISTRICTCONCEPTUAL PLANTING PLANWATER HARVEST WAYRESTAURANTEXISTING TRANSITCENTEREXISTINGSTEAKHOUSEAND BAREXISTINGOLIVEGARDENRESTAURANTPETCOCOST PLUSWORLD MARKETBIG LOTSRETAILPATIOPATIOCENTRALCOURTYARDRESTAURANTDROP-OFFSERVICESERVICERESTAURANTPATIODSW SHOESTURFPLAYAREANOTESPLANT LEGENDPROPOSED FENCE STOP STOPSTOPS T O P STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOPSTOPSTOPSTOP STOPSTOP STOPSTOPW W W W W W W WWW WWWWWWWWWWWWWW W W WWW W W WOHEOHEOHEOHEOHESTOP STOPONLYSTOPONLYSTOPSTOPSTOPSTOP STOPSTOPSTOP STOP STOP STOPSTOPSTOPSTOPSTOPS T O P STOP STOP STOPSTOPSTOPWWWW WWWWWWWWWWWW W W WWOHESTOP Q:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-6.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)6EXISTING MULTI-USEPATHGENERAL NOTES1.LANDSCAPE TO CONFORM TO ORO VALLEY CODE.2.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANTPRESERVATION PLAN WILL BE INCORPORATED IN THE LANDSCAPEDESIGN.3.ALL TREE, SHRUB/GROUNDCOVER AND ACCENT LOCATIONS AREPRELIMINARY.4.PLANT QUANTITIES SHOWN ARE APPROXIMATE. FINAL QUANTITIESWILL BE SHOWN ON THE FINAL LANDSCAPE PLAN.0'50'100'150'STOPSTOP STOP STOPSTOP STOP STOPSTOP STOPSTOP (SEE BANK PROTECTION PLANS)26642664 2664 2664 26641"=50'-0"RESTAURANTLOBBY / RETAILAPARTMENTSBIG WASHORACLE APARTMENTS AND ORACLE HOTELCONCEPTUAL PLANTING PLANPLANT LEGENDTREESSHRUBS/GROUNDCOVERACCENTSEXISTING TREES AND SHRUBS TO REMAINWATER HARVEST WAYORACLE R O A D ( S T A T E R O U T E 7 7 )EXISTING TILLY'S30' BUFFERYARD BWATER HARVEST WAYEXISTING MULTI-USEPATHORACLE HOTELORACLE R O A D ( S T A T E R O U T E 7 7 ) W W W W W W W W W WWWWWWWWWWWW W W WWQ:\185050\WT-03 - Town West\02 Landscape\06 CLP\Plans\CLP-OVVC-7 void.dwgInc.TheWLBGroupREF CASE# OV12-04-30SHEET OF 6 CONTOUR INTERVAL=1'1 1 - 1 9 - 2 1 WLB NO. 185050-WT-03-0105 SEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFSCALE: DECEMBER 20212001300CONCEPTUAL LANDSCAPE PLAN FORORO VALLEY VILLAGE CENTERLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 20090270526PAD AMEND (2001301)ESL AMEND (2001304)7GENERAL NOTES1.LANDSCAPE TO CONFORM TO ORO VALLEY CODE.2.MITIGATION OF SURVEYED PLANTS IN THE NATIVE PLANTPRESERVATION PLAN WILL BE INCORPORATED IN THE LANDSCAPEDESIGN.3.ALL TREE, SHRUB/GROUNDCOVER AND ACCENT LOCATIONS AREPRELIMINARY.4.PLANT QUANTITIES SHOWN ARE APPROXIMATE. FINAL QUANTITIESWILL BE SHOWN ON THE FINAL LANDSCAPE PLAN.0'50'100'150'STOPSTOPSTOPSTOP STOP STOP STOP STOP STOPSTOP (SEE BANK PROTECTION PLANS)266426642664 2664 26641"=50'-0"EXISTING MULTI-USEPATHBIG WASHWATER HARVEST WAYORACLE R O A D ( S T A T E R O U T E 7 7 )PLANT LEGENDTREESSHRUBS/GROUNDCOVERACCENTSEXISTING TREES AND SHRUBS TO REMAINEXISTINGCHASEBANKEXISTINGIN-N-OUTBURGER30' BUFFERYARD B STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOP STOP STOP STOPSTOPSTOPSTOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOPONLYLOCATION MAPA PORTION OF SEC. 31, & 32 T11S R14E AND PIMA COUNTY, ARIZONA G&SRM, TOWN OF ORO VALLEY,UNSUBDIVIDEDBK.37(M&P), PG.71 PADCATALINA SHADOWS ESTATESTANGERINE ROAD3" = 1 MILET11ST12SBIG WASH BK 51(M&P), PG 011DESERT SPRINGSSTATE PARKCDO WASHNEIGHBORHOOD 4316532CATALINAORA C L E R O A D RANCHOVISTOSO BLVD.NEIGHBORHOOD 331302932UNSUBDIVIDEDR14ECOMMERCIAL CENTERNEIGHBORHOOD 2A PORTION OF SEC. 5 T12S R14E,PIMA COUNTYBIG WASHT.O.V. CITY LIMITS PARK D R TIO NINNOVABK.45, PG.48PALISADES POINTER1-36R1-144 RV PADRV PADR.V. PADSHEET 1 SHEET 2 SHEET INDEXCOVER SHEETRECREATION SITE PLAN0'200'400'600'ORO VALLEY VILLAGE CENTERRECREATION AREA PLAN FORQ:\185050\WT-03 - Town West\02 Landscape\07 RAP\RAP-OVVC-1.dwg Plotted: Nov 19, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03REF CASE# OV12-04-30SCALE: NOVEMBER 2021SHEET OF 2RECREATION AREA PLAN FORORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 2009027052620013004.5.6.3.GENERAL NOTES2.1.RECREATION AREA CALCULATIONS RECREATION PROVISIONSTHIS RECREATIONAL AREA PLAN IS DESIGNED TO MEET THE REQUIREMENTS ANDINTENTIONS OF SECTION 23.7.E (R-6 MULTI-FAMILY RESIDENTIAL DISTRICT) OF THEOVZCR.THE OVERALL GROSS AREA OF THIS DEVELOPMENT IS 121.2 ACRES. THIS PLAN IS SPECIFIC TO THEFOLLOWING AREAS WITHIN THE DEVELOPMENT:DEVELOPMENT AREA 1 (TANGERINE APARTMENTS): 12.4± ACRES.DEVELOPMENT AREA 2 (TANGERINE HOTEL): 3.6± ACRES.DEVELOPMENT AREA 3 (ENTERTAINMENT DISTRICT): 11.6± ACRES.DEVELOPMENT AREA 4 (ORACLE APARTMENTS): 7.2± ACRES.DEVELOPMENT AREA 5 (ORACLE HOTEL): 3.1± ACRES.EXISTING ZONING: RANCHO VISTOSO PAD C-2GROSS AREA OF THIS DEVELOPMENT = 121.2 ACRESCOMMON AREAS SHALL BE OWNED AND MAINTAINED BY THE PROPERTY OWNER.ALL RECREATION EQUIPMENT WILL COMPLY WITH CURRENT ADA REQUIREMENTS.PROVIDED:THIS PROJECT1.REQUIRED RECREATION AREAPER OVZC SECTION 23.7.E DEVELOPMENT OF R-6 ZONED PROPERTY SHALL PROVIDE A MINIMUM OF 30% OF THE NET LOT AREA AS OPEN SPACE. NOT LESS THAN 50% OF THE REQUIRED OPEN SPACE SHALL BE PROVIDED IN A SINGLE COMMON AREA.NET LOT AREA30% OF NET 50% OF 30%LOT AREA(REC AREA REQUIREMENT)TANGERINE APARTMENTS 12.4 ACRES3.7 ACRES1.9 ACRESORACLE APARTMENTS 7.2 ACRES2.2 ACRES1.1 ACRESTOTAL RECREATION AREAREQUIRED5.9 ACRES3.0 ACRESTANGERINEAPARTMENTSCLUBHOUSE & POOLENTERTAINMENTDISTRICTEXISTING MULTI-USEPATHWAY (LOOP)ACTIVE RECREATION:- PLAYGROUNDS (2)- FITNESS CENTERS (2)- SPLASH PAD (2)- POOLS (2)1ORACLE APARTMENTSTANGERINE ROADORACL E R O A D STATE H W Y 7 7 1" = 200'PASSIVE RECREATION:- BENCHES- WADING POOL- TRAILS / WALKING PATHS- NATURAL TURF FREE PLAY- RAMADAS- EVENTS AREATOTAL AMOUNT OF PARKING REQUIRED IS 5 SPACES PER ACRE.TOTAL PARKING SPACES REQUIRED = 30TOTAL PARKING SPACES PROVIDED = EXISTING AND PROPOSED PARKING WITHINTHE CENTER WILL BE UTILIZED AS RECREATION AREA PARKING.RECREATION AREA PARKING CALCULATIONS1.REQUIRED RECREATION PROVISIONS: 3 ACTIVE AND 5 PASSIVE (OVZC 23.7.E.7.a)2.TOT-LOT RECREATION REQUIREMENT (OVZC 23.7.E.7.b)SEATING FACING PLAY AREA DRINKING FOUNTAINCOVERED PLAY EQUIPMENT SAFETY SURFACEBIKE PARKING (4) REFUSE RECEPTACLETURF PICNIC TABLEEXISTING MULTI-USEPATHWAY (LOOP)DATEPLANNING & ZONING ADMINISTRATORAPPROVALTHE WLB GROUP, INC.4444 E. BROADWAY BLVD.TUCSON, AZ. 85711PHONE: (520) 881-7480ATTN: GARY GRIZZLEGGRIZZLE@WLBGROUP.COMTOWN WESTATTN: JIM HORVATH555 E. RIVER ROAD, SUITE 201TUCSON, AZ 85704PHONE: (520) 615-7707JIM@TOWNWESTREALTY.COMLANDSCAPE ARCHITECTOWNER/DEVELOPER2.RECREATION AREA PROVIDED:EVENT SPACE IN NORTH AREAOF ENTERTAINMENT DISTRICT: 0.3 AC.CENTRAL WATER/PLAYGROUNDAREA OF ENTERTAINMENT DISTRICT: 1.5 AC.SOUTH COURTYARD AREA OFENTERTAINMENT DISTRICT:0.7 AC.PARK1.0 AC.TOTAL: 3.5 AC.3. PER OVZC SECTION 23.7.E.3.A EACH LOT SHALL CONTAIN A MINIMUM OF 250 SQUAREFEET OF USABLE OUTDOOR LIVING SPACE FOR EACH DWELLING UNIT EXCLUSIVE OFFRONT YARDS. USABLE OUTDOOR LIVING SPACE TABLETANGERINE APARTMENTS (500 UNITS) REQUIRED PROVIDED 2.86 AC.DOG PARK:8,500 SFPOOL DECK ANDASSOCIATEDAMENITIES:33,000 SFPRIVATEBALCONIES:58,540 SFEXISTING MULTI-USEPATH FROMAPARTMENT SITE TOENTERTAINMENTDISTRICT:42,000 SFTOTAL142,040 SF (3.3 AC.)ORACLE APARTMENTS (230 UNITS) REQUIRED PROVIDED 1.32 AC.POOL DECK ANDASSOCIATEDAMENITIES:31,000 SFPRIVATEBALCONIES:21,870 SFEXISTING MULTI-USEPATH FROMAPARTMENT SITE TOENTERTAINMENTDISTRICT:18,000 SFTOTAL70,870 SF (1.6 AC.)TANGERINE HOTELORACLE HOTEL11TOTAL SF OF UNITS (THERE ARE NO GROUND FLOOR UNITS): 585,400.22TOTAL SF OF UNITS (EXCLUDING GROUND LEVEL UNITS): 218,700. STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP STOPSTOP STOPWWWWWWWOHESDSDSDSTOPSDSD 0'50'100'150'Q:\185050\WT-03 - Town West\02 Landscape\07 RAP\RAP-OVVC-2.dwg Plotted: Nov 19, 2021Inc.TheWLBGroupWLB NO. 185050-WT-03REF CASE# OV12-04-30SCALE: NOVEMBER 2021SHEET OF 2RECREATION AREA PLAN FORORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 200902705262001300TANGERINE APARTMENTS CLUBHOUSE & POOLENTERTAINMENT DISTRICTCENTRAL AREAENTERTAINMENT DISTRICTNORTH AREA20'100'200'300'0'200'400'600'AMENITIES TO INCLUDE:- PLAY EQUIPMENT- SPLASH PAD (2)- WADING POOL- SAND BAR- SAND BEACH- BUBBLE MACHINEAMENITIES TO INCLUDE:- GAZEBO- NEW BOULDER TRAIL- EXISTING WALKING PATH- SPECIAL EVENT SPACE- SWIMMING POOL- FITNESS CENTER- CONNECTION TO MULTI-USE ASPHALT PATH- TRAIL CONNECTION TO ORO VALLEY / PIMACOUNTY TRAIL #33- MOVIE THEATRE-BBQ- SWIMMING POOL- SEATING- CLUBHOUSE- TRAIL CONNECTION TO ORO VALLEY/PIMACOUNTY TRAIL #33- BBQENTERTAINMENT DISTRICTSOUTH AREAAS SHOWN 1ST FLOORPOOL & GYM POOL DECKMULTI-USE PATHWAYMULTI-USEPATHWAYPOOL DOG PARK POOL DECK &CLUBHOUSE CLUBHOUSE POOL DECKPOOL &LAGUNA0'50'100'150'ORACLE APARTMENTSPOOL DECKRAMADACLUBHOUSERAMADA0'50'100'150' POOL DECKSPAAMENITIES TO INCLUDE:- CENTRAL COURTYARD- PARK - 1 ACRETYPICAL SHADE CANOPYPLAYGROUND AND EQUIPMENT WITH SHADE CANOPYPLAYGROUND APPROPRIATE SURFACETRANSIT CENTER &RESTAURANTSPECIAL EVENT SPACE/OVERFLOW PARKINGDRAINAGE/NATURALAREABUBBLE MACHINE WITH SHADE CANOPYARTIFICIAL TURFNEW BOULDER TRAILCONCRETEGAZEBOEXISTING WALKING PATHCONCRETECONCRETEHOTEL POOLSAND BARSAND BEACH WITHPARK - 1 ACREGRASSCENTRAL COURTYARDCONCRETE OR PAVERSOR SIMILAR SURFACERESTAURANTRESTAURANTSSPLASH PADWADING POOL WITH SHADE CANOPYTHE KEGCONCRETEDECORATIVE ROCKSPLASH PADDECORATIVE ROCKPASSENGER DROP OFFCONCRETEDECORATIVE ROCKSHADE STRUCTUREFENCEFENCESHADE STRUCTURE, TYP.SHADE CANOPYPERGOLAPEDESTRIAN WALKWAYWITH SEATING    Planning & Zoning Commission AGENDA ITEM: 1. Meeting Date:12/14/2021   Requested by: Bayer Vella, Community and Economic Development  Case Number: 2001300 SUBJECT: STUDY SESSION: DISCUSSION REGARDING FOUR SEPARATE ITEMS REGARDING PROPOSED CHANGES TO THE ORO VALLEY MARKETPLACE, LOCATED AT THE SOUTHWEST CORNER OF TANGERINE AND ORACLE ROADS. THE ITEMS INCLUDE: ITEM A: ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP AMENDMENT  ITEM B: REQUEST TO UTILIZE THE ENVIRONMENTALLY SENSITIVE LANDS MIXED-USE FLEXIBLE DESIGN OPTION ITEM C: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT ITEM D: REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE, LANDSCAPE AND RECREATION AREA PLANS RECOMMENDATION: Each of the four items are for discussion only. They will be presented to Planning and Zoning Commission at a formal Public Hearing on January 6, 2022. A recommendation will be provided at that time. EXECUTIVE SUMMARY: The purpose of these items is to discuss four separate but related applications regarding proposed changes to the Oro Valley Marketplace (“the Marketplace”) prior to the Planning and Zoning Commission formal Public Hearing scheduled for January 6, 2022. All of the aforementioned applications are required to enable the applicant’s proposed changes to the existing center. The property owner's vision includes:    The establishment of an Entertainment District in the reconstructed central open space area to serve as an attraction and community gathering space. 1. Building mixed-use (two apartment buildings and three hotels) to bring more people into the center to live, shop and play. 2. Revising buildings and the associated pedestrian and vehicular circulation.3. The applicant, Town West Realty, also owns a number of other sites in the region including the Oracle Crossings Center (Kohl's shopping center) and is part of the investment group that recently purchased the La Encantada shopping center at Skyline and Campbell. The site is approximately 112 acres in size and located on the southwest corner of Tangerine and Oracle Roads (see image at right). The Marketplace is one of the largest planned commercial centers in Oro Valley. It was originally designed with an expectation of higher volume residential development in Oro Valley, northwest Pima County and Pinal County. A substantial portion of the site (approximately 30%), however, remains vacant. It is evident there is an insufficient number of homes and traffic in the area to support such a large commercial center. As a result, there is a need to revitalize the Marketplace. The effort to work with the owners of the Marketplace toward long-term commercial sustainability has been included in both the Town Council's current and previous (FY 19/20 and 20/21) Strategic Leadership Plans, and was first included in their strategic goals when the plaza was under original ownership. The Council's objective (Goal 1.C.) for both leadership plans is as follows:    "Work with the owners of the Oro Valley Village Center [Marketplace] to develop a multi-faceted, mutually agreeable approach to attract and retain new investment and an expanded customer base to that complex.". The applicant's requests are briefly summarized below with more detail provided in the BACKGROUND AND DISCUSSION section of this report. Item A - Environmentally Sensitive Lands (ESL) Zoning Map Amendment - Attachment 1 The applicant’s proposal is to establish an Entertainment District in the central open space area by changing the type of open space from reconstructed natural open space to recreational open space. In order to do this, the applicant is requesting to re-categorize the Environmentally Sensitive Lands (ESL) designation for this area from Critical Resource Area (CRA) to Resource Management Area (RMA). Item B - Request to utilize the Environmentally Sensitive Lands Mixed-use Flexible Design Option - Attachment 2 The applicant is also proposing two apartment developments to bring more population to the center. In order to permit each, the applicant is requesting use of the Environmentally Sensitive Lands (ESL) Mixed-use Flexible Design Option. The Mixed-use Flexible Design Option is subject to Town Council approval and requires “residential uses...to be functionally integrated...within commercial zoning districts.” The applicant’s proposal includes two apartments that are cohesively designed with the rest of the development. Item C - PAD Amendment - Attachment 3 As part of the newly proposed site design, the applicant is proposing several changes to the Rancho Vistoso Planned Area Development (PAD) related to uses and development standards for the "Marketplace". The changes include:  Building height increases in select locations Setback reductions along portions of Tangerine and Oracle Roads associated with the anticipated purchase of right-of-way from the Arizona Department of Transportation (ADOT) Permit drive-thru uses without a Conditional Use Permit (CUP) Increased Floor Area Ratio (FAR) along Oracle Road Use recreational amenities throughout the center to satisfy recreation requirements for the apartments Item D - Revised Master Development Plan/Conceptual Site Plan, Landscape Plan and Recreation Area Plan - Attachments 4, 5 and 6 The applicant is proposing changes to the approved Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans. In order to permit these changes, the applicant is required to process associated revisions, including:  Two apartment buildings (780 units total) Three hotel buildings An Entertainment District with gathering areas and recreational amenities One drive-thru use Noise abatement The proposals have been reviewed extensively relative to the Your Voice, Our Future General Plan and zoning conformance. Each of the requests meet the applicable goals, policies and criteria specified in each. A more detailed description is provided in the BACKGROUND section of this report. Over the course of six neighborhood meetings, a majority of participants recognized the center was in need of revitalization. In addition, the two primary concerns raised were traffic and potential view impacts. Key considerations are:  The "Marketplace" is not 100% built-out and currently generates less traffic than anticipated. If the new development is approved and built, the traffic will be similar to what was originally planned on current roads. 1. An extensive viewshed analysis has been completed. The unique characteristics of the terrain, distance from residential development, and architectural design serve as mitigating factors relative to proposed increases to apartment and hotel building heights. 2. Items A through D are for discussion only. BACKGROUND OR DETAILED INFORMATION: SITE HISTORY The property, formerly the site of the original Rancho Vistoso ranch, lies within the Big Wash flood plain near the confluence of the Canada del Oro and Sutherland washes. The original Cultural Resources Survey (2007) revealed the presence of roads and telegraph lines onsite as early as 1903. According to the report, the property “... was one of several ranches positioned along the Upper Canada Del Oro and Big Wash that date to the first half of the last century or later. The building debris onsite was part of semi-rural or exurban residence and ranch complex on the outskirts of post-World War II Tucson that were constructed prior to 1955…” The original site design (shown at right) was approved in 2008 following an extensive Public Participation process. As part of the original design Town Council approved the following:  Master Development Plan (including Landscape Plan) for over 800,000 square feet of office, retail and restaurant space Master Architectural Guidelines Public Art program Master Sign Program In addition, commitments from the developer were made to restore more than 85-acres of degraded area in Big Wash and the central open space area (Big Wash restoration shown in images below): The Big Wash restoration area has taken successfully and has been transformed from degraded farm fields to the lush, native landscape we see today. This restoration effort was one of the largest ever in Oro Valley and the greater Tucson area. NEED FOR REVITALIZATION The original design for the Oro Valley Marketplace included approximately 803,000 square feet of retail, restaurant, and office space. To date, approximately 239,000 square feet (30%) of the site remains undeveloped. Included in the remaining 70% are a number of vacant storefronts. One of the primary factors that contributes to the success or failure of retail space is population density (the number of people in close proximity to the center). The mixed-use and gathering areas are intended to bolster the commercial viability of the center by drawing people locally and regionally. When looking at similar commercial developments around Arizona (e.g., Chandler, Gilbert, Tempe, etc.), the average size of a typical regional center is approximately 570,000 square feet with 211,061 people within 5-7 miles or roughly 15 minutes away (per industry standards most people will typically drive 15 minutes to shop). In comparison, the Marketplace has 803,000 square feet of retail space (41%  more) with only 129,826 people within 5-7 miles (38% less). This equates to 6.2 square feet of retail space per person compared to 2.9 square feet per person for other Arizona centers. The Marketplace simply has an abundance of commercial space without the demographics to support it. The applicant’s request to add apartments and hotels is necessary to reduce this imbalance and support the Marketplace. APPLICATIONS As mentioned previously, all four applications (Items A through D) are required to enable the applicant's proposed site changes. Additional detail for each application is provided later in this report; however, the relationship and interdependency of each is worth detailing. As detailed in the graphic at right, Item D (Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans) is dependent upon the approval of all three prior applications (Items A through C). Each application is summarized below. Item A - Environmentally Sensitive Lands (ESL) Zoning Map Amendment - Attachment 1 The ESL conservation system and associated ESL map identifies and requires conservation of environmental resources throughout the Town. The requirements include categories based on the resource value of the subject property which dictates how much of the area must be conserved. The categories range from Major Wildlife Linkage (100% conversation as there is immense resource value in maintaining these connections) to Developed Areas (0% conservation where environmental resources are fragmented and of little value). As depicted on the ESL map below, most of the subject property is developed except for the Critical Resource Area (CRA) mapped in the development’s center (shown in blue). The Major Wildlife Linkage (green) and Core Resource Area (yellow) are in areas already protected as open space and are not proposed to be changed. The applicant’s first request (Attachment 1) is to re-categorize the Critical Resource Area (CRA) to a Resource Management Area (RMA). The zoning code includes distinct definitions and characteristics for each conservation category. The categories present on the subject property are summarized below:  Critical Resource Area (CRA) - represents the most Critical Resource Area (CRA) - represents the most environmentally sensitive resources such as washes and riparian areas and requires 95% open space conservation. Resource Management Area (RMA) - represents the least environmentally sensitive resources. The open space conservation requirement in these areas reflects the planned intensity of the corresponding General Plan land use category for the property. In this case, the subject property is within a designated growth area, which requires 0% open space conservation.  The applicant's proposed change is supported by the Zoning Code as the site is located within a General Plan growth area (areas where growth is expected), and the subject area was reconstructed, rather than natural, which has less resource value. Furthermore, the area is narrow and bordered by parking lots which further decreases its habitat value. In addition to the ESL designation, this portion of the development is also zoned open space. As mentioned previously, this area was part of the original restoration effort completed by the developer in 2008. This area was heavily degraded prior to development. It was originally proposed to be a hardened drainage channel - designed to incorporate engineered drainage structures with a natural look. The intent of this request is to convert this reconstructed area to landscaped and recreational open space. The Zoning Code defines Open Space as “an area meant to provide a natural or garden environment.” Open space may include landscaped or natural areas in common areas (areas intended for use by all occupants of a development). Because the Entertainment District amenities are intended to serve everyone within the development, the applicant’s proposed use of this area is consistent with the open space designation. As required by code to amend the ESL map, a qualified specialist in habitat biology is required to evaluate the area. The applicant used RECON Environmental to conduct this analysis (Attachment 1). Though RECON’s report finds the area still meets the CRA criteria, it acknowledges that the area was previously disturbed and restored as "reconstructed open space" as depicted in the images below: The applicant’s proposal is to change the type of open space (reconstructed natural open space vs. recreational open space). The Town’s General Plan, which drives land use decisions, identifies the need for both natural and recreational open space areas. In this instance, the engineered drainage area has less resource value than the restored Big Wash area to the west. Item B - Request to utilize the Environmentally Sensitive Lands Mixed-use Flexible Design Option - Attachment 2 The applicant’s second proposal is to request use of the Environmentally Sensitive Lands (ESL) Mixed-use Flexible Design Option. The Zoning Code enables the use of ESL incentives, or Flexible Design Options, when Environmentally Sensitive Open Space (ESOS) is applied to at least twenty-five percent (25%) or more of the property. To meet this requirement, the development would need to preserve a minimum of 28-acres. The Zoning Code allows off-site ESOS to be provided to meet the open space requirement. Since ESL did not exist when the property was developed in 2008, the restored open space (approximately 77-acres) can be retroactively applied to meet the minimum open space requirement to utilize the Flexible Design Options. This off-site ESOS (shown in the image at right highlighted in green) is more than double the necessary amount to utilize the ESL incentives. The Mixed-use Flexible Design Option is subject to Town Council approval and allows “residential uses that are functionally integrated, including access, non-vehicular circulation and amenities, with commercial or employment uses may be approved within commercial zoning districts.” The applicant’s proposal includes two apartments that are cohesively designed with the rest of the development. The apartment buildings are strategically placed to minimize impacts to neighbors and include separate parking and shared amenities for residents. Furthermore, the design ties into the existing vehicular and pedestrian circulation patterns within the development. Item C - PAD Amendment - Attachment 3 The applicant's third request is a Planned Area Development (PAD) Amendment to Neighborhood 4 (Oro Valley Marketplace) of the Rancho Vistoso PAD. Policies The Rancho Vistoso PAD has specific policies for a number of Neighborhood's within the PAD; however, Neighborhood 4 does not currently have any. The property owner is requesting to establish policies that reflect the proposed changes for Neighborhood 4 only . These changes would not apply to any other neighborhoods in Rancho Vistoso. It is important to note that the Oro Valley Marketplace is the only development within Neighborhood 4. The proposed policies include:  Building height increases for specific uses and locations Reduced setback requirements for portions along Tangerine and Oracle Roads Permitting drive-thru uses without a Conditional Use Permit (CUP) Increased Floor Area Ratio (FAR) along Oracle Road Noise abatement Allowing recreational amenities throughout the "Marketplace" (e.g. Entertainment District, CDO multi-use path, etc.) to meet the recreation requirement for the proposed apartments. The policies are described in more detail below. Building Heights The first component of the PAD Amendment is a request to increase the building heights for select building areas within the Marketplace. The taller building heights proposed are strategically positioned relative to the unique circumstances and site characteristics of the Marketplace (e.g. lower grade, separated by Big Wash from neighbors to the west, adjacent to the existing 75-foot tall Oro Valley Hospital). The existing maximum building height is 39-feet with an additional 10-feet for architectural features. The applicant's request is to increase the maximum building height for only the following uses/locations (also shown graphic at right):  Tangerine Apartments (Location A in graphic at right): 75-feet, inclusive of architectural features Tangerine Hotel (Location B): 49-feet, plus an additional 10-feet for architectural features Entertainment District Hotel (Location C): 49-feet, plus an additional 10-feet for architectural features Oracle Apartments (Location D): 59-feet, inclusive of architectural features Oracle Hotel (Location E): 49-feet, plus an additional 10-feet for architectural features The proposed apartment building along Tangerine Road, the taller of the two, was moved to this location (originally proposed along Oracle Road) as it is more than 700 feet from the nearest homes, sits approximately 10-feet below Tangerine Road, and does not significantly impact views of the Catalina Mountains. Currently, the most visible building in this direction is the 75-foot-tall Oro Valley Hospital. If approved, these apartments will not exceed the height of the hospital. The proposed buildings depicted in locations B through D in the graphic at right are more than 1,000 feet from the nearest neighbors and range between 10 and 25 feet lower than surrounding neighbors. The applicant's proposed building heights in these locations will similarly have little to no impact on existing views of the Catalina Mountains. For more detail, the applicant has provided a Viewshed Analysis of the proposed buildings in Attachment 7. A typical and viable apartment development requires approximately 15 acres for a standard 300-unit development (typically 2- and 3-story buildings). Both apartment locations are significantly smaller than this standard (Tangerine Apartments - ~12-acres, Oracle Apartments - ~7-acres) which, in turn, require taller building heights (e.g. 4- and 5-stories) to be viable. The Tangerine Apartment building proposes 550 units, while the Oracle Apartment building proposes 230 units. If approved, the increases would only apply to the specific uses and locations requested (apartments and hotels) and all other If approved, the increases would only apply to the specific uses and locations requested (apartments and hotels) and all other lots within the center would continue to have a maximum building height of 39 feet, plus the additional 10-feet for architectural features. Setbacks The second component of the PAD Amendment is to reduce setbacks and bufferyards along portions of Tangerine and Oracle Roads to accommodate the proposed site design. Building setbacks along Tangerine Road typically require a 4:1 building height to setback ratio as part of the Tangerine Road Scenic Corridor Overlay District (TRCOD). Alternatively, the applicant is proposing to meet the standard Commercial (C-2) building setback requirements, similar to other commercial developments in Rancho Vistoso. Along Oracle Road, the applicant is requesting to waive the requirement that residential uses along Oracle Road provide a 30-foot landscaped setback. In both instances, the subject property is lower than the adjacent roadway (ranging from 10 feet to over 75 feet below) making the higher setback requirements unnecessary. Noise The third component of the PAD Amendment addresses potential noise impacts. A noise study (Attachment 8) was conducted for several properties within the center where amplified music is anticipated. Several policies have been included in the Amendment regarding noise abatement. Additional studies related to external speaker boxes for drive-thru uses will be required as part of the future technical plan review process. Drive-thru Uses A fourth component of the PAD Amendment addresses uses within the center. In addition to those already allowed in the C-2 zoning district, the applicant's request is to enable drive-thru uses without a Conditional Use Permit (CUP). Typically, a drive-thru use requires a CUP to fully evaluate the anticipated impacts on neighbors (e.g. traffic, noise, odors, etc.). In this instance, because the shopping center is well separated from neighbors, the potential impacts are relatively minor; therefore, the CUP process would be unnecessary. If approved, potential traffic impacts within the center will still be subject to Planning and Zoning Administrator and Town Engineer approval. Floor Area Ratio The fifth element of the PAD Amendment addresses the maximum Floor Area Ratio (FAR) for buildings along Oracle Road. Floor Area Ratio is a development standard restricting the "mass" of a building that is measured as a percentage of overall building area relative to lot area. The request is to increase the FAR from 0.2 (required by the Oracle Road Scenic Corridor Overlay District) to 0.4 (as applicable in all C-2 districts throughout Rancho Vistoso).  Recreation Amenities The last component of the PAD Amendment is to address how the required recreational amenities for both apartment buildings will be satisfied by a variety of amenities throughout the center. Typically, when an apartment development is proposed, a percentage of the lot must be dedicated to recreational amenities for future tenants. The applicant is requesting to meet these recreational requirements through a combination of amenities within each apartment development and a number of other amenities throughout the Marketplace (e.g. Entertainment District, CDO multi-use path, etc.). Item D - Revised Master Development Plan/Conceptual Site Plan, Landscape Plan and Recreation Area Plan - Attachments 4, 5 and 6 The applicant's proposed site changes reflect a "Mixed-use" design with a central community gathering area, intended to revitalize the center and bring additional activity to the Marketplace. Please note, the revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans reflect changes to portions of the Marketplace, rather than the entire center, as a number of areas are either already developed or not slated for change. To help distinguish between areas where changes are proposed and where they are not, the applicant has labeled the revised portions as Development Areas 1 through 5 (Attachment 4). A summary of the applicant's proposed changes to the Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans is provided below. Revised Master Development Plan/Conceptual Site Plan (Attachment 4) Apartments The applicant's proposed changes include two apartment buildings, referred to as the Tangerine Apartments and Oracle Apartments. The intent is to bring more people to the center to help drive the long-term financial success of the "Marketplace". The proposed apartment developments will help meet this goal by bringing in additional consumers that will live, eat, shop, recreate and play in the center. The Tangerine Apartments (graphic representation in the shown at right) are located in Development Area 1 along Tangerine Road (where offices are currently approved). This area is more than 700 feet from the nearest residence in the Catalina Shadows subdivision, sits approximately 10-feet below the adjacent grade of Tangerine Road and is directly in-line with the existing 75-foot high Oro Valley Hospital, the predominant structure visible to the north. The Tangerine Apartments include:  Podium style units with ground level parking 550 units Maximum building height of 75 feet/5 stories above ground level parking Maximum building height of 75 feet/5 stories above ground level parking Approximately 736,000 square feet Recreational Amenities, including:  Clubhouse Pool Gym Movie Theater Dog Park The Oracle Apartments (graphic representation shown at right) are located in Development Area 4 along Oracle Road (immediately north of Red Lobster). This area is more than 1,000 feet from the nearest residence in the Catalina Shadows subdivision, sits approximately 7-feet below the adjacent grade of Oracle Road, and is well below the elevation of the Catalina Shadows subdivision. The Oracle Apartments include:  Podium style units with ground level parking 230 units Maximum building height of 59 feet/5 stories above ground level parking Approximately 295,000 square feet Recreational Amenities, including:  Clubhouse Pool Hotels The revised site design also includes three hotel locations (Tangerine, Oracle and the Entertainment District). Similar to the influx of tenants from the apartments, the hotels will also bring in additional consumers to the Marketplace helping to contribute toward the financial success of the center. The Tangerine Hotel is located in Development Area 2, immediately south of Tangerine Road and west of the existing Urgent Care facility. The applicant has proposed the following for the hotel:  Approximately 92,000 square feet Maximum building height of 49-feet/4 stories 150 rooms Pool There remains one traffic related issue with this proposed hotel location. The current design for the southbound left-turn lane into the hotel from Water Harvest Way (coming from Tangerine Road) is shown as "striped" which will create a safety concern for motorists'. This "striped" area will need to be revised to include a widened landscape island or combination of the two. A condition of approval will be included as part of the formal Public Hearing. The Entertainment District Hotel is located in Development Area 3, adjacent to the central open space area between The Keg and the Century Theaters. The applicant has proposed the following for the hotel:  Approximately 60,000 square feet Maximum building height of 49-feet/4 stories 108 rooms Pool Ground floor restaurant/retail The Oracle Hotel is located in Development Area 5, between Red Lobster and Chase Bank. The applicant has proposed the following for the hotel:  Approximately 65,600 square feet Maximum building height of 49-feet/4 stories 112 rooms Pool Entertainment District The Entertainment District is located in Development Area 3, the central open space area between the transit center (along Water Harvest Way) and the movie theaters. The applicant has proposed the following for the Entertainment District (also shown in image at right):  Wading pools Splash pads (2) Sandbar with beach Turf area - proposed as public park to be owned and managed by the Town Courtyard area for live events Overflow parking/event space Ramadas and shade sails Walking paths Freestanding restaurant pads with outdoor patios  A large percentage of the original public art was included in the area proposed for the Entertainment District. These Public Art pieces will need to be relocated or replaced once removed. Future Applications Please note that when the development was first approved in 2008, a Master Architectural Guidelines package, a Master Sign Program and a Public Art program were part of the approval. Should current applications be approved by Town Council, the following future applications will be required:  Any new buildings not already included in the Master Architectural Guidelines package (e.g. Apartments and Hotels) will require consideration before the Planning and Zoning Commission and Town Council. The applicant is anticipating processing an updated Master Sign Program, which will similarly require consideration by the Planning and Zoning Commission and Town Council. Regarding replacement and future Public Art, if the applicant uses a "Call-for-artist" process to update the Public Art program, that request will be reviewed and approved administratively, as allowed by code. However, if an applicant chooses to use their own artists, consideration will be required by both the Planning and Zoning Commission and Town Council as required by code. Noise Abatement The revised site plan includes several locations (restaurant patios and a courtyard within the Entertainment District) where amplified noise is anticipated. When amplified noise is expected, a Noise Study (the "Study") is required (Attachment 8) to determine whether mitigation measures are necessary to minimize impacts on surrounding properties. The "Study" identified six (6) separate locations where measurements should be taken (Oro Valley Hospital and five (5) homes within the Catalina Shadows subdivision - shown as red stars in graphic below) and ran three separate scenarios to measure the potential noise impacts of each (shown below). The "Study" had the following two key assumptions built-in:  For scenarios 1 and 2, the exterior patios of the three restaurants/buildings would be oriented toward the mountains, so the buildings served as an additional noise buffer to existing homes to the west; and 1. For scenario 3, the sound system used in the courtyard was a disbursed sound system (e.g. multiple speakers positioned around the courtyard) which would help reduce overall sound levels. 2. All three scenarios meet the required hourly sound level limits of Section 25.1.A.3 during the daytime (7am to 7pm) and evening (7pm to 10pm) hours. The first two (2) scenarios (patrons only and live music on patios) also meet the nighttime (10pm to 7 am) sound level limits, while scenario 3 (live music in the courtyard) exceeds this threshold. As a result, a condition of approval will be included during the formal Public Hearing to require live music in the courtyard to end at 10pm or other mitigation measures will need to be incorporated into the design. Drive-thru The revised site design also includes a drive-thru restaurant in Development Area 4, adjacent to the proposed Oracle Hotel. The building orientation will minimize noise impacts to neighbors and vehicle stacking will be fully screened by a screen wall and landscaped bufferyard. Impacts to neighbors are expected to be minimal. Traffic The applicant’s proposal will generate similar traffic volume throughout most of the day. However, during the morning peak hour (7am-9am), this new development will have an increased impact of approximately 5% to Oracle Road traffic volume over what was originally anticipated with the centers full build-out. It is important to note the Oro Valley Marketplace is not 100% built-out and currently generates less traffic than was anticipated and built to accommodate. With or without the applicant’s proposed changes, there is going to be an expected increase in traffic in the area reflecting the full build-out of the center. If the new proposed development is approved and is 100% built-out, the traffic will be similar to what was originally planned (for full build-out of the center) and will meet the safety requirements the improvements were already built to accommodate. The difference between full build-out traffic generation (as currently entitled) and proposed is outlined in the table below. TRAFFIC GENERATION TYPE VEHICLE TRIPS PER DAY (VTPD) Built sites as of 2021 (e.g. Walmart, Movie Theater, etc)16,184 Approved for entire center in 2008 for all building pads (developed and undeveloped as of 2021)26,124 Projected for entire center with applicant's proposed site changes 28,978 Projected Difference 2,854 ORO VALLEY MARKETPLACE TRAFFIC GENERATION Conceptual Landscape Plan (Attachment 5) The revised Conceptual Landscape Plan includes new trees, shrubs and accents in all areas not intended for building purposes. Additionally, screening is incorporated for all loading zones, the drive-thru and refuse locations as required by code. All plants will comply with the Rancho Vistoso and Town of Oro Valley approved plant lists which are typified by low-water use, native plants. The Entertainment District also includes landscaping, fencing and shade structures to appeal to year-round users. Recreation Area Plan  (Attachment 6) Recreational amenities are being provided both within the proposed apartment buildings, and throughout the larger center. As a result, tenants in both apartment developments will have amenities immediately available for their use, while the amenities provided in the Entertainment District and greater Marketplace, will be available for the general public's use. GENERAL PLAN AND STRATEGIC PLAN CONFORMANCE The applicant's requests are supported by the Vision, Guiding Principles, Goals and Policies of the Your Voice, Our Future General Plan. The General Plan seeks to find a balance between, among other things, economic development, housing availability and open space. The applicant's proposals strive toward maintaining this balance while brining new energy to the center. Vision The Your Voice, Our Future  General Plan Visions states: "Oro Valley strives to be a well-managed community that provides all residents with opportunities for quality living. Oro Valley will keep its friendly, small-town, neighborly character, while increasing services, employment and recreation. The Town's lifestyle continues to be defined by a strong sense of community, a high regard for public safety and extraordinary natural environment and scenic views." The applicant's proposed changes are consistent with the Vision as it will provide additional housing opportunities while bringing energy to the center intended to help "...increase services, employment and recreation." The applicant's requests are consistent with the General Plan's Vision. Guiding Principles In addition to the General Plan Vision, the Guiding Principles serve as the foundation for the Goals and Policies throughout the plan. The applicant's proposals specifically addresses a number of Guiding Principles, including:  Preserve the scenic beauty and environment  Desert and mountain views 1. Create a complete community with a broad range of shopping, dining and places to gather.  Increasing shopping opportunities, services and restaurants Downtown or central gathering area 2. Manage how we grow and maintain high design standards  Increase commercial services and employment opportunities 3. Keep Oro Valley a family-friendly community  Family entertainment and activities for all ages 4. Provide more parks, recreation and cultural opportunities for all ages  Opportunities to gather as a community 5. Maintain financial stability  Strive for a diversified and stable revenue base 6. The locations for the applicant's proposed site changes were strategic, based on the specific site circumstances (e.g. distance from neighbors, lower grades) to minimize impacts on views of the Catalina Mountains. Furthermore, the changes will bring new energy that will contribute to the long-term financial success of the center. The proposed revitalization and site design are consistent with the Guiding Principles listed above. Goals and Policies The Goals and Policies of the General Plan are divided into the following three categories:  Community1. Environment2. Development3. The applicant's proposals address a number of Goals and Policies in each of the three categories. A list of the key ones is provided below:  Long-term financial and economic stability (Community Goal A) A robust local economy and job market that provide opportunities for quality employment, build on Oro Valley's assets and encourage high-quality growth (Community Goal B) The proactive conservation, protection and restoration of environmentally sensitive lands, natural resource areas, habitats and lands with high scenic value (Environment Goal K) A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents (Community Goal D) A built environment that creatively integrates landscape, architecture, open space and conservation elements to increase the sense of place, community interaction and quality of life (Development Goal Q) Develop a diversified and robust economic base to support long-term economic stability (Community Policy E.1) Promote the creation of unique community gathering places that are inviting, walkable, attractive and vibrant and offer commercial, entertainment or cultural activity (Community Policy CC.6) Support the development of diverse housing types within the community (Community Policy CC.6) Support the development of a range of public activities that foster a sense of community and create common places to gather (Community Policy CC.10) Protect scenic corridors, public park and trail view sheds, and the distinctive visual character and visual appeal of Oro Valley (Environment Policy SD.6) Enhance, protect, create and restore native biological habitats, especially along washes, groundwater basins, recharge areas and wildlife corridors...(Environment Policy SD.7) Promote land use development practices and programs that conserve and minimize impacts to natural and cultural resources (Development Policy LU.1) Promote the design of cohesive developments that enhance and promote the pedestrian experience (Development Policy LU.9) Effective transitions between differing land uses and intensities in the community (Development Goal X) In addition to the goals and policies highlighted above, the revitalization of the "Marketplace" also satisfies several General Plan actions related to Economic Development and Transportation/Circulation. Every two years, the Town Council's adopted Strategic Leadership Plan (SLP) prioritizes the General Plan's actions to provide further guidance and allocate resources. This item has been included in both the current SLP (FY20/21) and the prior plan (FY19/20) when the shopping center was under different ownership. The Council's objective for both leadership plans is as follows: "Work with the owners of the Oro Valley Village Center [Marketplace] to develop a multi-faceted, mutually agreeable approach to attract and retain new investment and an expanded customer base to that complex." The applicant's proposals are in conformance with the General Plan and meet the SLP's objective relative to the "Marketplace." ZONING CODE CONFORMANCE The applicant's proposed changes are compliant with all applicable requirements of the Rancho Vistoso PAD and Zoning Code. As discussed previously, the one remaining issue is the proposed left-turn lane into the Tangerine Hotel from Water Harvest Way. A condition of approval will be added to address the issue at the formal Public Hearing. PUBLIC PARTICIPATION The public participation process for the applicant’s proposals has been extensive. The outreach process included:  March 2020 : The first community-wide neighborhood meeting to introduce the project to neighbors and answer questions. July 2021 : Publication of an Informational Video to re-familiarize neighbors with the project and allow the application to present updated information prior to the Focus Area Meetings. August 2021 : Four Focus Area meetings were conducted with specific areas of neighbors to enable a more in-depth discussion of the issues affecting them. Those areas include:  Catalina Shadows Rams Canyon and Rams Pass subdivisions Palisades and Palisades South subdivisions Homes near the southeast intersection of Oracle and Tangerine Roads September 2021 : A second community-wide neighborhood meeting was held to bring together the feedback received during the Focus Area meetings and allow the applicant to present updated information. A number of points were consistently raised by neighbors throughout the meeting process. Those included:  Recognition of the need to revitalize the shopping center1. Protection of views of the Catalina Mountains: Staff response: the locations where building height increases are proposed were strategically selected based on the sites unique characteristics. All the locations are at least 700 feet from neighbors (most are more than 1000 feet), and sit at lower elevations. Furthermore, the Tangerine Apartments (the tallest proposed building height) is north of most neighbors (predominant views are to the east) and in-line with the existing Oro Valley Hospital that is 75-feet tall. The proposed buildings will have minimal view impacts on neighbors. 2. Traffic increases on Oracle Road: Staff response: the "Marketplace" is not fully built-out, as approximately 30% remains undeveloped and there are a number of vacant storefronts. The center's infrastructure was originally designed by the developer to accommodate traffic associated with 100% build-out. The applicant's proposed site changes will have a minimal impact on traffic (both on- an off-site) relative to the amount of traffic that was anticipated at full build-out. 3. Apartments (e.g. vacancy rates, target market and crime impacts): Staff response: the Town recently commissioned an Apartment Study (Attachment 11) as part of a larger ongoing housing study. The study found the following details regarding concerns from neighbors:  Demand for apartments in Oro Valley is high and experiencing the strongest rent growth in the region. Oro Valley currently has a limited supply of vacant units with an average vacancy rate of 5.4%, similar to the greater Tucson market (4.3%), however, average rents in Oro Valley are 35% higher than the market as a whole. Renters in Oro Valley are typically young professionals or empty nesters. A majority of renters in Oro Valley (79%) are either 55+ (42%) or aged 25-44 (37%) with average monthly rents of $1,123, substantially higher than the average monthly rent in the greater Tucson region of $846. Since 2015, apartment communities in Oro Valley have accounted for approximately 13% of Part I more serious crimes, while representing 15.3% of the total housing units. Furthermore, on a per-unit basis, apartments had less crime reported than single-family homes when compared over a 6-month period. 4. The Neighborhood Meeting Summaries are included as Attachment 9. Staff has received a number of letters and other correspondence from neighbors and other interested parties during the Public Participation process. That information has been provided in Attachment 10. Additionally, a Frequently Asked Questions document (Attachment 11) was posted on the website to address a number of common questions. Notices were sent for each of the neighborhood meetings using the following:  Notices to all property owners within 600 feet (distance increased in some areas to ensure entire subdivisions were notified) Notification to additional interested parties who signed in during the 1st neighborhood meeting Homeowners Association mailings Postings on the property Posting at Town Hall and on Town website SUMMARY AND RECOMMENDATION The applicant has proposed four separate, but related applications for the Oro Valley Marketplace to enable revitalization of the center. Those applications include:  Item A: Environmentally Sensitive Lands (ESL) Zoning Map Amendment to enable conversion of the "reconstructed central open space" area to recreational open space. Item B: Request to utilize the ESL Mixed-use Flexible Design Option to enable the proposed apartment developments. Item C: Planned Area Development (PAD) Amendment to revise several standards related to development within the Oro Valley Marketplace. Item D: Revised Master Development Plan/Conceptual Site, Landscape and Recreation Area Plans to reflect the proposed changes and address all pedestrian and vehicular circulation changes. At this time, the tentative Public Hearing schedule for the applicant’s requests is shown below:  January 6, 2022 – Planning and Zoning Commission Public Hearing ~January 2022 – Town Council Study Session - (TBD) Timing is dependent upon the applicant's final acquisition of ADOT right-of-way along Tangerine and Oracle Roads. ~February 2022 – Town Council Public Hearing - (TBD) Timing is dependent upon the applicant's final acquisition of ADOT right-of-way along Tangerine and Oracle Roads. Neighbors will continue to be notified of the upcoming public hearings and site visits for both Commission and Town Council members will be scheduled in advance of each meeting. These items are for discussion only and a recommendation will be provided during the formal public hearing. FISCAL IMPACT: . SUGGESTED MOTION: These items are for discussion only. They will be presented to Planning and Zoning Commission at a formal Public Hearing in January.   Attachments ATTACHMENT 1 - ESL AMENDMENT  ATTACHMENT 2 - REQUEST TO UTILIZE ESL MIXED-USE FLEXIBLE DESIGN OPTION  ATTACHMENT 3 - PAD AMENDMENT  ATTACHMENT 4 - REVISED MASTER DEVELOPMENT PLAN-CSP  ATTACHMENT 5 - CONCEPTUAL LANDSCAPE PLAN  ATTACHMENT 6 - RECREATION AREA PLAN  ATTACHMENT 7 - APPLICANT'S VIEWSHED ANALYSIS  ATTACHMENT 8 - OV MARKETPLACE NOISE ASSESSMENT  ATTACHMENT 9 - NEIGHBORHOOD MEETING SUMMARY  ATTACHMENT 10 - NEIGHBOR CORRESPONDENCE  ATTACHMENT 11 - APARTMENT STUDY FOR ORO VALLEY  ATTACHMENT 11 - FREQUENTLY ASKED QUESTIONS  D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION STUDY SESSION December 14, 2021 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE            STUDY SESSION AT OR AFTER 6:00 PM   CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m.   ROLL CALL Present: Hal Bergsma, Commissioner Robert Henderson, Commissioner Jacob Herrington, Vice Chair Ellen Hong, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Bayer Vella, Planning Manager Paul Keesler, Public Works Director/Town Engineer Attendees: Melanie Barrett, Town Council Liaison  Commissioner Hong arrived at 6:04 p.m. Commissioner Henderson left at 6:59 p.m.   PLEDGE OF ALLEGIANCE Chair Gambill led the Commission and audience in the Pledge of Allegiance.   CALL TO AUDIENCE There were no speaker requests.   COUNCIL LIAISON COMMENTS The Council Liaison was not asked for comments as meeting was a study session only.   STUDY SESSION AGENDA     1.STUDY SESSION: DISCUSSION REGARDING FOUR SEPARATE ITEMS REGARDING PROPOSED CHANGES TO THE ORO VALLEY MARKETPLACE, LOCATED AT THE SOUTHWEST CORNER OF TANGERINE AND ORACLE ROADS. THE ITEMS INCLUDE: ITEM A: ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP AMENDMENT ITEM B: REQUEST TO UTILIZE THE ENVIRONMENTALLY SENSITIVE LANDS MIXED-USE FLEXIBLE DESIGN OPTION ITEM C: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT ITEM D: REVISED MASTER DEVELOPMENT PLAN/CONCEPTUAL SITE, LANDSCAPE AND RECREATION AREA PLANS       Principal Planner Michael Spaeth provided a presentation the included the following: - Purpose - Proposed applications - Location - Brief history of Oro Valley Marketplace - Need for revitalization - Item A - ESL Zoning Map Amendment - Item B - Request use of ESL Mixed-use Flexible Design Option - Item C - Rancho Vistoso PAD Amendment - Item D - Revised Master Development Plan/CSP - Development Area A - Tangerine Apartments - Development Area B - Tangerine Hotel - Development Area C - Entertainment District - Development Area D - Oracle Apartment and Drive-thru - Development Area E - Oracle Hotel - Future applications - General Plan, Strategic Leadership Plan and Zoning conformance - Neighborhood meetings - Summary and timeline    Discussion ensued among the Commission and staff.    Keri Silvyn of Lazarus & Silvyn, P.C., representing the applicant, played a video highlighting the reimagining of the OV Marketplace (OV Village Center). Applicant Jim Horvath with Town West Realty, introduced his team and provided a presentation of other Town West projects. Ms. Silvyn provided a presentation on the Oro Valley Marketplace that included the following: - The Town's vision - Prime location - Challenges - Reimagining as a "retaildential" center - Opportunities - Conditions and heights - Oasis Park layout and visuals - Luxury apartments examples - Views - Tangerine and Oracle Roads - Tangerine and Oracle Luxury Apartments - Tangerine and Oracle Hotels - Economic Impact - Neighborhood Outreach - Vision Ms. Silvyn concluded her presentation with another video of the property reimagined.    Discussion ensued among the Commission, applicant and staff.   PLANNING UPDATE (INFORMATIONAL ONLY) Planning Manager Bayer Vella provided an update to the next Commission meeting scheduled for January 6, 2022.   ADJOURNMENT    Motion by Vice Chair Jacob Herrington, seconded by Commissioner Hal Bergsma to adjourn the meeting.    Chair Gambill adjourned the meeting at 7:44 p.m.     I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 14th day of December, 2021. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist Parking Analysis 1 Oro Valley Village Center – Tangerine Road/Oracle Road Table of Contents Project Description ___________________________________________________________ 2 Study Methodology ___________________________________________________________ 2 Existing and Proposed Development _____________________________________________ 2 Peak Parking Evaluation _____________________________________________________ 10 Conclusion _________________________________________________________________ 15 Table of Figures Figure 1 – Vicinity Map ________________________________________________________3 Figure 2 – Site Plan ____________________________________________________________4 Figure 3 – Parking Zones _______________________________________________________5 List of Tables Table 1 – Parking Zone Land Use and Provided Parking Spaces _____________________ 6 Table 2 – Oro Valley Parking Requirements ______________________________________ 7 Table 3 – Oro Valley Village Center Parking Requirements _________________________ 8 Table 4 – Oro Valley Village Center Shared Parking (Interaction) ___________________ 9 Table 5 – Peak Parking Demand _______________________________________________ 11 Table 6 – Zones 1 and 2 Weekday Surplus/Deficit Parking _________________________ 12 Table 7 – Zones 1 and 2 Weekend Surplus/Deficit Parking _________________________ 12 Table 8 – Zones 3 and 4 Weekday Surplus/Deficit Parking _________________________ 13 Table 9 – Zones 3 and 4 Weekend Surplus/Deficit Parking _________________________ 13 Table 10 – Zones 6 and 7 Weekday Surplus/Deficit Parking ________________________ 14 Table 11 – Zones 6 and 7 Weekend Surplus/Deficit Parking ________________________ 14 Prepared By; Andrew Smigielski, PE, PTOE, PTP Amy Forsythe, EIT Appendix Peak Parking Demand Calculations Comment Resolution Parking Analysis 2 Oro Valley Village Center – Tangerine Road/Oracle Road ORO VALLEY VILLAGE CENTER TANGERING ROAD/ORACLE ROAD PARKING ANALYSIS Project Description Town West is proposing to finish developing the existing Oro Valley Village Shopping Center on the southwest corner of Tangerine Road/Oracle Road in Oro Valley, Arizona. The vicinity of the project is shown in Figure 1. The site will be located as shown in Figure 2. The completion of the site will include apartments, hotels, and an entertainment district and 5,267 parking spaces. The purpose of this parking analysis is to determine the parking needs/requirements of the fully completed development. The author of this report is a registered professional engineer (civil) in the State of Arizona having specific expertise and experience in the preparation of parking analyses. Study Methodology In order to analyze and evaluate the parking requirements for the project: • A review of the site plan was performed to determine the various types of existing/proposed land uses and to define distinct parking zones within the site. • The various land uses and associated building sizes were determined for each parking zone as well as the existing and proposed number of parking spaces for each parking zone. • A review of Town of Oro Valley (OV) parking requirements was performed to determine the parking ratios for each proposed land use. • The required number of parking spaces was determined for each land use. • A shared parking (interaction) evaluation was completed for the project site. • Peak parking demand analyses were performed for each parking zone. Existing and Proposed Development The Oro Valley Village Center is an existing shopping center located on the southwest corner of Tangerine Road/Oracle Road in Oro Valley, Arizona that is served by eight existing access points. No changes are proposed to any of the site access points or to the adjacent roadways as a part of the final development of Oro Valley Village Center. The fully completed site will provide 5,267 parking spaces, which can be divided into nine distinct parking zones based on drive aisles and site layout, as shown in Figure 3. Three vacant lots within the Oro Valley Village Center do not have specific development plans at this time. These lots were estimated to have 70,000 total square feet of shopping center space when completed. The vacant lots are included in their respective zones below. Parking Analysis 3 Oro Valley Village Center – Tangerine Road/Oracle Road Figure 1 – Vicinity Map WWWATER PLANTBIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACE220-04-3450PIMA COUNTYC.A."A"ORACLE APARTMENTSE. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.548, PG. 385)N. ORACLE ROAD - STATE ROUTE 77NEW RIGHT-OF-WAY LINEORO VALLEYPIMA COUNTY6531 32T11ST12SWALMARTRETAILRETAILCENTURYTHEATERRETAILRETAILRESTAURANTRETAILTANGERINE HOTELRESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756RESTAURANTORACLE HOTELALTERNATELOCATIONPARKING GARAGEENTERTAINMENT DISTRICTPARKING ZONE 5RETAILTANGERINE APARTMENTSRESTAURANTORACLE HOTELQ:\185050\WT-03 - Town West\Resources\TIA\Fig 2 Site Plan.dwg Plotted: Nov 18, 2021and Las VegasInc.TheWLBGroupORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 200902705260'450'300'150'FIGURE 2 - SITE PLANSCALE: 1"=150'MATCHLINE SEE RIGHT VIEWMATCHLINE SEE LEFT VIEWPROPOSED PARKINGZONE BOUNDARY (TYP.) WWWATER PLANTBIG WASH(PIMA COUNTY)DKT.11864, PG. 756ORO VALLEYMARKETPLACE220-04-3450PIMA COUNTYC.A."A"PARKINGZONE 2ORACLE APARTMENTSPARKINGZONE 6E. TANGERINE ROAD (PUBLIC)(DKT. 9240, PG. 322)(DKT.548, PG. 385)N. ORACLE ROAD - STATE ROUTE 77NEW RIGHT-OF-WAY LINEORO VALLEYPIMA COUNTY6531 32T11ST12SWALMARTRETAILRETAILCENTURYTHEATERRETAILRETAILRESTAURANTRETAILTANGERINE HOTELRESTAURANTBANKBIG WASH(PIMA COUNTY)DKT.11864, PG. 756RESTAURANTORACLE HOTELPARKINGZONE 7ALTERNATELOCATIONPARKING GARAGEPARKINGZONE 3PARKINGZONE 4ENTERTAINMENT DISTRICTPARKINGZONE 5RETAILTANGERINE APARTMENTSPARKINGZONE 1RESTAURANTORACLE HOTELPARKINGZONE 8Q:\185050\WT-03 - Town West\Resources\TIA\Fig 3 Parking Zones 11.18.dwg Plotted: Nov 18, 2021and Las VegasInc.TheWLBGroupORO VALLEY VILLAGE CENTERSEC. 31 & 32 T11S R14E AND SEC. 5, T12S R14E, G&SRMTOWN OF ORO VALLEY, PIMA COUNTY, ARIZONABEING A PORTION OFLOTS 1 THRU 31 AND COMMON AREAS A, B & DOF THE ORO VALLEY MARKETPLACE AMENDED FINAL PLATBOOK 62, PAGE 19, SEQUENCE NUMBER 200902705260'450'300'150'FIGURE 3 - PARKING ZONESSCALE: 1"=150'MATCHLINE SEE RIGHT VIEWMATCHLINE SEE LEFT VIEWPROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.)PROPOSED PARKINGZONE BOUNDARY (TYP.) Parking Analysis 6 Oro Valley Village Center – Tangerine Road/Oracle Road The completed Oro Valley Village Center will provide new apartments, hotels, and an entertainment district. The existing and proposed land uses within each of the distinct ten parking zones are provided in Table 1. Table 1 – Parking Zone Land Use and Provided Parking Spaces Zone 1 Apartments (Proposed)500 units Zone 2 Hotel (Proposed)150 rooms Service Shop 4,200 sf Retail 4,970 sf Office 2,940 sf Medical Office 10,208 sf Zone 3 Retail 70,234 sf Office 3,470 sf Zone 4 Supermarket 195,273 sf Zone 5 Restaurant (Proposed)32,011 Retail (Proposed)22,500 Hotel (Proposed)108 rooms Bar (Proposed)7,000 sf Commercial Recreation (Proposed)16,000 sf Community Park (Proposed)1.4 acres Theater 1,928 seats Retail 203,128 sf Zone 6 Apartments 230 Restaurant (Convenience)5,000 sf Zone 7 Restaurant (Standard)7,028 sf Retail 20,000 sf Financial Services 4,355 sf Hotel 112 rooms Zone 8 Restaurant (Convenience)3,650 sf Retail 16,000 sf Gas Station 4,500 sf Total 3,758 5,267 151 264 *ADA parking spaces included within total parking space count **Bicycle parking spaces not included within total vehicle parking space count 329 15 17 118 161 10 8 1,577 280 Total Parking Spaces 424 926 909 318 0 199 424 926 Land Use Total Size Existing Parking Spaces Provided ADA Parking Spaces* Bicycle Parking Spaces** 1,766 234 434 12 20 19 11 13 45 16 22 24 47 47 89 Parking Analysis 7 Oro Valley Village Center – Tangerine Road/Oracle Road Parking Requirements per Town of Oro Valley OV provides parking requirements for various land uses in their Zoning Code. Per Section 27.7 – “Off-Street Parking”, the parking requirements shown in Table 2 are applicable to the Oro Valley Village Center project. Table 2 – Oro Valley Parking Requirements Applying the above parking requirements in Table 2 to the land use values summarized in Table 1 results in the parking space requirements for each parking zone as shown in Table 3. Shared Parking Evaluation Table 3 shows that the expected parking demand (5,795 spaces) will exceed the parking supply (5,267 spaces). While the total number of required parking spaces for the site is the combined total of the parking space requirements for each individual land use, Oro Valley Village Center is a mixed-use commercial development, and a simple addition of each individual tenants’ parking requirements is an oversimplification of the actual parking needs of the development. Many municipal agencies in the State of Arizona, including Town of Oro Valley, allow for the consideration of shared parking interaction within a mixed-use development. Shared parking interaction is the concept of different businesses using the same parking space as the vehicle driver visits multiple locations after parking. For example, it would be quite common for someone staying at a hotel to walk to an adjacent restaurant and eat dinner. This patron would only be using one parking spot, assuming they commuted to the development via a passenger vehicle. Required Parking 1 bedrom 1.5 spaces per unit 2 bedroom 1.75 spaces per unit 3 bedroom 2.0 spaces per unit 4 bedroom 2.5 spaces per unit guest parking 1 space per 4 units 4 spaces per 1,000 s.f. 3 spaces per 1,000 s.f. 4.5 spaces per 1,000 s.f. 4 spaces per 1,000 s.f. 6 spaces per 1,000 s.f. standard 10 spaces per 1,000 s.f. convenience 15 spaces per 1,000 s.f. 10 spaces per 1,000 s.f. 6 spaces per 1,000 s.f. 5 spaces per acre 1 space per 3 seats 3.5 spaces per 1,000 s.f. Retail Land Use Supermarket Restaurant Apartments Bars Service Shop Office Med Office Commercial Recreation Community Park Theater Bank Parking Analysis 8 Oro Valley Village Center – Tangerine Road/Oracle Road Table 3 – Oro Valley Village Center Parking Requirements Generally accepted shared parking interaction factors in multi-use developments range from 10% to 30%. However, the Town of Oro Valley does not provide specific requirements for shared parking interactions. Oro Valley Village Center is a regional shopping center with many attractions that will draw customers from a relatively large market area. Due to the wide variety of commercial land uses available within the site, a significant amount of interactivity is expected to occur. A 30% shared parking reduction was assumed for the Oro Valley Village Center development. It should be mentioned that a shared parking interaction factor was not applied to parking zones with only one land use (Parking Zones 1, 4, and 6) or directly to the proposed apartments. 1 Bedroom 256 units 1.5 spaces per unit 384 2 Bedroom 171 units 1.75 spaces per unit 300 3 Bedroom 73 units 2.0 spaces per unit 146 4 Bedroom 0 units 2.5 spaces per unit 0 Guest Parking -units 1 space per 4 units 125 150 rooms 1 space per room 150 4,200 s.f.4 spaces per 1,000 s.f.17 4,970 s.f.4 spaces per 1,000 s.f.20 2,940 s.f.3 spaces per 1,000 s.f.9 10,208 s.f.4.5 spaces per 1,000 s.f.46 70,234 s.f.4 spaces per 1,000 s.f.281 3,470 s.f.3 spaces per 1,000 s.f.11 4 195,273 s.f.6 spaces per 1,000 s.f.1,172 1,172 Restaurant (Standard)32,011 s.f.10 spaces per 1,000 s.f.321 225,628 s.f.4 spaces per 1,000 s.f.903 108 rooms 1 space per room 108 7,000 s.f.10 spaces per 1,000 s.f.70 16,000 s.f.6 spaces per 1,000 s.f.96 1.4 acres 5 spaces per acre 7 1,928 seats 1 space per 3 seats 643 1 Bedroom 85 units 1.5 spaces per unit 128 2 Bedroom 127 units 1.75 spaces per unit 223 3 Bedroom 18 units 2.0 spaces per unit 36 4 Bedroom 0 units 2.5 spaces per unit 0 Guest Parking -units 1 space per 4 units 58 Restaurant (Convenience)5,000 s.f.15 spaces per 1,000 s.f.75 7,028 s.f.10 spaces per 1,000 s.f.71 20,000 s.f.4 spaces per 1,000 s.f.80 4,355 s.f.3.5 per 1,000 s.f.16 112 rooms 1 space per room 112 Restaurant (Convenience)3,650 s.f.15 spaces per 1,000 s.f.55 16,000 s.f.4 spaces per 1,000 s.f.64 4,500 s.f.15 spaces per 1,000 s.f.68 Total 5,795 187 Hotel 279 8 7 Retail Gas Station Land Use Supermarket Parking Requirements 1 Zone Size Hotel Retail Office 2 3 Total, By Zone 955 242 292 Restaurant (Standard) Theater Hotel Community Park Apartments Service Shop Office Medical Office Retail Minimum Parking Spaces Needed 2,148 6 520 Financial Services 5 Apartments Retail Bar Commercial Recreation Retail Parking Analysis 9 Oro Valley Village Center – Tangerine Road/Oracle Road In addition to the shared parking interaction, a 5% multimodal parking reduction was used to account for the effects of bicycle and ride-share traffic at the project site. Similar to the shared parking reduction, the multimodal reduction was not applied to the apartments. The result of a 30% shared parking interaction and 5% multi-modal parking reduction is presented in Table 4. Table 4 – Oro Valley Village Center Shared Parking (Interaction) As shown in Table 4, based on Town of Oro Valley parking requirements, a 30% shared parking interaction, and a 5% multi-modal parking reduction, vehicles within Oro Valley Village Center are anticipated to require 4,745 parking spaces per day. This is expected to result in a surplus of 522 parking spaces when compared to the provided 5,267 parking spaces. Zone 1* Apartments (Proposed)** Zone 2 Hotel (Proposed) Service Shop Retail Office Medical Office Zone 3 Retail Office Zone 4* Supermarket Zone 5 Restaurant (Proposed) Retail (Proposed) Hotel (Proposed) Bar (Proposed) Commercial Recreation (Proposed) Community Park (Proposed) Theater Retail Zone 6* Apartments** Restaurant (Convenience) Zone 7 Restaurant (Standard) Retail Financial Services Hotel Zone 8 Restaurant (Convenience) Retail Gas Station Total 5,267 5,795 4,853 4,745 161 187 Required Parking Spaces 329 279 196 187 2,148 520 520 1,429 520 1,172 955 170 1,172 242 926 Land Use 318 131 424 Required Parking Spaces (30% Interaction) 205292 162 195 1,172 125 1,766 1,504 434 *No Shared Reduction Applied ** Shared and Multi-Modal Reductions Not Applied to Residential Land Uses Provided Parking Spaces 909 955 Required Parking Spaces (30% Interaction and 5% Multi- Modal Reduction) 955 Parking Analysis 10 Oro Valley Village Center – Tangerine Road/Oracle Road Peak Parking Evaluation Taking the parking calculations another step further, a peak parking demand analysis was completed for each parking zone within Oro Valley Village Center. Each proposed land use has a distinct high parking demand time. For example, a restaurant that only serves breakfast and lunch experiences its peak parking demand in the morning, while a typical restaurant will experience peak parking demand in the evening. Retail and restaurant developments usually experience peaks during the midday whereas hotels and theaters are expected to experience peaks in the evening. The Urban Land Institute (ULI) provides nationally agreed upon peak parking demand data for multiple land uses, including those proposed within the Oro Valley Village Center development. This data is used by many jurisdictions within the State of Arizona. ULI peak parking demand data was applied to the reduced parking space requirements for the project site (shown in Table 4) and are summarized in Table 5. Complete calculations can be found in the Appendix. As shown in Table 5, accounting for peak parking demand (including a 30% shared parking interaction, where applicable, and a 5% multi-modal parking reduction) the site will require 4,441 parking spaces on a weekday and 4,306 parking spaces on the weekend. While the Oro Valley Village Center development is expected to provide an overall adequate amount of parking spaces, Zones 1, 4, and 6 may encounter parking space shortages during a few peak hours of the day. Zones 1 and 6 consist of apartment land uses, which must have all of their required parking located within their specific zone (overflow in adjacent zones is not sufficient). To ensure adequate parking for these apartments, more parking must be provided within these zones or fewer apartments should be constructed. A pedestrian path, including a crosswalk, will be providing across the internal spine road to provide a clear path for overflow parking between Zones 1 and 2. Due to their close proximity, overflow vehicles from Zone 4 can be accommodated in Zone 3 (which is expected to have a surplus of parking). Overflow guest parking from the apartments in Zone 6 may park within the surplus parking available in Zone 8. The hourly parking surplus/deficit within each parking zone was determined by comparing the hourly demand to the number of provided parking spaces. Tables 6 through 11 show the weekday and weekend peak hour parking surplus/deficit of the zones expected to share parking. Parking Analysis 11 Oro Valley Village Center – Tangerine Road/Oracle Road Table 5 – Peak Parking Demand Weekday Weekend Zone 1* Apartments (Proposed)** Zone 2 Hotel (Proposed) Service Shop Retail Office Medical Office Zone 3 Retail Office Zone 4* Supermarket Zone 5 Restaurant (Proposed) Retail (Proposed) Hotel (Proposed) Bar (Proposed) Commercial Recreation (Proposed) Community Park (Proposed) Theater Retail Zone 6* Apartments** Restaurant (Convenience) Zone 7 Restaurant (Standard) Retail Financial Services Hotel Zone 8 Restaurant (Convenience) Retail Gas Station Total 5,267 4,441 4,306 Zone/Land Use 909 318 424 926 955 955 135 123 193 191 1,113 1,113 1,766 1,268 434 492 Red values indicate a shortage of parking within a parking zone Provided Parking Spaces 492 120 Parking Spaces Required 161 124 1,171 329 161 141 Parking Analysis 12 Oro Valley Village Center – Tangerine Road/Oracle Road Table 6 – Zones 1 and 2 Weekday Surplus/Deficit Parking Table 7 – Zones 1 and 2 Weekend Surplus/Deficit Parking Tables 6 and 7 show that Zone 1 may have parking deficits between 7:00 PM and 12:00 AM on both weekdays and weekends. Zone 1 is expected to have a weekday and weekend maximum peak parking shortage of 46 spaces (10:00 PM). During these same peak hours, the adjacent Zone 2 is expected to have a surplus of 208 spaces on a weekday (10:00 PM) and 207 parking spaces on a weekend (10:00 PM). The surplus parking available in Zone 2 could accommodate the parking shortages expected at Zones 1. 7:00 AM 909 860 49 318 109 209 8:00 AM 909 812 97 318 135 183 9:00 AM 909 764 145 318 129 189 10:00 AM 909 716 193 318 126 192 11:00 AM 909 669 240 318 129 189 12:00 PM 909 621 288 318 103 215 1:00 PM 909 669 240 318 122 196 2:00 PM 909 669 240 318 130 188 3:00 PM 909 669 240 318 130 188 4:00 PM 909 716 193 318 131 187 5:00 PM 909 812 97 318 131 187 6:00 PM 909 860 49 318 131 187 7:00 PM 909 926 -17 318 119 199 8:00 PM 909 936 -27 318 117 201 9:00 PM 909 945 -36 318 113 205 10:00 PM 909 955 -46 318 110 208 11:00 PM 909 955 -46 318 112 206 12:00 AM 909 955 -46 318 111 207 Red values indicate a parking deficit Time Zone 1 Zone 2 Proposed Parking Demand Surplus or Deficit? Proposed Parking Demand Surplus or Deficit? 7:00 AM 909 860 49 318 103 215 8:00 AM 909 812 97 318 123 195 9:00 AM 909 764 145 318 118 200 10:00 AM 909 716 193 318 114 204 11:00 AM 909 669 240 318 116 202 12:00 PM 909 621 288 318 91 227 1:00 PM 909 669 240 318 83 235 2:00 PM 909 669 240 318 88 230 3:00 PM 909 669 240 318 87 231 4:00 PM 909 716 193 318 90 228 5:00 PM 909 812 97 318 94 224 6:00 PM 909 860 49 318 97 221 7:00 PM 909 926 -17 318 96 222 8:00 PM 909 936 -27 318 100 218 9:00 PM 909 945 -36 318 103 215 10:00 PM 909 955 -46 318 111 207 11:00 PM 909 955 -46 318 113 205 12:00 AM 909 955 -46 318 111 207 Demand Surplus or Deficit? Red values indicate a parking deficit Time Zone 1 Zone 2 Proposed Parking Demand Surplus or Deficit? Proposed Parking Parking Analysis 13 Oro Valley Village Center – Tangerine Road/Oracle Road Table 8 – Zones 3 and 4 Weekday Surplus/Deficit Parking Table 9 – Zones 3 and 4 Weekend Surplus/Deficit Parking As shown in Tables 8 and 9, Zone 4 may have a temporary parking space shortage during the midday to early evening hours. Parking shortages in Zone 4 may be as high as 187 spaces during the weekday peak hour (1:00 PM) and weekend peak hours (2:00 PM through 3:00 PM). During the same peak hours of Zone 4, the adjacent Zone 3 is expected to have a surplus of parking totaling 231 parking spaces on a weekday (1:00 PM) and 233 or more parking spaces on a weekend (2:00 PM through 3:00 PM). The surplus parking in Zone 3 will accommodate any overflow parking that may occur in Zone 4. 7:00 AM 424 11 413 926 56 870 8:00 AM 424 23 401 926 111 815 9:00 AM 424 62 362 926 334 592 10:00 AM 424 100 324 926 557 369 11:00 AM 424 129 295 926 724 202 12:00 PM 424 156 268 926 891 35 1:00 PM 424 174 250 926 1002 -76 2:00 PM 424 191 233 926 1113 -187 3:00 PM 424 190 234 926 1113 -187 4:00 PM 424 179 245 926 1058 -132 5:00 PM 424 169 255 926 1002 -76 6:00 PM 424 150 274 926 891 35 7:00 PM 424 140 284 926 835 91 8:00 PM 424 121 303 926 724 202 9:00 PM 424 93 331 926 557 369 10:00 PM 424 65 359 926 390 536 11:00 PM 424 28 396 926 167 759 12:00 AM 424 0 424 926 0 926 Red values indicate a parking deficit Time Zone 3 Zone 4 Proposed Parking Demand Surplus or Deficit? Proposed Parking Demand Surplus or Deficit? 7:00 AM 424 12 412 926 56 870 8:00 AM 424 34 390 926 167 759 9:00 AM 424 72 352 926 390 536 10:00 AM 424 129 295 926 724 202 11:00 AM 424 166 258 926 946 -20 12:00 PM 424 184 240 926 1058 -132 1:00 PM 424 193 231 926 1113 -187 2:00 PM 424 185 239 926 1058 -132 3:00 PM 424 175 249 926 1002 -76 4:00 PM 424 175 249 926 1002 -76 5:00 PM 424 181 243 926 1058 -132 6:00 PM 424 179 245 926 1058 -132 7:00 PM 424 178 246 926 1058 -132 8:00 PM 424 150 274 926 891 35 9:00 PM 424 94 330 926 557 369 10:00 PM 424 56 368 926 334 592 11:00 PM 424 19 405 926 111 815 12:00 AM 424 0 424 926 0 926 Time Zone 3 Zone 4 Proposed Parking Demand Surplus or Deficit? Proposed Parking Demand Surplus or Deficit? Red values indicate a parking deficit Parking Analysis 14 Oro Valley Village Center – Tangerine Road/Oracle Road Table 10 – Zones 6 and 7 Weekday Surplus/Deficit Parking Table 11 – Zones 6 and 7 Weekend Surplus/Deficit Parking Tables 10 and 11 show that Zone 6 may have parking deficits between 6:00 PM and 12:00 AM on both weekdays and weekends. Zone 6 is expected to have a weekday maximum peak parking shortage of 58 spaces (7:00 PM) and peak weekend shortage of 58 parking spaces (7:00 PM). During these same peak hours, the adjacent Zone 7 is expected to have a surplus of 168 spaces on a weekday (7:00 PM) and 188 parking spaces on a weekend (7:00 PM). The surplus parking available in Zone 7 could accommodate the parking shortages expected at Zones 6. 7:00 AM 434 408 26 329 73 256 8:00 AM 434 393 41 329 80 249 9:00 AM 434 379 56 329 88 241 10:00 AM 434 375 59 329 104 225 11:00 AM 434 375 59 329 122 207 12:00 PM 434 364 70 329 140 189 1:00 PM 434 387 48 329 142 187 2:00 PM 434 379 55 329 141 188 3:00 PM 434 357 78 329 124 205 4:00 PM 434 375 59 329 136 193 5:00 PM 434 423 11 329 156 173 6:00 PM 434 464 -30 329 159 170 7:00 PM 434 492 -58 329 161 168 8:00 PM 434 474 -40 329 157 172 9:00 PM 434 463 -29 329 145 184 10:00 PM 434 460 -26 329 132 197 11:00 PM 434 453 -19 329 115 214 12:00 AM 434 449 -15 329 86 243 Red values indicate a parking deficit Proposed Parking Demand Surplus or Deficit? Proposed Parking Zone 6 Zone 7 Time Demand Surplus or Deficit? 7:00 AM 434 408 26 329 70 259 8:00 AM 434 393 41 329 67 262 9:00 AM 434 379 56 329 73 256 10:00 AM 434 375 59 329 79 250 11:00 AM 434 375 59 329 97 232 12:00 PM 434 364 70 329 117 212 1:00 PM 434 387 48 329 115 214 2:00 PM 434 379 55 329 119 210 3:00 PM 434 357 78 329 119 210 4:00 PM 434 375 59 329 120 209 5:00 PM 434 423 11 329 128 201 6:00 PM 434 464 -30 329 141 188 7:00 PM 434 492 -58 329 141 188 8:00 PM 434 474 -40 329 141 188 9:00 PM 434 463 -29 329 132 197 10:00 PM 434 460 -26 329 132 197 11:00 PM 434 453 -19 329 125 204 12:00 AM 434 449 -15 329 98 231 Red values indicate a parking deficit Proposed Parking Demand Surplus or Deficit? Proposed Parking Time Zone 6 Zone 7 Demand Surplus or Deficit? Parking Analysis 15 Oro Valley Village Center – Tangerine Road/Oracle Road Conclusion The updated Oro Valley Village Center site will provide 5,267 total parking spaces. Based on the most basic application of the Town of Oro Valley parking requirements, Oro Valley Village Center will require 5,795 parking spaces (a parking deficit of 528 spaces). After consideration of shared parking interactions, multi-modal reductions, and peak parking demand, the required number of parking spaces is reduced to 4,441 parking spaces (a parking surplus of 826 spaces). The proposed parking supply at the Oro Valley Village Center site is expected to exceed the parking demand by 18.6%. The proposed 5,267 parking spaces are predicted to exceed the overall needs of the Oro Valley Village Center site. However, Zones 1, 5, and 6 may encounter parking space shortages during a few peak hours of the day. During a few peak hours at the apartment land uses in Zones 1 and 6, some of the guest parking may overflow to adjacent land uses. However, during times when parking shortages may, adjacent zones (Zones 2 and 7) are anticipated to have an excess of parking. A pedestrian path, including a crosswalk, will be providing across the internal spine road to provide a clear path for overflow parking between Zones 1 and 2. Due to their close proximity, overflow vehicles from Zones 4 can be accommodated in Zone 3 (which is expected to have a surplus of parking). Zone 5 is expected to provide enough parking to meet the needs of the new entertainment district within the Oro Valley Village Center. However, if consistent parking shortages are observed to occur as a result of the entertainment district, a parking garage may be built on the east side of Zone 5 that will provide a net gain of 348 parking spaces. P:\projects 2020\20038 - ov village center (oro valley)\traffic analysis\report\rev final\parking\ovvc pa SEALED 211223.docx ORO VALLEY VILLAGE CENTER TANGERING ROAD/ORACLE ROAD PARKING ANALYSIS APPENDIX Peak Parking Demand Calculations Comment Resolution ORO VALLEY VILLAGE CENTER TANGERING ROAD/ORACLE ROAD PARKING ANALYSIS APPENDIX Peak Parking Demand Calculations Oro Valley Village CenterParking AnalysisShared Interaction 0%Multi-Modal Reduction 0%Total Reduction 0%ApartmentsTime ResidentialProposed Parking9557:0090%8608:0085%8129:0080%76410:0075%71611:0070%66912:0065%6211:0070%6692:0070%6693:0070%6694:0075%7165:0085%8126:0090%8607:0097%9268:0098%9369:0099%94510:00100%95511:00100%95512:00100%955Peak Parking Demand 955ApartmentsTime ResidentialProposed Parking9557:0090%8608:0085%8129:0080%76410:0075%71611:0070%66912:0065%6211:0070%6692:0070%6693:0070%6694:0075%7165:0085%8126:0090%8607:0097%9268:0098%9369:0099%94510:00100%95511:00100%95512:00100%955Peak Parking Demand 955NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 0% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 1Peak Parking Demands (Saturday)Peak Parking Demands (Weekday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 30%Multi-Modal Reduction 5%Total Reduction 34%Hotel Office Medical Office Service ShopRetail Total ZoneTime Hotel Office Medical Office Service ShopRetailProposed Parking Spaces150 9 46 17 20 2427:0095% 30% 0% 100% 5% 95 2 0 11 1 1098:0090% 75% 90% 100% 15% 90 4 28 11 2 1359:0080% 95% 90% 100% 35% 80 6 28 11 5 12910:0070% 100% 100% 100% 65% 70 6 31 11 9 12611:0070% 100% 100% 100% 85% 70 6 31 11 11 12912:0065% 90% 30% 100% 95% 65 5 9 11 13 1031:0065% 90% 90% 100% 100% 65 5 28 11 13 1222:0070% 100% 100% 100% 95% 70 6 31 11 13 1303:0070% 100% 100% 100% 90% 70 6 31 11 12 1304:0075% 90% 90% 100% 90% 75 5 28 11 12 1315:0080% 50% 80% 100% 95% 80 3 24 11 13 1316:0085% 25% 67% 100% 95% 85 1 20 11 13 1317:0085% 10% 30% 100% 95% 85 1 9 11 13 1198:0090% 7% 15% 100% 80% 90 0 5 11 11 1179:0095% 3% 0% 100% 50% 95 0 0 11 7 11310:0095% 1% 0% 100% 30% 95 0 0 11 4 11011:00100% 0% 0% 100% 10% 100 0 0 11 1 11212:00100% 0% 0% 100% 0% 100 0 0 11 0 111Peak Parking Demand 100 6 31 11 13 135Hotel Office Medical Office Service ShopRetail Total ZoneTime Hotel Office Medical Office Service ShopRetailProposed Parking Spaces150 9 46 17 20 2427:0090% 20% 0% 100% 5% 90 1 0 11 11038:0080% 60% 90% 100% 10% 80 4 28 11 11239:0070% 80% 90% 100% 30% 70 5 28 11 411810:0060% 90% 100% 100% 50% 60 5 31 11 711411:0060% 100% 100% 100% 65% 60 6 31 11 911612:0055% 90% 30% 100% 80% 55 5 9 11 11911:0055% 80% 0% 100% 90% 55 5 0 11 12832:0060% 60% 0% 100% 100% 60 4 0 11 13883:0060% 40% 0% 100% 100% 60 2 0 11 13874:0065% 20% 0% 100% 95% 65 1 0 11 13905:0070% 10% 0% 100% 90% 70 1 0 11 12946:0075% 5% 0% 100% 80% 75 0 0 11 11977:0075% 0% 0% 100% 75% 75 0 0 11 10968:0080% 0% 0% 100% 65% 80 0 0 11 91009:0085% 0% 0% 100% 50% 85 0 0 11 710310:0095% 0% 0% 100% 35% 95 0 0 11 511111:00100% 0% 0% 100% 15% 100 0 0 11 211312:00100% 0% 0% 100% 0% 100 0 0 11 0111Peak Parking Demand 100 6 31 11 13 123NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 33.5% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 2Peak Parking Demands (Saturday)Peak Parking Demands (Weekday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared InteractionMulti-Modal ReductionTotal ReductionRetailOffice Total ZoneTime Shopping Center OfficeProposed Parking 28111 2927:005% 30%92128:0015% 75%28 5 349:0035% 95%65 7 7210:0065% 100%121 7 12911:0085% 100%159 7 16612:0095% 90%178 7 1841:00100% 90%187 7 1932:0095% 100%178 7 1853:0090% 100%168 7 1754:0090% 90%168 7 1755:0095% 50%178 4 1816:0095% 25%178 2 1797:0095% 10%178 1 1788:0080% 7%149 1 1509:0050% 3%93 0 9410:0030% 1%56 0 5611:0010% 0%19 0 1912:000%0%000Peak Parking Demand 187 7 193RetailOffice Total ZoneTime Shopping Center OfficeProposed Parking28111 2927:005% 20%91118:0010% 60%19 4 239:0030% 80%56 6 6210:0050% 90%93 7 10011:0065% 100%121 7 12912:0080% 90%149 7 1561:0090% 80%168 6 1742:00100% 60%187 4 1913:00100% 40%187 3 1904:0095% 20%178 1 1795:0090% 10%168 1 1696:0080% 5%149 0 1507:0075% 0%140 0 1408:0065% 0%121 0 1219:0050% 0%93 0 9310:0035% 0%65 0 6511:0015% 0%28 0 2812:000%0%000Peak Parking Demand 187 7 191NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 33.5% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 3Peak Parking Demands (Weekday)Peak Parking Demands (Saturday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking Analysis30%5%34%ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 0%Multi-Modal Reduction 5%Total Reduction 5%RetailTime RetailProposed Parking11727:005%568:0015%1679:0035%39010:0065%72411:0085%94612:0095%10581:00100%11132:0095%10583:0090%10024:0090%10025:0095%10586:0095%10587:0095%10588:0080%8919:0050%55710:0030%33411:0010%11112:000%0Peak Parking Demand 1113RetailTime RetailProposed Parking11727:005%568:0010%1119:0030%33410:0050%55711:0065%72412:0080%8911:0090%10022:00100%11133:00100%11134:0095%10585:0090%10026:0080%8917:0075%8358:0065%7249:0050%55710:0035%39011:0015%16712:000%0Peak Parking Demand 1113NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 0% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 4Peak Parking Demands (Weekday)Peak Parking Demands (Saturday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 30%Multi-Modal Reduction 5%Total Reduction 34%Casual Restaurant Recreation Retail Community Park Hotel Theater Total ZoneTime Casual Restaurant Recreation Retail Community Park Hotel TheaterProposed Parking321 166 903 7 108 643 21487:000% 10% 5% 100% 95% 0% 0 11 30 5 68 0 1148:000% 30% 15% 100% 90% 0% 0 33 90 5 65 0 1929:000% 10% 35% 100% 80% 0% 0 11 210 5 57 0 28310:0015% 10% 65% 100% 70% 0% 32 11 390 5 50 0 48811:0040% 5% 85% 100% 70% 0% 85 6 510 5 50 0 65612:0075% 100% 95% 100% 65% 20% 160 110 570 5 47 86 9781:0075% 100% 100% 100% 65% 45% 160 110 600 5 47 192 11152:0065% 33% 95% 100% 70% 55% 139 36 570 5 50 235 10363:0040% 10% 90% 100% 70% 55% 85 11 540 5 50 235 9274:0050% 10% 90% 100% 75% 55% 107 11 540 5 54 235 9525:0075% 30% 95% 100% 80% 60% 160 33 570 5 57 257 10826:0095% 55% 95% 100% 85% 60% 203 61 570 5 61 257 11567:00100% 60% 95% 100% 85% 80% 213 66 570 5 61 342 12588:00100% 70% 80% 100% 90% 100% 213 77 480 5 65 428 12689:00100% 67% 50% 100% 95% 100% 213 74 300 5 68 428 108810:0095% 60% 30% 100% 95% 80% 203 66 180 5 68 342 86411:0075% 40% 10% 100% 100% 65% 160 44 60 5 72 278 61912:0025% 30% 0% 100% 100% 40% 53 33 0 5 72 171 334Peak Parking Demand 213 110 600 5 72 428 1268Casual Restaurant Recreation Retail Community Park Hotel Theater Total ZoneTime Casual Restaurant Recreation Retail Community Park Hotel TheaterProposed Parking321 166 903 7 108 643 21487:000% 10% 5% 100% 90% 0% 0 11 30 5 65 0 1108:000% 30% 10% 100% 80% 0% 0 33 60 5 57 0 1559:000% 10% 30% 100% 70% 0% 0 11 180 5 50 0 24610:000% 10% 50% 100% 60% 0% 0 11 300 5 43 0 35911:0015% 5% 65% 100% 60% 0% 32 6 390 5 43 0 47612:0050% 100% 80% 100% 55% 20% 107 110 480 5 40 86 8271:0055% 100% 90% 100% 55% 45% 117 110 540 5 40 192 10052:0045% 33% 100% 100% 60% 55% 96 36 600 5 43 235 10163:0045% 10% 100% 100% 60% 55% 96 11 600 5 43 235 9914:0045% 10% 95% 100% 65% 55% 96 11 570 5 47 235 9645:0060% 30% 90% 100% 70% 60% 128 33 540 5 50 257 10136:0090% 55% 80% 100% 75% 60% 192 61 480 5 54 257 10487:0095% 60% 75% 100% 75% 80% 203 66 450 5 54 342 11208:00100% 70% 65% 100% 80% 100% 213 77 390 5 57 428 11719:0090% 67% 50% 100% 85% 100% 192 74 300 5 61 428 106010:0090% 60% 35% 100% 95% 100% 192 66 210 5 68 428 96911:0090% 40% 15% 100% 100% 80% 192 44 90 5 72 342 74512:0050% 30% 0% 100% 100% 50% 107 33 0 5 72 214 430Peak Parking Demand 213 110 600 5 72 428 1171NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 33.5% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).3. No parking reductions are applied to residential land uses. ZONE 5 and 6The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.Peak Parking Demands (Saturday)Peak Parking Demands (Weekday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 0%Multi-Modal Reduction 0%Total Reduction 0%Peak Parking Demands (Weekday)Apartments Fast Food Restaurant Total ZoneTime Residential Fast Food Restaruant Proposed Parking445 75 5207:0090% 10%401 84088:0085% 20%378 153939:0080% 30%356 2337910:0075% 55%334 4137511:0070% 85%312 6437512:0065% 100%289 753641:0070% 100%312 753872:0070% 90%312 683793:0070% 60%312 453574:0075% 55%334 413755:0085% 60%378 454236:0090% 85%401 644647:0097% 80%432 604928:0098% 50%436 384749:0099% 30%441 2346310:00100% 20%445 1546011:00100%10%445 845312:00100% 5%445 4449Peak Parking Demand 445 75 492Peak Parking Demands (Saturday)Apartments Fast Food Restaurant Total ZoneTime Residential Fast Food Restaruant Proposed Parking445 75 5207:0090% 10%401 84088:0085% 20%378 153939:0080% 30%356 2337910:0075% 55%334 4137511:0070% 85%312 6437512:0065% 100%289 753641:0070% 100%312 753872:0070% 90%312 683793:0070% 60%312 453574:0075% 55%334 413755:0085% 60%378 454236:0090% 85%401 644647:0097% 80%432 604928:0098% 50%436 384749:0099% 30%441 2346310:00100% 20%445 1546011:00100% 10%445 845312:00100% 5%445 4449Peak Parking Demand 445 75 492NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 0% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 6ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 30%Multi-Modal Reduction 5%Total Reduction 34%Casual Restaurant Retail Financial Services Hotel TotalTime Casual Restaurant Retail Financial Services Hotel Proposed Parking71 80 16 112 2797:000%5%0% 95% 0 3 0 71738:000%15%50% 90% 0 8 5 67809:000%35%90% 80% 0 19 10 608810:0015%65%100% 70% 7 35 11 5210411:0040%85%50% 70% 19 45 5 5212212:0075%95%50% 65% 35 51 5 481401:0075%100%50% 65% 35 53 5 481422:0065%95%70% 70% 31 51 7 521413:0040%90%50% 70% 19 48 5 521244:0050%90%80% 75% 24 48 9 561365:0075%95%100% 80% 35 51 11 601566:0095%95%0% 85% 45 51 0 631597:00100%95%0% 85% 47 51 0 631618:00100%80%0% 90% 47 43 0 671579:00100%50%0% 95% 47 27 0 7114510:0095%30%0% 95% 45 16 0 7113211:0075%10%0% 100% 35 5 0 7411512:0025% 0% 0%100% 12 0 0 7486Peak Parking Demand 47 53 11 74 161Casual Restaurant Retail Financial Services Hotel TotalTime Casual Restaurant Retail Financial Services Hotel Proposed Parking71 80 16 112 2797:000% 5% 0% 90% 0 3 0 67708:000% 10% 25% 80% 0 5 3 59679:000% 30% 40% 70% 0 16 4 527310:000% 50% 75% 60% 0 27 8 457911:0015% 65% 100% 60% 7 35 11 459712:0050% 80% 90% 55% 24 43 10 411171:0055% 90% 0% 55% 26 48 0 411152:0045% 100% 0% 60% 21 53 0 451193:0045% 100% 0% 60% 21 53 0 451194:0045% 95% 0% 65% 21 51 0 481205:0060% 90% 0% 70% 28 48 0 521286:0090% 80% 0% 75% 42 43 0 561417:0095% 75% 0% 75% 45 40 0 561418:00100% 65% 0% 80% 47 35 0 601419:0090% 50% 0% 85% 42 27 0 6313210:0090% 35% 0% 95% 42 19 0 7113211:0090% 15% 0% 100% 42 8 0 7412512:0050% 0% 0%100% 24 0 0 7498Peak Parking Demand 47 53 11 74 141NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 33.5% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 7Peak Parking Demands (Weekday)Peak Parking Demands (Saturday)ovvc swte peak 211214 - 12/23/2021 Oro Valley Village CenterParking AnalysisShared Interaction 30%Multi-Modal Reduction 5%Total Reduction 34%Fast Food Restaurant/Gas Station Retail TotalTime Fast Food Restaurant/Gas Station Retail Proposed Parking123 64 1877:0010%5%82108:0020%15%16 6239:0030%35%25 153910:0055%65%45 287311:0085%85%70 3610612:00100%95%82 401221:00100%100%82 431242:0090%95%74 401143:0060%90%49 38874:0055%90%45 38835:0060%95%49 40906:0085%95%70 401107:0080%95%65 401068:0050%80%41 34759:0030%50%25 214610:0020%30%16 132911:0010%10%841212:005% 0%404Peak Parking Demand 82 43 124Fast Food Restaurant/Gas Station Retail TotalTime Fast Food Restaurant/Gas Station Retail Proposed Parking123 64 1877:0010% 5% 8 2108:0020% 10% 16 4219:0030% 30% 25 133710:0055% 50% 45 216611:0085% 65% 70 289712:00100% 80% 82 341161:00100% 90% 82 381202:0090% 100% 74 431163:0060% 100% 49 43924:0055% 95% 45 40855:0060% 90% 49 38876:0085% 80% 70 341047:0080% 75% 65 32978:0050% 65% 41 28699:0030% 50% 25 214610:0020% 35% 16 153111:0010% 15% 8 61512:005% 0%404Peak Parking Demand 82 43 120NOTES:For the purposes of this Peak Parking Analysis: 1. Retail stores were analyzed assuming the same peak parking requirements as shopping center.2. A 33.5% reduction in the parking demand was taken to account for parking interaction (multiple store visits on one vehicle trip to the site, which requires only one parking space).The peak parking demand percentages utilized are obtained from Urban Land Institute (ULI) guidelines.ZONE 8Peak Parking Demands (Weekday)Peak Parking Demands (Saturday)ovvc swte peak 211214 - 12/23/2021 ORO VALLEY VILLAGE CENTER TANGERING ROAD/ORACLE ROAD PARKING ANALYSIS APPENDIX Comment Resolution Oro Valley Village Center Parking Analysis Dated 27 May 2020 Comment Resolution 12/9/2020 Page No.Reviewer Code Comment Response Traffic Comments 6 Oro Valley A Per Section 27.7.C.2, the amount of mobility-impaired spaces and bicycle spaces must be maintained. As such, please include the amounts of each in this breakdown. See revised report. 9 Oro Valley D Per the narrative, the spaces for the apartments should not be included [in the shared parking reduction] as they are gated and not shared. As such, this number [required parking spaces with shared reduction] seems incorrect since it includes the spaces for both apartments. Shared parking was not used with the apartment land uses. The headers of the table have been reworded clarification. The far right column table shows the required parking spaces after parking interaction and multi-modal reductions have been applied. A - Will Revise B - Consultant to Evaluate C - Town of Oro Valley to Evaluate D - See Response Page 1 of 1 P:\projects 2020\20038 - ov village center (oro valley)\correspond\review comments\ovvc pa ov com res 201210 1 Spaeth, Michael From:DEVON SLOAN Sent:Sunday, December 19, 2021 2:50 PM To:Spaeth, Michael Cc:Keri Silvyn Subject:Oro Valley Village Center Hello, Mr. Spaeth and happy holidays to you! I know the planning commissioners recently had their study session regarding the above project, and I hope this email isn't too late for consideration. First of all, I am in favor of this Town West development. Unlike the Vestar development, this one is sensible, has forethought, actual plans, innovative concepts, and provides Oro Valley with some excitement and a sense of place in an area that is totally underused right now. Vestar didn't care about our community and the development that is currently the Marketplace shows that - a bunch of storefronts and a movie theater - nothing that can't be found in any other development across our area. Town West is providing our community with an exciting concept that wraps tourism, residency, retail, restaurants, and activities in one area which could actually become a town center for Oro Valley. Residents will be able to walk right to it. Shoppers will be able to park once and walk between stores. Tourists can spend their tourist dollars IN our community instead of going further south or west. People will be able to walk or ride bikes to it since it's right on The Loop. The Town, itself, will be able to use this as a place for various celebrations. One of the biggest plusses about this development is that Town West is local. They are part of our community, and they want to make this work for Oro Valley and the southwest Arizona area. They will not retreat north to Phoenix once this project is completed but will work diligently to make sure that it is as successful as we want it to be. I thank you for your consideration and trust you and the commission members will make the right decision for Oro Valley. Devon Sloan 2 Vice President, October 14, 2021 Dear Oro Valley Planning Department, Planning Commission and Mayor and Council: We are writing in support of the re-imagining of the Oro Valley Marketplace to the Oro Valley Village Center. We lived in Oro Valley from 2004 to 2012 and returned 2 ½ years ago to make this our permanent home. Our decision to retire here was based on many wonderful aspects of community life that Oro Valley offers. The future of our Town requires smart growth, increased tax revenues and creating a sense of place. We all know that post-pandemic, towns that create a unique sense of place will be the winners. Our Town has the environment, is working to protect open spaces like Catalina State Park and is working to create employment opportunities. Employers have told the Town that the workforce is starting to make the decisions for the employers as to where to locate – employees are choosing quality of life. They want to live places where they can enjoy the outdoors, walk/bike to work and home and have diverse living choices – including the condo- type apartments that do not exist in the Town. We urge you to support this request and re-imagining of this space for the following reasons: · This IS the property for this vision. This is the right property for growth - This 110 acres is surrounded by roads that were constructed to handle the additional traffic, has the water capacity, has the quality of life and pedestrian/bike access. o Current residents are protected by Tangerine and Oracle roads, which are higher in elevation than the site and provide significant buffers to the north and east. Big Wash is a fantastic buffer to the west and all homes to the west are also higher than the site. South is additional commercial. · Height is appropriate. This is the also the site to provide some height and the owner is being respectful in locating the tallest buildings near Oro Valley Hospital which is already 75 feet tall and at a higher elevation. o Current zoning allows 39 feet plus 10 feet for architecture. The Ashley’s Furniture store is 49 feet high. The request is to permit 49 feet for the hotels and 50% of the apartment building on Oracle. Adding another 10 feet for 50% of the apartments on Oracle, and permitting up to 75 feet over near Tangerine is appropriate and respectful of the surrounding neighbors and the views. o The developer has also clarified that no more than 20% of the Tangerine apartments will be at the 75-foot height. The height on 80% of the building will actually be lower than the Oro Valley hospital across the street. · High-end apartments are good for the community. All of the crime statistics from the Town demonstrate that per capita, crime is less in apartment living. With cohesive and strong management of apartments, it is much easier to monitor and enforce behavior than in single-family residential developments. Placing apartments like these in the middle of a mixed-use space is also self-monitoring since there will be businesses and other uses close by. This type of living and space has worked in other communities like Scottsdale and there is no reason to think it will not work here. An apartment study was done by the town in 2020 and demonstrated that based on vacancies and rental rates, there is demand for apartments in this area. · Economics. This local developer is taking a risk in investing in the Town in this way. This type of apartment living is expensive to build and needs the additional units and height to work. The retailers who are choosing now to locate on the site and who are interested want to see 700 new apartments and the hotels as part of the project to really believe the consumers are there to support their businesses. Based on the economic analysis done by a third party for the developer, this project is intended to create construction jobs, many jobs once developed, increase revenues to the town in bed tax, sales tax and other revenues. All of this is needed for the Town to grow and provide services we need. · Water Use. The prior and new property owners have been fantastic stewards of water. There are existing cisterns below ground to collect rainwater and future buildings will steward responsible water management. The entertainment area will have water features that involve recirculated water and will use all best practices for water conservation. Thank you very much for your consideration. Tim and Angela Kish December 10, 2021 To: Oro Valley Planning Department, Planning Commission and Mayor and Council: We support of the re-imagining of the Oro Valley Marketplace to the Oro Valley Village Center. we have lived in Oro Valley for 23 years. The Oro Valley Marketplace has been losing stores for a while and doesn’t have the variety it used to have. While the community appreciates that the prior owner revegetated Big Wash and constructed the Loop connection, this is one area of the Town that is primed and ready for development and we must create a sense of community and place within our Town. This project is now owned by a local developer who wants to create that sense of place and bring us new and exciting entertainment and living opportunities - condo-type apartments within shopping and entertainment centers is the right vision for this project and this area. The future of Oro Valley requires smart growth, increased tax revenues and creating a sense of place. We all know that post-pandemic, towns that create a unique sense of place will be the winners. Our Town has the environment, is working to protect open spaces like Catalina State Park and is working to create employment opportunities. Employers have told the Town that the workforce is starting to make the decisions for the employers as to where to locate – employees are choosing quality of life. They want to live places where they can enjoy the outdoors, walk/bike to work and home and have diverse living choices – including the condo-type apartments that do not exist in the Town. We urge you to support this request to re-image this space for the following reasons: · This is the right property for growth - The 110 acres is surrounded by roads that were constructed to handle the additional traffic, has the water capacity, has pedestrian/bike access. · High-end apartments are good for the community. Crime statistics from the Town demonstrate that per capita, crime is less in apartment living. With cohesive and strong management of apartments, it is much easier to monitor and enforce behavior than in single family residential developments. Placing apartments like these in the middle of a mixed-use space is also self- monitoring since there will be businesses and other uses close by. This type of living and space has worked in other communities like Scottsdale and there is no reason to think it will not work here. An apartment study was done by the Town in 2020 and demonstrated that based on vacancies and rental rates, there is demand for apartments in this area. Other studies have shown that there is a current demand for units today. · This local developer is taking a risk in investing in the Town in this way. This type of apartment living is expensive to build and needs the additional units and height to work. The retailers who are choosing now to locate on the site and who are interested want to see the 700 new apartments and the hotels as part of the project to really believe the consumers are there to support their businesses. Based on the economic analysis done by a third party for the developer, this project is intended to create construction jobs, retail jobs once developed, additional revenues to the town in bed tax, sales tax and other revenues. All of this is needed for the Town to grow and provide services we need. · Oracle and Tangerine are built to handle the traffic this development would add. The traffic report done by the developer and reviewed by the Town demonstrates this. By putting all of these uses together on the site – living, work opportunities across Tangerine and many people working from home, recreation and retail, the hope is also to minimize the need to drive for those living on the site. Either way, the roads have capacity. Scott and Susan Maxwell Proposed New Use and Standards for the Oro Valley Marketplace Planning and Zoning Commission January 6, 2022 Purpose Public Hearing for applicant’s requests: Item A: Reclassify the OV Marketplace wash to allow development of the entertainment district Item B: Permit apartments Item C: Revise code standards by amending the zoning (PAD) Adjust height for the apartments and hotels, landscape buffers and setbacks Drive-thru use Item D: Revised site and landscape design New building placement and Entertainment District Detailed parking and circulation design of undeveloped areas Address Commission Study Session questions and comments Staff recommendation Proposed applications Subject property Brief history of Oro Valley Marketplace Approved in 2006 and opened in 2008 Extensive public participation process Master Development Plan, Architectural Design Guidelines, Public Art Program and Master Sign Program 803K sf of retail, restaurant and office space First shopping center in AZ to receive a USGB LEED certification Multi-use path connecting to Loop trail system Restoration of significant open space areas Ownership of Big Wash transferred to Pima County for permanent protection Tangerine Road Pima County owned wash Need for Revitalization Current conditions 803K square feet planned Remaining undeveloped pads: 239K square feet (30%) Vacant shell spaces: 22 Challenges Online shopping or “Amazon” effect Structural fundamentals Traffic Income levels Demographics and density Need for Revitalization Average OV Marketplace Size in sq. feet 570,789 803,011 Population within 5-7 miles 211,061 129,826 Population per sq. mile 41,739 18,547 Sq. feet per person 2.9 6.2 Comparison to other regional commercial centers in Arizona OV Marketplace has too much supply and not enough people Chandler Gilbert Glendale Mesa Oro Valley Peoria Phoenix Scottsdale Tempe Queen Creek Item A –ESL Zoning Map Amendment Change type of open space Critical Resource Area (CRA) -> Resource Management Area (RMA) General Plan Growth Area Key Factors: Meets CRA plant density Constructed drainage channel Low resource value Fragmented by road crossings Narrow Bordered by asphalt parking lots Maintains existing drainage into Big Wash Central Open Space Area Only Item A –ESL Zoning Map Amendment Current Proposed ESL Flexible Design Options Item B –Request use of ESL Mixed-use Flexible Design Option Requires minimum of 25% Environmentally Sensitive Open Space (ESOS) Permits “off-site” ESOS Big Wash restoration: ~77 acres Dedicated to Pima County as open space Mixed-use option “Residential uses that are functionally integrated, including access, nonvehicular circulation and amenities, with commercial or employment uses may be approved within commercial zoning districts.” Item B –Request to use ESL Mixed-use Flexible Design Option -Well site Tangerine Road Tangerine Road Tangerine Road Prior to approval-2002 After approval-2008 Today -2021 Item C –Rancho Vistoso PAD Amendment Policies for Neighborhood 4 ONLY –Oro Valley Marketplace Building heights Noise Recreational amenities Setbacks Drive-thru uses Floor Area Ratio (FAR) Building heights are USE and LOCATION specific Item C –Rancho Vistoso PAD Amendment Location Proposed Use Permitted Height Proposed Height Additional Arch. Features 1 Apartment N/A 75’None 2 Hotel 39’49’10’ 3 Hotel - Entertainment District 39’49’10’ 4 Apartment N/A 59’None 5 Hotel 39’49’10’ ~700 ft 1,000 ft + ~2,200 ft ~1,200 ft ~1,500 ft Building heights for all other sites will remain the same Noise Item C –Rancho Vistoso PAD Amendment Noise areas Patios in Entertainment District Central courtyard Study findings Meets noise requirements Conditions Patios are oriented away from neighbors Distributed sound system in courtyard Courtyard music must be shut off at 10 pm Recreation amenity integration Item C –Rancho Vistoso PAD Amendment Amenities throughout the center Apartment only areas Entertainment District CDO Multi-use path Item D –Revised Master Development Plan/CSP Proposed site changes –5 Development Areas Apartments (2) Tangerine 500 units with parking underneath Oracle 230 units with parking underneath Hotels (3) Tangerine 150 rooms Entertainment District 108 rooms Oracle Road 112 rooms Entertainment District and community gathering space Drive-thru use (1) Tangerine/Oracle right-of-way acquisition in process (purple areas) Tangerine Road Tangerine Road Key Map Access Access Multi-use path to remain Podium style with ground level parking 500 units 75 feet/5 stories above parking Dog ParkClubhouse Pool Gym Movie Theater ADOT ROW Development Area A –Tangerine Apartments Tangerine Road Tangerine Road Key Map 150 rooms 49 feet/4 stories PoolAccess Entrance/Drop-off ADOT ROW Development Area B –Tangerine Hotel Development Area C – Entertainment District Tangerine Road Key Map •Courtyard •Hotel with pool •Ground floor Restaurant and Retail •Retail space •Restaurants Tangerine Road Key MapDevelopment Area D – Oracle Apartment and Drive Thru Access Access Access Clubhouse Pool Apartments: Podium style with ground level parking 230 units 59 feet/5 stories above parking Screening Tangerine Road Key MapDevelopment Area E – Oracle Hotel 112 rooms 49 feet/4 stories Pool Access Entrance/Drop-off Access Item D –Revised Master Development Plan/CSP ORO VALLEY MARKETPLACE TRAFFIC GENERATION Traffic Generation Type Vehicle Trips Per Day (VTPD) Built sites as of 2021 (e.g. Walmart, Movie Theater, etc.)16,184 Approved for entire center in 2005 for all building pads (developed and undeveloped as of 2021)26,124 Projected for entire center with applicant’s proposed uses 28,978 Projected difference 2,854 ORO VALLEY MARKETPLACE TRAFFIC GENERATION (ORACLE ROAD) Traffic Generation Type Vehicle Trips Per Day (VTPD) Existing traffic south of Water Harvest Way 33,477* Full build-out based on approved design 39,441 Full build-out for applicant’s proposed design 41,153 Projected difference 1,712 Traffic Oracle Road only Tangerine and Oracle Roads Future applications Conceptual Architecture Apartments Hotels Public Art Master Sign Program General Plan, Strategic Leadership Plan and Zoning Conformance General Plan Vision, Guiding Principles, Goals and Policies View Preservation Environment Protection of Riparian Area Economic Stability Compatibility with neighbors Fostering Social Gathering Spaces Strategic Leadership Plan (SLP) Objective on FY19/20 and FY21/22 SLP “Work with the owners of the Oro Valley Village Center [Marketplace] to develop a multi-faceted, mutually agreeable approach to attract and retain new investment and expanded customer base to that complex.” Zoning Code Neighborhood Meetings Two (2) Neighborhood Meetings Information Video Four (4) Focus Area Meetings Common themes: Need for revitalization View Impacts Traffic Noise Proposed apartments Planning and Zoning Commission Study Session Views Connectivity Parking Hotel Viability Phasing Emergency Services Drainage and Water Harvesting Event space Summary and Timeline Proposed site design changes: Item A: ESL Zoning Map Amendment Item B: Request to use Mixed-use Item C: PAD Amendment Item D: Revised Master Development Plan Timeline Town Council Study Session: January 19, 2022 (if recommendation made tonight) Town Council formal Public Hearing: TBD Staff recommends approval of Item A and conditional approval of Items B, C, and D. Key conditions: Final Town and ADOT right-of-way acquisitions Redesign internal circulation for Tangerine Hotel on Water Harvest Way Speaker Card Please fill out separate speaker cards for each Agenda item you would like to speak on. Online speaker cards are for agenda items with Public Hearings only. Date Name * Address * Address Line 2 City * State * Zip Code * Phone Number * Email * Town Resident?* Agenda Item No.* Position on Issue * Topic For Discussion * 1/3/2022 12:59:43 PM Don Cox Please put your full name 1065 W. Squawbush Ct Oro Valley AZ 85737 5207975677 Please provide your email address so we can send you the zoom link. Yes No Village Center Please fill out with the agenda item you would like to speak on. Online speaker cards are for agenda items with public hearings only. Opposed Support Undecided Development in general/building height/future sales tax revenut January 3, 2022 Attention: Town of Oro Valley Planning Commissioners, Care of Michael Spaeth Visit Tucson is the Destination Marketing Organization/Convention & Visitors Bureau for Southern Arizona and as such has an “Operating Agreement” in place to market the Town of Oro Valley as a leisure, meetings, and events destination. We work closely with Town Staff, Lodging and Attractions Professionals and independent business throughout Oro Valley promoting the many assets the Town has to offer visitors. The transformation of the Oro Valley Marketplace to the Oro Valley Village Center is something we’re very excited to see come to fruition. The creation of a “Village Center” where activities & investment create a dynamic sense of place and community is a perfect recipe for attracting visitors. Additional midscale/limited-service hotel rooms planned as part of this development are a crucial component that is currently lacking in Oro Valley. Many times, when working on events at Oro Valley venues, we’re forced to secure hotel rooms outside of the town to accommodate all participants. Additionally, these new hotel developments will create an “overflow” dynamic for existing Oro Valley hotels & resorts, allowing these properties to bid on larger groups with greater guestroom requirements than they can currently accommodate. Oro Valley has made considerable investments in town facilities (OVAC, Naranja Park, etc.) to attract youth & amateur sports competitions. These proposed hotels, restaurants, movie theaters and other businesses make for an attractive presentation to potential competitions considering the region, it’s exactly to environment they are looking for (stay & play). As proud partners with the Town of Oro Valley we at Visit Tucson offer our support and endorsement of the proposed developments at Oro Valley Village Center and look forward to the day that we can begin promoting these new hotels, restaurants, and attractions to visitors of all types. Sincerely, J. Felipe Garcia President & CEO Visit Tucson January 4, 2022 Planning and Zoning Commission Town of Oro Valley c/o Michael Spaeth, Senior Planner 11000 N La Canada Drive Oro Valley, AZ 85737 Dear Planning Commissioners, My name is Ted Maxwell and I have lived in Oro Valley for 13 years and in Pima County for more than two decades. I truly appreciate our community and the opportunities it provides. However, over the last decade, I have seen so many restaurants and stores come and go as we have been unable to support them. Today, I am writing you to give my support to the effort to renew the Oro Valley Marketplace into the Oro Valley Village Center. The current OV Marketplace has struggled to keep businesses, yet this is one area in Oro Valley that is perfect for development and can add much opportunity to our community. The current vision crafted by a local developer will create an environment ripe for successful business, shopping, and dining opportunities. Additionally, the plan includes creating a sense of place for our community and would expand both living and entertainment opportunities within our town. This would create a great center of interest that could be enjoyed by all residents of Oro Valley as well as neighboring communities. As a town that relies on sales tax as our primary source of revenue, the vision for this renewal of the OV Marketplace and the revenue opportunities it provides are critical for our future. The vision for the Oro Valley Village Center provides additional housing opportunities, visitor facilities and entertainment. This expands both our tax base as well as opportunities to increase sales, bed and construction tax collections. The economics of the plan for the renewal of the OV Marketplace make sense. And finally, it is the perfect location for redevelopment. It was recognized originally as a great space to create shopping and entertainment options for OV. It still is. Its location by two major roadways, surrounded by open space and pedestrian/bike pathways, on a site lower than the nearby land and homes, create a perfect space. However, it is a space that has not had a vision such as the one proposed for the Village Center. One that truly exemplifies the live, work and play concepts while embracing the Oro Valley lifestyle. I strongly encourage your support for the new vision for the development of the Oro Valley Village Center. I love Oro Valley and truly believe this will be an improvement to our community and our quality of life. Thank you for your service to Oro Valley and all our residents. Sincerely, Ted Maxwell January 5, 2022 Oro Valley Planning & Zoning Commission Chaired by Celest Gambill Chairman Gambill & Commissioners, I am writing you today to ask that you support the reimagination of our Oro Valley Marketplace. I as well as my family support the changes proposed by Town West Realty. My family and I live in Marana while my In-Laws live in Oro Valley just down the road from the Marketplace itself. My entire family has frequented the Marketplace since its beginning and have seen its decline over the years. We simply do not frequent the area like we once did. Working for a rather large employer in Tucson I know first hand many people that would drive from all over Tucson, Marana, Catalina, etc… to visit the Marketplace. This simply does not happen to the extent it once did. For myself, my family, and my co-workers this change is not due to the economy or even COVID, but simply due to the changes the Marketplace has seen over the years. Empty storefronts at times, change of retailers, restaurant experiences, and lack of events and entertainment to name a few. However, on a positive note we have also observed vibrant business and residential growth in the area around the Marketplace to include, but not limited to Meggitt, NW Hospital, U of A Vet Clinic, and the relatively new Bioscience Incubator. The question my family has is two-fold. How do you make sure the innovative growth that has occurred around the Marketplace is supported and continues? And how do you reinvent the Marketplace to make it a landmark destination in Oro Valley instead of empty storefronts? I believe both questions can be served well by the reimagine work at the Marketplace. It would give a place to work, live, and play to many people. And it would make the Marketplace a regional lifestyle, entertainment, and retail shopping experience to Oro Valley and neighboring cities. Viewsheds would be protected, the environment including water would be responsibly planned for, and tax revenue would increase substantially for the town. But most importantly my family as well as many other families would have a unique and well positioned gathering place to make many memories. Warm Regards, The Thompson Household 1 Ancona, Jeanna From:Standish, Michael Sent:Tuesday, January 4, 2022 9:49 AM To:Ancona, Jeanna Cc:Vella, Bayer Subject:FW: a member's letter on the Marketplace 010422 Follow Up Flag:Follow up Flag Status:Flagged Good Morning Jeanna, Can you please distribute the comments below to your P&Z members? Thank you. Mike From: Dave <Dave@orovalleychamber.com> Sent: Tuesday, January 4, 2022 9:31 AM To: Standish, Michael <mstandish@orovalleyaz.gov> Subject: a member's letter on the Marketplace 010422 Good morning Mike, One of our members, Lila Chapman, has sent me a letter regarding the Marketplace proposal for Thursday night’s P&Z. I told her I’d send it along to you for distribution. My thanks! Dave ... To: Celeste Gambill, Chair of the Oro Valley Planning & Zoning Commission My name is Lila Chapman and I have been a resident of Oro Valley for almost 17 years. I live in a beautiful community, and I’m proud to call Oro Valley my home. I write to you today in support of the recommended changes in the re-imagination of the Oro Valley marketplace. I’ve always felt that the current development could offer so much more to the community-probably because it can. I believe we have found such opportunity in the proposal that’s before you from Town West. Not only will this development offer new business opportunities, jobs, residential living, and tax revenue, but as a resident, I am personally looking forward to the entertainment/recreational offerings and a place to gather for the community. A place for families and friends, and a place to make new friends. A place that serves our community in so many wonderful ways. So much of the current Marketplace lies empty. It saddens me, and it is an eye sore. I look forward to the day when the market place becomes something more beautiful, more purposeful, and a benefit to all of us in Oro Valley. The groundwork is already there, viewsheds are protected, and now is the time to make the improvements and offer even greater value to our community. I find the proposal exciting and a welcome addition. 2 I ask you to support the plan. The time for these changes is now. Our community will be in good hands with Town West. Thank you, Lila Chapman Oro Valley, AZ 85755 Dave Perry President / CEO Oro Valley Chamber 7435 N. Oracle, Suite 107 Oro Valley, AZ 85704 O: 520.297.2191 F: 520 .742.7960 Dave@OroValleyChamber.com Like and Follow Us: #DineOVAZ Corporate Members: 3 1 Ancona, Jeanna From:James Prunty Sent:Wednesday, January 5, 2022 11:14 AM To:Ancona, Jeanna Subject:Email relay Mike Standish suggested I contact you to replay an email to Celeste Gambell: Celeste, I'm sure you don't recognize me, but I interviewed for a position on Planning and Zoning last year. I was planning on sending a Blue Card for the next meeting, but a medical commitment for my wife came up, and unfortunately, I cannot attend. However, I wanted to make my feeling know about the Oro Valley Village Center and offer these comments: # # # To Whom it May Concern: I am writing to support the re-imagining of the Oro Valley Marketplace to the Oro Valley Village Center. Our town is more than an assortment of buildings and businesses. Our town is the result of our pioneers' hard work and determination. Therefore, as a resident, I am honored to provide this letter of support for the Marketplace Project and their efforts to obtain the critical renovations that are required to showplace our community A consideration that not everyone grasps is the investment being made by the new owners of Oro Valley Marketplace. These are business professionals bringing new life into a development that will satisfy the shopping, entertainment, and hospitality needs of our citizens, businesses, and visitors. Our economic engine is measured by one key metric that defines the essence of our general plan and is tied to the long-range goal. And that metric is revenue. The increased spending at the Marketplace benefits the town with increased tax revenues. Oro Valley needs projects like this for a growth led economy. More than ever the cost of maintaining our way of life is increasing. If we are not growing, we are dying. It is conventional wisdom, especially amongst the small-town business community, and a belief based on the observation that the cost of doing business requires 2 more income. Indeed, when you generally look across the landscape, towns that are not growing are dying. I strongly urge you to approve the Oro Valley Village Center Proposal, which will be a tremendous addition to Oro Valley. JAMES J PRUNTY "A Veteran is someone who, at one point in their life, wrote a blank check made payable to 'The United States of America" for an amount 'up to and including my life.'" TO: P&Z Commissioners RE: Proposed changes to the former Oro Valley Marketplace PUBLIC HEARING: Thursday, January 6, 2022 Commissioners, We understand that the town is considering transferring some town land to the new owner of OV Marketplace (now known as Oro Valley Village Center) in order for their development proposal to meet the open space requirement. Is this what we’re going to do now? When their plans do not meet open space requirements, we’ll just “gift” them some of the surrounding town or county land to make up for it? This is not the “open space” that Oro Valley residents voted for in the 2016 General Plan. The town just keeps giving more and more to developers. As an example, when we moved here almost 20 years ago, washes/riparian lands were protected. You couldn't build in a wash...then suddenly developers were allowed to build in a wash. You couldn’t build into a hillside…and then you could. Originally, developers had to meet open space requirements...now the town has apparently devised a way for them to circumvent that requirement as well. Every year it's a new "gift" to developers and wealthy land owners. It's like a death by a thousand cuts. During a presentation that Town Planner, Michael Spaeth gave to P&Z during a Study Session on December 14th he said, "Ultimately the market place has too much supply and not enough people to support the center." This was the conclusion of a study that the town had recently done. What does that tell you? It should tell you that the town was hoodwinked by Vestar back in 2006 into believing that we had the population to support their vision of Oro Valley Marketplace. After all, that’s what Vestar’s demographic and population studies showed. The town believed them and gave them a $23 million tax “incentive.” It should also tell you that the town needs to stop bending over backwards to appease developers and wealthy land owners. They will always “sell” their proposals by telling you that their project is what’s best for the town, when the truth is that their project is what’s best for their bank accounts. Their job is to spin it into something that appears to be what’s best for the town. That’s what Vestar did and we now know that they lied. (Well, some of us knew they were lying back in 2006 which is why a citizens’ group was formed to stop the $23 million dollar tax incentive). Please don’t continue to fall for developers’ sales pitches Our town “leaders” never learn and Oro Valley residents pay the price with destroyed views, traffic congestion, traffic noise, air pollution, etc. Does any of that sound like the “small town feel” that Oro Valley voters said they wanted? Sincerely, Robert and Diane Peters December 30, 2021 Oro Valley Planning and Zoning Commission: I am submitting this letter to speak in support of the proposed project at the location of the Oro Valley Marketplace. As a business owner adjacent to the property, I am excited for what this development could do for my business. As a resident of Tucson currently looking for property in Oro Valley, I am hopeful that this project could transform the Marketplace into a more attractive gathering area for my family and friends. I selected my current business location with the expectation that Oro Valley would continue to grow with an eye toward community and preservation. I think this project meets those objectives. The Marketplace in its current state is often empty and adds little value to the surrounding area. Converting an already developed area into something more attractive to community members would have a positive effect on my business. We are currently hoping to construct a building in the area, and we would be even more confident in doing so should this proposed project be approved. Secondly, I am a father of two young children and a husband to a prolific wife (also an Oro Valley business owner). Our family hopes to stay in Oro Valley for a very long time. It is a wonderful community. We have enjoyed holiday gatherings at the Community Center and farmer’s markets at Steampump Ranch. The Marketplace is positioned to add so much further value to the community, but we rarely find ourselves going there because it often seems so empty and foreboding. I believe the proposed project would invigorate the Marketplace and continue to foster community enthusiasm in young families like mine. Sincerely, Seth Peterson, DPT Board-certified Orthopedic Clinical Specialist President, The Motive Physical Therapy Specialists Co-Owner, Bada Buildings 1 Ancona, Jeanna From:Standish, Michael Sent:Wednesday, January 5, 2022 9:39 AM To:Ancona, Jeanna Cc:Vella, Bayer Subject:FW: Oro Valley Marketplace Hi Jeanna, Please distribute the comments below to your P&Z members. Thank you. Mike From: Otton Suarez Sent: Tuesday, January 4, 2022 8:25 PM To: Standish, Michael <mstandish@orovalleyaz.gov> Subject: Oro Valley Marketplace Mr. Mike Standish, Town Clerk Oro Valley, Arizona Hope this e mail finds you well. My note to you today concerns the upcoming Oro Valley Planning and Zoning Commission public hearing which will take place on Thursday January 6, 2022. I would like to add my name and that of the establishment I represent – El Conquistador Tucson, a Hilton Resort – to the list of those in-favor for the Oro Valley Marketplace proposal to develop this parcel of land as envisioned with the addition of apartment units, hotels and recreation or entertainment venues. I am a long time resident of Oro Valley, first coming to this area from Maryland in 1996. As family grew and moved on, I changed addresses, but the three homes I have owned in Tucson, have all been in Oro Valley. I am a strong supporter of the community in my personal as well as my professional interactions. I originally selected Oro Valley to live and raise a family and have greatly enjoyed my time in this thriving community. My three children attended schools in Oro Valley from elementary schools to high schools (CDO and Ironwood Ridge), the education they achieved here, helped them progress to higher levels of education and are successful individuals in their careers in part due to the education and environment fostered in Oro Valley. I would like to see this community continue to grow and offer benefits available through opportunities which would be available with the further development of Oro Valley Marketplace. This development allows the prospect to live in a great community, as well as the chance to work and earn a living in many of the establishments which will thrive with the residents of Oro Valley. This expansion will allow for a gathering place for many while earning tax dollars with the variety of offerings which will be present. I as the General Manager of El Conquistador Tucson, a Hilton Resort am proud of what this resort has offered to the community over the years. We have contributed countless tax dollars to the coffers of Oro Valley, and Pima County. We have provided jobs, which have generated the funds for many to frequent Oro Valley Marketplace in its present position, and the potential to improve upon is there. As a leading entity in Oro Valley, El Conquistador needs the business in our community to flourish and this progress will be beneficial to all, I am counting on the development of Oro Valley Marketplace to influence further planned development and allow our community to embellish the lives of the Oro Valley residents. I serve on the Board of Directors of several establishments which have a vested interest in the success of Oro Valley, as a Board Member of Visit Tucson, we publicize the outdoor venues Oro Valley offers to attract national as well as international visitors to our area, and I believe the proposals for development takes into consideration the preservation 2 of views, the environment, and the outdoor venues which will continue to be available. As a member of the Board of Directors of the Tucson Children’s Museum and its presence in Oro Valley we pursue the enrichment of the lives of our children, the development of Marketplace will allow for this museum to continue progression and offerings. As a member of the Board of Directors of Oro Valley Chamber of Commerce I see daily the benefits of a strong business community, Oro Valley Marketplace development will only enhance this. Finally as a member of the Board of Directors of Arizona Lodging and Tourism Association, I look forward to the opportunity to further promote our community to the leaders in the Tourism industry, and demonstrate what Oro Valley has to offer, to continue to be a leading venue for visitors and the tax dollars they generate in our community. Do not hesitate to contact me if you have any questions about my position, as well as that of El Conquistador. I will gladly elaborate further. I hope I have made it clear my position is in-favor of this proposed development. The changes which will be presented at this Planning and Zoning Commission hearing are beneficial to our Oro Valley community and the residents which call it home. Thank you for this opportunity. Sincerely, OTTON A. SUAREZ I General Manager EL CONQUISTADOR TUCSON, A HILTON RESORT – Proud AAA Four-Diamond Recipient for 36 Consecutive Years d: +1 520 544 1100 I t: +1 520 544 5000 I m: +1 720 940 8773 10000 N. Oracle Road I Tucson AZ 85704 I USA This transmission is not a digital or electronic signature and cannot be used to form, document, or authenticate a contract. Hilton and its affiliates accept no liability arising in connection with this transmission. Copyright 2021 Hilton Proprietary and Confidential Celeste Gambill, Chairperson, and Planning and Zoning Commission Members: As we all know, predicting the future is an inaccurate science. Many of the assumptions about the needs and development of Oro Valley when Oro Valley Marketplace was originally conceived, did not materialize. The good news is that we have all learned much more about our community and the limitations of our environment. We know that for Oro Valley to prosper and sustain a high quality of life for our residents, thoug htful and balanced growth must continue to be pursued. Standing still is never an option . We either move forward or we decline. The plans as presented by the well-respected local developers, Town West Realty, Inc. provide a balanced approach to transforming Oro Valley Marketplace into an excellent community asset. Oro Valley can only support the needs and desires of its residents with a continuously expanding tax base. Tax revenues primarily come from commerce and shared state revenues. Shared state revenues are dependent upon Oro Valley maintaining sufficient population growth to preserve its fair share of the state revenue pie. Sales and Bed taxes require commerce and visitors. Oro Valley has an enviable abundance of natural assets to attract visitors – climate, location, mountains, and the Sonoran Desert. These assets cannot be manufactured elsewhere. Our challenge then is to feature them wisely to bring in outside dollars. The plans for Oro Valley Village Center do just that. Transforming cu rrent facilities at Oro Valley Marketplace and completing undeveloped land within the space can serve both resident needs and those who desire to visit. These plans make smart use of an existing town asset. The significant economic benefits will come without further disruption to natural desert lands elsewhere within the town. The costs to approving modest variances to current development requirements can be proven minimal when compared to the broader benefits gained by residents of Oro Valley today and tomorrow. I encourage you to fully support the plans for Oro Valley Village Center and move forward with this project without needless delay. Sincerely, Michael R. Schoeppach COLLEGE OF VETERINARY MEDICINE 1580 E Hanley Blvd. PO Box 210506 Oro Valley, AZ 85737 vetmed@email.arizona.edu Website: vetmed.arizona.edu January 3rd, 2022 To the Members of the Oro Valley Planning & Zoning Commission, (chaired by Celeste Gambill): The University of Arizona is grateful for our continued partnership with the Town of Oro Valley. As you know, the Oro Valley campus is the main administrative and education center for the University of Arizona College of Veterinary Medicine. Oro Valley is home to the University of Arizona Center for Innovation at Oro Valley, offering resources and guidance to bioscience startups. Oro Valley is also the destination of choice for innovative university start-ups including Ventana Medical, now Roche Tissue Diagnostics, and many faculty and staff working on the university’s main campus in Tucson choose to call Oro Valley home. I write today to express our support for efforts to increase affordable housing options in the town, especially higher density residential development that attracts young professionals. We know from regional studies and our own recruitment efforts that affordable housing options are an important consideration for young professionals when they are evaluating advanced degree options and employment prospects. As you may know, Pima County made the biggest gains in the country in attracting talent to the region, according to recent analysis from Emsi, an international labor market data company. If we are to continue building on this encouraging trend, an increased supply of higher density affordable housing options will be essential. Thank you in advance for your consideration of this letter of support, and for your service to our community. Sincerely, Julie Funk, DVM, MS, PhD Dean and Professor Town of Oro Valley - Oro Valley Planning & Zoning January 2, 2022 Dear Oro Valley Planning & Zoning Commission, Happy New Year! We are writing to express our support for the proposed build-out of the Oro Valley Marketplace. Our family business, Peachwave Frozen Yogurt and Gelato is located in the Oro Valley Marketplace and needs this project to succeed. Our family has resided in Southern Arizona since the 1970s – we are invested in this state and have been residents in Oro Valley for more than 10 years. We raised our sons here. We have seen Tucson and Oro Valley go through many, many changes. Here are the things we know: • Oro Valley is NO LONGER a bedroom community • Oro Valley is NO LONGER only a retirement community • Oro Valley needs to provide a centralized district for our MANY young families – especially the teens (we know because we had two and employ 10) • Oro Valley needs smart commerce to survive. Commerce that is effective, sustainable, and convenient. • Oro Valley has a beautiful complex that has been sitting vacant for more than 10 years. Let’s follow through so there is something special for our entire community. Currently, there are too few opportunities to support local in Oro Valley - let’s change that! We can grow smart, let’s use the foundation and construction that is already in place and fill these spaces with businesses that CARE about our community and commerce. Let’s show smart growth is possible. In addition, Town West should continue to be willing and held accoutable to make new ventures affordable in the existing spaces. Thank you for your time. We are available to continue the conversation at your convenience. Kind Regards, Brooke McGibbon Cromwell Owner Peachwave Frozen Yogurt and Gelato Charles Cromwell Paramedic – AMR/Rancho Vistoso Owner Peachwave Frozen Yogurt and Gelato Christian Cromwell Senior, Ironwood High School And, our wonderful Peachwave staff: Lily Caso Lauren Champie Noah Garcia Rhonda Garcia Lynn Goodwillie Parker Hurtienne Claire Jirovec Ethan Jones Ava Junker Audrey Katsel Cheryl Lake Jayden Rittenbach Oscar Solis Timestamp Name (First and Last)Address and Zip Code Phone Number Email Address 11/17/2020 12:07:01 Eric Sverdrup 11177 N Oracle Rd Apt 5208 85737 11/17/2020 12:13:48 Ana Liza Lopez-Corral 13779 N Bushwacker Pl 85755 11/17/2020 12:14:47 Nicci Madsen 4640 E TORCHIANA PASS 85739 11/17/2020 12:17:42 Stacie Cohen 642 W. Tanner Robert Place Oro Valley AZ 85755 11/17/2020 12:17:44 Becky Gregg 11465 N Ingot Loop, 85737 11/17/2020 12:21:13 Marc snow 85755 11/17/2020 12:22:07 Carol Heinzl 102 E Firewheel Place 85755 11/17/2020 12:24:08 William Jaramillo 9839 N. Ridge Shadow Pl., 85704 11/17/2020 12:26:03 Brent Ralston 1285 west cherasco way oro vally az 85755 11/17/2020 12:51:14 Jeanette Bush 85737 11/17/2020 12:56:50 Maria Ramirez-Trillo 858 W Calle Medina 85756 11/17/2020 13:13:53 William Jaramillo 9839 N. Ridge Shadow Pl., 85704 11/17/2020 13:26:02 Chad Bowden 5050 W camino De Manana, 85742 11/17/2020 13:52:50 Skye Mendonca 8676 N Rome Ct 85742 11/17/2020 13:58:54 valerie fanelli 13080 N Artifact Canyon Ln 85755 11/17/2020 13:59:15 Robin Loomis 511 E Lauren Ashley Place 85737, 11/17/2020 14:10:12 Leah Friedenberg 6850 N. Oracle Rd. 85704 11/17/2020 14:39:25 Don Jenks 7981 N. Oracle Road, Tucson, Az. 85704 11/17/2020 14:45:47 William Carroll 8830 North Camino de la Tierra 85742 11/17/2020 14:50:22 Lindsay L Levitz 4754 N COOP CANYON PL 85750 5 11/17/2020 15:54:30 Thomas Dreisinger 86737 11/17/2020 16:07:28 Jamie Turner 11250 N Vista Del Sol 85742 11/17/2020 16:32:46 Annette Lyons 2264 E. Sausalito Trail 85755 11/17/2020 16:59:47 Gant George 7601 n Oracle rd 85704 11/17/2020 17:02:00 Dennis l Eggiman 2664 E Sausalito Tr 85755 11/17/2020 17:23:55 Edgar Castillo 85704 11/17/2020 17:41:07 Carl Pratt 85755 11/17/2020 18:26:46 Seth Peterson 812 W Calle Casquilla, Tucson, AZ 85704 11/17/2020 20:56:21 Josh Bishop 969 W Hesperaloe CT. 85755 11/17/2020 20:57:11 ALEINA BISHOP 969 W HESPERALOE 85755 11/18/2020 8:21:41 jc goodwin 10134 n oracle rd, #170 85737 11/18/2020 8:46:00 Randy Karrer 5853 W. Oasis Road 85742 11/18/2020 9:06:55 Heather Fausel 85750 11/18/2020 9:08:05 Toby Horvath 85718 11/18/2020 9:17:36 CAMELLA KOELLER 85742 11/18/2020 9:18:37 Deborah M Horvath 10141 N. Spyglass Place 85737 11/18/2020 9:19:42 Julia Rodriguez 11 E. Orange Grove Rd., 85704 11/18/2020 9:19:58 Scott Robb 1483 W. Fairway Wood Ct, 85737 11/18/2020 9:28:11 Dylan Greenberg 2010 E River Rd. Apt. 202 85718 11/18/2020 9:38:54 David Michael Sherwood 4511 N CAMPBELL AVE 85718 11/18/2020 9:59:02 JulieEnfield 85737 11/18/2020 10:43:19 Jack Enfield 10664 N Thunder Hill Pl, 85737 11/18/2020 10:44:12 Quail Park of Oro Valley 9005 N Oracle Rd, 85704 11/18/2020 10:51:15 Drew Snyder 718 W Placita De La Poza, 85704 11/18/2020 11:03:37 Martin T. Jones 1925 W. River Rd #9107, Tucson, AZ 85704 11/18/2020 12:06:01 Caroline Currin 2571 W. Camino Del Medrano, Tucson, AZ 85742 11/18/2020 12:12:58 Gregory Schwartz 13924 N. Dog Leg Lane 85658 11/18/2020 12:47:26 Jeremy Thompson 5489 W Kara Nicole Ct Tucson AZ 85742 11/19/2020 9:17:20 Lionel Kier 5445 West Dry Creek Court, Marana, AZ 85658 11/19/2020 9:53:25 Luis Barrera 3201 W Cactus Tree Trail 85742 11/19/2020 10:20:04 Judy Huch 85755 11/20/2020 9:13:59 Chris Laria 4762 W Snowberry Ln 85742 11/20/2020 15:46:46 Tom Coury 1521 E Tangerine Road, Suite 201 Oro Valley, Az 85755 11/22/2020 14:05:02 Susan M Swan 12121 North Sterling Ave 85755 11/23/2020 8:38:36 Dean Greenberg 85750 11/23/2020 10:16:06 Kelle Maslyn 5448 W Mosquito Dr 85742 11/25/2020 9:00:59 Matthew Greenberg 6400 N Nirvana Tucson, AZ 85750 11/25/2020 9:01:58 Mel Greenberg 6400 N Nirvana Pl. Tucson, AZ 85750 11/25/2020 9:03:33 Mary Horvath 6960 N Solaz Segundo Tucson, AZ 85718 11/25/2020 9:11:16 Martin Reichgott 85704 11/25/2020 9:39:40 Kristen Sharp 85704 11/25/2020 9:41:29 Dave Perry 85704 11/25/2020 10:18:30 Billy Tegethoff 6177 N Via De La Tortola 85718 11/25/2020 10:22:50 Duane Macklin 85704 11/25/2020 13:14:26 Tim Kish 11380 N Scioto Ave 85737 11/25/2020 13:18:08 Angela Kish 11380 N Scioto Ave 85737 11/25/2020 14:24:35 Jonah Carson Mehl 2016 E 3rd Street 85719 11/27/2020 10:06:34 Bruce Baca 11128 N Par Drive, Oro Valley, AZ 85737 12/1/2020 14:59:06 Carol Einfalt 555 E River Rd 85704 12/1/2020 15:00:24 Bryan Eubank 555 E River Rd 85704 12/1/2020 15:02:11 Rose Burke 2050 N Pantano Rd. #2105 Tucson, AZ 85715 12/1/2020 15:04:51 Jeff Yates 555 E River Rd 85704 12/1/2020 15:14:22 Wayne Anderson 85750 12/1/2020 19:31:33 Julie Turpin 12637, North Yellow Bird Road 85755 12/2/2020 18:56:37 Erik Carter 12841 N Salt Cedar Dr 85755 12/2/2020 18:56:45 Jordan Carter 12841 N Salt Cedar Dr 85755 12/8/2020 8:39:10 Chris phillips 85737 12/15/2020 12:12:15 Billy Tegethoff 6177 Via De La Tortola 85718 12/22/2020 20:54:26 Clydene Maynard 2388 R. VISTOSO VILLAGE PLACE 85755 12/23/2020 7:44:38 Mark Belvedere 11283 M Sawtooth Rd 85737 12/23/2020 11:31:42 Linda Dowling 2702 E. Copper Street Tucson 85716 12/23/2020 20:43:37 Frank Filipo 11759 N Monterra Vista Dr. Oro Valley, AZ 85737 12/23/2020 22:52:53 Carrie Munyon 1502 w. Sand Pebble Dr. Oro Valley, AZ 85737 12/24/2020 6:55:23 Jacqueline Bradley 7758 North Red Wing Circle 85741 12/24/2020 22:39:30 Carol Kirkland 15051 N Holsteiner Rd, tucson 85739 12/25/2020 11:32:14 Ellen Kier 5445 W Dry Creek Ct Marana AZ 85658 12/26/2020 14:08:44 Catherine Kastner 13598 North Palo Brea Way 85755 12/26/2020 20:10:36 Michelle Sheehy 910 West Graythorn Place 85737 12/27/2020 9:02:24 Sharon Mcknight 85631 12/27/2020 19:31:44 Julie Zintsmaster 10435 N Elizabeth Morning Place 85737 12/27/2020 19:32:54 Jenah Lampert 11845 W Rocky Cove Dr 85653 12/27/2020 22:15:23 Lesha Neal 85737 12/28/2020 6:11:12 Robert F Marcelain 13029 N Woodburne Ave 85755 12/29/2020 4:59:24 Thomas Vetrano 10415 N. Pecan Place, OV, AZ, 85737 12/29/2020 17:52:36 Haley Urban 441 W Spring Valley Dr 85704 12/29/2020 18:14:39 Tim Diss 285 W Oro Valley Drive 85737 12/29/2020 19:33:35 Don Cox 1065 W. Squawbush Ct., 85737 12/29/2020 19:33:41 Claire Smith 5440 E. Golder Ranch Dr., 85739 12/29/2020 20:09:59 Sherry Martin 5959 W. Sonoran Links Ln. 85658 1/4/2021 21:01:38 Linda Eglin 63569 E Vacation Dr, SaddleBrooke, AZ 85739 1/21/2021 14:52:37 Devon Sloan 1920 East Andromeda Place 85737 1/21/2021 14:58:03 Lori Elkins 1085 W Desert Firetail Lane Oro Valley, AZ 85755 1/21/2021 14:58:42 Gerie Vellios 13401 N Rancho Vistoso Blvd 85755 1/21/2021 15:03:13 Sally Gerovac 654 W. Pizzicato Lane 85737 1/21/2021 15:05:26 Margaret Gerovac 646 W. Pizzicato Lane 85737 1/21/2021 15:05:51 Will Smith 163 W RED PEPPER PL, 85755 1/21/2021 15:07:12 Kurt Campbell 616 W. Pizzicato Lane 85737 1/21/2021 15:29:17 gail Zanger 259 E Dusty view dr. 85755 1/21/2021 15:38:16 Rose M Hunter 12550 N COPPER QUEEN WAY 85755 1/21/2021 15:45:22 Paula Kaczorowski 13889 N Bentwater Dr, Oro Valley AZ 85755 1/21/2021 15:54:55 Maureen Doud Enger 637 W Naranja Pl , Oro Valley, AZ 85737 1/21/2021 16:06:29 Jane D McClarren 12735 N Piping Rock Road 85755 1/21/2021 16:16:20 Sarah Sher 12715 N Bandanna Way 85755 1/21/2021 16:35:03 Angela Herbers 14050 N Silver Cloud Dr 85755 1/21/2021 16:53:55 Marcy Schlosser 11043 N. Olympic Pl., Oro Valley, AZ 85737 1/21/2021 17:31:23 Glenn and Linette Mock 1027 W. Par Four Drive Oro Valley 85755 1/21/2021 19:20:52 Sandra Rausch 11440 N Scioto Ave 85737 1/21/2021 19:59:54 Donna Carlson P. O. Box 68125, Oro Valley, AZ 85737 1/21/2021 22:26:21 Joseph Dean hall 2380 east 9 st. 85607 1/21/2021 22:47:11 Patti Clemente 12870 N Via Vista Del Pasado 85755 1/22/2021 6:35:44 Tom Plantz 10730 N. Eagle Eye Pl. 85737 1/22/2021 6:48:17 Sydney Symonds 12071 North Quail Feather Blvd Marana AZ 85658 1/22/2021 7:59:28 Jann Nance 1809 E Moonshroud Dr 85737 1/22/2021 8:10:44 Gordon McGlinchey 655 W Vistoso Highlands Dr #217 85755 1/22/2021 8:43:23 Beverly Richardson 10950 N La Canada Dr Apt 12208 85737 1/22/2021 9:37:18 Resa Kaiser 11444 N via de la verbenita 85737 1/22/2021 9:47:50 John OLIVER 1302 W Twisted Mesquite Pl 85755 1/22/2021 10:52:54 Tami Medlen 13695 N Meadowhawk LN, Oro Valley, 85755 1/22/2021 10:57:12 anne c campbell 13573 n garlenda way 85755 1/22/2021 11:05:41 George Eveland 270 E Kara Pl 85737 1/22/2021 11:25:49 Nelson Peters 869 E Royal Ridge Dr 85755 1/22/2021 12:04:56 Efthymios Katsarelis 1779 W Wimbledon Way 85737 1/22/2021 12:34:35 Stephanie Nowak 1610 W. Thorntree Dr, 85737 1/22/2021 12:36:02 Dean Nowak 1610 W. Thorntree Dr, 85737 1/22/2021 13:04:32 Patricia Stewart 1419 W Red Creek Dr 85737 1/22/2021 13:10:07 Barbara Rock 13089 N. Woodburne 85755 1/22/2021 13:16:08 Sherry Tierney 11144 N Par Dr 85737 1/22/2021 13:48:59 Lou Wilkinson 11231 N Twin Spur Ct, Oro Valley, AZ 85737 1/22/2021 14:32:46 Steve Snyder 11749 N Rain Rock Way, 85737 1/22/2021 14:33:13 Elizabeth Snyder 11749 N Rain Rock Way, 85737 1/22/2021 14:33:43 Skip Stevens 11749 N Rain Rock Way, 85737 1/22/2021 14:51:38 Susan Joyce 407 West Coyote Moon Place Oro Valley, AZ 85755 1/22/2021 15:39:23 Jeffrey Weir 11100 N. Scioto Avrnue 85737 1/22/2021 15:43:59 Noel Dreher 11124 N. Delphinus St. 85742 1/22/2021 16:47:07 Susan-Lea Skuhr 10958 N Mountain Breeze Dr 85737 1/22/2021 17:42:43 Elise Collin 13980 n Fawnbrooke dr, Oro valley 85755 1/22/2021 18:12:12 colleen slater 11257 n via rancho naranjo 85737 1/22/2021 20:21:06 Chris Apodaca 12171 n. Seasons loop 85755 1/22/2021 20:24:04 Sally apodaca 12171 n seasons loop 85755 1/22/2021 20:46:42 Gloria Gonzalez 12167 N. Seasons Loop 85755 1/22/2021 21:37:23 Todd Blake 12985 N Via Vista Del Pasado Oro Valley, AZ 85755 1/22/2021 22:24:05 Amanda Hynes 85737 1/22/2021 22:58:52 Chad Barnett 1338 W. Bloomington Pl. Oro Valley, AZ 85755 1/23/2021 0:12:15 Jorge Donnadieu 85737 1/23/2021 3:50:59 Lisa Shaw 11151 N Divot Drive. Oro Valley, AZ 85737 1/23/2021 6:49:40 Susan Maxwell 1370 W Sundial pl, oro valley, ax 85737 1/23/2021 6:51:10 Scott Maxwell 1370 w Sundial pl, Oro Valley,AZ 85737 1/23/2021 10:44:21 Ellyn Powers 11663 N. Verch Way 85737 1/23/2021 10:45:20 Ardith Matthews 1491 W. Sendero Uno 85704 1/23/2021 10:46:52 David Powers 11663 N. Verch Way 85737 1/23/2021 11:33:57 Tom Obremski 10936 N Poinsettia Drive 85737 1/23/2021 14:26:46 Linda Abbey 13436 N. Atalaya Way. 85755 1/23/2021 16:18:58 Benjamin Farthing 2946 N 14th St 85014 1/23/2021 17:50:27 Peggy McGory 14204 1/23/2021 17:50:47 Craig M McGory 14204 N. Biltmore Dr 85755 1/24/2021 7:54:04 Erica Smith 704 W Tremolo lane 85737 1/24/2021 7:58:39 Spencer n Gorman-Prow 1183 W. Doolan drive 85755 1/24/2021 9:02:08 Esther Martinez 10950 N La Canada Dr Apt 26101, 85737 1/24/2021 10:11:47 Diana Kinared 13036 N. Woosnam Way 85755 1/24/2021 11:59:59 Nancy Cannistra 2186 E. Amaranth St Oro Valley AZ 85755 1/25/2021 7:03:08 Kathleen ilyin 85755 1/25/2021 7:33:12 Renae summers 11905 n copper butte dr 85737 1/25/2021 7:36:46 Hackel Lynda 85737 1/25/2021 8:42:42 Henry Williams 13454 N. Trailing Indigo Ct 85755 1/25/2021 12:27:54 William Jacobson 11788 n. Via de la Verbenita 85737 1/25/2021 13:30:10 Terra Murphy 1950 W. Desert Highlands Dr. 85737 1/25/2021 17:49:15 Kristi Halvorson 14290 N Choctaw Drive Oro Valley AZ 85755 1/25/2021 18:01:55 Debra Cooksey 85755 1/25/2021 20:54:43 Sarah Butler 991W Antelope Creek Way 85737 6 1/26/2021 8:35:37 Angie Carter 13033 N woosnam way 85755 1/26/2021 11:53:48 Lala Corriere 12085 N Jarren Canyon Way 85755 1/26/2021 14:51:56 Larry Shoemaker 10950 N. La Canada Dr., Apt. 20103 1/28/2021 18:36:03 Gloria & William Nielsen 13230 N. Velvetweed Ct. 85755 1/30/2021 6:54:41 Maria Gagnon 13980 N Fawnbrooke Dr. Oro Valley. 85755 1/30/2021 12:25:23 Sonja Papoutsis 11600 N Copper Spring Trail 85737 1/30/2021 14:18:54 Mary Lou Monahan 12451 N Forest Lake Way 85755 1/31/2021 10:12:08 Herminio Diaz 11344 N Cactus Rose Dr. 85737 1/31/2021 11:42:14 Greg McIntyre 12972 N Pioneer Way, Oro Valley, 85755 1/31/2021 15:14:08 Janice Tarquin 11740 N Sweet Orange Pl. 85742 2/1/2021 14:08:44 Shari LoVetere 12530 N. Copper Spring Trl Oro Valley 85755 2/2/2021 18:50:46 Brian Hatheway 85737 2/3/2021 11:08:46 Carol Sapone 11535 N Ironwood Canyon Place, 85737 2/4/2021 6:48:15 Taleen Burnham 14146 N Silver Cloud Dr Oro Valley AZ 85755 2/4/2021 6:49:49 John Burnham 14146 N Silver Cloud Dr Oro Valley AZ 85755 2/4/2021 11:01:17 Michael Williams 10080 N Mashie Ln 85737 2/5/2021 13:41:20 Sierra Bierman 85739 2/6/2021 6:50:39 Sean mcdermott 210 e. 5th street San manuel Arizona 85631 2/7/2021 11:50:59 ANDERSON 85658 2/10/2021 22:17:16 Suzanne Higbee 85742 2/13/2021 10:57:50 Vanessa Davis 9741 N Horizon Vista Place 85704 2/15/2021 11:01:47 Eliese Espinosa 755 W. Vistoso Highlands Dr., #113, Oro Valley, AZ 85755 2/17/2021 6:46:31 Mary Recker 10990 N Joy Faith Dr. Oro Valley, Az. 85737 2/17/2021 12:47:48 Karla Deras 85737 2/18/2021 0:24:30 Dennis Morales 85755 2/18/2021 8:57:25 Kathleen M Ilyin 1896 W. Tortolita Mountain Circle. 85755 3/12/2021 9:08:55 Lisa Korpi 13139 N Pioneer Way 85755 3/16/2021 6:31:36 C Dudley 1630 W Ashdown Pl 85737 3/18/2021 22:14:56 Lisa Brown 59919 E Ankole Drive, Oracle, AZ 85623 3/18/2021 22:17:38 Mark Brown 59919 E Ankole Dr., Oracle, AZ 85623 5/5/2021 18:38:14 Pat Brodersen 1053 W Desert Firetail Ln 85755 5/5/2021 22:40:17 Walter Abbey 13436 North Atalaya Way 85755 3 5/6/2021 14:42:13 Mary Recker 10990 N Joy Faith Dr. 85737 5/6/2021 15:01:09 Lou Wilkinson 11231 N Twin Spur Ct, Oro Valley, AZ 85737 5/6/2021 15:03:06 Carol Wilkinson 11231 N Twin Spur Ct, Oro Valley, AZ 85737 5/6/2021 17:42:38 Tim Bowser 14355 N Green Meadow Lane Oro Valley 85755 5/6/2021 20:50:56 Sally Cherner 2248 E. Sausalito Trail Oro Valley 85755 5/6/2021 22:41:33 Nancy Thorpe 12856 N Salt Cedar Dr 85755 5/7/2021 8:07:38 Barbara Maddox 85737 5/7/2021 8:14:12 Jacqueline Schaefer 14375 N Coyote Canyon Ln 85755 5/11/2021 14:31:31 Johnathon Carroll 669 E. Barun Valley Place 85755 5/26/2021 22:57:08 Jennifer Riggs 85755 6/6/2021 12:38:09 Chelsea Irwin 66125 E Peregrine Place 85739 6/13/2021 11:21:15 Sage Siverhus 85737 6/13/2021 11:22:20 Amanda Siverhus 85737 6/18/2021 14:03:22 Anna Wenzler 740 East Silver Canyon Place 85737 7/30/2021 21:42:20 Tony Allard 1300 E El Conquistador Way 85704 8/5/2021 11:32:08 Mellissa Cordova 12530 N Wayfarer Way 85755 8/5/2021 13:14:22 Negin Cordova 12530 North Wayfarer Way 85755 8/5/2021 23:07:20 Katie Finlayson 2300 E Ram Rock Rd. Oro Valley, Az 85737 8/8/2021 20:06:51 Frank Lococo 12664 North Rock Creek Road 85755 8/13/2021 22:43:43 Laura Brown 12276 n Miller Canyon ct, 85755 8/15/2021 22:56:56 John Vicente 14530 N Granite Peak Pl, oro valley, AZ, 85777 8/15/2021 22:57:26 Xin wu 14530 N Granite Peak Pl, oro valley, AZ, 85777 8/23/2021 10:01:51 Lynn Huggins 85704 8/23/2021 15:27:07 Tim Hyde 11975 N Labyrinth Dr. Oro Valley, AZ 85737 8/28/2021 9:26:20 Susan Q Sommer 10101 N Latrobe Pl 85737 9/12/2021 7:18:35 Jason cangemi 2163 E bedrock lane, 85755 9/12/2021 16:28:09 Charles Amerise 11860 N Staghorn Place 85737 9/16/2021 19:51:52 Lowry 11741 N Dragoon Springs Dr Tucson, AZ 85737 9/23/2021 16:05:36 Chandre Labuschagne 4550 E Magoo Road Catalina AZ 85739 9/23/2021 20:53:47 Brooke Cromwell 85737 9/27/2021 15:17:28 Reyna Wade 2066 W Three Oaks Dr Oro Valley, AZ 85737 9/28/2021 14:37:23 Jennifer Oxuzidis 85737 9/29/2021 18:46:43 Jack Talmage 12876 Tarzana Dr 85755 10/1/2021 17:05:01 Isaac Holstein 13552 N Wide View Dr 85755 10/1/2021 17:06:31 Matthew Terry 85704 10/1/2021 18:03:21 Danielle Holstein 13552 n wide view dr., Oro Valley, AZ 85755 10/14/2021 8:32:40 Katie Finlayson 2300 E Ram Rock Rd 85737 10/14/2021 9:22:46 Clariza Barron 3055 W Country Hill Dr 85742 10/28/2021 21:05:38 Tim Overton 1130 W Oleta Drive 85704 11/1/2021 11:16:48 Jeffrey Colson 816 W Sedona Ridge Pl, Oro Valley 85755 11/2/2021 13:25:52 Brian Stein 85755 11/3/2021 16:14:00 Everlidis Hendrix 13776 N high Mountain View Place 85739 11/10/2021 8:56:41 Jeremy Thompson 85742 11/29/2021 16:06:48 Luz Baker 85737 12/1/2021 13:08:02 Robert Semple 527 W Wheeler Rd. 85737 12/3/2021 10:43:01 Tatyana Bresler 5673 E. Camino Del Celador 12/6/2021 13:37:20 ANNETTE SUAREZ 7331 E. Calle Merida 12/9/2021 17:42:08 Evan S. Eglin 3694 N Sunterra Court. Tucson Az 85719 12/13/2021 10:54:51 Karen Wolf 6901 W Oklahoma st, 85735 12/13/2021 16:09:19 Devon Sloan 1920 East Andromeda Place 85737 12/15/2021 14:59:21 David Silverio 1617 E Moonshroud Dr 85737 12/15/2021 17:19:54 Stephan Donovan 11900 N Labyrinth Dr, Oro Valley, AZ 85737 12/16/2021 10:44:42 Sam Levitz 3430 E 36th St. Tucson 85713 12/16/2021 10:48:07 Diane Loving 1920 e. andromeda place 12/23/2021 11:26:43 Lindsey Wiederstein 1301 N Belvedere Ave, Tucson, AZ 85712 12/28/2021 19:59:58 Lisa Proctor 7576 N Mona Lisa Rd, Apt 4102, Tucson 85741 12/28/2021 20:06:12 Dennis Morales 85755 12/30/2021 7:28:29 Nolan Watson 2241 W CAPRICORN ST 12/30/2021 18:09:39 Brooke Cromwell 85737 1/3/2022 15:47:40 Jordyn Carter 12841 N Salt Cedar Drive 1/4/2022 17:06:14 Grant Krueger 1151 E Rudasill Rd Tucson AZ 85718 1/5/2022 13:31:36 John Kaiser 11444N Via De La Verbenita 85737 1/5/2022 13:32:50 Resa Kaiser 11444 N Via De La Verbenita 85737 1/5/2022 13:41:55 Tom Baeder 50 W Greenock Dr. Tucson, AZ 85737 1/5/2022 15:59:12 Kelly Ingertson 85755