HomeMy WebLinkAboutPackets - Planning and Zoning Commission (193)
AGENDA
ORO VALLEY PLANNING AND ZONING COMMISSION
SPECIAL SESSION
August 4, 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 JUNE 7, 2022 REGULAR SESSION MEETING MINUTES
2.DISCUSSION AND POSSIBLE ACTION REGARDING A CONCEPTUAL SITE AND LANDSCAPE PLAN
FOR A PROPOSED 64-LOT SUBDIVISION KNOWN AS NARANJA TRAILS, LOCATED SOUTH OF THE
NARANJA DRIVE AND HIGHLANDS WASH INTERSECTION, APPROXIMATELY 1/4-MILE WEST OF N.
FIRST AVENUE
3.DISCUSSION AND POSSIBLE ACTION REGARDING A NEW SIGN CRITERIA FOR THE PROPERTY
LOCATED ON THE NORTHWEST CORNER OF ORACLE ROAD AND LINDA VISTA BLVD
4.DISCUSSION ONLY REGARDING THE PROPOSED SCOPE FOR A HOUSING STUDY
PLANNING UPDATE (INFORMATIONAL ONLY)
ADJOURNMENT
POSTED: 7/28/2022 at 5:00 p.m. by dt
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.
Thank you for your cooperation.
Planning & Zoning Commission Special Session 1.
Meeting Date:08/04/2022
Requested by: Bayer Vella, Community and Economic Development
Case Number: N/A
SUBJECT:
REVIEW AND APPROVAL OF THE JUNE 7, 2022 REGULAR 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 June 7, 2022 meeting minutes.
Attachments
6/7/22 Draft Minutes
D R A F T
MINUTES
ORO VALLEY PLANNING AND ZONING COMMISSION
REGULAR SESSION
June 7, 2022
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 6:00 p.m.
ROLL CALL
Present: Hal Bergsma, Commissioner
Jacob Herrington, Vice Chair
Joe Nichols, Commissioner
Skeet Posey, Commissioner
Daniel Sturmon, Commissioner
Celeste Gambill, Chair
Staff Present:Michael Spaeth, Principal Planner
Joe Andrews, Chief Civil Deputy Attorney
Commissioners Bergsma and Posey 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
The council liaison was not present.
REGULAR SESSION AGENDA
1.REVIEW AND APPROVAL OF THE MAY 3, 2022 REGULAR SESSION MEETING MINUTES
Motion by Commissioner Joe Nichols, seconded by Commissioner Daniel Sturmon to approve the
Motion by Commissioner Joe Nichols, seconded by Commissioner Daniel Sturmon to approve the
May 3, 2022 meeting minutes as written.
Vote: 6 - 0 Carried
2.DISCUSSION AND POSSIBLE ACTION ON A CONCEPTUAL ARCHITECTURE REQUEST FOR A
NEW URGENT CARE AND MEDICAL OFFICE BUILDING LOCATED IN THE SAN DORADO
SHOPPING CENTER, 2200689
Senior Planner Hannah Oden provided a presentation the included the following:
- Purpose
- Location
- Front and rear elevations
- Side elevations
- Photos of surrounding architecture
- Summary and recommendation
Sheila Schmidt with The Meridian 'Buildings for Life' Team, introduced the project.
Architects Julie Highton and Gary Highton with Highton Company provided a presentation that included
the following:
- How locations have changed for medical care facilities
- Adjacent views from the location
- Photos of current plaza architecture
- Architectural design context
- Rendering of building
- Site plan
- Floor plan
Discussion ensued among the Commission and staff.
Motion by Commissioner Joe Nichols, seconded by Commissioner Skeet Posey to recommend
approval of the Conceptual Architecture for the proposed medical service building at the San Dorado
Commercial Center, based on the findings that the request complies with the Design Principles and
Design Standards of the Zoning Code.
Vote: 6 - 0 Carried
3.DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR A REVISION TO THE APPROVED
CONCEPTUAL MODEL HOME ARCHITECTURE FOR A NEW RESIDENTIAL SUBDIVISION
LOCATED NORTH OF MOORE ROAD AND EAST OF LA CANADA DRIVE ADJACENT TO LA
CHOLLA AIRPARK
Senior Planner Hannah Oden provided a presentation that included the following:
- Purpose
- Location
- Proposed option to Desert Modern elevations
- Proposed color and material revision
- Surrounding development
- Summary and recommendation
Jeff DeSpain with Fairfield Homes, provided a presentation that included the following:
- Requested changes are response to homeowner requests
- Revised color schemes
- Images depicting individual differences on each plan for Desert Elevation
Discussion ensued among the Commission and applicant.
Motion by Vice Chair Jacob Herrington, seconded by Commissioner Daniel Sturmon to approve the
revision to the Conceptual Model Home Architecture for the Desert Modern elevations, based on the
findings that the request complies with the Design Principles and Design Standards of the Zoning Code.
Vote: 6 - 0 Carried
4.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION FOR PROPOSED CODE AMENDMENTS
TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23,
PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER
RELATED ITEMS
Principal Planner Milini Simms provided a presentation that included the following:
- Purpose
- Proposed code amendment
- Define housing types - definitions include related industry terms
- Align existing parking & design standards and clarify rec/open space standards
- Align R-6 perimeter setbacks with adjacent uses
- Clarify application of R-6 internal setbacks
- General Plan compliance
- Summary and recommendation
Chair Gambill opened the public hearing.
There were no speaker requests.
Chair Gambill closed the public hearing.
Discussion ensued among the commission and staff.
Chair Gambill stated that she would like to add an amendment when a motion is made to include the
housing types image graphics as presented, or similar graphics, as part of the code update.
Motion by Commissioner Joe Nichols, seconded by Commissioner Daniel Sturmon to recommend
approval of the proposed code amendments to revise Chapter 23, multifamily standards, Chapter 26,
provisions for recreation area standards, Chapter 31, definitions and other related sections based on the
finding the code amendments are in conformance with the General Plan, and include the amendment as
stated by Chair Gambill.
Vote: 6 - 0 Carried
PLANNING UPDATE (INFORMATIONAL ONLY)
Principal Planner Michael Spaeth spoke on two upcoming neighborhood meetings and the next Commission
meeting scheduled in July.
ADJOURNMENT
Motion by Vice Chair Jacob Herrington, seconded by Commissioner Daniel Sturmon to adjourn the
meeting.
Chair Gambill adjourned the meeting at 7:01 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 June 2022. 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:08/04/2022
Requested by: Bayer Vella, Community and Economic Development
Case Number: 2002761
SUBJECT:
DISCUSSION AND POSSIBLE ACTION REGARDING A CONCEPTUAL SITE AND LANDSCAPE PLAN FOR A
PROPOSED 64-LOT SUBDIVISION KNOWN AS NARANJA TRAILS, LOCATED SOUTH OF THE NARANJA
DRIVE AND HIGHLANDS WASH INTERSECTION, APPROXIMATELY 1/4-MILE WEST OF N. FIRST AVENUE
RECOMMENDATION:
Staff recommends approval.
EXECUTIVE SUMMARY:
The purpose of this item is to consider a Conceptual Site and Landscape Plan (Attachments 1 and 2, respectively)
for a proposed 64-lot residential subdivision located south of the Naranja Drive and Highlands Wash intersection,
approximately 1/4-mile west of N. First Avenue as shown in blue below.
Conceptual Site and Landscape Plans
The proposed subdivision (shown at right) will be gated and incorporates:
64 single-family detached lots as permitted by a 1987 Pima County
zoning action.
Mix of 1- and 2-story buildings with a maximum height of 28 feet.
The site sits substantially lower than the nearest subdivision (Pusch
Ridge Vistas) to the east and will not impact existing viewsheds.
Two access points: Full access onto Naranja Drive to the north and
exit only on Shore Cliff Drive to the south.
The subdivision has been designed to minimize impacts to
surrounding slopes with engineered retaining walls and landscaped
terraces where cuts (removal of dirt) were necessary.
Pedestrian connections throughout the subdivision
Regional drainage improvements in Highlands Wash that will help
provide an improved drainage solution for the entire region.
A portion of the property includes the Highlands Wash (one of the larger
washes in Town in terms of annual water volume) which has been a focal
issue for neighbors and staff for some time. The Wash extends both north
and south of the property, eventually draining into the CDO south of Lambert Lane after passing through the
Highlands Mobile Home Park. The proposed subdivision does not increase downstream flows or impacts. In fact,
the design increases control of downstream flows.
The existing drainage channel in the mobile home park have been insufficient to accommodate the amount of
drainage coming through the wash, which has caused a number of lots to be within the 100-year floodplain. The
regional drainage improvements proposed as part of this proposal are Phase 1 of a larger drainage solution for the
area that will better control downstream flows and help remove these lots from the floodplain.
The proposed Conceptual Landscape Plan includes landscaping in all disturbed areas, at least one (1) tree per
front yard and hydroseeding the regional basin, as required per the River's Edge Planned Area Development (PAD).
Additionally, the landscape plan includes enhanced landscaping surrounding the basin to help screen it from the
view.
Two neighborhood meetings were conducted regarding the applicant's requests. Both were well attended and
questions focused on building heights, traffic and impacts to Highlands Wash, which have all been addressed in the
proposed site plan. Neighborhood meeting summaries have been included as Attachment 3.
The Town must ultimately approve a code compliant Conceptual Site Plan. This area and site was rezoned by Pima
County in 1986. As a result, the subdivision and associated density is a permitted use. This review is focused on
site design and compliance with Town's design principles and standards.
BACKGROUND OR DETAILED INFORMATION:
The purpose of this item is to consider a Conceptual Site and Landscape Plan
for a proposed 64-lot residential subdivision located south of the Naranja
Drive and Highlands Wash intersection, approximately 1/4-mile west of N.
First Avenue as shown in blue below at right.
The subject property is located in the River's Edge Planned Area
Development (PAD) which encompasses approximately 293-acres (area
within black outline in image right). Prior to annexation in 1994, with several
subdivisions within the PAD already under construction (Pusch Ridge Vistas I
and II), a concept plan (shown below right) as part of the rezoning was
approved by the Pima County Board of Supervisors for the remaining vacant
parcels, including this one. This established the rezoning entitlement or
property right, to develop the property as approved by the County.
If this were a rezoning in Oro Valley, development so close
to Highlands Wash would not be allowed as the subject
property includes Environmentally Sensitive Land
categories (Critical Resource Area and Resource
Management Area 1) that require high amounts of open
space conservation. However, because the entitlement to
develop and general design was approved by the County
prior to annexation, a code compliant subdivision must be
approved.
There have been multiple development concepts proposed
on this site over the years. The primary challenge is
obvious. How does one safely and securely accommodate
Highland Wash drainage for both adjacent and future
homeowners? Staff has worked extensively with the applicant and the Highland Mobile Home Park HOA over the
past few years to bring forth a regional drainage improvement. As a result, the proposed design does not increase
downstream drainage and improves control of flows. This development does not exacerbate existing downstream
drainage challenges in the area nor does it entirely alleviate current issues in the Mobile Home Park. The Town will
continue to seek additional remedies, federal funding etc., to improve drainage challenges adjacent and within the
Highlands Mobile Home Park.
Conceptual Site Plan
The proposed subdivision will be gated and incorporates:
64 single-family detached lots
Mix of 1- and 2-story buildings with a maximum height of 28 feet. The site sits substantially lower than the
nearest subdivision (Pusch Ridge Vistas) to the east and will not have impacts on existing viewsheds.
The subdivision has been designed to minimize impacts to surrounding slopes and has provided retaining
walls and landscaped terraces where cuts (removal of dirt) were necessary.
Two access points: Full access onto Naranja Drive to the north and exit only on Shore Cliff Drive to the south.
Pedestrian connections throughout the subdivision
Regional drainage improvement in Highlands Wash (more information provided below)
Currently, the Highlands Wash (shown in red at right) handles one of the highest annual volumes
of stormwater within the Town. In its natural (current) configuration, a number of lots within the
Highlands Mobile Home Park to the south (built in 1960) are within the existing 100-year
floodplain limits.
While there is an existing stormwater drainage issue in the area, per Code, the applicant is not
permitted to increase or decrease the amount of drainage leaving the property. The regional
drainage concept included as part of the property owner's request, will not only meet this
requirement, but it will also serve as the 1st of several improvements that will be needed to
remove these existing homes from the floodplain.
This concept includes a regional basin which will help stormwater flows percolate better into the
existing soils and will better control the outflow of excess water into the existing built channel in
the mobile home park. The property owner will be constructing the basin that will serve not only
their property, but downstream properties in the region.
Lastly, the property owner is proposing to dedicate the drainage basin to the Town for two
reasons:
The improvements serve the downstream region and not just one development. Requiring a single
development to maintain an improvement that serves a regional drainage function is an equity concern.
When large scale improvements are maintained by a relatively small HOA, regular maintenance (sediment
removal) is difficult to monitor and continue over a long period of time. With this in mind, the Town is much
better suited to maintain the basin. In addition, the Town and Pima County already have maintenance
responsibilities in upstream and downstream portions of Highlands Wash.
Town ownership and responsibility for maintenance is recommended to ensure it continues to function as designed.
The 2nd and future improvement, enhancing this existing channel to facilitate flows to the CDO Wash to the south,
is dependent upon Federal Grant monies the Town is seeking. These two improvements, when combined, will
remove all Highlands Mobile Home Park homes from the existing floodplain and provide an improved drainage
solution for the entire region.
Finally, the subdivision is anticipated to produce a relatively low volume of traffic with the primary ingress/egress
point off Naranja Drive (Shore Cliff Drive restricted to egress only in response to neighbor concerns). The expected
increase to Naranja Drive traffic does not meet the threshold for a new traffic signal or right-turn lane as both
Naranja Drive and Shore Cliff Drive have sufficient capacity to handle the expected increase in traffic. However, a
left-turn lane is warranted and will be installed with the project.
Conceptual Landscape Plan
The proposed Conceptual Landscape Plan includes landscaping in all disturbed areas, at least one (1) tree per
front yard and hydroseeding the regional basin, as required per the PAD. Additionally, the landscape plan includes
enhanced landscaping surrounding the basin to help screen it from the view. All disturbed slopes within the basin
will be treated with grouted rock that matches surrounding soil color or, where necessary due to slope, soil cement
painted to match the same. The proposed Conceptual Landscape Plan is consistent with all code requirements.
Conceptual Design Principles and Standards
The proposed site and landscape plans are subject to the code requirements listed in the River's Edge PAD. Where
the PAD is silent, the Conceptual Design Principles and Standards of the Zoning Code have been applied. Several
key Principles or Standards applied are listed below (italics) followed by staff commentary:
Location, orientation and size of structures shall promote a complementary relationship of structures to one another.
The subdivision design includes lots that are complementary to one another and are consistent with the design of
the original concept plan approved by Pima County. The proposed site plan is consistent with this standard.
Significant cuts [removal of dirt] and fills [adding dirt] in relation to natural grade shall be avoided or minimized to the
extent practical given property constraints
As previously discussed, the site has been designed to avoid or minimize impacts to the existing slopes as much as
possible. Where cuts were necessary, they include code required retaining walls and landscaped terraces to
minimize impacts to neighbors.
Detention areas shall have natural appearance by using one or more of the following design standards:
a. Construct spillways with indigenous rock and natural materials
b. Integrate retention areas into the Open Space Plan whenever possible and/or utilize as Riparian Habitat
The site has been designed with the regional detention basin incorporated into the open space to help it function
both as a drainage improvement and riparian habitat. Further, enhanced landscaping has been included to help
screen the basin from surrounding properties, while the bottom will be hydroseeded to help it return to a native
landscape.
The proposed landscape plan are consistent with all applicable Design Principles and Standards.
PUBLIC PARTICIPATION
Two well attended neighborhood meetings were conducted regarding the property owners request where the focus
included building heights, traffic and impacts to Highlands Wash. A brief summary addressing each of the primary
neighbor concerns is provided below:
Building Heights - The site sits substantially lower than surrounding subdivisions to the east and west (see
graphic below) and will have little to no impact on existing viewsheds of the Catalina Mountains.
1.
Traffic - The applicant revised the site design to restrict the southern connection (Shore Cliff Drive) to exit
only in an effort to address neighbor concerns during the 1st neighborhood meeting. The applicant provided
a Traffic Impact Statement which indicates that Naranja Drive has ample capacity to handle the relatively
minor increase in subdivision traffic.
2.
Drainage - As mentioned previously, Town Stormwater Utility staff have been aware of the ongoing drainage
issues effecting this area for some time. Staff has been working with members of the Highlands Mobile Home
Park Homeowners Association on the design and implications of the regional drainage concept for Highlands
Wash. Again, when all phases area complete, all homes within Highlands Mobile Home Park will be removed
from the 100-year floodplain.
3.
Neighborhood meeting summaries have been included as Attachment 3.
Staff has also received neighborhood correspondence that has been provided as Attachment 4.
FISCAL IMPACT:
The property owner will be responsible for the initial construction of the basin and associated improvements (e.g.
bank protection, soil cement, rock rip-rap, landscaping, maintenance access road, etc.). This represents a
significant benefit for the Town as this area has long been experiencing drainage issues.
The property owner is proposing to dedicate the basin (once complete) to the Town to regularly maintain. Staff
recommends this approach as the Town is much better suited to keeping up the regular maintenance to ensure the
basin functions as designed. This is expected to cost approximately $4,200 annually and will be part of the
Stormwater Utilities regular operating budget.
SUGGESTED MOTION:
The Planning and Zoning Commission may wish to consider one of the following motions:
I MOVE to recommend APPROVAL of the proposed Conceptual Site and Landscape Plan, based on a finding it is
in conformance with the Design Principals and Design Standards of the Zoning Code.
OR
I MOVE to recommend DENIAL of the proposed Conceptual Site and Landscape Plan, based on a finding that it is
______________________.
Attachments
ATTACHMENT 1 - CONCEPTUAL SITE PLAN
ATTACHMENT 2 - CONCEPTUAL LANDSCAPE PLAN
ATTACHMENT 3 - NEIGHBORHOOD MEETING SUMMARIES
ATTACHMENT 4 - NEIGHBOR CORRESPONDENCE
NW COR SEC 12, T.12S., R.13E.
FND 2" GENERAL LAND OFFICE
MONUMENT STAMPED T12S R13E
S2 S1 S12 1913
N. SHORE CLIFF DR. (PRIVATE)N. SHORE CLIFF DR. (PUBLIC)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
27
28
45
44
43
42
41
40
39
38
37
36
30
34
29
31
32
58
59
33
60
NARANJA DRIVE (PUBLIC)
35
46
47
48
49
50
51
52
53
54
55
56
5721
22
23
24
25
26
SANTILLAN MARTIN GAPN 224-28-157B,PAD: MELCORFINAL PLAT OF THE HIGHLANDS,
BK 15, PG 21, P.C.R.
PAD: MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144 PAD: MELCOR PARCEL 1ADAVIS DEVEOPMENT &PROPERTIES LLCAPN 224-28-156B,OPEN SPACETOMBER FAMILY LPAPN 224-28-1550,PAD:MELCORDONNELLY F JAMES & PAMELAFAMILY REVOC TRAPN 224-28-1540PAD:MELCORFINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144
RIORDAN GARY STUART
APN 224-28-1530,
PAD:MELCOR
FINAL PLAT OF PUSCH RIDGE
VISTAS, BK 55, PG 99, P.C.R
PAD:MELCORSADEGHI ALE DAVIDAPN 224-28-156D,PAD:MELCORPIMA COUNTY FLOOD CONTROL DISTRICT
APN: 224-01-0194B
ZONING: PAD, MONTERRA HILLS
PARCEL 3A
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN: 224-28-156H
PARCEL 4 & 5
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN: 224-28-156G &
224-28-156J
PARCEL 6 "BLOCK 6" DAVIS
DEVELOPMENT AND PROPERTIES LLC
APN 224-03-3640
PARCEL 2
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN:224-28-156F
N89°20'16"E
2738.54'
61
62
63
64
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-cs01.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc4700 E. SOUTHERN AVENUE
MESA, AZ 85206
520.268.6322
13
JS
D.ROBERTS
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
19000587NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
01
COVER SHEET
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
CONCEPTUAL SITE PLAN
FOR
NARANJA TRAILS
2002761
A PORTION OF THE NORTHWEST QUARTER OF SECTION 12,
TOWNSHIP 12 SOUTH, RANGE 13 EAST, OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA
CIVIL ENGINEER
ATWELL
4700 E. SOUTHERN AVENUE
MESA, ARIZONA 85206
PHONE: (520-268-6322)
CONTACT: FRANCIS HEMMAH
FHEMMAH@ATWELL-GROUP.COM
REGISTRATION #52508
BOUNDARY
CENTERLINE
EXISTING SECTION LINE
PUBLIC UTILITY EASEMENT
EASEMENT
EXISTING EASEMENT
EXISTING FENCEX
EXISTING LOT
EXISTING PUBLIC UTILITY EASEMENT
EXISTING RIGHT OF WAY
SIGHT VISIBILITY TRIANGLE : 25MPH
5
PAD & FINISHED FLOOR ELEVATION
LOT NUMBER
WATER VALVE
SEWER MANHOLE
LEGEND
LINE TYPES
PAD=17.5
FF=18.17
RIGHT OF WAY
PROPOSED LOT
5
EXISTING PROPOSED
PAD=17.5
FF=18.17
BC OR B/C BACK OF CURB
CENTERLINECL
ELEVATIONEL
EXISTINGEX
FINISH FLOORFF
MANHOLEMH
PROPERTY LINEPL
PUBLIC UTILITY EASEMENTPUE
RIGHT OF WAYR/W
SEWERS or SWR
SIDEWALKS/W
TOP OF CURBTC
WATERW
EOP EDGE OF PAVEMENT
ABBREVIATIONS
SITE VISIBILITY TRIANGLESVT
(AB)AS-BUILT
ARIZONA DEPARTMENT OF TRANSPORTATIONADOT
EASEMENTESMT
FACE OF CURBFC
PIMA COUNTY ASSOCIATION OF GOVERNMENTSP.A.G.
STANDARDSTD
RIP RAP
STREET SIGN
MAJOR CONTOUR
MINOR CONTOUR
13
5
0
13
5
0
13
5
0
13
5
0
EXISTING SEWER LINEEX 8"S
SEWER LINE
SIDE SLOPE4:1
TEMPORARY DRAINAGE EASEMENT
SEWER FLOW LINE
8"S
PROPOSEDPROP
WATER LINE 8"W
6 FINAL LOT NUMBER
CA COMMON AREA
4:1
6
GRAPHIC SCALE
0100200 400200
1" = 200'
CRITICAL RESOURCE AREA CATAGORY
RIVERS EDGE PAD MAP
NTS
EXISTING Q100 FLOODPLAIN
OWNER
PREMIER BUILDING GROUP
3191 E. 44th STREET
TUCSON, AZ 85713
CONTACT: ROD DAVIS
PHONE: 520.293.0300
DEVELOPER:
MERITAGE HOMES
5326 N. LA CHOLLA BLVD.
TUCSON, AZ 85741
CONTACT: LISA HOSKIN
PHONE: 520.225.6853
EXISTING 15% SLOPE
Sheet List Table
Sheet Number Sheet Title
01 COVER SHEET
02 NOTES
03 DEDICATION MAP
04 HORIZONTAL
CONTROL
05 DETAILS
06 DETAILS
07 DETAILS
08 SITE PLAN
09 SITE PLAN
10 SITE PLAN
11 SITE PLAN
12 SITE PLAN
13 SITE PLAN
12
12
11
NARANJA DR
THIS PROJECT
CANADA DEL
WASH
ORO
HIGHLAND WASH
BK55/PG99
BK58/PG70
BK62/PG37
BK42/PG30
BK47/PG10
BK45/PG22
BK26/PG21
BK25/PG59
BK56/PG11
BK27/PG99
BK41/PG43
BK15/PG21
BK25/PG79
BK59/PG71
BK47/PG41
BK46/PG32
BK47/PG58
UNSUBDIVIDED
N. SHORE CLIFF DR.UNSUBDIVIDED
VICINITY MAP
NTS
SECTION 12 TOWNSHIP 12 SOUTH
RANGE 13 EAST
PROPOSED BUILDING ENVELOPE
PROPOSED Q100 FLOODPLAIN
PRV PRESSURE REDUCING VALVE*SUGGESTED DRIVEWAY LOCATION
06.09.2022APPROXIMATE SUBJECT
PROPERTY BOUNDARY
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-nt02.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
02
GENERAL NOTES
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GENERAL NOTES
1.GROSS AREA: 58.015 ACRES OR 2,527,152 SF±
2.RESIDENTIAL UNITS PER ACRE = 1.10
3.RESIDENTIAL LOTS: 64
4.TOTAL MILES OF NEW PUBLIC STREET IS 0.1
5.TOTAL MILES OF NEW PRIVATE STREETS IS 0.44
6.ASSURANCES FOR WATER SERVICE, SITE STABILIZATION AND LANDSCAPING MUST BE POSTED PRIOR TO THE
ISSUANCE OF GRADING PERMITS
PLANNING GENERAL NOTES
1.MAXIMUM ALLOWED BUILDING HEIGHT: 25' MAX AND NOT TO EXCEED 2 STORIES.
2.NO PROPOSED LOTS ARE AFFECTED BY CRITICAL/SIGNIFICANT RESOURCE AREAS.
3.MINIMUM LOT SITE: 6,598 SF (LOT 33)
4.TOTAL AMOUNT OF OPEN SPACE REQUIRED: 334,402 SF
5.TOTAL AMOUNT OF OPEN SPACE PROVIDED: 1,860,291 SF
6.TOTAL AMOUNT OF LANDSCAPED COMMON AREAS: 572,302 SF
7.OPEN SPACE TO REMAIN AS NATURAL OPEN SPACE: 1,287,989 SF
8.BUILDING SETBACKS REQUIRED: 15' FRONT MINIMUM, NO REQUIRED SIDE YARD EXCEPT WHEN ADJACENT TO A
STREET (10') AND A 15' MINIMUM REAR YARD.
9.ALL OPEN SPACE AND COMMON AREAS WILL BE OWNED AND MAINTAINED BY THE HOA.
10.THE EXISTING ZONING FOR THIS DEVELOPMENT IS: PAD: RIVER'S EDGE (MELCOR): CR-2
11.ALL SIGNAGE AND LIGHTING TO BE ADDRESSED AS PART OF A SEPARATE REVIEW AND APPROVAL PROCESS
12.ALL NAMING AND SIGNAGE OF STREETS SHALL CONFORM TO PIMA COUNTY'S ADDRESSING ORDINANCE AND
POLICIES, SECTIONS 18.83.060 THROUGH 18.83.080.
ENGINEERING GENERAL NOTES
1.DESIGN SPEED IS 25 MPH. THE DESIGN VEHICLE IS SU-30.
2.ALL NEW PUBLIC ROADS WITHIN AND ADJACENT TO THIS PROJECT WILL BE CONSTRUCTED IN ACCORDANCE WITH
APPROVED PLANS. SEPARATE PUBLIC IMPROVEMENT 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 WILL BE AT NO EXPENSE TO THE PUBLIC
ORO VALLEY WATER UTILITY GENERAL NOTES
1.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 SUPPLY BY THE DIRECTOR OF WATER RESOURCES. ANY AND ALL WELLS MUST BE
ABANDONED PER ADWR REGULATIONS
3.A LINE EXTENSION AGREEMENT MUST BE IN PLACE PRIOR TO ANY WORK ON THE WATER INFRASTRUCTURE FOR
THIS PROJECT BEGINS.
4.ORO VALLEY WATER UTILITY WILL BE THE WATER SERVICE PROVIDER
GENERAL UTILITY GENERAL NOTES
1.SHOULD AN EASEMENT BE IN CONFLICT WITH ANY PROPOSED BUILDING LOCATION, VACATION OF THE EASEMENT
IS TO OCCUR PRIOR TO ISSUANCE OF BUILDING PERMITS.
2.ALL DRAINAGE STRUCTURES SHALL BE INSPECTED AND A SUMMARY REPORT PREPARED AT A MINIMUM OF ONCE
EACH YEAR IN ACCORDANCE WITH THE PROCEDURES IN THE APPROVED DRAINAGE REPORT. COPIES OF THE
ANNUAL INSPECTION REPORTS SHALL BE MADE AVAILABLE TO THE TOWN UPON REQUEST.
3.ALL DRAINAGE STRUCTURES SHALL BE INSPECTED AND A SUMMARY REPORT PREPARED BY AN ARIZONA
REGISTERED CIVIL ENGINEER A MINIMUM OF ONCE EACH FIVE YEARS IN ACCORDANCE WITH THE PROCEDURES IN
THE APPROVED DRAINAGE REPORT. COPIES OF THE 5-YEAR ANNUAL INSPECTION REPORTS SHALL BE MADE
AVAILABLE TO THE TOWN UPON REQUEST. THE REPORT SHALL IDENTIFY THE MAINTENANCE NEEDS FOR THE
NEXT 5-YEAR PERIOD, INCLUDING ANTICIPATED ANNUAL COSTS OF MAINTENANCE AND REPAIR.
GOLDER RANCH FIRE GENERAL NOTES
1.FIRE HYDRANTS CONNECTED TO AN APPROVED WATER SUPPLY OF 1500 GPM FOR FIRE PROTECTION MUST BE
INSTALLED AND IN SERVICE PRIOR TO COMBUSTIBLE MATERIAL DELIVERY TO THE SITE. TEMPORARY
CONSTRUCTION OFFICE TRAILERS ARE CONSIDERED COMBUSTIBLE MATERIAL.
2.APPROVED FIRE APPARATUS ACCESS ROADS MUST BE INSTALLED AND IN SERVICE PRIOR TO COMBUSTIBLE
MATERIAL DELIVERY TO THE SITE”
3.AUTOMATIC FIRE SPRINKLERS ARE REQUIRED IN ALL NEWLY CONSTRUCTED COMMERCIAL BUILDINGS.
RESIDENTIAL FIRE SPRINKLERS ARE REQUIRED IN A NEWLY CONSTRUCTED HOME OF 3600 SQUARE FEET OR LESS
WHEN THE REQUIRED FIRE FLOW OF 1000GPM IS NOT WITHIN 600 FEET OF THE HOME. HOMES OF 3601+ SQUARE
FEET SHALL BE PROVIDED WITH RESIDENTIAL FIRE SPRINKLERS WHEN THE REQUIRED FIRE FLOW PRESCRIBED BY
IFC TABLE B105.1 IS NOT AVAILABLE WITHIN 600 FEET OF THE HOME. ALL HOMES, REGARDLESS OF SIZE, WITHIN A
SUBDIVISION OF 30 LOTS OR MORE SHALL BE PROVIDED WITH RESIDENTIAL FIRE SPRINKLERS WHEN THERE IS
ONLY ONE FIRE APPARATUS ACCESS POINT AVAILABLE TO THE SUBDIVISION.
4.TEMPORARY STREET SIGNS MUST BE INSTALLED AT EACH STREET INTERSECTION WHEN CONSTRUCTION OF NEW
ROADWAYS ALLOWS PASSAGE OF VEHICLES. ALL STRUCTURES UNDER CONSTRUCTION MUST BE CLEARLY
IDENTIFIED WITH AN APPROVED ADDRESS
5.THE INSTALLATION OF TRAFFIC CONTROL SIGNALING DEVICES AND/OR ELECTRICALLY OPERATED GATES ON FIRE
APPARATUS ACCESS ROADS SHALL INCLUDE PREEMPTIVE CONTROL EQUIPMENT COMPATIBLE WITH THE FIRE
DEPARTMENT’S EXISTING SYSTEM
PERMITTING DIVISION - BUILDING CODES
·THE FOLLOWING CODES AND STANDARDS SHALL BE APPLICABLE TO THIS DEVELOPMENT:
·INTERNATIONAL BUILDING CODES WITH LOCAL AMENDMENTS
·NATIONAL ELECTRICAL CODE
·ADA STANDARDS FOR ACCESSIBLE DESIGN
·GOLDER RANCH FIRE DISTRICT STANDARDS AND FORMS
·TOWN OF ORO VALLEY POOL CODE
·PAG STANDARD SPECIFICATIONS AND DETAILS FOR PUBLIC IMPROVEMENTS
·TOWN OF ORO VALLEY DRAINAGE CRITERIA MANUAL
·TOWN OF ORO VALLEY SUBDIVISION STREET STANDARDS AND POLICIES MANUAL
·TOWN OF ORO VALLEY ZONING CODE, CURRENT REVISED
·ORO VALLEY TOWN CODE, CURRENT REVISED
PAD CONDITIONS
1.ALL DEVELOPMENT DESIGN PROPOSALS SHALL COMPLY WITH OR EXCEED PIMA COUNTY LANDSCAPING,
PARKING, GRADING AND HDZ ORDINANCES, AS APPLICABLE.
2.NO BUILDING NORTH OF LAMBERT LANE SHALL EXCEED 24 FEET IN-HEIGHT ABOVE FINISHED GRADE.
3.BUILDING WALLS, EXCEPT FOR TRIM, SHALL BE MASONRY OR STUCCO IN EARTHTONE COLORS, AND MAJOR
ELEMENTS SHALL NOT HAVE A SMOOTH TEXTURE. REFLECTIVITY SHALL BE LESS THAN 80 PERCENT. BUILDING
DESIGN SHALL BE FOUR-SIDED TO PROVIDE VARYING PLANES, INTERPLAY OF LIGHT AND SHADOW, ALTERNATING
TEXTURES AND VISUAL INTEREST.
EXPOSED WOOD SHALL BE STAINED OR PAINTED. EXTERIOR APPEARANCES SHALL BLEND WITH THE NATURAL
SURROUNDINGS AND THE LANDSCAPING. COLORS OTHER THAN EARTHTONES SHALL BE APPLIED ONLY TO
LIMITED AREAS AND SHALL BE SUBJECT TO DESIGN REVIEW COMMITTEE APPROVAL.
NATURAL CLAY TILE ROOFS, ALTERNATIVE ROOFING MATERIALS HAVING BULK, TEXTURE AND SUBDUED TONE,
AND SPECIAL ROOFING MATERIALS HAVING UNIQUE ARCHITECTURAL APPLICABILITY SHALL BE ENCOURAGED
AND SHALL BE USED AS ROOF ELEMENTS RATHER THAN AS DECORATION. ROOF PITCH SHALL NOT EXCEED 6 IN
PARAPET ROOFS SHALL BE CONTINUOUS AROUND THE ROOF PERIMETER. WHITE OR REFLECTIVE ROOFS ARE
PROHIBITED.
MATERIALS, COLORS AND TEXTURES SHALL BE COMPATIBLE WITH ARCHITECTURAL FORM; I.E., NO BIZARRE OR
COMMERCIAL "THEME" BUILDINGS WILL BE PERMITTED.
4.ALL MECHANICAL EQUIPMENT, LOADING AREAS, STORAGE AREAS AND TRASH COLLECTION AREAS SHALL BE
SHIELDED FROM VIEW BY ARCHITECTURAL DESIGN, FENCING, WALLS OR LANDSCAPING. RECEIVING OR
TRANSMITTING ANTENNAE, EXCEPT CUSTOMARY ROOFTOP TV/RADIO ANTENNAE OR FULLY SCREENED DISH
ANTENNAE, SHALL BE PROHIBITED. STORAGE OF RECREATION VEHICLES INCLUDING BOATS AND TRAILERS IS
PROHIBITED.
5.LIGHTING OF BUILDINGS, GROUNDS AND PARKING AREAS SHALL BE SUBJECT TO THE FOLLOWING:
A.MAXIMUM WATTAGE - 150 WATT HIGH PRESSURE SODIUM
B.MAXIMUM HEIGHT OF STANDARD - 20 FEET
C.MAXIMUM HEIGHT OF STANDARD AT PERIMETER - 14 FEET
D.TYPE OF STANDARD - DOWN-THROW
E.TYPE OF STANDARD AT PERIMETER - HOUSE SIDE SHIELD, SHARP CUT-OFF, FORWARD-THROW
F.AVERAGE LEVEL OF ILLUMINATION - ONE-HALF FOOT-CANDLE
G.MINIMUM LEVEL OF ILLUMINATION - ONE-FOURTH AVERAGE
THERE SHALL BE NO NIGHT LIGHTING IN ANY DESIGNATED BUFFER AREA.
6.THE DISTURBED SHOULDERS OF LAMBERT LANE SHALL BE RE-LANDSCAPED BY SEEDING WITH NATIVE GRASSES
AND WILDFLOWERS.
ANY NON-DEVELOPMENT AREAS DISTURBED TEMPORARILY DURING CONSTRUCTION SHALL BE
RE-LANDSCAPED/RESEEDED.06/09/2022
N. SH
O
R
E
C
L
I
F
F
D
R
.
(
P
R
I
V
A
T
E
)N. SHORE CLIFF DR. (PUBLIC)1
2 3 4 5
6
7
8 9
10 11 12 13 14
15
16
17
18
19
20
27 28
454443
42
41
4039
38
37
36
30
34
29
31
32
58
59
33
60
NARANJA DRIVE (PUBLIC)35
46
47
48
49
50
51
52
53
54 55
56
57
21
22
23
24
25
26
SANTILLAN MARTIN G
APN 224-28-157B,PAD: MELCOR
FINAL PLAT OF THE HIGHLANDS,BK 15, PG 21, P.C.R.PAD: MELCORFINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144 PAD: MELCOR
PARCEL 1A
DAVIS DEVEOPMENT &
PROPERTIES LLC
APN 224-28-156B,
OPEN SPACE
TOMBER FAMILY LP
APN 224-28-1550,
PAD:MELCORDONNELLY F JAMES & PAMELA
FAMILY REVOC TR
APN 224-28-1540
PAD:MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144
RIORDAN GARY STUART
APN 224-28-1530,
PAD:MELCOR
FINAL PLAT OF PUSCH RIDGE
VISTAS, BK 55, PG 99, P.C.R
PAD:MELCOR
SADEGHI ALE DAVID
APN 224-28-156D,PAD:MELCOR
PIMA COUNTY FLOOD CONTROL DISTRICT
PARCEL 3A
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN: 224-28-156H
PARCEL 4 & 5
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN: 224-28-156G &
224-28-156J
PARCEL 6 "BLOCK 6" DAVISDEVELOPMENT ANDPROPERTIES LLCAPN 224-03-3640PARCEL 2
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN:224-28-156F
L18 L20
L21
L22
L2
3
L24
L2
5
L26
L2
7
L28
L2
9
L30
L3
1
L32
L3
3
L34
L3
5
L36
L37
L38
L39
L40
L41 L42 L43
L45
L46
L47
L48
L49
L50
L51
L52 L53L54L55L56L57
L58L59L
6
0L61L62L63L64L65L66
L67L68L69L70L71L72L1
L
2
L3
L4L5
L6 L7 L8
L9
L10
L11
L13
L15
L17
L12L14L16L19
L44
61
62
63
64
LINE DATA
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
L27
L28
L29
L30
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
BEARING
S0°33'47"E
S41°25'18"W
S0°33'47"E
N77°00'09"W
S12°59'51"W
S77°00'09"E
S12°59'51"W
S29°32'51"E
S12°59'51"W
S77°00'09"E
S12°59'51"W
S77°00'09"E
S12°59'51"W
S77°00'09"E
S12°59'51"W
S77°00'09"E
S12°59'51"W
S10°33'22"W
S12°59'51"W
S77°00'09"E
S12°59'51"W
S63°25'19"E
S26°34'41"W
S63°25'19"E
S26°34'41"W
S13°03'21"E
S26°34'41"W
S63°25'19"E
S26°34'41"W
S63°25'19"E
S26°34'41"W
S63°25'19"E
S26°34'41"W
S63°25'19"E
S26°46'51"W
S0°52'59"E
S18°10'40"W
S72°51'11"E
S18°19'53"W
S15°06'19"W
DISTANCE
93.61'
103.10'
120.00'
49.06'
55.00'
13.27'
55.00'
27.15'
55.00'
18.59'
55.00'
26.15'
55.00'
35.11'
55.00'
33.29'
110.00'
20.02'
110.00'
14.09'
55.39'
37.17'
55.00'
12.15'
55.00'
25.97'
55.00'
12.15'
55.00'
12.15'
55.00'
12.15'
55.00'
12.40'
71.99'
49.71'
55.01'
2.54'
220.48'
68.07'
LINE DATA
LINE #
L41
L42
L43
L44
L45
L46
L47
L48
L49
L50
L51
L52
L53
L54
L55
L56
L57
L58
L61
L62
L63
L64
L65
L66
L67
L68
L69
L70
L71
L72
BEARING
S8°52'20"W
S4°36'57"W
S0°21'35"W
S5°53'01"E
S12°07'36"E
S18°22'12"E
S24°25'29"E
S26°33'35"E
S26°33'56"E
S26°48'37"E
S31°07'27"E
S37°06'59"E
S41°56'47"E
S46°46'30"E
S52°46'17"E
S89°10'27"W
S0°38'05"E
S89°10'27"W
N89°10'27"E
N0°34'35"W
S85°52'54"E
N23°23'40"E
N2°19'52"W
N1°26'07"E
N13°46'53"W
N10°04'58"E
N10°17'09"W
N79°43'17"E
N16°12'23"E
N89°20'13"E
DISTANCE
68.07'
24.75'
68.07'
68.07'
68.07'
68.07'
65.61'
55.00'
55.00'
58.26'
67.57'
67.49'
41.07'
67.49'
82.70'
681.71'
100.00'
775.41'
516.54'
1214.69'
293.53'
39.95'
176.20'
130.22'
155.93'
159.31'
51.20'
101.64'
682.00'
252.92'
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-bs03.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
03
DEDICATION MAP
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
050100 200100
1" = 100'
LAND TO BE DEDICATED TO THE TOWN OF ORO VALLEY
AREA = 1,287,997.7 SQFT = 29.57 AC
06/09/2022
23.81'7.08'6.85'11.64'12.00'7.48'1.03'5.10'75'11.0'11.0'11.00'11.00'11.00'11.00'30.00'12.00'6'11.00'11'24.00'33.20'6.00'11.00'11.00'13.24'7.00'5.72'0.51'14.97'UPPER HIGHLAND WASH END
CONTROL PER SCE ENGINEERING'S
HIGHLAND WASH CHANNEL & BASIN
IMPROVEMENTS HORIZONTAL
GEOMETRY PLAN
STA: 29+00.00
N=511,929.1845
E=991,242.6989
UPPER HIGHLAND WASH
BEGIN CONTROL
PER SCE ENGINEERING'S
HIGHLAND WASH CHANNEL & BASIN
IMPROVEMENTS HORIZONTAL
GEOMETRY PLAN
STA: 14+90.00
N=510,519.5497
E=991,257.2989 N. SHORE CLIFF DR.N. SHORE CLIFF DR. (PUBLIC)
NARANJA DRIVE (PUBLIC)
FINAL PLAT OF THE HIGHLANDS,
BK 15, PG 21, P.C.R.
PAD: MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144 PAD: MELCOR
TOMBER FAMILY LP
APN 224-28-1550,
PAD:MELCOR
DONNELLY F JAMES
& PAMELA
FAMILY REVOC TR
APN 224-28-1540
PAD:MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
R1-144
RIORDAN GARY STUART
APN 224-28-1530,
PAD:MELCOR
FINAL PLAT OF PUSCH RIDGE
VISTAS, BK 55, PG 99, P.C.R
PAD:MELCOR
SANTILLAN MARTIN G
APN 224-28-157B,PAD: MELCOR
SADEGHI ALE DAVID
APN 224-28-156D,PAD:MELCOR
N89°20'13"E 2639.21'
2283.94'296.40'L1C1L2C2L3C3C4L5L4
C5C6L7
L8C
7L6(PRIVATE)L11
L12
L13
C11C10
L20 L19L18C9
L17429.43'F21
F22
F23
F24
F25
F26
F27F28F29F30F31
F32 F33F34F35 F36F37F38F39
F40
F41
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F48 F49F50F51
F52
F
5
3
F54F5
5F56F57
F58
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F62F63F64F65F66F67F68
F69
F70 F71F72F73F74 F75 F76F77
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F102F103
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F106F107
F108F109
F110
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F116
F117
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F119
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F121
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F123F124
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F127 F128
F129
F130
F131F132
F133F134F135
F136
F137
F138
F139
F140
F141F142
F143F144
F145F146
F147F148 F149F15
0
F151
F152F153
F154F155
F156F157
F158 F159
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77.43'N89°10'27"E 1714.28'N89°10'27"E
236.95'
N89°10'27"E
4.57'
L183
C16
L185C17L187
L188
PARCEL 6 "BLOCK 6" DAVIS
DEVELOPMENT AND
PROPERTIES LLC APN
224-03-3640
S00°38'05"E
100.00'
S89°10'27"W
134.64'
N89°12'37"E
133.69'
C22
C23
C24
C25
L202
L203
L204
L205
NW COR SEC 12, T.12S., R.13E.
FND 2" GENERAL LAND OFFICE
MONUMENT STAMPED T12S R13E
S2 S1 S12 1913
W 1
4 COR SEC 12, T.12S., R.13E.
FND 2" GENERAL LAND OFFICE
MONUMENT STAMPED S11 S12 1913BASIS OF BEARINGS00°32'11"E2640.20'CENTER LINE CURVE DATA
CURVE #
C1
C2
C3
C4
C5
C6
C7
LENGTH
93.51'
93.20'
186.24'
309.29'
74.36'
374.47'
555.46'
RADIUS
181.00'
181.00'
480.00'
480.00'
1000.00'
480.00'
500.00'
DELTA
29°36'04"
29°30'14"
22°13'49"
36°55'09"
4°15'37"
44°41'55"
63°39'03"
CENTER LINE DATA
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
BEARING
S0°39'47"E
S28°56'17"W
S0°33'57"E
S78°36'49"E
S14°07'23"W
S18°23'00"W
S83°51'06"E
S26°33'56"E
DISTANCE
100.00'
100.00'
134.22'
25.00'
576.64'
200.43'
25.00'
163.13'
HIGHLAND WASH
HORIZONTAL CONTROL
LINE DATA
LINE #
L13
L17
L18
L19
L20
L183
L185
L187
L188
L202
L203
L204
L205
BEARING
S73°42'26"E
N1°05'15"W
N3°09'15"E
N0°49'13"W
N1°09'04"W
N69°14'28"W
S33°09'24"W
S35°58'41"E
S43°57'13"E
S38°44'22"E
S48°27'12"E
S41°56'47"E
S89°10'27"W
DISTANCE
75.53'
741.14'
102.77'
506.86'
67.14'
120.08'
207.56'
104.12'
118.48'
37.51'
16.50'
52.32'
68.58'
HIGHLAND WASH
HORIZONTAL CONTROL
CURVE DATA
CURVE #
C9
C16
C17
C22
C23
C24
C25
LENGTH
59.22'
83.79'
630.23'
69.94'
22.35'
51.40'
31.51'
RADIUS
800.00'
60.78'
857.22'
50.00'
15.00'
50.00'
25.00'
DELTA
4°14'30"
78°59'35"
42°07'26"
80°08'49"
85°21'41"
58°53'58"
72°13'16"
PROPOSED FLOODPLAIN LINE DATA
LINE #
F21
F22
F23
F24
F25
F26
F27
F28
F29
F30
F31
F32
F33
F34
F35
F36
F37
F38
F39
F40
BEARING
N7°56'07"E
N85°44'18"W
N54°50'50"W
N77°32'56"E
N88°18'15"E
N61°28'03"E
N33°55'15"W
N12°24'27"W
N18°27'47"E
N2°16'00"E
N0°05'44"W
N0°17'35"W
N3°28'28"E
N18°07'58"E
N64°15'09"E
N4°27'58"E
N7°42'50"W
N9°47'59"E
N57°19'18"E
N64°50'11"E
DISTANCE
10.66'
110.18'
29.20'
44.93'
95.04'
36.64'
30.13'
81.91'
152.87'
180.14'
75.00'
110.00'
105.19'
67.48'
33.31'
26.49'
138.76'
27.91'
37.79'
33.15'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F41
F42
F43
F44
F45
F46
F47
F48
F49
F50
F51
F52
F53
F54
F55
F56
F57
F58
F59
F60
BEARING
N45°05'23"E
N71°50'03"E
N53°16'10"E
N21°42'27"E
N6°12'18"W
N11°02'39"W
N14°12'17"E
N0°15'15"W
N17°21'14"E
N28°53'21"E
N26°54'36"E
N2°59'15"W
N45°19'53"W
N79°37'21"W
N38°57'52"W
N8°48'02"W
N0°02'28"W
N12°36'32"E
N0°13'44"E
N7°31'51"W
DISTANCE
28.24'
10.52'
23.12'
127.49'
52.62'
40.95'
41.26'
77.50'
78.58'
39.97'
83.55'
25.18'
78.74'
15.44'
42.07'
65.79'
43.97'
46.03'
41.07'
80.62'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F61
F62
F63
F64
F65
F66
F67
F68
F69
F70
F71
F72
F73
F74
F75
F76
F77
F78
F79
F80
BEARING
N23°21'31"E
N21°28'34"E
N4°28'02"E
N15°42'31"E
N2°17'26"E
N17°01'53"E
N40°02'38"E
N8°47'25"E
N23°38'23"E
N0°13'13"W
N24°22'35"E
N6°52'21"E
N31°46'05"E
N29°02'44"E
N55°40'14"E
N39°46'20"E
N80°48'10"E
N89°50'33"E
S89°00'39"E
S25°02'30"E
DISTANCE
30.75'
33.72'
40.12'
20.78'
25.02'
38.73'
20.21'
96.72'
37.56'
32.50'
21.96'
37.61'
56.98'
76.53'
83.89'
75.91'
38.97'
13.88'
46.22'
26.28'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F81
F83
F84
F85
F86
F87
F88
F89
F90
F91
F92
F93
F94
F95
F96
F97
F98
F99
F100
F101
BEARING
S40°09'22"E
S11°11'42"E
S27°40'31"E
S32°58'45"W
S6°19'28"W
S5°25'51"E
S56°13'39"W
N76°01'52"W
S79°51'55"W
S48°15'09"W
S18°04'55"W
S5°00'02"W
S19°09'44"E
S8°17'50"W
S57°18'55"W
S5°28'00"W
S20°51'51"W
S19°18'20"W
S9°48'59"E
S29°26'29"W
DISTANCE
39.25'
61.16'
19.03'
18.65'
75.46'
17.83'
6.02'
12.88'
12.70'
22.20'
65.75'
12.55'
26.47'
15.16'
17.04'
25.91'
63.69'
74.68'
96.41'
37.32'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F102
F103
F104
F105
F106
F107
F108
F109
F110
F111
F112
F114
F115
F116
F117
F118
F119
F120
F121
F122
BEARING
S11°05'29"W
S13°49'43"E
S7°24'03"W
S8°58'33"W
S0°31'19"E
S3°36'18"W
S9°23'27"W
S19°17'24"W
S26°56'45"E
S15°26'23"E
S44°08'47"E
N78°49'40"E
N27°41'18"E
N59°19'12"E
S16°11'29"W
S3°34'35"W
S18°01'35"E
S18°31'25"W
S27°08'07"E
S26°58'22"W
DISTANCE
104.45'
34.52'
51.92'
27.84'
78.89'
48.71'
32.94'
23.84'
33.65'
40.85'
25.22'
25.48'
14.26'
9.74'
26.00'
7.51'
24.94'
38.26'
14.05'
39.27'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F123
F124
F125
F126
F127
F128
F129
F130
F131
F132
F133
F134
F135
F136
F137
F138
F139
F140
F141
F142
BEARING
S81°38'57"W
S71°30'22"W
S24°40'43"W
S3°13'10"W
S7°51'45"W
S9°55'34"E
S75°44'21"E
S0°14'19"W
S16°08'04"W
S18°11'25"W
S16°17'25"W
S15°49'50"W
S17°53'46"W
S6°03'54"W
S15°55'47"W
S4°17'21"W
S9°55'34"W
S28°21'18"W
S8°21'53"W
S1°15'11"W
DISTANCE
34.43'
167.82'
12.95'
20.03'
53.00'
17.77'
7.74'
7.50'
36.44'
41.64'
35.65'
42.84'
31.53'
10.06'
31.20'
10.03'
35.53'
2.24'
48.55'
20.00'
PROPOSED FLOODPLAIN LINE DATA
LINE #
F143
F144
F145
F146
F147
F148
F149
F150
F151
F152
F153
F154
F155
F156
F157
F158
F159
BEARING
S0°42'58"W
S0°50'08"E
S7°49'45"E
S8°51'14"E
S13°44'21"E
S47°09'57"E
S31°40'02"E
S37°34'54"E
S41°02'33"E
S18°38'58"E
S29°46'04"W
S5°26'44"E
S19°30'09"E
S17°01'51"W
S42°20'31"W
S16°18'38"W
S62°43'43"E
DISTANCE
40.00'
90.01'
35.33'
65.78'
64.34'
23.10'
49.11'
116.72'
56.35'
58.05'
38.77'
49.07'
39.78'
38.52'
21.20'
25.59'
13.61'
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-hc04.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
04
HORIZONTAL CONTROL
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
080160 320160
1" = 160'06/09/2022
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-dt05.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
05
DETAILS
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
STREET GRADEWEDGE CURB EDGE OF PAVEMENT9'HP=PE HP=PE HP=PE
PAD ELEV. = PE PAD ELEV. = PE PAD ELEV. = PE
1.0%MIN1.0%MIN1.0%MIN1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%1.0%VARIESVARIESVARIESHINGE POINTHINGE POINTHINGE POINT
BSLBSLBSL
ROW
SIDEWALK
ROW
PROPERTY CORNER
TC +0.14'
PROPERTY CORNER
TC +0.14'
1 TYPE "A" LOT GRADING
NOTE:
1.NO WALLS AND/OR GATES SHALL BE CONSTRUCTED ACROSS THE REAR YARD UNTIL THE FINAL LOT GRADING HAS BEEN
ESTABLISHED TO MEET THE 1% MIN. DRAINAGE REQUIREMENTS. OUTLET INVERTS SHALL BE DESIGNED TO MEET THE
FINAL GRADES.
2.SEE PLAN FOR STREET GRADE DIRECTION.
LOT LINE
LOT SCREEN WALL
PAD PER PLAN
PAD PER PLAN2'MINRETAINING WALL BY OTHERS
REQUIRED ON 2 FEET AND
OVER GRADE DIFFERENCE
2 LOT TO LOT SECTION
2' MIN
OVERBUILD
2' MIN
OVERBUILD
1:1 MAX
LOT 45
LOT 44
2.5'-3'
RETAINING WALL
1
:
1
M
A
X
3 CHANNEL SECTION 1
NTSLOT 44 - 45
4'
2' MIN
OVERBUILD
2' MIN
OVERBUILD
1:1 MAX
LOT 50
3.5'-4'
RETAINING WALL
1
:
1
M
A
X
4 CHANNEL SECTION 2
NTSLOT 50 - 51
LOT 51
2'-2.5'
RETAINING WALL
2' MIN
OVERBUILD
2' MIN
OVERBUILD
1:1 MAX
LOT 56
2.5'-2.8'
RETAINING WALL
1
:
1
M
A
X
5 CHANNEL SECTION 3
NTSLOT 56 - 57
LOT 57
1.6'-1.8'
RETAINING WALL
SLOPE
PROTECTION
PER DTL G/06
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
SLOPE
PROTECTION
PER DTL G/06
4'8'4'
DUMPED RIP-RAP
4'
SLOPE
PROTECTION
PER DTL G/06
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
SLOPE
PROTECTION
PER DTL G/06
4'8'4'
DUMPED RIP-RAP
4'
SLOPE
PROTECTION
PER DTL G/06
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
1' X1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
SLOPE
PROTECTION
PER DTL G/06
4'8'4'
DUMPED RIP-RAP
NTS
NTS
06/09/20222:16 CHANNEL SECTION
NTS
3'
6'16'6'
MIRAFI FILTER FABRIC
TYPE 140N
TOP OF SLOPE
EXIST. OR
DESIGN GRADE
18"
2
:
112"18"12"FINISHED GRADE
SLOPE PROTECTION
PER DTL G, SHEET 6
DUMPED RIP-RAP
D50=6"
0.62'
Q100=72.4 CFS
SLOPE=5.3%
V=6.7 FPS
D=0.62'
C
B PROPOSED NARANJA DRIVE STREET SECTION
OVERLAID ON TOP OF THE EXISTING STREET SECTION
D EXISTING NARANJA DRIVE STREET SECTION
11'2'
4'
S/W
2'
℄
50'
COMMON AREA 'A'
1.5%1.5%VARIESVARIES
2.5" AC OVER 6" ABC
4' WIDE CONC. SIDEWALK
PER PAG STD DET. 200
A PROPOSED TYPICAL ROADWAY CROSS SECTION
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-dt06.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
06
DETAILS
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
±1'
℄
±6'
SHLDR
±13'
CONCRETE
SLOPE
±6'
CLEAR
℄
±7'±5.5'
SHLDR
±11.25'
TL
±11.25'
TL
±6'
SHLDR
±15'18.5'
±0.5'
75'
R/W℄
6'
SHLDR
NORTH SHORE CLIFF DR.
EXISTING NARANJA DRIVE STREET SECTION
NARANJA DRIVE
LOCAL
STREET
15'
740'
15'
580'
E SITE VISIBILITY TRIANGLE
50 MPH DESIGN SPEED NTS
EXTEND TOE-DOWN
TO MAX ANTICIPATED
SCOUR DEPTH (REFER
TO PLANS)
CONSTRUCT 2"X4" KEY
EXTEND REBAR MIN, 12"
ABOVE KEY, BEND
REBAR AND TIE TO WWF
NATURAL GRADE
#3 REBAR @ 6" OR
#4 REBAR @ 12" BOTH WAYS
CUTOFF WALL 2500 PSI
CONCRETE (SEE NOTE 2)
CUTOFF WALL BELOW GRADE
(REFER TO PLANS)
RIP RAP GRADATION
% PASSING SIZE
100 1.50 D50
0 0.67 D50
NOTES
1.FOR D50 = 6", USE W3.5XW3.5. FOR D50 = 9" AND GREATER, USE W5.5XW5.5.
2.UNLESS NOTED OTHERWISE ON THE PLANS, ALL MATERIAL & INSTALLATION PER PAG STANDARD
SPECIFICATIONS FOR PUBLIC IMPROVEMENTS, CURRENT ED.
3.CUT AND FILL SLOPES LESS THAN 7 FEET IN HEIGHT ARE RECOMMENDED TO HAVE A MAXIMUM
GRADIENT OF 1 TO 1.
F
HIGHLAND WASH
ROCK-FACED CONCRETE SLOPE PAVING
NTS
GROUTED ROCK RIPRAP
W/ WIRE MESH
(SEE NOTE 1)1
(SEE NOTE 3)
X
G ONSITE SLOPE STABILIZATION DETAILS
EXIST. OR
DESIGN GRADE
MIRAFI FILTER FABRIC
TYPE 140N
D50=PER PLAN
T=2D50
FINISHED GRADE
TOP OF SLOPE
EXIST. OR
DESIGN GRADE
NOTE 312"
1
2 12"18"
1' CONCRETE TOEDOWN
W/ 6" X6", W1.4 X W1.4, WWF.
(DEPTH PER PLAN)
EMBED ROCK TO A
DEPTH OF 1/2 (D50)
D50=PER
PLAN
FINISHED
GRADE
TOP
OF
SLOPE
6
"
CO
N
C
.
B
A
S
EW/
6
X
6
,
W
1
.
4
X
W
1
.
4
,WWF
.1.5'1.5'NOTE 31'
1
1
EXIST. OR
DESIGN
GRADE
EXIST.
OR
DESIGN
GRADE
SLOPES BETWEEN 2:1<2.99:1 OR FLATTER SLOPES BETWEEN 1:1<1.99
NOTES
1.IN AREAS OF CUT, WHERE HAMMERING OR CARVING ROCK IS REQUIRED, ADDITIONAL RIP RAP OR
BOULDER WALL CONSTRUCTION MAY NOT BE REQUIRED, AS DETERMINED BY THE SOILS ENGINEER.
STACKED BOULDER WALLS MAY BE UTILIZED AS DIRECTED BY THE STRUCTURAL ENGINEER.
2.GROUTED ROCK RIP RAP IS REQUIRED IN ALL AREAS CONCENTRATED FLOW REGARDLESS OF SLOPE.
3.TO BE DETERMINED IN FINAL DESIGN.
SLOPE GRADIENT SLOPE PROTECTION
3:1 OR FLATTER REVEGETATE WITH NATIVE SPECIES PER LANDSCAPE PLAN
STEEPER THAN 3:1 TO 2:1 RIP-RAP WITH FILTER FABRIC CLOTH, JUTE, OR EXCELSIOR NETTING AND THEN
REVEGETATE WITH NATIVE SPECIES OR PROVIDE OTHER GROUND COVERS.
STEEPER THAN 2:1 TO 1:1 GROUTED OR WIRE-TIED RIP RAP
STEEPER THAN 1:STABILITY ANALYSIS OR RETAINING WALL DESIGNED BY A STRUCTURAL ENGINEER.
REFERENCE GEOTECHNICAL EVALUATION FOR THE NARANJA TRAILS, PROJECT NUMBER 20-098 PER PATTISON
ENGINEERING, L.L.C. SLOPE PROTECTION NEEDS TO BE REVEGETATE WITH NATIVE PLANTS OR IN AREAS THAT
ARE TOO STEEP, ROCK RIPRAP.
NTSNTS
NTS
NTS
NTS
EX.
GRADE
DIVERSION
SWALE LINED
WITH RIP RAPTOE OF SLOPE
PROTECTED
WITH RIP RAP
PROTECT SLOPE
PER DETAIL G ON
THIS SHEET.
TOP OF CUT
SLOPE
LOT
3'
*
*CONTINUOUS SLOPE LENGTHS PREFERABLY
LESS THAN 15 FEET. SLOPE LENGTHS CAN BE
REDUCED BY PROVIDING FREQUENT
INTERCEPTING BENCHES.
2' MIN
OVERBUILD
3'
LOT 3:1
EX.
G
R
A
D
E
1:1J REAR LOT TO EXISTING HILL SIDEPER PLANNTSIN FILL
LOT
DIVERSION
SWALE
LINED WITH
RIP RAP
H REAR LOT TO EXISTING HILL SIDE
NTSIN CUT
RETAINING WALL
BY OTHERS
I REAR LOT TO EXISTING HILL SIDE
IN CUT
PROTECT SLOPE
PER DETAIL G ON
THIS SHEET.PER PLAN
*WHEN ADJACENT TO LOTS
DAYLIGHT
SURFACE
CUT CONDITIONS
FORESLOPE
SLOPE (4:1)BACKSLOPE
SLOPE (4:1)
CUT SLOPE (1:1)
4'
PER
PLAN 4'
50'
CA A
FILL CONDITIONS
FILL
SLOPE (3:1)
PER PLAN
50'
CA A
EX. GRADESEE CUT AND FILL
DETAILS FOR WHEN
ADJACENT TO OPEN
SPACE
EX. GRADE
PER PLAN
8.5"
6" ABC
2.5" AC
PAVEMENT
COMPACTED SOIL PER GEOTECHNICAL
INVESTIGATION REPORT
PAVEMENT STRUCTURE
SINGLE
CURB
±5'
GROUTED
RIP RAP
±11'
TL
±11'
TL
75'
R/W
± 11'
TL
±6'
SHLDR
±2'
CLEAR
±4'
CLEAR
75'
R/W
±7'
SHLDR
±12'
TL
±12'
TL
±11'
TL
±11'
TL
±11'
TL
±5'
6'
SHLDR
±7'
SHLDR
7'
CLEAR
±5'
CLEAR
±19'
EX. GUARDRAIL
EX. GUARDRAIL
EX. SINGLE CURB
±7' OF NEW PAVEMENT
ALONG NARANJA DRIVE
NEEDED TO WIDEN EX.
STREET SECTION
±3:1
14'
TRAVEL LANE
*10'
PUE
14'
TRAVEL LANE
3'*10'
PUE
2' WIDE CONC. WEDGE CURB
PER PAG STD DET. 209
W/6" REVEAL (TYP.)
6' (TYP.)
LANDSCAPE
AREA
10'MAX.EX.
GRADE
5'MAX.15'MAX.DUMPED RIP-RAP T=2*D50
OVER MIRAFI FILTER FABRIC
TYPE 140Nd=1.5'MIN.GROUTED
RIP-RAP PER
DETAIL G1'FLNTS
06/09/2022RETAINING
WALL, LAYOUT
PER PLAN
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-dt07.dwg Plotdate:6/9/2022COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc250 N. MEYER AVENUE, SUITE B
TUCSON, AZ 85701
520.784.3816
13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
07
DETAILS
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GENERAL NOTES FOR WEIR AND CHANNEL STRUCTURES:
1.ENGINEERING DESIGN COMPLIES WITH AASHTO LRFD BRIDGE DESIGN
SPECIFICATIONS, LATEST EDITION.
2.CONSTRUCTION SHALL COMPLY WITH PAG STANDARD SPECIFICATIONS
FOR PUBLIC IMPROVEMENTS, LATEST EDITION.
3.STANDARD DETAILS REFERRED TO ON PLANS SHALL BE IN
ACCORDANCE WITH PAG STANDARD DETAILS FOR PUBLIC
IMPROVEMENTS, LATEST EDITION.
4.CONTRACTOR SHALL VERIFY CONDITIONS AND DIMENSIONS AT THE
JOBSITE PRIOR TO COMMENCING WORK AND SHALL REPORT ANY
DISCREPANCIES TO THE ENGINEER.
5.DIMENSIONS SHALL NOT BE SCALED FROM DRAWINGS.
6.FOUNDATIONS FOR WEIR STRUCTURE AND CONCRETE DRAINAGE
CHANNEL SHALL BEAR ON SCARIFIED AND CECOMPACTED NATIVE
SOILS. SCARIFY SOIL TO MINIMUM DEPTH OF 8 INCHES AND COMPACT
TO 95 PERCENT OF MAXIMUM DRY DENSITY PER STANDARD PROCTOR
ASTM D698.
7.MATERIALS OF CONSTRUCTION SHALL COMPLY WITH THE FOLLOWING:
a.CONCRETE - ASTM C150, TYPE V, CLASS "S", F'C=3,000 PSI.
b.REINFORCING STEEL - ASTM A 615, GRADE 60.
8.REINFORCING STEEL BENDS AND HOOKS SHALL COMPLY WITH AASHTO
SECTION 5.10.2. SPLICE BARS 40 BAR DIAMETERS, UNLESS NOTED
OTHERWISE.
9.CHAMFER ALL EXPOSED CORNERS OF WEIR STRUCTURE CONCRETE
WALL 3
4 INCH.
10.CONSTRUCTION JOINT: FOR THE CONCRETE DRAINAGE CHANNELS,
PROVIDE EXPANSION JOINTS AT 45-FOOT INTERVALS AND EAKENED
PLANE JOINTS AT 15-FOOT INTERVALS EVENLY SPACED BETWEEN
EXPANSION JOINTS, IN ACCORDANCE WITH SECTION 912-3.06 OF THE
STANDARD SPECIFICATIONS, HORIZONTAL WEAKENED PLAN JOINTS
SPACED VERTICALLY ALONG THE FACE OF THE SLOPE PAVING OR
CHANNEL LINING ARE NOT REQUIRED.
11.CONCRETE FINISHES: FOR THE WEIR STRUCTURE, EXPOSED
CONCRETE WALL SURFACES SHALL RECEIVE A CLASS II FINISH IN
ACCORDANCE WITH SECTION 601-3.05 OF THE STANDARD
SPECIFICATIONS. FOR THE DRAINAGE CHANNEL STRUCTURE, EXPOSED
SURFACES SHALL RECEIVED A CLASS I FINISH.
12.HANDRAIL SHALL BE PAINTED WITH A THREE-COAT PAINTING SYSTEM
COMPLYING WITH SECTION 610 OF THE STANDARD SPECIFICATIONS.
VERIFY PAINT COLOR WITH THE OWNER.
18'1'5'2'7.5'
16'VARIES
80'-100'
EXISTING
GRADE
LOT
2%
2%
2%
2%
12'18'
18:1
30'30'
FL=72.5
EX=86
12'18'
FG=73.5
LOW-FLOW
CHANNEL
5' LOW-FLOW CHANNEL
VEGETATION BUFFER
ON BOTH SIDES
1.5
(TYP)
1
2'16' MAINT.
ACCESS ROAD
TOP OF BANK
NEW PAG STD DET
105 HANDRAIL (TYP)
2" CLR
6"
6"
2" CLR
#4@12" EW
CHANNEL REINFORCINGPER PLAN2'
1'
LOT
2'
2'
OVERBUILD
J PROPOSED HIGHLAND WASH CHANNEL SECTION
NTS
FLOW
4
1
ROCK RIP-RAP D50 PER
PLAN OVER MIRAFI
FILTER FABRIC TYPE 140N
4
1
1'1'SPLASH PAD (L)W2W1B
B
A
FLOW
MITER PIPE
TO MATCH
SLOPE ROCK RIP-RAP
D50 PER PLAN OVER
MIRAFI FILTER FABRIC
TYPE 140N
3:1
PLAN SECTION A SECTION B
L SPLASH PAD @ STORM DRAIN OUTLETS
NTS
RIP-RAP APRON DIMENSIONS
CP CULVERT
DESCIPTION
APRON LENGTH
(FT) L
APRON WIDTH (FT)
W1
APRON WIDTH (FT)
W2 APRON DEPTH (IN)RECOMMENDED
ROCK SIZE (IN)
NOTE: TABLE TO BE COMPLETED ON FINAL SITE PLAN SUBMITTAL
16'
VARIES
PER PLAN
100'
CHANNEL
BOTTOM
30'30'100'
CHANNEL
BOTTOMVARIES
1.5:1 MAX VARIES
3:1 MAX
CULVERT
SPILLWAY/
CHANNEL
CULVERT
SPILLWAY/
CHANNEL
SPLASH
PAD (L)DEPTH(D)SPLASH PAD
(W) VARIES
DEPTH(D)3
1
PER PLAN
MATCH
EXISTING
EXISTING
GROUND
GROUTED ROCK RIPRAP OR
COLORED GUNITE SLOPE FACE
(PER PLAN)
TOEDOWN DEPTH
PER FINAL DESIGN
TOEDOWN DEPTH
PER FINAL DESIGN
O SECTION AT EXISTING WASH
TO PROPOSED IMPROVEMENTS NTS
N PROPOSED HIGHLAND WASH SOUTH EDGE TREATMENT
NTS
MATCH
EXIST.2:1MAX.PER PLAN 2567
EXIST.
GROUND
DETENTION/
SEDIMENT BASIN
COMPACT EMBANKMENT TO 100%
OF MAXIMUM DRY DENSITY USING
METHODS OUTLINED IN PAG
STANDARD SPECIFICATION 203-9
06/09/2022DUMPED ROCK RIPRAP
D50=9", TH=18"
10' MIN.
RIPRAP
PAD
DUMPED ROCK RIPRAP
D50=9", TH=18"
1' WIDE CONCRETE
TOEDOWN W/ 6"X6" WIRE MESH
DEPTH PER FINAL DESIGN
1' WIDE CONCRETE
TOEDOWN W/ 6"X6" WIRE MESH
DEPTH PER FINAL DESIGN
GROUTED ROCK
RIPRAP/COLORED
GUNITE. SEE CHANNEL
REINFORCING DTL LEFT
GROUTED ROCK RIPRAP
INLAID 50% OR
COLORED GUNITE
150.00'90.00'GAP150.00'STORAGE120.0'55.0'139.6'55.0'147.3'55.0'156.1'55.0'
55.0'151.8'142.5'135.0'55.0'
55.0'120.0'55.0'138.6'55.0'146.2'55.0'
55.0'155.1'153.3'55.0'
55.0'143.8'159.1'N89°20'13"E670.45'55.0'133.3'120.0'55.0'120.0'133.3'IN-LIEU FEE OF ±255LF OF SIDEWALKIN-LIEU FEE OF ±320LF OF SIDEWALK120.0'
81.6'17.6'55.0'WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMNARANJA DRIVESEE SHT 11
PARCELS 4 & 5
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN 224-28-156G &
224-28-156J
PAD:MELCOR
HIGH
L
A
N
D
S
W
A
S
H
TRACT B
OPEN SPACE
Q100=2,139cfs
NOT A PART
FINAL PLAT OF PUSCH RIDGE
VISTAS, BK 55, PG 99, P.C.R.
PAD:MELCOR
PIMA COUNTY FLOOD CONTROL DISTRICTAPN: 224-01-0194BZONING: PAD, MONTERRA HILLS2 3 4
5 6
7
8
9
45
4443
42
414039
TRACT A
(SEE SHEET 3 FOR
AREA OF
DEDICATION AND
OWNERSHIP)
EX P=70.67
EX P=63.12
EX P=61.99
EX P=60.54
EX P=60.22
EX P=59.34
EX P=59.15
2
6
7
5
2
6
7
0
2
6
6
5
2660265526502645262526
3
0
26
3
0
2
6
3
5
264
0
2645
2650
26462690268526802670
2675
2665
26
6
0
2
6
7
5
2
6
6
5
2670266
0
2660
2655
2645
2640
2635
2630
2625
SEE SHT 09SEE SHT 09EX P=67.45
EX P=64.17
FL=62.10
1
FF=40.30
PAD=39.30
FF=38.10
PAD=37.10
FF=35.70
PAD=34.70
FF=33.70
PAD=32.70
FF=32.20
PAD=31.20
FF=31.50
PAD=30.50
FF=43.40
PAD=42.40
FF=46.50
PAD=45.50
FF=46.50
PAD=45.50
FF=41.70
PAD=40.70
FF=39.30
PAD=38.30
FF=36.90
PAD=35.90
FF=34.50
PAD=33.50
FF=32.90
PAD=31.90
FF=31.60
PAD=30.60
FF=30.00
PAD=29.00
FL=34.03FL=38.56
FL=
43.50
FL=43.04
FL=54.06
FL=42.20
FL=40.86
FL=40.44
FL=
36.41
FL=30.84
FL=28.77
FL=27.44 FL=24.90
FL=23.91
FL=23.39
FL=23.91
FL=24.95
FL=25.22
FL=22.06
P=59.92
P=59.16
P=56.15
P=51.20 P=44.90
P=38.16
P=31.09
P=26.45
FL=32.79
3.2%
3.2
%
5.
4
%
6.8%
4.8%
4.0%
2.0%9.3%26452643264226502655740' X 15'
SVT
CRITICAL RESOURCE
AREA (CRA)
EXISTING
FLOODPLAIN
580' X 15' SVT
EXISTING
STRIPING
EXISTING
SLOPE, DRAINAGE AND
MAINTENANCE EASEMENT PER
DKT 9908M PG 1961, P.C.R.
EXISTING
SLOPE, DRAINAGE AND
MAINTENANCE EASEMENT PER
DKT 9908M PG 1961, P.C.R.
FND 1.5" ALUMINUM CAP STAMPED RLS
35111 ACCEPTED AS A REFERENCE
POINT ON LINE
EXISTING
GUARD RAIL
EXISTING
SINGLE CURB
EXISTING
EDGE OF
PAVEMENT
PROPOSED
PRIVACY
GATE
PAD OPEN
SPACE LINE
EXISTING - 3 10'x5' BOX
CULVERTS INV= 2641±
LIMITS OF
GRADING
LIMITS OF
GRADING
LIMITS OF
GRADING
LIMITS OF
GRADING
PROPOSED
STRIPING
PROPOSED
EDGE OF
PAVEMENT
EXISTING OVERHEAD
ELECTRIC
ADJUST EXIST.
MH RIMS TO
FINISHED GRADE
PROPOSED
24" RCP
CULVERT
RIP RAP
LINED
CHANNEL
PAG 310
CATCH
BASIN
RIP RAP
LINED
CHANNEL
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
PAG 310
CATCH BASIN
PAG 310
CATCH
BASIN
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
START OF STRIPING
START OF NEW PAVEMENT
START OF STORAGE LEFT TURN LANE
START OF GAP FOR LEFT TURN LANE
36"
RCP CULVERT
36"
RCP
CULVERT
PAG 310
CATCH
BASIN
Q100=4.2 CFS
Q100=
13 CFS
Q100=9.6 CFS
REMOVE EXIST.
GUARDRAIL. INSTALL
NEW GUARDRAIL PER
ADOT STANDARDS.
PROPOSED
MAINTENANCE
ACCESS ROAD
DTL L/07
DTL L/07 DTL L/07PROPOSED
FLOODPLAIN
N. SHO
R
E
C
L
I
F
F
D
R
.
(
P
R
I
V
A
T
E
)
EX ±38.85'
EOP
75' R/W PER BK OF
ROAD MAPS,
PG 89, P.C.R.50' R/W16'B/C16'B/C4'S/W3'LS4'S/WEX 40.00' SWR. ESMT.PER DKT 12342,PG 623, P.C.R.3'LSEX. 50.00' INGRESS/EGRESS& UTILITY DKT 13781, PG. 3510, P.C.R.PROP
.
2
0
'
DRAI
N
A
G
E
ESMT
.
20' PR
O
P
.
DRAI
N
A
G
E
E
S
M
T
.EX. 12" SEX. 12" SEX. 12"
S
25% SLO
P
E
11'6'3:1EX. 12" S
3:13:13:1 3:13:13:13:1 3:13:13:13:150' EHS
PROPOSED
MAILBOXES
16'R14'*TOP OF MAIN
CHANNEL BANK
2.0%
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp08.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
08
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
6
C
13
12
11 08
09
10
KEYMAP
NTS
6
J 5
3
6
A
6
B
6
D
6
G 06/09/2022
120.9'59.1'126.9'68.8'
66.
0
'132.5'132.1'55.
0
'132.1'120.0'55.
0
'132.1'55.
0
'
55.
0
'
55.
0
'
55.
0
'132.1'132.1'55.
0
'132.1'132.1'132.1'120.0'55.
0
'
55.
0
'
55.
0
'
55.
0
'
55.
0
'
55.
0
'130.4'128.1'127.9'127.9'128.0'120.0'159.1'156.3'55.0'120.0'132.9'55.4'157.2'55.
0
'132.1'55.
0
'132.1'120.0'55.
0
'132.1'55.
0
'132.1'55.
0
'132.1'55.
0
'122.5'55.2'120.0'120.0'55.0'120.0'55.0'120.0'55.3'120.0'120.0'68.1'
68.0'
72.
0
'132.1'120.0'135.9'120.0'55.0'120.0'55.0'WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMEX. 1
2
"
S
S18
°
3
4
'
2
9
"
W
4
9
4
.
8
2
'
S24°5
9'
0
4
"
E
2
0
1.
0
7'
S03°35'49"W 565.43'L1C1
CRITICAL RESOURCE AREA
EXISTING
FLOODPLAIN EX 40.00' SWR. ESMT.PER DKT 12342, PG 623, P.C.R.EX.
1
2
"
S
EX. 1
2
"
S EX 30.00' SWR. ES
MT.PER PUSCH RIDGE VISTAS2620261526
0
5
2600
26
0
0
2595
2605
262
5
2630
263
5
2640
2645
N89°03'04"E 420.06'S71°44'32"E
100.00'
S75°15'47"E 121.75'
N18
°
3
1
'
3
3
"
E
5
3
1
.
1
4
'
N08°55'2
5
"
E
3
2
1
.
8
6
'
PAD
OPEN SPACE
LINE
HIGHLANDS WASH
25%
S
L
O
P
E
FINAL PLAT OF PUSCH RIDGE
VISTAS, BK 55, PG 99, P.C.R.
PAD:MELCOR
D
E
S
E
R
T
K
N
O
L
L
P
L
A
C
E
LIMITS OF
GRADING
LIMITS OF
GRADING
LIMITS OF
GRADING
10 11 12 13
14
15
16
17
18
21
22
23
48
47
61
49 50
51
52
53 54 55
56 57
58
59
60
EX. 50.00' INGRESS/EGRESS& UTILITY DKT 13781, PG. 3510, P.C.R.24
25
N. SH
O
R
E
C
L
I
F
F
D
R
.
(
P
R
I
V
A
T
E
)3:13:13:13:13:11.5:1LIMITS OF
GRADING
PROPOSED
PAG 310
CATCH BASIN
PROPOSED
PAG 310
CATCH BASIN
HEADWALL
W/HANDRAIL
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
PROPOSED
36" RCP
CULVERT SEE SHT 10EX. 12" S
SEE SHT 12SEE SHT 08SEE SHT 0846
19 20
EX 30.00'
PARCEL 1B
UTL. ESMT.
TO BE ABANDONED
DUMPED RIPRAP
W/ 3' TOEDOWN (TYP.)
FF=29.30
PAD=28.30 FF=27.20
PAD=26.20
FF=26.50
PAD=25.50 FF=23.80
PAD=22.80
FF=23.10
PAD=22.10
FF=19.80
PAD=18.80
FF=16.70
PAD=15.70
FF=14.30
PAD=13.30
FF=12.60
PAD=11.60
FF=11.80
PAD=10.80 FF=10.80
PAD=9.80
FF=9.00
PAD=8.00
FF=6.30
PAD=5.30
FF=4.00
PAD=3.00
FF=2.50
PAD=1.50
FF=1.80
PAD=0.80
FF=2.40
PAD=1.40
FF=3.90
PAD=2.90
FF=6.20
PAD=5.20
FF=8.80
PAD=7.80
FF=10.60
PAD=9.60FF=11.60
PAD=10.60
FF=12.10
PAD=11.10
FF=13.40
PAD=12.40FF=15.40
PAD=14.40
FF=18.30
PAD=17.30
FF=22.00
PAD=21.00
FF=23.50
PAD=22.50
FF=24.70
PAD=23.70
FF=25.40
PAD=24.40
FF=26.70
PAD=25.70
FF=28.40
PAD=27.40
36" RCP
CULVERT
PAG 310
CATCH BASIN
PROPOSED
PAG 310
CATCH BASIN
Q100=8.2 CFS
Q100=6.2 CFS
FL=24.57
FL=20.67
FL=18.83
FL=17.68
FL=14.94
FL=14.37
FL=18.33
FL=16.72
FL=
14.35
FL=13.80
FL=12.32
FL=12.17
FL=11.00
FL=10.71
FL=9.05
FL=8.24
FL=4.05
FL=3.59
FL=
9.56
FL=9.33
FL=6.26
FL=7.12
FL=6.19
FL=5.98
FL=5.20
FL=12.88
FL=21.84
P=24.23
P=24.25
P=20.94 P=12.79
P=7.95
P=98.93
DTL L/07 DTL L/0714'TL14'TL14'TL14'TLPROP
.
2
0
'
DRAI
N
A
G
E
EASE
M
E
N
T
FL=20.5
PR
O
P
.
2
0
'
DR
A
I
N
A
G
E
ES
M
T
.
PR
O
P
.
2
0
'
D
R
A
I
N
A
G
E
ES
M
T
.
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV PRV
PRV
PRV
PRV
PRV
PRV
PRV
2605
2600
2595
2590
25852590259526002605261026102.9%
3.6%
2.6%
2.0%
FF=1.30
PAD=0.30
26******HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
FL=99.61
P=23.56
5
0
'
EHS
Q100=2,139 CFS
BASIN
MAINTENACE
ACCESS ROUTE
FG=2616.17
FG=2615.16
FG=2625.36
FG=2632.39
FG=2628.85
FG=2622.82
FL=4.80
FG=2615.40
FG=2616.90
FG=2618.35
FG=2607.26
FG=2602.459.0%10
.
3
%
FG=2589.27
FG=2607.47
FG=2601.12
FG=2597.724:14:13:13:1
1
6
.
4%
3:1
3:1
TOP OF MAIN
CHANNEL BANK
DUMPED RIPRAP
D50=6", TH=12"
OVER FILTER FABRIC
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp09.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
09
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
13
12
11 08
09
10
KEYMAP
NTS
6
G
6
J
6
I
6
H
6
J
5
4
5
5
6
A
HIGHLANDS WASH LOT FILL TABLE
LOT #EXIST. 100-YR
CWSEL
PROP. 100-YR
CWSEL PAD ELEV.
17 2606.90 2610.60 2613.30
18 2606.40 2609.50 2611.60
19 2604.80 2609.60 2610.80
20 2603.10 2590.60 2609.80
21 2601.00 2586.40 2608.00
22 2597.50 2579.20 2605.30
23 2596.70 2579.10 2603.00
24 2594.50 2578.80 2601.50
25 2592.90 2578.70 2600.80
56 2600.30 2609.60 2610.60
57 2599.80 2590.60 2609.60
58 2598 2586.40 2607.80
59 2597.10 2579.20 2605.20
60 2596.40 2578.80 2602.90
61 2593.80 2578.70 2601.40
06/09/2022
SANTILLAN MARTIN G
APN 224-28-157B
PAD:MELCOR
FINAL PLAT OF THE HIGHLANDS,
BK 15, PG 21, P.C.R.
PAD:MELCORN. SHORE CLIFF DR.(PUBLIC)S62°08'18"E 285.58'S00°36'12"E 589.40'S89°47'01"W 91.37'S00°12'59"E 50.00'S89°10'27"W 736.19'C2C1SEE SHT 09FINAL PLAT OF RIVERS EDGE II,
BK 59, PG 71, P.C.R.
PAD:MELCOR
PARCEL 2
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN 224-28-156F
CR-2
CURVE DATA
CURVE #
C1
C2
LENGTH
257.84'
251.91'
RADIUS
500.00'
505.15'
DELTA
29°32'49"
28°34'22"S62°08'18"E 197.06'Q
1
0
0
=
7
2
.
4
C
F
S
N. APPALACHIAN ST.(PRIVATE)PARCEL 3A
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN 224-28-156H
30
31
33
37
32
34
35
36
38
27 28
29
S2
8
°
4
0
'
2
1
"
W
9
2
.
4
0
'
SEE SHT 13
SEE SHT 12120.0'120.0'120.0'120.0'120.0'120.0
'120.0
'120.0
'120.0
'120.0
'120.0
'
1
2
0
.
0
'
1
2
0
.
0
'
1
2
0
.
0
'57.5'1
1
2
.
5
'
67.5'
67.6'
58.3'
55.0'
55.0'
65.6'
68.1'
68.1'
68.1'68.1'55.0'33.4'5 5 .0 '5 5 .0 '55.0'
20.0'
5 5 .0 '5 5 .0 '
5 5 .0 '
5 5 .0 '5 5 .0 '55.0'
55.0'
40.7'
1 4 .3 '55.0'148.6'62.7'212.9
'
35.4'
299
.
1
'
171
.
7
'116.4'20
3
.
5
'67.5'12.2'WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWM258525702570256525
8
0
2580
25852585260526102
6
1
5
26
2
0
26
2
5
26
3
0
26
3
5
2590
2595
2
6
3
5
2
6
3
5
2
6
3
0
262526202
6
1
5
2
6
1
0
2
6
0
5
2
6
0
0
2
5
9
5
2590
26
3
0
2625
2620
2615
2610
2605
2600
2595
2590
2610
26052600259526102615262026252
6
3
0
2630
2625
2620
2615
2610
2580257025652566256725702569256825672564EX. 12" S
EX. 1
5
"
S EX. 15" S25% SLOPE
25% SLOPE
EX. 15"
S EX. 15" S3:1EX. 30'SWR ESMT. PERDK. 11774, PG 4, P.C.R.3
'
L
/
S
4
'S/WEX 40'SWR ESMTDKT 12342,PG 623, P.C.R.1
6
'
B/
C
1
6
'
B/
C
5
0
'
R/
W EX 40' SWR ESMT.PER DKT 12342,PG 623, P.C.RTO BE ABANDONEDL=264.71'R=525.00'Δ=28°53'20"FF=99.80
PAD=98.80 FF=97.70
PAD=96.70
FF=94.70
PAD=93.70
FF=91.90
PAD=90.90
FF=90.10
PAD=89.10
FF=89.40
PAD=88.40
FF=87.90
PAD=86.90
FF=86.60
PAD=85.60
FF=85.90
PAD=84.90
FF=84.50
PAD=83.50
FF=84.50
PAD=83.50
FF=85.80
PAD=84.80
FL=4.45
FL=
2.84 FL=92.44
FL=87.32
FL=83.77
FL=80.41
FL=77.25
FL=85.81
FL=90.21
FL=6.00
FL=85.95
FL=90.33
P=97.75
P=96.84
P=86.64
P=83.14
P=84.88
P=
95.08
FG=88.23
FG=84.85
FG=82.28
FG=
82.87
26
FF=1.30
PAD=0.30
EXISTING
FLOODPLAIN
EXISTING
FLOODPLAIN
REMOVE EXISTING
ROAD BARRICADE
LIMITS OF
GRADING
LIMITS OF
GRADING
EXISTING
SLOPE, DRAINAGE AND
MAINTENANCE ESMT. PER
DKT 12502, PG576, P.C.R.
EXISTING
UNDERGROUND ELECTRIC
EX. CULVERT
TO BE
REMOVED
SD MANHOLE
DEPRESSED
SIDEWALK FOR
DRAINAGE
4'-5' TERRACED
RETAINING WALL
Q100=3.4 CFS
MAINTENANCE
ACCESS ROAD
N. SHORE CLIFF DR.(PRIVATE)2
5
8
3
2
5
8
2
2
5
8
3
PRV
PRO
P. 30'
DRAI
N
A
G
E
E
S
MT.
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRV
PRVPRV
PROP. 20'
DRAINAGE ESM
T
.
PRVPRV14'TL14'TL14'TLPRIVACY
GATE
(EGRESS ONLY)Q1
0
0
=
7
2
.
4
C
FS 25822577
BASIN
MAINTENACE
ACCESS ROUTE
2600 2595 2590
2585
259
0
258
5
30'x30' DRAINAGE
EASEMENT
1.7%
2.1%1.9%5.6%1.7% 48" RCP
STORM DRAIN &
HEADWALL
W/HANDRAIL
**POTENTIAL
BUILDING
PAD
POTENTIAL
BUILDING
PADPOTENTIAL
BUILDING
PAD
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
DTL L/07
FG=67.39
FG=75.49
FG=79.53
FG=66.68FG=66.72
FG=66.76
FG=66.59
FG=66.59
FG=66.59
FG=73.69
FG=73.32
FG=70.74
FG=76.19
FG=75.16
FG=73.54
FG=66.59
PROPOSED
FLOODPLAIN
FG=66.59
PAD OPEN
SPACE LINE
FG=
79.83
FG=
77.38
FG=
75.88
FG=
72.62
BASIN
MAINTENACE
ACCESS ROUTE
62
(CUSTOM LOT
GRADING PER
SEPARATE PLAN)
63
(CUSTOM LOT
GRADING PER
SEPARATE PLAN)5.3%8.1%10.5%4.8%EMERGENCY
TURN-AROUND
AREA R43.
0
0'
FL=89.99
FL=89.63
LIMITS OF
GRADING
FG=88.81
FG=90.61
64
(CUSTOM LOT
GRADING PER
SEPARATE PLAN)
36"
RCP CULVERT
HEADWALL PER
ADOT DWG NO. SD 6.30
ON SHEET 5 W/HANDRAIL
FL=90.30 **APPROX. 20%PROP. 40' S
L
O
P
E
&
D
R
A
I
N
A
G
E
EASEMENT
REFER TO LANDSCAPE
PLAN FOR GROUND
TREATMENT
SHARED ACCESS
ESMT. REQUIRED
FOR LOTS 62 & 63,
TO BE NOTED ON
FINAL PLAT.
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE.
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp10.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
10
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
7
N
13
12
11 08
09
10
KEYMAP
NTS
6
A
HIGHLANDS WASH LOT FILL TABLE
LOT #EXIST. 100-YR CWSEL PROP. 100-YR CWSEL PAD ELEV.
26 2592.70 2610.60 2578.70
27 2591.30 2609.50 2578.10
28 2589.30 2609.60 2578.00
29 2588.00 2590.60 2577.30
30 2586.50 2586.40 2577.20
31 2585.10 2579.20 2577.10
32 2583.70 2579.10 2577.00
33 2581.90 2578.80 2577.00
34 2579.70 2578.70 2577.00
35 2579.50 2609.60 2577.00
36 2579.80 2590.60 2577.00
37 2579.20 2586.40 2577.00
38 2579.30 2579.20 2577.00
06/09/20226
H
5
6
10' TRANS x 50 MPH =500.00'IN-LLFDONNELLY F JAMES &
PAMELA FAMILY REVOC TR
APN 224-28-1540
PAD:MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
ZONE: R1-144
RIORDAN GARY STUART
APN 224-28-1530
PAD:MELCOR
NOT A PART
SADEGHI ALE DAVID
APN 224-28-156D
PAD:MELCOR
EX. 12" SEX. 12" SEXISTING/PROPOSED
FLOODPLAIN
N10°04'
5
8
"
E
1
5
9
.
3
1
'
N10°17'09"
W
51.20'N79°43'17"E 101.64'N16°
1
2
'
2
3
"
E
6
8
2
.
0
0
'
N89°20'13"E 670.45'
CRITICAL
RESOURCE AREA
EXISTING/PROPOSED
FLOODPLAIN
PARCELS 4 & 5
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN 224-28-156G &
224-28-156J
PAD:MELCOR
EX. 12" SEX. 12" SNARANJA DRIVE (PUBLIC)EX ±34.86'
EOP
EXISTING
SLOPE, DRAINAGE AND
MAINTENANCE EASEMENT PER
DKT 9908M PG 1961, P.C.R.
EXISTING
GUARD RAIL
75' R/W PER BK OF
ROAD MAPS,
PG 89, P.C.R.
EXISTING
SINGLE CURB
EXISTING
EDGE OF
PAVEMENT
N2
5
°
1
9
'
5
6
"
E
1
6
6
.
3
5
'
N11°09'
3
0
"
E
1
7
1
.
7
9
'
N
2
9
°
5
6
'
2
0
"
E
1
3
7
.
1
5
'
N04°33'44"E 112.
7
4
'
N10°13'08"W
45.65'
N10°17'09"
W
7
7
.
7
2
'S51
°
4
5
'0
0
"W
1
6
6
.80
'
S43°15'00"
E 218.50'
N00°34'35"W 1346.75'2620262526302630
2
6
3
5
2625
2630
2640
2645
2650
2655
2660
2665
2670
2675
268
0
268
5
26902
6
9
0
2685
26
8
0
26752
6
7
0
2
6
6
5
2
6
6
0 26702665266026552650264526402635
SEE SHT 08
SEE SHT 12EXISTING
STRIPING
EXISTING OVERHEAD
ELECTRIC
Q100=2,139 CFS
EX. 50.00'
SLOPE, DRNG.
& MAINT.
ESMT. PER
DKT. 9908M
PG 1961, P.C.R 50' EHSTOP OF MAIN
CHANNEL BANK
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE:
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp11.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
11
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
13
12
11 08
09
10
KEYMAP
NTS
06/09/2022
55.0'
55.0'155.3
'120.0'120.0'68.1'
68.0'120.0'PARCEL 1A
DAVIS DEVEOPMENT &
PROPERTIES LLC
APN 224-28-156B
CR-6
TOMBER FAMILY LP
APN 224-28-1550
PAD:MELCOR
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
ZONE: R1-144
DONNELLY F JAMES &
PAMELA FAMILY REVOC TR
APN 224-28-1540
PAD:MELCOR
CRITICAL RESOURCE AREA
PARCELS 4 & 5
DAVIS DEVELOPMENT &
PROPERTIES LLC
APN 224-28-156G &
224-28-156J
PAD:MELCOR
CRITICAL
RESOURCE AREA
EXISTING/PROPOSED
FLOODPLAIN
26002610
26
1
5
263
0
2625
2620
2615
2
6
1
0
26
0
5
SEE SHT 09
SEE SHT 13SEE SHT 10
SEE SHT 11PARCEL 3A
DAVIS DEVEOPMENT &
PROPERTIES LLC
APN 224-28-156H
PAD:MELCOR
S85°52'54"E 293.53'N2
3
°
2
3
'
4
0
"
E
39.
9
5
'
N02°19'52"W 176.20'N01°26'07"E 130.22'N14°01'5
7
"
W
26.13'
N13°43'5
1
"
W
1
2
9
.
8
0
'
N00°34'35"W 1214.69'
S00°47'29"E 1189.38'N89°03'04"E 420.06'PAD
OPEN SPACE LINE
N00°34'35"W 1346.75'S89°26'44"W 301.87'EXISTING
FLOODPLAIN
26052610261526201'-1.5' TRAINING
BERM
3' DIVERSION BERM
BEGIN CHANNEL GRADING
TOE-DOWN DEPTH TO BE
DETERMINED AT FINAL DESIGN
COLORED GUNITE
SLOPE FACE
GROUTED
ROCK RIP-RAP
W/ TOEDOWN DEPTH
PER FINAL DESIGN
DUMPED RIPRAP
D50=6"-12"
2:12:1
5:1
3.5
:
1 4:11.5:13:1 25802585259025952600260526062610261026052600259525902605
2600
2595
2590
2585
2580
2579
FG=5.14
FG=2.84
FG=0.63
FG=0.11
FG=98.02
FG=96.98
FG=10.80
2595
2590
GROUTED
ROCK RIP-RAP
W/ TOEDOWN DEPTH
PER FINAL DESIGN
FG=10.50
FG=7.12
FG=8.35
PARCEL 1B 30' EASEMENT
UTILITY EASEMENT
TO BE ABANDONED
2726
252423
2600259525902585258025782585
2580
EXISTING/PROPOSED
FLOODPLAIN
PROPOSED
FLOODPLAIN
PROPOSED
FLOODPLAIN
Q100=2,139 CFS
BASIN
MAINTENANCE
PATH
FG=81.17
1:1FG=2.45
FG=76.17
FG=77.27
FG=76.00
FG=76.00
FG=4.60
FG=5.66
FG=5.93
FG=4.93
FG=6.16
FG=10.00
FG=7.00
FG=99.82
FG=2.90
FG=2.61
FG=98.36
FG=89.24
FG=75.30
FG=75.19
FG=74.97
FG=78.00
FG=80.90
FG=3.00
FG=3.12
FG=96.57 FG=4.91
FG=0.28
FG=78.12
FG=78.00
FG=76.68
FG=75.69
FG=75.51
FG=75.45
FG=84.62
FG=84.48
FG=97.00
FG=97.00
FG=95.62
FG=94.11
FG=95.00
FG=76.02
FG=74.50
FG=71.64
FG=76.96
TOEDOWN DEPTH TO BE
DETERMINED AT FINAL DESIGN
GROUTED
ROCK RIP-RAP
W/ TOEDOWN DEPTH
TO BE DETERMINED
AT FINAL DESIGN
DUMPED ROCK RIPRAP
D50=6", TH=12"
OVER FILTER FABRIC
10
.
3
%
1
6
.
4%
GROUND TREATMENT & PLANTINGS
PER LANDSCAPE PLAN
50'
EHS
TOP OF MAIN
CHANNEL BANK
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE:
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp12.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
12
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
13
12
11 08
09
10
KEYMAP
NTS
7
J
7
O
06/09/2022
68.1'
68.1'
68.1'68.1'
FINAL PLAT OF NARANJA,
ESTATES, BK 56, PG 11, P.C.R.
ZONE: R1-144
NOT A PART
FINAL PLAT OF THE HIGHLANDS,
BK 15, PG 21, P.C.R.
PAD:MELCOR
S89°10'27"W 775.41'N89°10'27"E 516.54'N00°34'35"W 1214.69'S89°10'27"W 736.19'CRITICAL
RESOURCE
AREA
EX 40' SWR. ESMT PER
DKT 12342, PG 623, P.C.R.
PARCEL 1A
DAVIS DEVEOPMENT &
PROPERTIES LLC
APN 224-28-156B2590 258525802575256525652
6
4
0
26
3
5
2630
262
5
2620
2615
2610
2605
2600
2595
2590
2585
2
5
8
0
2575SEE SHT 12PAD
OPEN
SPACE LINE
S00°38'05"E 100.00'
PROPOSED
DETENTION/SEDIMENT BASIN
PEAK 100-YR INFLOW=2162.6
PEAK 100-YR OUTFLOW=2159.4
BOT. ELEV.=2566.6
LOWEST OUTFALL ELEV.=2570.0
MAX. 100-YR WSEL=2573.9
MAX. 100-YR DET. VOL.=34.3 AF
RET. VOL.=10.0 AF 2570HIGHLAND WASH
W. APPALACHIAN ST. (PRIVATE)N. KILIMANJARO AVE. (PRIVATE)
EXISTING UNDERGROUND
ELECTRIC
256725662566
256
525
6
6
256
6
256
3
2
5
6
2
25
6
3
2564256525
6
62570
25592562
PARCEL 3A
DAVIS DEVEOPMENT &
PROPERTIES LLC
APN 224-28-156H
PAD:MELCOR
Q100=2,159 CFS
GROUTED ROCK
RIP-RAP
W/ TOEDOWN DEPTH
PER FINAL DESIGN
GROUTED
ROCK RIP-RAP
W/ TOEDOWN DEPTH
PER FINAL DESIGN
MAINTENANCE/ACCESS
CENTERLINE
FG=2596.52
FG=2593.51
FG=2590.73
FG=2588.93
PROPOSED
FLOODPLAIN 2:130
27 28 29
2568
2570
2
5
8
5
2595
2590
2585
2580 2575 256825712585
2585
2580
2575
2580
2575 257
0
45.6'
EXISTING/PROPOSED
FLOODPLAIN
EXISTING
FLOODPLAIN
PROPOSED
FLOODPLAIN
2:1
2:1
2:1
2:1
2:1
1:11:11:1FG=2576.69
FG=2573.76
FG=2570.14
FG=2567.38
FG=2566.76
FG=2566.72
FG=2566.68 FG=2566.63
FG=2566.59
FG=2566.71
FG=2566.71
FG=2566.66
FG=2566.70
FG=2566.71
FG=2566.69
FG=2566.62
FG=2566.66
FG=2566.70
FG=2566.67
FG=2566.70
FG=2566.71
FG=2566.59
FG=2566.63
FG=2566.99
FG=2567.05
FG=2568.19
FG=2572.75
MATCH
EG=2572.9
MATCH
EG=2572.1
MATCH
EG=2571.9
MATCH
EG=2571.8
MATCH
EG=2572.0
MATCH
EG=2571.3
MATCH
EG=2570.2
MATCH
EG=2571.7
MATCH
EG=2572.2
MATCH
EG=2573.0
MATCH
EG=2572.8
MATCH
EG=2572.6
MATCH
EG=2571.9
MATCH
EG=2570.5
MATCH
EG=2572.1
MATCH
EG=2570.0
MATCH
EG=2570.3
MAINTENANCE/ACCESS
TO BASIN
GROUND TREATMENT AND PLANTINGS
PER LANDSCAPE PLAN
GROUND TREATMENT AND PLANTINGS
PER LANDSCAPE PLAN
LOW CREST POINT
FINAL PLAT OF THE HIGHLANDS,
BK 15, PG 21, P.C.R
PAD:MELCOR
N61°39'34"W24.49'N
4
3
°
1
4
'
0
0
"
E
1
2
2
.
5
5
'
JOB NO.
DR.
Know what's below.
Call before you dig.
OF
SHEET NO.
DATE:
PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-sp13.dwg Plotdate:6/9/20224700 E. SOUTHERN AVENUE
MESA, AZ 85206
480.218.8831COPYRIGHT 2020 ATWELL LLC. NO REPRODUCTION SHALL BE MADE WITHOUT THE PRIOR WRITTEN CONSENT OF ATWELL LLCc13
F. HEMMAH
F. HEMMAH
TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA
LOTS 1 THROUGH 64 & COMMON AREAS A THROUGH B
20000103NARANJA TRAILS
CONCEPTUAL SITE PLAN
09.23.2021
13
SITE PLAN
ORO VALLEY CASE No: 2002761, 20000939
LOCATION DESCRIPTION
A PORTION OF THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 12 SOUTH,
RANGE 13 EAST,OF THE GILA AND SALT RIVER BASE
AND MERIDIAN TOWN OF ORO VALLEY, PIMA COUNTY,
ARIZONA
GRAPHIC SCALE
02040 8040
1" = 40'
CONTOUR INTERVAL 1' (FOOT)
SEE SHT 10
13
12
11 08
09
10
KEYMAP
NTS
7
N
7
J
6
G
06/09/2022
WMWM
WM WM WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWM2565257025652570256525652562 25752580
25782580257125722572257525742
5
7
0 25952600266026352645265026552625262026232622
26252613261526102
6
2
0
2610
2
6
1
5
2620
261
0
2605
259525922590 2595263
8
26
3
5
-1.98%242 lf of 60' Buffer per PAD320 lf of 60' Buffer per PADNARANJA DRIVE (Public)60'GRADE LIMIT andLIMIT OF NPPOZONING:PADZONING:PADZONING:PADGRADE LIMIT andLIMIT OF NPPOPUSCH RIDGE VISTAS DRIVEPUSCH RIDGE VISTAS DRIVEZONING:R1-144ZONING:R1-144ZONING:SDH-6ZONING:
PAD 2345678910111213141516171819202155545352515049484746453435363739404142384462GRADE LIMIT andLIMIT OF NPPOSHORE CLIFF DRIVE(Public)1222324252627282930313233436364565758596061GRADE LIMIT andLIMIT OF NPPOGRADE LIMIT andLIMIT OF NPPOTRACT ATRACT BTRACT BGENERAL NOTES1.Zoning = River's Edge / MELCOR PAD: C-22.Gross Site Area = 2,527,152 sf (58.02 acres)3.Land Use = Residential4.Per River's Edge PAD, as approved by Pima County and formattedper Oro Valley PAD regulations, Section 10-302, parts D and E,which in part states, "In all instances the Pima County developmentstandards in force and effect as of the date of approval of this PAD,which are incorporated herein as Appendix B, shall prevail."5.In accordance with Appendix C-2 of the River's Edge PAD, a 60'wide buffer yard shall be used along the north boundary of theproperty, and will remain as natural desert subject to minor alterationfor drainage, landscaping and irrigation. Additionally, this is also aconservation easement but may be initially altered substantially bythe developer and then regraded and relandscaped to enhancebuffering and aesthetic appearance. No further grading is permittedin this area.6.The vegetation, salvage and inventory requirements for this PADare referenced on page 6 of Appendix C-2 of the PAD document.Additionally, salvage recommendations, including planting onesalvage tree per lot, are referenced in Appendix C-4 VegetationSalvage Plan of the PAD document. These standards were adoptedin 1994, prior to NPPO standards currently used. Inventoryrequirements per this PAD are to list each major plant, by speciesand size, and include whether it is to be salvaged.7.Area Calculations:a.Gross site area = 2,527,152 sf (58.02 acres)b.Total area graded = 1,385,105 sf (31.80 acres)c.Total Natural Open Space (NOS) = 26.22 acresd.Total Common Area = 572,302.117 sf (13.14 acres)e.Total Landscaped Open Space = 177,291 sf (4.07 acres)8.Bufferyard elements within sight visibility triangles shall be placed soas not to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade of theroadway surface.9.One (1) tree transplanted from on site is required on each lot per thePAD requirement (referred to as street tree). Location of the streettree may vary based on driveway location. Each tree will beirrigated from water service at the house.10.Street trees to be planted prior to final issuance of permit.ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRThe hydroseed mix shall consist of the following seeds:BOTANICAL NAMECOMMON NAMEPLS lbs/ac.Encelia farinosaBrittlebush2.0Baileya multiradiataDesert Marigold2.0Atriplex lentiformisQuail Bush2.0Sphaeralcea ambiguaDesert Globemallow2.0Aristida purpureaPurple Threeawn2.0Cassia covesiiDesert Senna2.0Atriplex canescensFourwing SaltBush4.0Plantago insularisIndian Wheat4.0Haplopappus laricifoliusTurpentine Bush2.0Sporobolus airoidesAlkali Sacaton2.0Schismus barbatusSix Weeks Grass1.5Bouteloua aristidoidesNeedle Grama3.0PIMA COUNTY DESERT SEED MIXLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.NARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.comNARANJA TRAILSCONCEPTUAL LANDSCAPE PLANFOROV2002761CONCEPTUAL LANDSCAPE PLAN1 14L-1CONTOUR INTERVAL = 12"SCALE: 1" = 150-0"2-13 OF 141 OF 14COVER SHEETLANDSCAPE PLANINDEX OF SHEETSOWNERDEVELOPER14 OF 14CONSTRUCTION DETAILSNorthSCALE: 1"=150'C.I. = 1.0'CIVIL ENGINEERSHEET L-2SHEET L-3SHEET L-4SHEET L-5ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo Verde - Transplanted on Site72KEY -- COVER SHEETAdditional(Required for Entry and Revegetation Areas)15 Gal & 5 Gal499SHEET L-6SHEET L-7SHEET L-8SHEET L-9SHEET L-10SHEET L-11SHEET L-12SHEET L-13Blue Palo Verde - Additional as Req'd415 Gal
WMNARANJA DRIVE(Public)320 lf of 60' wide Buffer per Uplands at River's Edge PAD242 lf of 60' wide Buffer per Uplands at River's Edge PADSRSRSRGRADE LIMIT andLIMIT OF NPPOSRSR21TRACT BPROPOSEDMAINTENANCE ROADPADOpen SpacePADOpen SpaceDUMPED RIPRAPDUMPED RIPRAPDUMPED RIPRAPTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.TREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.15 Gal15 Gal15 Gal-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com2 14L-2CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-3NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
WMWMWMWMWMWMWMWMWMWMWM266026352645265026552625
GRADE LIMIT and LIMIT OF NPPO23456783940414243PADOpen SpacePADOpen SpaceDUMPEDRIPRAPRIPRAP LINEDCHANNELGROUTED ROCKRIPRAPTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDLANDSCAPE NOTESAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com3 14L-3CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-2MATCHLINE -- SEE SHEET L-4NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
WMWMWMWMWMWMWMWMWMWMWMWMWM2620 26232622262526132615-1.98%ROUNDABOUT #1GRADE LIMIT and LIMIT OF NPPOSR910111213144445464748498PADOpen SpacePADOpen SpaceGROUTED RIP RAPSLOPE TREATMENTGROUTED RIPRAPGROUTEDRIPRAPDUMPED RIPRAPTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com4 14L-4CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-3MATCHLINE -- SEE SHEET L-5NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
WMWMWMWMWMWMWMWMWMWMWMWM26102
6
2
0
2610
2
6
1
5GRADE LIMIT and LIMIT OF NPPO1516171819505152535455PROPOSEDMAINTENANCEROADPADOpen SpaceGROUTED RIPRAPSLOPE TREATMENTGROUTEDRIPRAPDUMPED RIPRAPDUMPED RIPRAPGROUTED RIPRAPSLOPE TREATMENTRIPRAP LINEDCHANNEL-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com5 14L-5CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-4MATCHLINE -- SEE SHEET L-6MATCHLINE -- SEE SHEET L-9
NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
WMWMWMWMWMWMWMWMWMWMWMWM259526002620
26
1
0
2605
2
5
9
5 259526
3
8
2
6
3
5 GRADE LIMIT and LIMIT OF NPPOROUNDABOUT #2SRSR20212223242526565758596061PROPOSEDMAINTENANCE ROADPADOpen SpaceGROUTED RIPRAPSLOPE TREATMENTDUMPEDRIPRAPGROUTEDROCK RIPRAPDUMPED RIPRAPRETAINING WALLRIPRAP LINEDCHANNELHYDROSEEDTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDLANDSCAPE NOTESAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com6 14L-6CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-7MATCHLINE -- SEE SHEET L-5MATCHLINE -- SEE SHEET L-9MATCHLINE -- SEE SHEET L-9MATCHLINE -- SEE SHEET L-10
NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
WMWMWMWMWMWMWMWMWM25922590GRADE LIMIT and LIMIT OF NPPOSR2728293031323333626364PROPOSEDMAINTENANCE ROADGROUTEDROCK RIPRAPDUMPED RIPRAP-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com7 14L-7CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-8MATCHLINE -- SEE SHEET L-6MATCHLINE -- SEE SHEET L-12MATCHLINE -- SEE SHEET L-10MATCHLINE -- SEE SHEET L-11
NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
W
M WMWMWMWMWM2570257825802571333435363738GRADE LIMIT andLIMIT OF NPPO64PROPOSEDMAINTENANCEROADPROPOSEDMAINTENANCEROADDUMPED RIPRAPDUMPED RIPRAPGROUTEDROCK RIPRAPPROPOSEDMAINTENANCEROADPROPOSEDMAINTENANCEROADRETAINING WALLDUMPED RIPRAPDUMPED RIPRAPHYDROSEED BOTTOMOF SEDIMENT BASINPROPOSEDMAINTENANCEROAD-1.98%NARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com8 14L-8CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-7MATCHLINE -- SEE SHEET L-13
MATCHLINE -- SEE SHEET L-12
NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRGRADE LIMIT and LIMIT OF NPPOPROPOSEDMAINTENANCE ROADDUMPED RIPRAPCOLORED GUNITEGROUTED ROCKRIPRAPGROUTED ROCKRIPRAPDUMPED RIPRAPDUMPEDRIPRAPDUMPED RIPRAPGROUTEDROCK RIPRAPHYDROSEED BOTTOMOF SEDIMENT BASINLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.NARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com9 14L-9CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-5MATCHLINE -- SEE SHEET L-10MATCHLINE -- SEE SHEET L-6MATCHLINE -- SEE
SHEET L-6
NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.Additional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRGRADE LIMIT and LIMIT OF NPPOGROUTED ROCKRIPRAPGROUTED ROCKRIPRAPDUMPED RIPRAPGROUTEDROCK RIPRAPHYDROSEED BOTTOMOF SEDIMENT BASINHYDROSEED BOTTOMOF SEDIMENT BASINNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com10 14L-10CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-11MATCHLINE -- SEE SHEET L-7
MATCHLINE -- SEE SHEET L-6 MATCHLINE -- SEE SHEET L-9NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
HYDROSEED BOTTOMOF SEDIMENT BASIN-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.Additional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com11 14L-11CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-7MATCHLINE -- SEE SHEET L-12MATCHLINE -- SEE SHEET L-10NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
2570257025752580
25712572257225752574GRADE LIMIT and LIMIT OF NPPODUMPED RIPRAPDUMPED RIPRAPHYDROSEED BOTTOMOF SEDIMENT BASINHYDROSEED BOTTOMOF SEDIMENT BASIN-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDAdditional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.NARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com12 14L-12CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANNorthSCALE: 1"=20'C.I. = 1.0'MATCHLINE -- SEE SHEET L-8 MATCHLINE -- SEE SHEET L-11NOTE:All Blue Palo Verde to be TOSunless otherwise indicated.
SHORE CLIFF DRIVE(Public)GRADE LIMIT and LIMIT OF NPPODUMPED RIPRAPDUMPED RIPRAPHYDROSEEDHYDROSEED-1.98%ALL PLANT MATERIAL TO MEET OR EXCEED ARIZONANURSERY ASSOCIATION SPECIFICATIONSTREESSIZEQTYBlue Palo VerdeLarge Shrub5 Gal & 1 GalAccent PlantGround Cover Accent Plant1/2" - 3/4" Screened RockApache Brown - 2" min thicknessSHRUBS / ACCENTSSIZEQTYGROUND COVER / HARDSCAPE41293336116CONCEPTUAL LANDSCAPE LEGENDLANDSCAPE NOTES1.Where plant materials shown in legend with two sizes, those plantmaterials at entry off Naranja Drive and those at roundabouts (areasindicated on plan) to be planted at the larger sizes.2.All bare dirt areas to be covered with minimum 2" thick, 1/2" - 3/4" screened rock, including areas within the right-of-way.3.All plants shall be irrigated with a permanent undergroundirrigation system. Irrigation shall be reduced by 50% after 5 (five)years, with vegetation in buffer yards completely removed fromsupplemental irrigation after five years (100% reduction), from thedate of issuance of the certificate of occupancy.4.The Property Owner shall be responsible for maintenance of therequired landscape and irrigation system in perpetuity.5.Materials within the sight visibility triangles shall be placed so asnot to interfere with a visibility plane described by two horizontallines located 30 inches and 72 inches above finished grade ofthe roadway surface.Additional (Required for Entry and Revegetation Areas)15 Gal & 5 Gal499Small Shrub1701OcotilloMin 3' High,414 CanesBarrel Cactus322Prickly Pear Cactus908Native BoulderHydroseed Mix - All Disturbed Areas and Bottom of BasinSee Sheet L-1 for SpecificationsHackberry, Transplant2Saguaro, Transplant3Blue Palo Verde 7215 GalTOS5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal5 Gal & 1 Gal(Transplants to be used at Entry and other focal points) SRNARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.com13 14L-13CONTOUR INTERVAL = 12"SCALE: 1" = 20'-0"NorthSCALE: 1"=20'C.I. = 1.0'KEY MAP -- No ScaleTHIS SHEETCONCEPTUAL LANDSCAPE PLANMATCHLINE -- SEE SHEET L-8
NTSTREE PLANTING DETAILROOT BALL"D"REFER TONOTE 3REFER TO PLANTING KEYAND STANDARDSOF ROOT BALL (MIN.) OR TO EDGE OF CURB/WALKTYPICAL TREEFINISH GRADEPLANT PITCOMPACT SUBGRADETO 85% IF DISTURBEDMIN. DISTANCE VARIESSCARIFIED/DISTURBED SOIL 5 x WIDTHCLEAN SITE SOILREMOVE ALL ROCKSOVER 2" IN DIAMETERSIDES OF PIT SHALL BE ROUGH& SLOPINGUNDISTURBED SITE SOILDRAINAGECHIMNEY IFREQUIREDNOTES:1. NO PLANTS SHALL BE PRUNED EXCEPT @ THE DIRECTION OF THE OWNER'S REPRESENTATIVE.2. STAKE TREE ONLY IF NEEDED, PER DIRECTION OF OWNERS REPRESENTATIVE (SEE TREE STAKING DETAIL).3. DEPTH (D") OF PLANT PIT TO BE EQUAL TO DEPTH OF ROOTBALL.EDGE OF CURB OR SIDEWALKFINISHED GRADETREE STAKE TREE STAKING DETAILNATIVE SOILN.T.S.TYPICAL TREETIE WIREPREPARED SOILTREE TRUNK(ALLOW ROOM TO6"
EQEQ5" MIN. KEEP ROUNDPRESSURE TREATED2"x2" DOUGLAS FIR OR2" DIA LODGEPOLEPINE STAKES; 8'-0" LONG;TWO (2) PER TREESET TIE @APPROXIMATELY 1/2HEIGHT OF TREE(TYP.)3/4" DIA. VINYL TWO-PLYFABRIC-BEARING HOSESTAPLE WIRETO STAKEDOUBLE-STRAND, 12-GUAGEGALVANIZED TIE WIRES (TYP.)NOTES:1. NO PLANTS SHALL BE PRUNED EXCEPT @ THE DIRECTION OF THE OWNER'S REPRESENTATIVE2. STAKE TREE ONLY IF NEEDED, PER DIRECTION OF OWNER'S REPRESENTATIVE3. SET STAKES PARALLEL TO SIDEWALK AND STREETMIN.MOVE FREELY INSIDE)ROOTBALLFINISH GRADESHRUBPLANT PITNTSSHRUB PLANTING: 1- GALLON PLANTSCLEAN SITE SOILREMOVE ALL ROCKS2" IN DIAMETERSIDES OF PIT SHALLBE ROUGH AND SLOPINGMIN. 5X WIDTH OFROOTBALL OR TOEDGE OF PAVEMENTCOMPACT DISTURBED SITEUNDER ROOT BALLDRAINAGE CHIMNEYIF REQUIRED60°12345660°TREE ROOT BALLNTSEMITTER LOCATION DETAIL-TREES1/2" MAX.EQ.EQEMISSION POINT(TYP.)DISTRIBUTIONTUBE (TYP.)PLANT PIT PERIMETER--5X ROOTBALLNOTES:1. MAXIMUM LENGTH OF ONE DISTRIBUTION TUBE SHALL BE 15'2. EMISSION POINTS ARE NUMBERED IN ORDER OF PLACEMENT (1-6)3. IF ONLY ONE EMITTER-PLACE UPHILL OF TREEMULTI-PORTEMITTER NTSDISTRIBUTION TUBINGSINGLE-PORT EMITTER INSTALLATIONFINISH GRADEEMITTER.580 POLYETHYLENETUBINGSELECT BACKFILL AROUNDTUBING AND EMITTERS1"-2" MAXNOTES:1.LENGTH OF DISTRIBUTION TUBINGNOT TO EXCEED 6'-0".2.SELECT BACKFILL SHALL BE SANDOR SOIL FREE OF STONES LARGERTHAN 12" IN DIAMETER.ROOTBALLSHRUBPVC PIPEPVC PIPE12" MINLOCK BY OWNER2%2%NOTE: INSTALL PER C.O.T. WATER STANDARD 1802ELBOW - BOTH SIDESINSULATION WRAPUNION (TYP.)BACKFLOW PREVENTION UNITNTSFINISHTHRUST BLOCKSAS NEEDEDGALVANIZED FITTINGSTYP.6" MIN.4" MIN.REDUCED PRESSUREBACKFLOW PREVENTOR4" THICK CONCRETEPAD 12" LARGER THAN ENCLOSURE.SLOPE TO DRAIN.PIPE DIA. + 2"PVC SLEEVEPVC MALEADAPTORPIPE DIA. + 2"P.V.C. SLEEVEPVC MALE ADAPTORSTEEL ENCLOSURE--REFER TO IRRIGATION KEY.GRADEMULTI-PORT EMITTERNTS1/2" PVC RISERPVC EMITTER LATERALGEOTEXTILE FABRICS1/2"
6"PVC TEE (SxSxT) W/1/2" RISER(LENGTH AS REQ'D.)6" DEEP PEAGRAVEL SUMP7" DIAMETER VALVE BOX-HIGH ROUND BOX WITHCONTINUOUS LIP FORLID SUPPORTFINISH GRADE - 1/2"BELOW TOP OF BOXMULTI-PORT EMITTERRAINBIRD XBT-10 OR 201/2" PVC ELLMPT X FPTLATERAL END CAPNTSFINISH GRADEPVC 90 ELLPVC RISERPVC EMITTER SUB-LATERALGEOTEXTILE FABRICSPEA GRAVEL SUMP6"10"1/2"10" DIA. PLASTICASSEMBLY BOX WITHCONTINUOUS LIPFOR LID SUPPORTMHT ADAPTOR WITH FHT CAPAT ENDS OF ALL LINESNTSPVC LATERAL LINE(MAX.)IRRIGATION TRENCHINGWIDTHCLFINISH GRADE(24" WHERE NOT UNDER PAVEMENT)PVC MAINLINETRENCH8"1'0"1'6"30" UNDER PAVEMENT COMPACTBACKFILL TO 85%95% OVER ALLSLEEVINGPVC EMITTER SUB-LATERALLINE OR POLY LINE, AS APPLICABLECONTROL WIRES (TAPEDAND BUNDLED EVERY 10')NOTES:1. ALL PIPE SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.2. NO PIPE OR WIRE SHALL BE LOCATED UNDER PAVING UNLESS IT IS SLEEVED.UNDISTURBED OR 85%COMPACTED SUBGRADEDIRT OR SAND FINE ENOUGH TO PASS 1/2" SLEEVESCH. 40 SLEEVE AT ALLLOCATIONS UNDER PAVEMENT (TYP.)3" MIN.PVC LATERAL - FROM RCV6" MAX.NTSPVC PIPEPVC ELL-SXTPRESSURE REGULATOR RISERPVC EMITTERPVC UNION SCH. 80PVC ELL-SXTFINISH GRADEPVC PIPEALL PIPE SCH. 40 EXCEPT SCH. 80 UNIONS PVC FITTING - SXSXSPLASTIC VALVE BOX6"4" MIN,PRESET PRESSUREREGULATORPVC UNION SCH. 80TYP. 2" GRANITEMULCH WHERE SHOWN ON PLANSEAL OPENINGS ANDBOTTOM WITHGEOTEXTILE FABRICPEA GRAVEL SUMP(1-CU.FT.EACH)SUBLATERALBRICK UNDERNEATHEACH CORNER (TYP.)PVC UNION BOTH SIDESPVC MAINLINEPVC MAINLINE3" (MIN.)UNDISTURBED SUBGRADEBACKFILL (TYP.)8" PEA GRAVEL SUMPBALL VALVE (LINESIZE)ISOLATION VALVENTS8" MAX.1'-0"3" MIN.PLASTIC VALVE BOXBRICK, ONE AT EACHCORNER (TYP.)SEAL OPENINGS ANDBOTTOM WITHGEOTEXTILE FABRICFINISH GRADE 1/2"BELOW TOP OF BOX OF VALVEPVC MALE ADAPTOR(TYP. BOTH SIDES)FLOWREMOTE CONTROL VALVEINLINE FILTERFINISH GRADEPVC MAINLINEREMOTE CONTROL VALVENTS1/2"PVC UNION BOTHSIDES OF VALVE6" DEEP-3/4"PEA GRAVELSUMP (TYP.)PLASTIC BOXSCH. 80 UNION(BOTH SIDES)BRICK AT CORNER(TYP.)GEOTEXTILE FABRIC(TYP.)SEAL ALL BOX CUTOUTS AND BOTTOMOUTSIDE WALLJUNCTION BOXDEPTH PERTRENCHINGDETAILWALL MOUNTED CONTROLLERNTSPVC ELBOWWALL MOUNTED CONTROLLER(OUTDOOR WALL MOUNT)1.5-INCH PVC SCH 40 CONDUITAND FITTINGSWIRES TO REMOTE CONTROLVALVES1-INCH PVC SCH 40ELECTRICAL CONDUITAND FITTINGS TOPOWER SUPPLY1. CONTROLLER SHALL BE A MIN OF 18" AND A MAX OF 54" ABOVE FINISH GRADE.2. CONTROLLER BOX TO BE SECURITY MOUNTED TO WALL AS RECOMMENDED BY CONTROLLER MANUFACTURER.FLOWREMOTE CONTROL VALVEPVC MAINLINEREMOTE CONTROL VALVENTS1/2"PVC UNION BOTHSIDES OF VALVE6" DEEP-3/4"PEA GRAVELSUMP (TYP.)FINISH GRADEPLASTIC BOXBRICK AT CORNER(TYP.)GEOTEXTILE FABRIC(TYP.)SEAL ALL BOX CUTOUTS AND BOTTOM1234567891011121314NARANJA TRAILSLOTS 1-64 & COMMON AREAS A THROUGH B,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAA Portion of the East Half of the Northwest Quarter of Section 12, T-12-S,R-13-E, G&SRM, Town of Oro Valley, Pima County, AZ35974 S. Desert Sun DriveTucson, AZ 85739(520) 909-4678gregs@grslandscapearchitects.comCONSTRUCTION DETAILS14 14L-14
Neighborhood Meeting Summary
Propose Conceptual Site and Landscape Plan
South of the Naranja Drive and Highlands Wash intersection,
approximately ¼-mile west of N. First Ave.
September 22, 2020 6 – 7:30 pm
On-line via Zoom
1.Introduction and Welcome
Meeting facilitator and Town’s primary staff reviewer, Principal Planner Michael Spaeth,
summarized the purpose and structure of the meeting, and where we are in the process.
Approximately 52 residents and other interested parties were in attendance.
2.Staff Presentation
Michael Spaeth, the Town’s primary staff reviewer, provided a presentation that included:
Location of the subject property
History of the property
Brief summary of the applicant’s site plan
Town’s review criteria
3.Applicant Presentation
The applicant, Paul Oland of Paradigm Land Design, provided a presentation detailing the proposal,
including:
Project location and area information
Revised site design for the property
Cross-section of proposed homes to illustrate building heights
4.Questions
Following the presentations, meeting facilitator Michael Spaeth opened the meeting to questions
and comments. A list of the questions or comments is provided below:
What are the projected lot sizes? How much will the homes cost? Do we have any idea
what the building characteristics will be?
Zoning allows a max building height of 34 feet, but the applicant is proposing a max
building height of 24 feet. Could the applicant come back and increase heights in the
future?
Will the open space ever be developed?
Will this proposal impact the floodplain for the Highlands Mobile Home Park?
What specific changes are proposed for Highlands Wash?
Who will be responsible for the Highlands Wash after construction?
Will the existing slopes be reinforced following development?
What is the timeline for construction? Specifically, the access on Naranja.
What is the plan to make sure hillsides don’t erode over time?
Is the HOA responsible for maintenance of Highlands Wash?
Where does the HOA’s initial funding come from?
What impacts are there for homeowner’s views to the west?
How far are these homes from Highlands Mobile Home Park?
How will erosion in Highlands Mobile Home Park be controlled?
Does the Town have enough water for these additional homes?
Why is Shore Cliff Drive egress only?
Where will the construction traffic be routed?
How does the Town assure the open space will be preserved?
Will the grade of the wash or development be raised?
Will the posted speed limit on Naranja be reduced to handle the additional traffic?
The Traffic Impact Analysis needs to be updated.
Is the existing levee part of this design or will it go away?
Can roof-mounted solar panels of HVAC be restricted?
What size of backyards will the homes have? Room for pools?
Who enforces lighting, noise, trash?
Can neighbor’s weigh-in on the CC&R’s?
What is the “true” height of homes after the grade is raised?
Can you restrict the number of 2-story homes along the east side?
Are there plans to plan the basin?
The extent of grading will have a negative impact on wildlife.
Mr. Oland and Town staff provided more detail and answered questions related to the proposal and
process.
Mr. Spaeth closed the meeting, thanked everyone for their attendance and encouraged everyone to
email ask@orovalleyaz.gov with any additional thoughts, comments or questions and to visit
OVprojects.com for additional information. He indicated there would be a second neighborhood
meeting following the formal submittal and code compliance.
Neighborhood Meeting Summary
Propose Conceptual Site and Landscape Plan
South of the Naranja Drive and Highlands Wash intersection,
approximately ¼-mile west of N. First Ave.
June 26, 2022 6 – 7:30 pm
Oro Valley Town Council Chambers
1.Introduction and Welcome
Meeting facilitator, Milini Simms, Principal Planner, summarized the purpose and structure of the
meeting, and where we are in the process. Approximately 35 residents and other interested parties
were in attendance.
2.Staff Presentation
Michael Spaeth, the Town’s primary staff reviewer, provided a presentation that included:
Location of the subject property
Brief summary of the applicant’s revised site plan
Summary of history of the property
3.Applicant Presentation
The applicant, Paul Oland of Paradigm Land Design, provided a presentation detailing the proposal,
including:
Project location and area information
Revised site design for the property
Cross-section of proposed homes to illustrate building heights
4.Questions
Following the presentations, meeting facilitator Michael Spaeth opened the meeting to questions
and comments. A list of the questions or comments is provided below:
What are the projected lot sizes? How much will the homes cost? Do we have any idea
what the building characteristics will be?
Zoning allows a max building height of 34 feet, but the applicant is proposing a max
building height of 24 feet. Could the applicant come back and increase heights in the
future?
Will the open space ever be developed?
Will this proposal impact the floodplain for the Highlands Mobile Home Park?
What specific changes are proposed for Highlands Wash?
Who will be responsible for the Highlands Wash after construction?
What’s the minimum distance of the proposed homes to the Naranja Estates subdivision?
How does the access from Naranja Drive avoid the existing bridge?
Will the existing slopes be reinforced following development?
What is the timeline for construction? Specifically, the access on Naranja.
What is the plan to make sure hillsides don’t erode over time?
What processes’ does the Town have to make sure things are designed/constructed
correctly and safely?
Is the HOA responsible for maintenance of Highlands Wash?
Where does the HOA’s initial funding come from?
What impacts are there for homeowner’s views to the west?
How far are these homes from Highlands Mobile Home Park?
How will erosion in Highlands Mobile Home Park be controlled?
Does the Town have enough water for these additional homes?
Why is Shore Cliff Drive egress only?
Where will the construction traffic be routed?
How does the Town assure the open space will be preserved?
Will the grade of the wash or development be raised?
Will the posted speed limit on Naranja be reduced to handle the additional traffic?
The Traffic Impact Analysis needs to be updated.
Is the existing levee part of this design or will it go away?
Can roof-mounted solar panels of HVAC be restricted?
What size of backyards will the homes have? Room for pools?
Who enforces lighting, noise, trash?
Can neighbor’s weigh-in on the CC&R’s?
What is the “true” height of homes after the grade is raised?
Can you restrict the number of 2-story homes along the east side?
What is the drainage basin constructed of?
When was the most recent Environmental Impact Statement done?
Having Shore Cliff Drive be exit only, will negatively impact Naranja Dr.
Are there plans to plan the basin?
The extent of grading will have a negative impact on wildlife.
Mr. Oland and Town staff provided more detail and answered questions related to the proposal and
process.
Ms. Simms closed the meeting, thanked everyone for their attendance and encouraged everyone to
email ask@orovalleyaz.gov with any additional thoughts, comments or questions and to visit
OVprojects.com for additional information. She announced the project would be on the Planning and
Zoning Commissions August agenda.
July 23, 2022
To Oro Valley Town Council, Special Attention: Joyce Ivey-Jones
From: Jim & Pam Donnelly, 257 W Naranja Dr, fjamesdonnelly@comcast.net ,
pameladonnelly@comcast.net
RE: Meritage Homes misconduct in relation to Naranja Trails development
I am writing this as a homeowner directly affected by the proposed development at the very bottom of
Highlands Wash.
The developer involved is Meritage Homes. As a theme, Meritage’s methods of dealing with the
community can only be described as a continuous “sleight of hand”. Meritage has shown that it cannot
be trusted, and the Town Council should think clearly before allowing it to despoil one of the last and
largest washes in Oro Valley.
I’ll start with the largest “sleight of hand”.
In an open Town Meeting about 19 months ago, Meritage announced its plan to place 46 homes in the
wash. I, along with other homeowners contiguous to the wash, examined the proposal in terms of
flooding, traffic, possible erosion and other factors. Now, after slumbering for almost 2 years, Meritage,
at a time many of us were away, submitted their amended proposal, a proposal for 64 homes, a
whopping 39% increase of pressure on the wash. Additionally, after delaying for a long enough time that
most of us felt the project was abandoned, Meritage set the pace at rocket speed. Another hearing was
set for 5 weeks away, and construction to commence in early October.
The ‘rush to judgment” after such a long period of dormancy, is too convenient to Meritage to be
coincidental. Meritage has waived its right to proceed with an additional 18 homes. At a minimum,
Meritage should be held to its original proposal.
The “sleights of hand” by no means end there. The original plans for the project from Pima County had
all traffic entering and exiting from both Naranja and Lambert Drives (Lambert via Shorecliff Drive).
Now, a careful, but not obvious, reading of Meritage’s plan has traffic only exiting on Shorecliff but not
entering.
This will, of course, increase the traffic pressure on Naranja. There has already been one traffic fatality
at or about the proposed entry/exit of the development. At a minimum, Meritage should be required to
place a stoplight and entrance and exit lanes to the development on Naranja.
Drainage is yet another area where Meritage hopes to fake its way through. At the 2020 hearing,
Meritage was proud to tout the open space it was planning for outdoor recreation. Now, the open
space seems to mostly be dedicated to a “water basin”, so most of the natural desert plants and trees
will be removed. It is not clear how water will get into the “basin”.
Last summer we had relatively heavy rains and there was water left in the wash. This was a breeding
ground for mosquitos and other flying insects. In rainy years, the proposed “water basin” will only
compound that problem.
The opaqueness of Meritage’s plans leaves those of us who will likely be impacted unable to determine
the extent of that impact. Please take a look at the OV website pertaining to the project. Predictably,
there is little helpful information. We saw no information concerning the engineering plan on a project
that is scheduled to commence a few weeks from now. While it appears nowhere on the website, the
lots in the development will be substantially smaller that Oro Valley’s minimum requirement.
Any fair review of the record of this proposed development shows that Meritage plans on pulling a fast
one on the citizens of Oro Valley. The Council should not let them get away with it.
Planning & Zoning Commission Special Session 3.
Meeting Date:08/04/2022
Requested by: Bayer Vella, Community and Economic Development
Case Number: 2201557
SUBJECT:
DISCUSSION AND POSSIBLE ACTION REGARDING A NEW SIGN CRITERIA FOR THE PROPERTY LOCATED
ON THE NORTHWEST CORNER OF ORACLE ROAD AND LINDA VISTA BLVD
RECOMMENDATION:
Staff recommends approval.
EXECUTIVE SUMMARY:
The purpose of the applicant's request is to consider a new sign criteria for the Linda Vista Plaza located on the
west side of Oracle Road between Desert Sky Road and Linda Vista Blvd as shown in the aerial photo and
development plan below.
The approved site contains a mix of rental homes, future commercial building pads, an existing memory care facility
The approved site contains a mix of rental homes, future commercial building pads, an existing memory care facility
and an existing fire department. This sign criteria will apply to all the buildings on the site, existing and proposed.
A sign criteria is a document that determines the sign designs used in a multi-tenant development. The proposed
sign criteria is provided in Attachment 1 and includes:
Monument sign designs for the commercial lots
Entryway signs for the rental homes
Wall sign colors
Monument sign
Entryway signs
Wall sign
The focus of the sign criteria review is for signage only. The aim is to ensure the proposal meets the design
standards and principles of the zoning code and also a rezoning condition that reads "All building signage shall be
consistent in design and color. All signage must be uniform in copper patina color". However, the sign criteria also
contains language that allows registered logos as the Town cannot require any copyrighted logos to be copper
patina
The Planning and Zoning Commission is the review and approving body for a sign criteria. The Town must
ultimately approve a code compliant sign criteria. Permanent signs are measured in relation to the Town Design
Standards and Principals. After approval of sign criteria, an applicant must obtain sign permits for the installation of
individual signs as needed.
BACKGROUND OR DETAILED INFORMATION:
Related Approvals:
2001: Property rezoned from R1-144 to CN
2009: Development plan for the fire station approved (existing)
2013: Development plan for the memory care facility approved (existing)
2021: Development plan and architecture approved for the rental homes and two future commercial buildings
approved
Existing Site Conditions:
Zoning is Neighborhood Commercial (CN)
Site is 13 acres
The fire station and memory care facility are built and have been occupied for several years.
The site work currently under construction is for the rental homes and future commercial buildings.
The existing fire department and memory care facilities were built independently at different times with future
connectively planned. The new rental home and commercial property development link the entire site together
which makes this site considered a multi-tenant development. The zoning code requires multi-tenant developments
establish a sign criteria.
Monument sign (existing):
There is an existing monument sign on the corner of Desert Sky Road and Oracle Road for the Catalina Memory
Care facility as shown in the following photo. This sign was originally installed with copper patina letters.
Monument Signs (proposed):
The proposed sign criteria include three monument signs; One on Linda Vista Blvd and one on Desert Sky Road as
shown in Attachment 1 labeled as signs A. The third monument sign is located on the corner of Linda Vista Blvd and
Oracle Road and is labeled sign C in Attachment 1. Monument signs are freestanding signs placed at the entrances
to the development that identify the commercial development and its tenants.
The proposed sign criteria also include two entryway signs for the rental homes located interior to the development
at the entrance to the homes as shown in Attachment 1 labeled as signs B. Entryway signs identify the entrance to
a subdivision, complex, facility, or commercial development.
The proposed monument signs incorporate the earth tone colors, materials and design from the buildings and
existing signs on the site.
The signs will also contain copper patina letters and incorporate copper patina into the tenant panels or in the
address panel as shown in Attachment 1.
The proposed monument signs meet the size and location standards of the zoning code.
To provide context, the approved architecture for the future commercial and the under construction residential units
is shown in the renderings below:
Wall signs:
The proposed sign criteria also includes standards for wall signs. Wall signs are individual letters and/or logos
attached to the exterior wall of the building over a tenant space identifying the occupants of the commercial
development as shown in the photo below.
This site is unique because of the rezoning condition on the property that limits signs to copper patina in color.
Therefore, any wall signs, except for federally or state registered logos, must be copper patina in color as this photo
demonstrates.
The Planning and Zoning Commission's primary focus is to consider the proposed sign designs with the zoning
code's applicable design principles (section 22.9.D.5.b) and design standards (addendum A, section 2.1.F).
DISCUSSION/ANALYSIS:
Applicable Design Standards and Design Principals are below in italics followed by staff commentary:
Sign colors, design and placement shall be complementary and integral to the projects architectural and site design
themes (zoning code section 22.9.D.5.b.iv).
The structural components of the monument sign incorporate colors and materials from the buildings and existing
sign while also incorporating the required copper patina in the panels and/or lettering.
Project identification and sign elements shall incorporate architectural treatment and project unifying elements which
are integrated with the overall design of the project in terms of style, materials, color and theme . (Addendum A,
section 2.1.F.2.)
The applicant proposes monument sign designs with similar linear lines, dark trim and earth tone stucco elements
of the buildings. The applicant provided two design proposals for the corner sign that will allow them flexibility in the
use of the panel color and base. Either color choice will meet match the color of the buildings. The proposed signs
meet the current size and illumination standards of the zoning code.
As feasible, sign colors shall utilize the project color palette approved as part of the Conceptual Design for the
project (Addendum A, section 2.1.F.2).
The earth tone colors of the commercial and residential buildings are used in the monument sign design. As
mentioned earlier, the development's rezoning condition reads "All building signage shall be consistent in design
and color. All signage must be uniform in copper patina color". However, the Town must also allow for registered
logos. The proposed sign criteria follow the color requirement of the rezoning by incorporating copper patina as
primary element of the signs while also including language that allows registered logos.
GENERAL PLAN CONFORMANCE
The proposed sign criteria was reviewed for conformance with the General Plan’s Goals and Policies. Listed below
are relevant policies within the General Plan relating to signage:
Goal Q: 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.
Policy Land Use 6: Maintain the small town, neighborly character and improve the design and safety of the built
environment.
Action item #125: Maintain the unique character of Oro Valley by studying and updating: Signage regulations to
emphasize identification and direction over advertising goods or services to maintain compatibility and minimal
intrusiveness.
The proposed sign criteria will provide signs for businesses to be identified to the public while maintaining cohesive
non-intrusive signage.
Summary
The proposed sign criteria complies with the zoning code standards and rezoning condition, while providing a
cohesive sign program for the property and its tenants.
Recommendation
The proposed sign criteria (Attachment 1) meets the design principles and standards of the zoning code. Therefore,
staff recommends approval.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
The focus of this item is for signs only. The Planning and Zoning Commission may consider the following motions:
I MOVE to approve the sign criteria for the subject property based on the finding it is in conformance with the
applicable Design Principles and Standards of the zoning code.
OR
I MOVE to deny the sign criteria for the subject property based on the
finding:_______________________________.
Attachments
Attachment 1 Sign Criteria
NARRATIVE FOR LINDA VISTA SIGN CRITERIA PACKAGE
Linda Vista Sign criteria creates a cohesive sign package that requires tenants and owners to maintain
design themes that compliment and integrate well with Oro Valley’s sign codes and the project’s
architectural theme.
All of the sign elements and identification items must incorporate the indicated finishes, colors,
materials and themes outlined in the sign criteria package and must meet the size requirements of the
Oro Valley sign code.
Linda Vista
Plaza
Sign Criteria
Management
Signage
1 of 6
375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
Prepared for
PROPERTY
LINE
Sign Criteria
Management
Signage
2 of 6
375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
A
A
B
B
Linda Vista
Plaza
C
Sign Criteria
Management
Signage
3 of 6
LINDA VISTA
LUXURY RENTALS0'-4.75"4'-4"0'-6.75"375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
A
B
Linda Vista
Plaza
ACRYLIC BOTTOM OF
METAL BOX BAND FOR
INTERNAL LIGHTING.
METAL BOX BAND TO WRAP
CORNER TO BACK OF SIGN
ROUTERED ALUMINUM FACE
WITH PLEX BACKING, LED
ILLUMINATED, FAUX PATINA
PAINTED FINISH
REVERSE PAN CHANNEL LETTERS
PIN MOUNTED TO WALL
METAL BOX BAND
SIGN PANEL
COLOR: TO MATCH ARCHITECTURE
ALTERNATE COLOR OPTIONS TBDTENANT PLAQUES/SLIDERS
WITH 4” HT LETTERING.
FONT: TBD
CHANNEL SIGN BOX MOUNTED TO WALL.
ALUMINUM BOX FRONT, BACK, AND SIDES WITH
LASER CUT LETTERS IN CREAM COLORED ACRYLIC.
LIGHTING: STANDARD FRONT LIT CHANNEL SIGN.
COLOR: TO MATCH ARCHITECTURE.
FONT SIZE: 6.75” HT AND 4.75” HT
FONT: TBDDIMENSIONAL LOGO PANEL
PIN MOUNTED TO SIGN BOX.
ACCENT COLOR PANEL WITH CUT
OUT LETTERS (CREAM BACKING
EPOXIED TO PANEL).
ELECTRICAL/LIGHTING
DESIGN (TRANSFORMER,
HOUSING, RACEWAY, ETC.)
BY SIGN CONTRACTOR/
MANUFACTURER
ARCHITECTURAL ELEMENT
CAN BE UP TO 10’ TALL.
SIGN IS ALLOWED TO
BE UP TO 8’ TALL. HEIGHT
OF SIGN CAN INCREASE,
IF DESIRED.
SIGN IS ALLOWED TO
BE UP TO 8’ TALL. HEIGHT
OF SIGN CAN INCREASE,
IF DESIRED.
Sign Criteria
Management
Signage
4 of 6
Sign Criteria
This criteria has been developed to ensure that colors, placement and
materials are consistent with the projects architectural and site design
themes.
Tenant Store Front criteria
1. Type of signage. Illuminated reverse pan channel letters.
2. Letterface colors copper patina. Registered trademarks and logos are
permitted.
3. All signs shall conform to the Town of Oro Valley sign code.
4. Sign permits must be obtained by Town of Oro Valley.
5. Sign size shall conform to the Town of Oro Valley.
Freestanding Sign Criteria
1. Freestanding signs shall be monument style as per the Town of Oro
Valley Zoning Code. Sign is allowed to be up to 8’ tall. Architectural
element can be up to 10’ tall.
375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
Linda Vista
Plaza
Sign Criteria
Management
Signage
5 of 6
375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
TYPICAL ORO VALLEY RETAIL SIGNAGE IN AREA
PROPOSED LINDA VISTA PLAZA SIGNS IN PATINA
Linda Vista
Plaza
Sign Criteria
Management
Signage
6 of 6
375
E. LINDA VISTA
375 E. Linda Vista Blvd.,
Oro Valley, AZ 85704
DOUBLE-FACED INTERNALLY ILLUMINATED TENANT ID MONUMENT
(COLOR AND LAYOUT OPTIONS)
Freestanding Sign Criteria
1. Freestanding signs shall be monument style as per the Town of Oro
Valley Zoning Code.
Linda Vista
Plaza
C
PAN CHANNEL FACES WITH PATINA,
ROUTERED WITH TENANT LOGO.
LED ILLUMINATED WITH PLEX BACKING
WITH TRANSLUCENT TAN VINYL TO MATCH
EXISTING BUILDING SCHEME.
PAN CHANNEL FACES PAINTED BRONZETONE,
ROUTERED WITH TENANT LOGO.
LED ILLUMINATED WITH PLEX BACKING
WITH TRANSLUCENT TAN VINYL TO MATCH
EXISTING BUILDING SCHEME.
ROUTERED ALUMINUM FACE
WITH PLEX BACKING, LED
ILLUMINATED, FAUX PATINA
PAINTED FINISH
ROUTERED ALUMINUM FACE
WITH PLEX BACKING, LED
ILLUMINATED, FAUX PATINA
PAINTED FINISH
REVERSE PAN CHANNEL LETTERS
PIN MOUNTED TO WALL REVERSE PAN CHANNEL LETTERS
PIN MOUNTED TO WALL
REVERSE PAN CHANNEL LETTERS
PIN MOUNTED TO WALL
REVERSE PAN CHANNEL LETTERS
PIN MOUNTED TO PATINA BACK PANEL
AFFIXED TO WALL
Planning & Zoning Commission Special Session 4.
Meeting Date:08/04/2022
Requested by: Bayer Vella, Community and Economic Development
Case Number: N/A
SUBJECT:
DISCUSSION ONLY REGARDING THE PROPOSED SCOPE FOR A HOUSING STUDY
RECOMMENDATION:
This item is for information and discussion purposes only.
EXECUTIVE SUMMARY:
The purpose of this item is to discuss and gather feedback on the proposed housing study scope of work (Attachment 1), prior to
commencing work with a consultant. Conducting a housing study is an objective in the Town Council's Strategic Leadership and
an action item in the Your Voice, Our Future (YVOF) General Plan. Additionally, it will provide critical information to address the
State law required housing element in the next General Plan (2026).
Preparation for the next General Plan is underway with work on a Public Participation Plan starting early this fall. Essential to
setting a vision, goals and polices for the next 10-years is establishing the Town's baseline through a background report on key
General Plan topics. The report will be compiled over the next year to include information about economic development,
environment, public safety, community resources, land use and development. The housing study is one component of this larger
report.
Initially staff was awaiting the full release of the 2020 Census data to begin work on the housing study. Unfortunately, the data
release has been unexpectedly delayed multiple times (now anticipated in Spring 2023). However, recent 5-year estimates have
been released that include the datasets recommended for the study. This new information combined with impending work for
next General Plan has spurred the need to start working on the housing study now.
The proposed scope was derived from the following sources:
Town Council's Strategic Leadership Plan and YVOF General Plan
State law parameters for the housing element required in the 2026 General Plan
Planning resources from nationally known sources (e.g. American Planning Association)
Analysis of other jurisdictions' housing studies
Preliminary feedback from Town Council received during a study session in December 2021
Based on this research, the proposed scope is divided into four parts, to answer the following questions:
Existing Guidance and Inventory (What is our current housing inventory?). This part compiles the Town's existing policies
related to housing and economic development for guidance. It also includes an inventory of the amount, type and quality
of housing in Oro Valley and baseline information about the Town's economy.
1.
Factors in Housing Demand (Who are we, and where are we headed?). This part provides information to project the
Town's future housing needs based on key demographic, housing and economic trends. This information will be compared
to the existing housing inventory (part 1) to understand the amount, type and cost of housing needed to support
current/future residents and a thriving economy.
2.
Housing Needs and Supportable Retail Demand (What are our housing needs?). Based on the first two parts, this section
provides an analysis to identify gaps, if any, between the Town's housing stock (current and projected) and needs.
Additionally, it will identify how much retail is supportable by the existing and projected housing demand.
3.
Action Plan (How do we meet our housing needs?). This part provides recommended goals, policies and actions to
address any gaps identified in part 3. It also includes an analysis of any opportunities or unintended impacts
in implementing the recommended actions (e.g. impacts to Town infrastructure and resources or trade-off in zoning, like
reducing commercial land to increase land available for housing).
4.
In summary, the proposed housing study scope will meet the Town Council's Strategic Leadership Plan's objective, YVOF action
and provide important research for the next General Plan. This item is presented for information and discussion purposes only.
Once feedback is received from the Planning and Zoning Commission and Town Council, a consultant will be contracted
through the Town's standard procurement process. The results of the housing study, along with the full background report will
be presented to the Commission and Council in 2023.
BACKGROUND OR DETAILED INFORMATION:
Completion of a housing study was included in the Your Voice, Our Future (YVOF) General Plan and further prioritized by the
Town Council through the Strategic Leadership Plan FY21/22 – 22/23.
General Plan, Action 135: Respond to and plan for the present and future housing needs of the community, while
considering changes in demographics and overall growth by conducting a housing inventory, developing a housing plan
that addresses the needs of a diverse community, developing zoning strategies that implement the housing plan.
Town council Strategic Leadership Plan (SLP): Conduct an assessment to determine the types of residential opportunities
necessary to successfully promote a thriving and diverse economic base.
The housing study will not only help fulfill the goals of these policy documents but provide critical research for the State-required
housing element in the next General Plan. State law requires different elements in the General Plan based on a jurisdictions'
population. With the Town projected to reach 50,000 people by 2026, the General Plan must include "standards and programs
for":
Elimination of substandard dwelling conditions
Improvement of housing quality
Variety and affordability and for provision of adequate sites for housing.
This element shall contain an identification and analysis of existing and forecasted housing needs.
This element shall be designed to make equal provision for the housing needs of all segments of the community
regardless of race, color, creed or economic level.
The image below shows which of the proposed parts of the housing study meet each item's objectives:
Preparation for the next General Plan, which must be ratified by 2026 is underway. Initial work will begin this fall to prepare a
Public Participation Plan. In addition to working on a Public Participation Plan, compiling a background report is also a key first
step in the General Plan 10-year update process. The background report will establish the Town's baseline (where are we now)
for economic development, environmental resources, public safety, community development and land use. The housing study
represents one component of this larger background report.
Initially staff was waiting for all the 2020 Census data to be released to begin work on the study. Unfortunately, the data release
has been delayed several times and is now projected to be released in Spring 2023. However, recent 5-year estimates have
been released that includes the data needed to complete the housing study. The need to start preparing for the next General
Plan and availability of recent estimates outweighs the benefits of waiting for the 2020 Census data release.
DISCUSSION
In addition to the Town's guiding documents and State requirements, staff reviewed planning resources and several
jurisdictions' housing studies to develop the proposed scope (Attachment 2). Sources included:
American Planning Association
Urban Land Institute Attainable Housing
National Community of Practice on Local Housing Policies
Tempe Housing Inventory and Affordability Analysis
Tempe Urban Core Market Study
Tucson/Pima County MAP
Town of Sahuarita and Green Valley Housing Feasibility
Tucson Comprehensive Housing Market Analysis
Sedona Housing Needs Assessment and Five-year Action Plan
Flagstaff 10-year Housing Plan
Based on staff's research and to meet the requirements established in the guiding documents and State law, the proposed
study is divided into the four parts. As depicted in the image below, the first two parts provide the data needed to identify any
housing needs (part three). Based on the identified needs (if any), part 4 will include recommended goals, policies and actions
to address the identified needs. More information and specifics about each part is included in Attachment 1.
SUMMARY AND NEXT STEPS
Although initially waiting for the full release of 2020 Census data to begin on the housing study, the recent release of 5-year
estimates will provide the data needed to complete the study.
Of great importance, is completing the housing study in preparation for the next General Plan, which must be ratified by 2026.
This includes compiling a background report to establish a baseline for the Town of Oro Valley. The housing study is a core
component of this background information and foundational to addressing the State-required housing element in the next
General Plan.
The proposed scope is being presented for information and discussion. Once feedback is received from the Commission and
Town Council, a consultant will be contracted through the Town's standard procurement process. The results of the housing
study, along with the full background report will be presented to the Commission and Council in 2023.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
This item is for information and discussion only.
Attachments
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
ATTACHMENT 2 - RESEARCH AND ANALYSIS
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
PROPOSED HOUSING STUDY SCOPE
PART 1: EXISTING GUIDANCE AND INVENTORY (What is our current housing inventory?)
PURPOSE: This part compiles the Town’s existing policies related to housing and economic development. It also provides an inventory of the existing
housing stock and baseline information about Oro Valley’s economy.
CATEGORIES IMPORTANCE AND OVERVIEW INFORMATION AND DATA
Guidance Entails compiling the community’s existing vision and
goals regarding housing and economic development.
Additionally, it provides the parameters from State law
to ensure the study meets the needs for the next
General Plan.
Detailed list of existing Town goals, policies and future guidance for the
General Plan 2026 related to housing and economic development.
Housing inventory
analysis
Provides an inventory of housing in Oro Valley. The
data in this section and Part 2 will be used to identify
any gaps in the OV housing market (Part 3).
Distribution of housing in Oro Valley and nearby region by type and size:
• Types - range from detached single-family homes, attached single-
family homes (townhomes, duplexes), apartments to mobile homes.
• Size – a breakdown of single-family home lot sizes and multi-family
homes dwelling units (the number of bedrooms) in Oro Valley.
Quality of housing in Oro Valley:
• Age – a breakdown of when homes were built
• Conditions – an overview of the physical characteristics of homes and
amenities
Economic base
analysis
Establishes the existing economic base for Oro Valley.
Data from this section and Part 2 will be used to identify
the number and type of housing needed to support a
thriving economy (Part 3).
Distribution of economic activity in Oro Valley and nearby region:
• Type of industries – a breakdown Oro Valley’s top industries (e.g.,
health services and social assistance, professional, scientific
management, administrative and waste management services,
manufacturing, retail trade and educational services)
• Quantity - built square footage for each industry type
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
PART 2: FACTORS IN HOUSING DEMAND (Who are we, and where are we headed?)
PURPOSE: This part provides information to the project the Town’s future housing needs based on key demographic, housing and economic trends. This
information will be compared to the existing housing inventory (part 1) to understand the amount, type and cost of housing needed to support
current/future residents and a thriving economy.
CATEGORIES IMPORTANCE AND OVERVIEW INFORMATION AND DATA
Demographic
Trends
Provides information to project the Town’s future
housing needs based on key demographic trends.
• Population and migration trends
• Age – includes age distribution and median age
• Race and ethnicity
• Disability – status and types of disabilities reported
• Income and Poverty – includes a distribution of income and median
income for the Town
• Disposable income – remaining income after home and
transportation costs are removed
• Educational attainment – level of education completed amongst
different age groups
Housing Market
Trends
In addition to the existing policies (Part 1), this section
will provide more context about residents’ preferences
and housing needs. It also includes information to
project the type and cost of housing available to current
and future residents.
Consumer preferences and needs
• Occupancy type (renter or owner)
• Population living in group quarter facilities (senior care, etc.)
• Household characteristics – size (for rentals and owned homes),
number of household with people over 65, children,
grandparents raising children, households with families or
individuals.
Home sales market conditions
• Current conditions and trends regarding home sales and prices
for existing and new construction, housing turnover, delinquent
mortgages, absentee sales, and absorption rates of new homes
Rental market conditions
• Current conditions and trends regarding rental construction
activity and vacancy
Home trends and forecasts - changes in the supply through new
construction (permits issued per year), conversions, and demolitions.
Market trends and forecasts for rentals and homes.
Land availability and capacity of home builders.
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
Economic Market
Trends
This section will help project the amount of
employment opportunities available in Oro Valley.
• Forecast for Oro Valley and regional economic base industries
• Workforce characteristics – commute times, salaries, and educational
attainment/skills for those working in Oro Valley
• Land availability and construction costs
PART 3: HOUSING NEEDS AND SUPPORTABLE RETAIL DEVELOPMENT (What are our housing needs?)
PURPOSE: Based on the first two parts, this section provides an analysis to identify gaps, if any, between the Town's housing stock (current and
projected) and needs. Additionally, it will identify how much retail is supportable by the existing and projected housing demand.
CATEGORIES IMPORTANCE AND OVERVIEW INFORMATION AND DATA
Housing market
gaps
Using the data collected in the previous parts, this
section identifies any gaps between Oro Valley’s
housing stock and projected needs.
• Number of units needed based on existing inventory, population, and
employment projections
• Any mismatches in consumer needs or preferences (age, disability,
and income) to the existing housing stock and land availability
• Comparison between income levels of residents and the Town’s
workforce to home sales prices and rental rates
Supportable retail
demand
This section will identify how much retail is supportable
by the existing and projected housing demand.
• Amount of disposable income per home
• Existing and projected number of housing units remaining and
needed
• Existing and projected amount of supportable retail
PART IV: ACTION PLAN
PURPOSE: This part provides recommended goals, policies, and actions to address any gaps identified in part 3. It also includes an analysis of any
intended or unintended impacts of implementing the recommended actions.
CATEGORIES IMPORTANCE AND OVERVIEW INFORMATION AND DATA
Goals and policy
recommendations
This part recommends goals and policies to be
considered with the next General Plan that address any
identified housing market gaps and support a thriving
economy.
Recommended goals and policies to fulfill any gaps identified in Part 3.
This may include goals and policies to address the following:
• Adjust the number of housing units to support the projected
population
• Accommodate housing types to support a diverse population and
economic base
• Support housing affordability to include all residents and workers
• Encourage quality housing
Actions to meet
policies
Specific and measurable actions to meet the proposed
goals and policies.
Action steps to meet goals and policies
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
Review possible opportunities or impacts to Town
resources (e.g., water, roads, public safety) and overall
Town growth by implementing the proposed actions
• Analysis of any unintended impacts of implementing the
recommended actions (e.g., trade-off in zoning, Town resources
and infrastructure)
ATTACHMENT 1 - PROPOSED HOUSING STUDY SCOPE
ATTACHMENT 2 – RESEARCH AND ANALYSIS FOR HOUSING STUDY
GENERAL POINTS/ ELEMENTS
Existing inventory of housing stock
Economic and demographic trends used to predict housing needs
Focus on consumer preferences and affordability to identify housing needs
Information for both housing and rental markets
Action plans that are measurable and accountable through evaluations
JURISDICTION ELEMENTS KEY POINTS
Tempe Housing
Inventory and
Affordability
Analysis (2018)
BBC Research
and Consulting
Demographic Analysis
• Population; Ownership rate; Household composition (size and type, e.g., family
or non-family); Age; Income
Housing Market Analysis
• Housing stock; Product type; Occupancy; Age
Homeownership Market
• Trends in value; Market prices; Affordability
Rental Market
• Distribution of rents; Market rates; Affordability and public assistance
Housing Market Gaps
• Mismatch in the rental market (Rental Gap); Gaps in the sales market; Options
for renters wanting to buy
Includes consumer needs (such
as affordability) and
preferences.
Tucson-Pima
County MAP
(2020)
Neighborhood Vulnerability
• Percent of residents that identify as anything other than “non-Hispanic white
alone”; Percent of households who rent, rather than own, their homes; Percent
of residents aged 25 and over who lack a four-year bachelor’s degree or higher;
Percent of households with incomes below 80% of Area Median Income (as
determined by HUD); Share of children that live in households below the official
poverty line
Housing Market Assessment
• Owned home price trends; Rental home price trends; Housing cost burden for
owners and renters; Housing characteristics: age, type, and vacancy; New home
construction trends; Affordable housing trends
Gap Analysis
• Population; Income and affordability; Older adults; Housing by ethnicity and
race; Vulnerability
• Describes and provides
data for vulnerable
populations and housing
needs
• Interactive analysis to show
housing needs in the region
(current and future)
ATTACHMENT 2 – RESEARCH AND ANALYSIS FOR HOUSING STUDY
Town of
Sahuarita and
Green Valley
Housing
Feasibility (2020)
Consultants:
Crystal &
Company
Socio-economic profile
• Employment and labor force; Population growth; Household and median
income; Population by age, gender, race/ethnicity; Household type and
educational attainment; Poverty and disability status
Housing supply and market conditions
• Overview of Residential Inventory by Type, Age, Tenure and Bedroom Mix;
Inventory by Tenure & Type; Housing Turnover & Vehicles Available; Existing
Residential Homeownership Values, Vacancy Rates and Gross Rents; Residential
Market Conditions; Housing Distress in The Region; Assisted Housing Inventory
in the region
Residential market demand and site development analysis and prioritization
• Key Area Labor Force Estimates and Projections; Market Demand
Assumptions/Approach & Commute; Study Area Gross For-Sale Housing
Demand Estimates; Study Area Gross Rental Housing Demand Estimates; Study
Area Market Penetration Issues; Study Area Residential Development Sites &
Prioritization, Financial Considerations and Land Use Ordinance Considerations;
Findings for Sahuarita and Green Valley
Affordable housing strategies
• Introduction & Goals; Town of Sahuarita Housing Strategy; Green Valley
Affordable Housing Strategy
• Assisted living included in
the inventory
• Land use and site
development analysis
included to develop
strategies.
Comprehensive
Housing Market
Analysis –
Tucson, Arizona
(April 2019)
US department
of Housing and
Urban
Development
Economic Conditions
• Major Employers; Trends; Current conditions – payroll, unemployment;
Commuting patterns; Employment forecast
Population and households
• Population trends (migration); Age cohort trends; Population by geography;
Household trends; Households by tenure; Population and household growth
forecast
Home Sales Market Conditions
• Current conditions; REO Sales and Delinquent mortgages; Existing homes sales
and prices; Absentee sales; New home sales and prices; Affordability; Sales
construction activity; Forecast
Rental Market Conditions
• Current conditions and recent trends; Student housing; Military housing; Rental
construction activity; Recent completions; Affordability; Forecast
• Relates economic
development with housing
• Housing for different
temporary target groups
(e.g., students)
ATTACHMENT 2 – RESEARCH AND ANALYSIS FOR HOUSING STUDY
Tempe Urban
Core Market
Study - Projected
through 2040
Demographic trends
• Population and households; Household Composition; Age Distribution; Race
and Ethnicity; Household Income; Educational Attainment; Students; Resident
Employment; Workers; Commute Flow; Households by Tenure; Households by
Size; Occupancy; Overcrowding; Housing Stock
Real Estate Trends
• MFR Residential; Residential ownership; Retail; Office; Hotels and Conference
Space
Projections for supportable demand
• Employment and Office Space projections; Population and retail projections;
Hotel demand projections
Affordable Housing
• Housing cost burdens; Current need for affordable units; Affordability needs in
projected housing development; Current policies and programs to address
affordability; Additional tools to explore further
Includes the amount of retail,
office, and hotel space
supportable by the existing and
future housing amount
Sedona Housing
Needs
Assessment and
Five-Year Plan
Elliott D. Pollack
& Company
Volume I – Existing Conditions and Housing Gap Analysis
Demographic and Economic Analysis
• Population, households, household size, migration, income, educational
attainment; employment; commute time; occupations; inflow/outflow of
workforce; per capita taxable sales; forecasts
Housing analysis
• Occupancy type; year built; short-term rentals; prices and rents; housing costs;
apartments; overcrowding;
Gap Analysis
• Affordable housing for existing residents; different approaches (affordability
and housing costs burden)
Volume II – Affordable Housing Action Plan
• Objectives, funding sources and toolkit
• Includes information about
the workforce population
(e.g., commute time) with a
focus on housing for the
workforce
• Action plan with tools and
proposed funding sources
to implement
Flagstaff 10-year
Housing Plan
Purpose, vision, goals and policies related to housing
Housing data and needs assessment
• Housing affordability and cost burdens; racial disparities and housing justice;
homelessness
Housing first, housing equity, continuum and affordability
Thorough research conducted
for action plan and analysis of
infrastructure, zoning, etc.
needs to support affordable
housing.
ATTACHMENT 2 – RESEARCH AND ANALYSIS FOR HOUSING STUDY
Housing Gap Analysis
• Affordability; market rate housing
Housing survey and working group results.
Other resources/articles reviewed:
• American Planning Association – Housing Assessment
• ULI Attainable Housing: America’s Missed Opportunities
• APA Job-Housing Balance (PAS Report 516)
• APA Data-driven Housing Assessments and action plans, Part I & II (PAS Memo)
• National Community of Practice on Local Housing Policies
• US Census
• American Housing Survey (AHS)
• Consolidated Housing Affordability Survey (CHAS)
• Bureau of Applied Economics (BAE)
• Bureau of Labor Statistics (BLS)
• Paycheck to paycheck (data on employment salaries vs. income to own or rent a home): https://nhc.org/paycheck-to-paycheck/
1
Ancona, Jeanna
From:Ancona, Jeanna
Sent:Wednesday, August 10, 2022 2:31 PM
To:Ancona, Jeanna
Subject:FW: Thoughts on housing study
From: Hal Bergsma
Sent: Wednesday, August 3, 2022 8:59 AM
To: Simms, Milini <msimms@orovalleyaz.gov>
Subject: Thoughts on housing study
Hi Milini,
As promised, here are my thoughts on the housing study that I conveyed to you earlier.
Affordable Housing Supply Impediments
There are several things that could affect the ability to provide affordable housing in Oro Valley, beyond a limited supply
of land for residential development, including:
1. Short term rentals - as a vacation community, some owners may find it to be more lucrative to rent their homes
to visitors than residents. The town should take advantage of a recent change in state law and at least require
owners of short term rentals to register their properties so there is an inventory of residences being used as
short term rentals.
2. Part time residents - many people who own or rent in Oro Valley only reside part of the year, leaving for the
summer. This means a portion of the town’s housing stock is unoccupied for part of year, impacting the local
economy. It may be possible to determine which residences are vacant part of the year by looking at water bills.
3. HOA restrictions - even if the town chooses to allow missing middle housing types such as ADUs, HOAs may
restrict them.
4. Competition for use of the limited supply of developable land on the town - the Council seems focused on job
growth, possibly to the detriment of providing more land for affordable housing. Consideration should be given
to using land for residential development fhat might otherwise be eventually developed for employment
generating uses.
5. The cost of providing parking - excessive on-site parking requirements can increase the cost of housing
development. Consideration should be given to reduced on-site parking requirements, especially in areas where
adequate on-street parking is available.
6. Perceived infrastructure impacts, especially on the road system - standard trip generation analysis may not
accurately reflect what will happen if a residential project is approved. Denial of a project, or downsizing
doesn’t reduce demand, it just means potential residents of the project are forced to go elsewhere to live, often
in a location that requires a longer commute to work, increasing VMT and adding to congestion on local
arterials. The proximity of affordable residences to places of employment needs to be considered.
7. Equating smaller and larger dwellings in impact analysis - the present practice of measuring residential density
by dwellings per acre, equating small apartments with large single family detached residences, needs to
change. Small units do not have the same impacts as larger units.
8. A long entitlement process - extending the timeline for approval of residential projects increases development
costs and ultimately the cost of housing. The public review process should be shortened as much as possible.
Supply Opportunities
2
1. Many of the single family detached residences in the town are on large lots, providing an opportunity to allow
development of accessory dwelling units, which can be affordable and offer a choice of housing type not
available now in Oro Valley.
2. Many of the residences in Oro Valley are occupied by small households. This may be an opportunity for shared
housing if a program such as the one being considered by the Pima Council on Aging is implemented.
3. With the increasing trend toward employees working from home, office parks may not be as fully occupied as
previously. Under-occupied buildings might be converted to residential use, or under-used parking lots could be
developed with residences. This also applies to retail areas that become vacant due to increasing on-line
shopping.
Demand Considerations
1. The already large population of older adults in Oro Valley will continue to grow. Residential projects developed
in Oro Valley should be designed to accommodate them, including adequate accessibility.
2. Assuming decreasing household sizes, limited incomes and lack of time for home maintenance, many people will
want to be able to reside in smaller, more affordable residences. Land use regulations should how for this
housing choice.
Other documents to consider
There is a lot happening on the affordable housing front. As I mentioned during our phone conversation, the group I am
working with has completed a document titled “Affordable Housing for Older Adults”. This is a link to
it https://online.flippingbook.com/view/442925402/. Also, committees are working on affordable housing issues for the
City of Tucson and Pima County. The Housing Affordability Strategy for Tucson (HAST) should be reviewed. Finally, the
Arizona Housing Supply Study Committee established by the legislature in the last session is meeting bi-weekly and
should have a report out by the end of the year which should be interesting reading.