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AGENDA
ORO VALLEY TOWN COUNCIL
REGULAR SESSION
SEPTEMBER 7, 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 Town Council, the Council 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.
REGULAR SESSION AT OR AFTER 5:00 PM
CALL TO ORDER
ROLL CALL
EXECUTIVE SESSION - PURSUANT TO A.R.S. §38-431.03(A)(1), (A)(3) and/or (A)(4) - Town Magistrate contract
discussion
RESUME REGULAR SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
ROLL CALL
1.FOR DIRECTION TO THE TOWN MANAGER AND/OR NECESSARY STAFF AS DISCUSSED IN
EXECUTIVE SESSION PERTAINING TO THE TOWN MAGISTRATE CONTRACT DISCUSSION
PLEDGE OF ALLEGIANCE
UPCOMING MEETING ANNOUNCEMENTS
MAYOR AND COUNCIL REPORTS ON CURRENT EVENTS
TOWN MANAGER'S REPORT ON CURRENT EVENTS
ORDER OF BUSINESS: MAYOR WILL REVIEW THE ORDER OF THE MEETING
INFORMATIONAL ITEMS
CALL TO AUDIENCE – At this time, any member of the public is allowed to address the Mayor and Town Council
CALL TO AUDIENCE – At this time, any member of the public is allowed to address the Mayor and Town Council
on any issue not listed on today’s agenda. Pursuant to the Arizona Open Meeting Law, individual Council
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 Mayor and Council 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.
PRESENTATIONS
1.Proclamation - Constitution Week
2.Proclamation - National Preparedness Month
3.Proclamation - National I.T. Professionals Day
CONSENT AGENDA
(Consideration and/or possible action)
A.Minutes - July 20 and August 18, 2022
B.Reappointment to the Public Safety Personnel Retirement System (PSPRS) Local Board
C.Approval of appointment(s) to the Historic Preservation Commission
REGULAR AGENDA
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 REGARDING LIGHT POLE PROTOCOLS AT NARANJA PARK
4.DISCUSSION AND POSSIBLE DIRECTION TO STAFF REGARDING POSSIBLE VACATION AND
SHORT-TERM RENTAL REGULATIONS
5.DISCUSSION REGARDING THE PROCESS BY WHICH PUBLIC ART IS SELECTED AND EXECUTED
6.DISCUSSION REGARDING PROGRESS OF THE HAWK SIGNAL ON NARANJA DRIVE JUST WEST
OF LA CHOLLA BOULEVARD
FUTURE AGENDA ITEMS (The Council may bring forth general topics for future meeting agendas. Council may
not discuss, deliberate or take any action on the topics presented pursuant to ARS 38-431.02H)
ADJOURNMENT
The Mayor and Council may, at the discretion of the meeting chairperson, discuss any Agenda item.
POSTED: 8/31/22 at 5:00 p.m. by dt
POSTED: 8/31/22 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 Council meeting in the office of the Town Clerk 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 Council 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 Mayor, according to all other rules and procedures. Written
comments can also be emailed to Town Clerk Michael Standish at mstandish@orovalleyaz.gov for distribution to the
Town Council 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 Mayor.
If you wish to address the Town Council 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 Town Clerk. 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 Mayor calls on you to address the Council.
1. For the record, please state your name and whether or not you are a Town resident.
2. Speak only on the issue currently being discussed by Council. You will only be allowed to
address the Council one time regarding the topic being discussed.
3. Please limit your comments to 3 minutes.
4. During Call to Audience, you may address the Council on any matter that is not on the agenda.
5. Any member of the public speaking must speak in a courteous and respectful manner to those
present.
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 Town Council 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 Mayor, staff will unmute your
microphone access and you will have 3 minutes to address the Council. Further instructions regarding remote
participation will be included in the email.
Thank you for your cooperation.
Town Council Regular Session 7. 1.
Meeting Date:09/07/2022
Submitted By:Michelle Stine, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
FOR DIRECTION TO THE TOWN MANAGER AND/OR NECESSARY STAFF AS DISCUSSED IN EXECUTIVE
SESSION PERTAINING TO THE TOWN MAGISTRATE CONTRACT DISCUSSION
RECOMMENDATION:
N/A
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
N/A
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
I MOVE to...
Attachments
No file(s) attached.
Town Council Regular Session 1.
Meeting Date:09/07/2022
Proclamation - Constitution Week
Subject
Proclamation - Constitution Week
Summary
Attachments
Proclamation
Town Council Regular Session 2.
Meeting Date:09/07/2022
Proclamation - National Preparedness Month
Subject
Proclamation - National Preparedness Month
Summary
Attachments
Proclamation
Town Council Regular Session 3.
Meeting Date:09/07/2022
Proclamation - National I.T. Professionals Day
Subject
Proclamation - National I.T. Professionals Day
Summary
Attachments
Proclamation
Town Council Regular Session A.
Meeting Date:09/07/2022
Requested by: Mike Standish Submitted By:Michelle Stine, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
Minutes - July 20 and August 18, 2022
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 the following changes), the July 20 and August 18, 2022 minutes.
Attachments
7-20-22 Draft Minutes
8-18-22 Draft Minutes
D R A F T
MINUTES
ORO VALLEY TOWN COUNCIL
REGULAR SESSION
JULY 20, 2022
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CAÑADA DRIVE
REGULAR SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
Mayor Winfield called the meeting to order at 6:01 p.m.
ROLL CALL
Present: Joseph C. Winfield, Mayor
Melanie Barrett, Vice-Mayor
Tim Bohen, Councilmember
Harry Greene, Councilmember
Joyce Jones-Ivey, Councilmember
Josh Nicolson, Councilmember
Steve Solomon, Councilmember
PLEDGE OF ALLEGIANCE
Mayor Winfield led the audience in the Pledge of Allegiance.
UPCOMING MEETING ANNOUNCEMENTS
Town Clerk Mike Standish announced the upcoming Town meetings.
MAYOR AND COUNCIL REPORTS ON CURRENT EVENTS
Councilmember Greene reported on the tennis and pickle ball court construction progress he had
witnessed at the Community and Recreation Center.
TOWN MANAGER'S REPORT ON CURRENT EVENTS
Town Manager Mary Jacobs provided an update regarding the status of the future HAWK signal to be
installed on Naranja Drive.
7-20-22 Minutes, Oro Valley Town Council Regular Session 1
ORDER OF BUSINESS
Mayor Winfield reviewed the order of business and stated the order would stand as posted.
INFORMATIONAL ITEMS
There were no informational items.
CALL TO AUDIENCE
Oro Valley resident Debra Wilson voiced her concerns regarding short-term rentals in Oro Valley.
Councilmember Solmon requested a future agenda item to discuss short-term rentals. Seconded by
Mayor Winfield.
PRESENTATIONS
1.Proclamation - Drowning Impact Awareness Month
Mayor Winfield proclaimed August 2022 as Drowning Impact Awareness Month in Oro Valley.
Pima County Parks and Recreation Program Coordinator Jodi Layton accepted the proclamation.
2.Presentation and possible discussion of the Town's FY 21/22 Financial Update through May 2022
Finance and Budget Administrator Wendy Gomez presented item #2 and included the following:
General Fund Revenues
General Fund Expenditures and Other Financing Uses
General Fund
Highway Fund Revenues
Highway Fund Expenditures
Highway Fund
Community Center Fund Revenues
Community Center Fund Expenditures and Other Financing Uses
Community Center Fund
Monthly Financial Update
Discussion ensued amongst Council and staff regarding the Town's FY 21/22 Financial Update
through May.
CONSENT AGENDA
A.Minutes - July 6, 2022
B.Approval of appointment to the Pima Association of Governments Environmental Planning Advisory
7-20-22 Minutes, Oro Valley Town Council Regular Session 2
B.Approval of appointment to the Pima Association of Governments Environmental Planning Advisory
Committee (PAG-EPAC)
C.Approval of appointment to the Planning and Zoning Commission
D.Resolution No. (R)22-33, authorizing and approving an Intergovernmental Agreement (IGA) between
the Town of Oro Valley and Pima County regarding payment for the incarceration of municipal prisoners
E.Resolution No. (R)22-34, authorizing and approving an Intergovernmental Agreement (IGA) between
the Town of Oro Valley and Santa Cruz County regarding payment for the incarceration of municipal
prisoners
F.Resolution No. (R)22-35, authorizing and approving an Intergovernmental Agreement (IGA) between
the Town of Oro Valley and Pima County Regional Flood Control District to establish the Town and
District’s responsibility for operation and maintenance of the watercourses and river park elements in
the Town, to ensure adequate and accurate property ownership is reflected in the record, and to
provide clear processes for Town and District to facilitate the completion of needed maintenance by
either the District or the Town; and directing the Town Manager, Town Clerk, Town Legal Services
Director, or their duly authorized officers and agents to take all steps necessary to carry out the
purposes and intent of this resolution
G.Resolution No. (R)22-36, approving amendment #1 to the Intergovernmental Agreement (IGA)
between the Town of Oro Valley and Pima County to provide funding for the Pima Early Education
Program and directing the Town Manager, Town Clerk, Town Legal Services Director, or their duly
authorized officers and agents to take all steps necessary to carry out the purpose and intent of this
resolution
Motion by Mayor Joseph C. Winfield, seconded by Councilmember Josh Nicolson to approve
Consent Agenda items (A) - (G).
Vote: 7 - 0 Carried
REGULAR AGENDA
1.RESOLUTION NO. (R)22-32, ADOPTING THE 2022-2023 GENERAL PAY PLAN FOR THE TOWN
OF ORO VALLEY
Human Resources Director Andy Votova provided a brief background regarding the proposed
2022-2023 General Pay Plan for the Town of Oro Valley, and introduced President & Founder of HR
Know Igor Shegolev.
The following individual spoke in opposition to item #1.
Oro Valley resident Paul Loomis
Discussion ensued amongst Council, staff, and Mr. Shegolev regarding item #1.
Motion by Councilmember Tim Bohen, seconded by Vice-Mayor Melanie Barrett to continue the item
7-20-22 Minutes, Oro Valley Town Council Regular Session 3
Motion by Councilmember Tim Bohen, seconded by Vice-Mayor Melanie Barrett to continue the item
until such answers can be provided to the Council before the item is voted on.
Discussion continued amongst Council, staff, and Mr. Shegolev regarding item #1.
Vice Mayor Barrett requested to amend the main motion to continue the item until such answers can
be provided to the Council before the item is voted on, and to include that the Council receives more
data from similar sized jurisdictions. Seconded by Councilmember Bohen.
Discussion continued amongst Council, staff and Mr. Shegolev regarding item #1.
Motion by Councilmember Tim Bohen, seconded by Vice-Mayor Melanie Barrett to continue the item
until such answers can be provided to the Council before the item is voted on, and to include that the
Council receives more data from similar sized jurisdictions.
Vote: 2 - 4 Failed
OPPOSED: Mayor Joseph C. Winfield
Councilmember Harry Greene
Councilmember Joyce Jones-Ivey
Councilmember Steve Solomon
ABSTAINING: Councilmember Nicolson
Motion by Councilmember Steve Solomon, seconded by Councilmember Harry Greene to approve
Resolution No. (R)22-32, adopting the fiscal year 2022/2023 General Pay Plan for the Town of Oro
Valley.
Discussion continued amongst Council, staff and Mr. Shegoleve regarding item #1.
Motion by Councilmember Steve Solomon, seconded by Councilmember Harry Greene to approve
Resolution No. (R)22-32, adopting the fiscal year 2022/2023 General Pay Plan for the Town of Oro
Valley.
Vote: 6 - 1 Carried
OPPOSED: Vice-Mayor Melanie Barrett
FUTURE AGENDA ITEMS
Councilmember Greene requested a future agenda item be added for discussion regarding the
process by which public art is selected and executed in Oro Valley. Seconded by Councilmember
Solomon
Councilmember Bohen requested a future agenda item for a staff report on the progress of the
HAWK signal on Naranja just west of La Cholla. Seconded by Councilmember Nicolson.
ADJOURNMENT
Motion by Mayor Joseph C. Winfield, seconded by Councilmember Harry Greene to adjourn the
meeting at 8:22 p.m.
Vote: 7 - 0 Carried
7-20-22 Minutes, Oro Valley Town Council Regular Session 4
_________________________________
Michelle Stine, MMC
Deputy Town Clerk
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 Council of Oro Valley, Arizona held on the 20th day of July 2022. I further certify that the
meeting was duly called and held and that a quorum was present.
______________________________________
Michael Standish, CMC
Town Clerk
7-20-22 Minutes, Oro Valley Town Council Regular Session 5
D R A F T
MINUTES
ORO VALLEY TOWN COUNCIL
SPECIAL SESSION
AUGUST 18, 2022
ONLINE ZOOM MEETING
Executive Sessions - Upon a vote of the majority of the Town Council, the Council 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 4:00 PM
CALL TO ORDER
Mayor Winfield called the meeting to order at 4:00 p.m.
ROLL CALL
Present: Joseph C. Winfield, Mayor
Melanie Barrett, Vice-Mayor
Joyce Jones-Ivey, Councilmember
Steve Solomon, Councilmember
Absent:Tim Bohen, Councilmember
Harry Greene, Councilmember
Josh Nicolson, Councilmember
SPECIAL SESSION AGENDA
1.RESOLUTION NO. (R)22-37, DECLARING AND ADOPTING THE RESULTS OF THE ORO VALLEY
PRIMARY ELECTION HELD ON AUGUST 2, 2022
Motion by Councilmember Steve Solomon, seconded by Vice-Mayor Melanie Barrett to adopt
Resolution No. (R)22-37, declaring and adopting the results of the Oro Valley Primary Election held on
August 2, 2022.
Vote: 4 - 0 Carried
2.RESOLUTION NO. (R)22-38, APPROVING THE AGENDA COMMITTEE ASSIGNMENT FOR THE
PERIOD OF SEPTEMBER 1, 2022 TO NOVEMBER 30, 2022
Motion by Councilmember Joyce Jones-Ivey, seconded by Vice-Mayor Melanie Barrett to approve
Resolution No. (R)22-38, approving the Agenda Committee assignment for the period of September 1,
2022 to November 30, 2022.
Vote: 4 - 0 Carried
ADJOURNMENT
Motion by Mayor Joseph C. Winfield, seconded by Councilmember Steve Solomon to adjourn the
Special Session at 4:03 p.m.
Vote: 4 - 0 Carried
_____________________________
Michelle Stine, MMC
Deputy Town Clerk
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the
special session of the Town of Oro Valley Council of Oro Valley, Arizona held on the 18th day of
August 2022. I further certify that the meeting was duly called and held and that a quorum was
present.
_______________________________________________
Michael Standish, CMC
Town Clerk
Town Council Regular Session B.
Meeting Date:09/07/2022
Submitted By:Michelle Stine, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
Reappointment to the Public Safety Personnel Retirement System (PSPRS) Local Board
RECOMMENDATION:
The term of the current PSPRS citizen member, Katherine Beck, will expire on September 30, 2022. Mayor
Winfield is recommending that Katherine Beck be reappointed as PSPRS citizen member for a term ending
September 30, 2026.
EXECUTIVE SUMMARY:
Pursuant to Arizona Revised Statutes Section 38-841 et. seg, the Public Safety Personnel Retirement System
(PSPRS) was created to provide a uniform, consistent and equitable statewide retirement program for public safety
personnel who are regularly assigned hazardous duty in the employ of the State of Arizona or a political subdivision
of the state. The administration of the system and responsibility for making the provisions of the system effective for
each employer and vested in a Local Board.
The PSPRS Local Board is comprised of five (5) members, including the Mayor or a designee of the Mayor, two
members elected by secret ballot by members who are employees of the Town, and two citizen members. The
board is responsible for deciding all questions of eligibility and credited service under the PSPRS and for making all
decisions on any claim regarding the amount, manner and time of payment of any benefits.
BACKGROUND OR DETAILED INFORMATION:
The other four members of the PSPRS local board are:
Roger Reynolds, Oro Valley Police Department - term ends May 31, 2024
Carmen Trevizo, Oro Valley Police Department - term ends November 30, 2023
Richard Tracy, Sr., Citizen Member - term ends September 30, 2024
David Gephart, Oro Valley Chief Financial Offier - term ends September 30, 2024
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
I MOVE to approve Katherine Beck as a citizen member of the PSPRS local board for a term ending September 30,
2026.
Attachments
Reappointment Request
From: Joel Beck
Sent: Tuesday, July 19, 2022 4:04 PM
To: Inboden, Jen <jinboden@orovalleyaz.gov>
Subject: Re: July 12 PSPRS meeting
Yes, I am interested in reappointment to the PSPRS Board for another term, to be determined
on the Town Council agenda on
September 7th. (Should I be there?)
Thank you,
Katherine (Kitty) Beck
Town Council Regular Session C.
Meeting Date:09/07/2022
Submitted By:Michelle Stine, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
Approval of appointment(s) to the Historic Preservation Commission
RECOMMENDATION:
Historic Preservation Commission (HPC)
The Historic Preservation Commission has three vacancies. The HPC interview panel has recommended
the following appointment(s) to fill partial terms expiring 12/31/2024.
Michael Paul
Joan Pliego
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
The applications for the prospective new board and commission members are attached.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
I MOVE that the following appointments to the Historic Preservation Commission (HPC) be made effective
September 8, 2022 to fill partial terms, and that these partial terms shall not be counted against the term limits
established by the Town Council Parliamentary Rules and Procedures.
Historic Preservation Commission (HPC)
Michael Paul for a partial term expiring December 31, 2024
Joan Pliego for a partial term expiring December 31, 2024
Attachments
Michael Paul Application
Joan Pliego Application
Submit Date: Jul 08, 2022
First Name Middle Initial Last Name Suffix
Email Address
Street Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of Oro Valley Boards & Commissions
Profile
Are you a full time Oro Valley resident (resides in Oro Valley 6 or more months a year) *
Yes
Number of years in Oro Valley (If less than 1 year, please state number of months)
6 months
Which Boards would you like to apply for?
Historic Preservation Commission: Submitted
Interests & Experiences
Please list your volunteer services in Oro Valley and with other organizations including any
boards or commissions on which you have served : (board/commission , civic, educational,
cultural, social, etc.)
City of Wilmington (DE) Ad Hoc Committee for Implementation of E-permitting, 2009. Physical Planning
Advisory Board, City of Wilmington (DE), member, 1987-1990. Board of Standards and Appeal,
Wilmington (DE) Department of Licenses and Inspection, member, 1986-1990. Code Revision Committee,
member, 1986-1990. Community Design Collaborative of AIA/Philadelphia, co-chairman, 2005-2009,
treasurer, 2002-2004. Design Services Committee, expediter, 2012. Resource Development Committee,
chairman, 2003-2011. Volunteer engineer, 1991-present. Property Committee, Wilmington Friends
School, Wilmington, Delaware, 2002-present.
Michael J Paul
Oro Valley AZ 85737
Mobile: Home:
Michael J Paul
Upload a Resume
Please attach any additional documents here
How does your previous volunteer service prepare you for the board or commission
appointment for which you have applied? Please describe an issue considered at a meeting
of the Board or Commission for which you are applying.
I am accustomed to working on committees for public service, in both my professional and community
spheres, using my technical knowledge, skills, and experience. My application preference is the Planning
and Zoning Commission, but I am willing and able to serve wherever the Oro Valley administration has
the greatest need related to my expertise, which is why I also selected the Historic Preservation
Commission.
Briefly describe your educational/vocational background.
I am a registered professional engineer with more than 40 years of experience in the evaluation and
design of structures, including historic buildings and monuments. I also am a licensed architect (but do not
practice as such due to my company's focus). I hold an MSCE and MArch from MIT, and a BA
(psychology and art) from Dartmouth College. (I am attaching my full CV but can provide a one-page
business resume instead or in addition.)
Question applies to Planning and Zoning Commission
Please describe an issue or project you contributed to which related specifically to
conceptual design?
As a member of the WFS Property Committee, I've participated in the evaluation and the setting of
strategies and goals related to master planning and zoning for an active, large, educational campus. As
principal structural engineer on multi-discipline design teams, I've participated in the evaluation and
planning -- including conceptual design -- of many construction/development projects, including single
and multi-family residential, commercial, educational, institutional, industrial, and recreational. A current
such project is the expansion of the St James School in Philadelphia.
Question applies to Planning and Zoning Commission
For each selection you made above, please provide your years of experience and a
generalized description of your professional design background in that area.
I am a registered professional engineer with more than 40 years of experience in the evaluation and
design of structures, including historic buildings and monuments.
Have you attended the Community Academy or CPI?
Yes No
If yes, what year?
If no, are you willing to attend?
Yes No
Michael J Paul
Please Agree with the Following Statement
I agree that the information provided in my application is true and correct
I Agree *
Michael J Paul
Submit Date: Jul 28, 2022
First Name Middle Initial Last Name Suffix
Email Address
Street Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of Oro Valley Boards & Commissions
Profile
Are you a full time Oro Valley resident (resides in Oro Valley 6 or more months a year) *
Yes
Number of years in Oro Valley (If less than 1 year, please state number of months)
10 months
Which Boards would you like to apply for?
Historic Preservation Commission: Submitted
Interests & Experiences
Please list your volunteer services in Oro Valley and with other organizations including any
boards or commissions on which you have served : (board/commission , civic, educational,
cultural, social, etc.)
I have lived in Arizona for 13 months and in Oro Valley for the past 10 months. I am excited to begin
volunteer work in for an organization in Oro Valley. I majored in history in college and continue to have a
great interest in it, so I would like to contribute my time and knowledge to the Historic Preservation
Commission.
How does your previous volunteer service prepare you for the board or commission
appointment for which you have applied? Please describe an issue considered at a meeting
of the Board or Commission for which you are applying.
During this commission's May 2, 2022 meeting, there was discussion about oral history projects. I have
experience performing interviews and writing reports for oral history projects that were included in the
University of Washington historical state archives. I would be very interested in learning more about how
the Historical Society and Historic Preservation Commission partner.
Joan Pliego
Oro Valley AZ 85737
Home:
Joan Pliego
Upload a Resume
Please attach any additional documents here
Briefly describe your educational/vocational background.
I graduated from the University of Washington in Seattle with a Bachelor's Degree in History in 1995. My
focus was 19th century U.S. history with a focus on westward expansion and its impact on indigenous
peoples of North America. My most recent career position was as communications manager and Public
Information Officer for the City of Snoqualmie in Washington State. Within that position, I was a liaison to
the local Snoqualmie Indian Tribe, the Snoqualmie Valley Historical Museum, and the Snoqualmie Sister
Cities Association. I have a great interest in history, art, and culture and weave that into any of my career
or volunteer endeavors.
Have you attended the Community Academy or CPI?
Yes No
If yes, what year?
I plan to attend the next session, which I think begins in March 2023. Since 2008, I was one of the
coordinators for the City of Snoqualmie Citizens Academy..
If no, are you willing to attend?
Yes No
Please Agree with the Following Statement
I agree that the information provided in my application is true and correct
I Agree *
Joan Pliego
Town Council Regular Session 2.
Meeting Date:09/07/2022
Requested by: Bayer Vella Community and Economic Development
Submitted By:Michael Spaeth, Community and Economic Development
Department:Community and Economic Development
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:
The Planning and Zoning Commission has recommended conditional approval (Attachment 1). The applicant has
since revised the application to satisfy the two following Planning and Zoning Commission conditions:
As agreed to by the applicant, all homes will be limited to single-story (24 feet).1.
Prior to Town Council Review, a public access trail, signage and assignment of maintenance responsibilities
must be indicated on the Conceptual Site Plan, with specific details on the landscape plan.
2.
EXECUTIVE SUMMARY:
The purpose of this item is to consider a Conceptual Site Plan and Landscape Plan (Attachments 1 and 2,
respectively) for a proposed 64-lot residential subdivision located south and east of the Naranja Drive and Highlands
Wash intersection, approximately 1/4-mile west of N. First Avenue as shown in blue - lower right.
Conceptual Site and Landscape Plans
The proposed subdivision will be gated and incorporates:
64 single-family detached lots as permitted by a 1985 Pima County
zoning action incorporated into current Town zoning.
Minimum lot size of 6,598 s.f.- The Pima County "Lot Reduction
Option" enables "no minimum lot size" when connecting to sewer
infrastructure. To use this option, an applicant must provide a
minimum of 30% (~758,146 s.f.) open space. The proposed design
exceeds this requirement with approximately 74% (1,860,291 s.f.)
open space.
The Site Plan incorporated into the River's Edge PAD appears to
utilize a minimum lot size smaller than the current proposal.
Furthermore, the PAD design guidelines indicate an expectation of
lots as small as 5,000 s.f.
The applicant has agreed to limit all homes to 24 feet, single-story.
Conversely, the Rivers Edge PAD allows 34 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 planned.
Pedestrian connections throughout the subdivision.
Pedestrian connections throughout the subdivision.
Regional drainage improvements in Highlands Wash will moderate flows downstream into Highlands Mobile
Home Park and beyond.
The zoning and general site design were approved by Pima County in 1985. When the Town annexed the site and
adopted the River's Edge PAD in 1994, use of the existing Pima County approvals and development standards
were specifically enabled as a right. All proposed and future development within the PAD, including this property, is
subject to Pima County standards rather than Town zoning.
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. Through an
extensive engineering design effort, the proposed design benefits the region by increasing control of downstream
flows.
The existing drainage channel in the mobile home park has 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 in the future to help remove these lots from the floodplain when
further measures are constructed.
The proposed Conceptual Landscape Plan includes plantings 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 view.
Two neighborhood meetings were conducted regarding the applicant's requests. Both meetings were well attended
and questions focused on the number of lots, slope protection, building heights, traffic and drainage impacts to
Highlands Wash, which have all been addressed within the zoning permissions and constraints of the PAD.
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 1985. As a result, the subdivision and associated density is a permitted use. This review is focused on
site design and compliance with Pima County Zoning in effect at the time of rezoning. Staff has sought additional
compliance with the Town's Design Principles and Standards within the constraints of the Rivers Edge PAD.
The Planning and Zoning Commission recommended conditional approval of the applicant's request during their
August 4, 2022, meeting. The conditions were relative to building heights and trail requirements. The applicant has
since revised the application to address both conditions.
BACKGROUND OR DETAILED INFORMATION:
This item entails consideration of a Conceptual Site Plan 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 the right image). 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) as part of the rezoning was
approved by the Pima County Board of Supervisors for the remaining vacant
parcels, including this one. This action established the rezoning entitlement or
property right, to develop the property as approved by the County.
Upon annexation, the Town adopted PAD zoning to reflect prior approvals and use of Pima County development
standards rather than the Town's. A timeline of approvals is included below:
1985: Pima County rezone of subject parcel and surroundings
March 1994: Cluster Designs approved by Pima County
October 1994: Pre-annexation agreement approved by Town Council
November 1994: Property annexed into the Town
May 1995: Translational Zoning approved with formation of River's Edge Planned Area Development (PAD)
reflecting prior County approvals and standards
May 2002: Pusch Ridge Vistas Final Plat approved by the Town of Oro Valley
July 2004: Pusch Ridge Vistas II Final Plat approved by the Town of Oro Valley
March 2007: River's Edge/Canyon del Oro Estates Final Plat approved by the Town of Oro Valley
If this item 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 and general design was
approved by the County prior to annexation and reflected in the current
PAD, 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 accommodate Highlands
Wash drainage for both adjacent and future homeowners?
Staff has worked extensively with the applicant and the
Highlands 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 downstream 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, such as federal
funding, to improve drainage challenges adjacent and within the Highlands Mobile Home Park.
Conceptual Site Plan (Attachment 1)
The proposed subdivision will be gated and incorporates:
64 single-family detached lots
Minimum lot size of 6,598 sf in design - The Pima County "Lot Reduction Option" enables "no minimum lot
size" when connecting to sewer infrastructure. To use this option, it requires an applicant to provide a
minimum of 30% (~758,146 sf) open space. The proposed design exceeds this requirement with
approximately 74% (1,860,291 sf) open space.
The Site Plan incorporated into the River's Edge PAD appears to utilize a minimum lot size smaller than the
current proposal. Furthermore, the PAD design guidelines indicate an expectation of lots as small as 5,000 sf.
Per the applicant, all homes will be restricted to 24-feet, single-story. The existing PAD allows building
heights of 34 feet. Additionally, 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. Retaining walls and
landscaped terraces are planned.
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 that will help stormwater flows percolate better into the
existing soils, as well as 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.
1.
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.
2.
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 (Attachment 2)
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 the 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 River's Edge
PAD requirements.
PUBLIC PARTICIPATION
Two well-attended neighborhood meetings were conducted regarding the property owner's 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. Furthermore,
the applicant has agreed to limit all homes to 24 feet, single-story. Worth noting, the Rivers Edge PAD allows
homes up to 34 feet.
1.
Density - The applicant's proposed design is in substantial conformance with the general concept plan
approved by Pima County in 1994. The "Lot Reduction Option" enabled by the Pima County approval does
not establish a minimum lot size for subdivisions connecting to sewer infrastructure.
2.
Slope protection - The applicant has addressed impacts to existing slopes. The design incorporates retaining
walls, drainage methods and landscaped terraces at the toe of slopes near the eastern property line (see
image below).
3.
Traffic - The applicant revised the site design to restrict the4.
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.
4.
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 concepts for Highlands Wash.
5.
Neighborhood meeting summaries have been included as Attachment 3.
Staff has also received neighborhood correspondence that has been provided as Attachment 4.
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission (PZC) considered the property owner's request on August 4, 2022, and has
recommended conditional approval. The Commission included the following two conditions
As agreed to by the applicant, all homes will be limited to single-story (24 feet).1.
Prior to Town Council Review, a public access trail, signage and assignment of maintenance responsibilities
must be indicated on the Conceptual Site Plan, with specific details on the landscape plan.
2.
The applicant has since revised the applications both condition. The PZC staff report and draft meeting minutes are
provided as Attachments 5 and 6, respectively.
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. Staff anticipates the following costs associated with the proposed dedication:
Routine vegetation management (e.g. weed abatement, grasses and shrub management, and tree thinning):
$1,200 annually
Long-term sediment management (access maintenance, drainageway sediment removal, minor grading
activity): $5,000 every three years
SUGGESTED MOTION:
The Town Council may wish to consider one of the following motions:
I MOVE to APPROVE the proposed Conceptual Site Plan and Landscape Plan, based on a finding it is in
conformance with the River's Edge Planned Area Development.
OR
I MOVE to DENY of the proposed Conceptual Site and Landscape Plan, based on a finding that it is
______________________.
Attachments
ATTACHMENT 1 - NARANJA TRAILS CSP
ATTACHMENT 2 - NARANJA TRAILS CLP
ATTACHMENT 3 - NEIGHBORHOOD MEETING SUMMARIES
ATTACHMENT 4 - NEIGHBOR CORRESPONDENCE
ATTACHMENT 5 PZC STAFF REPORT
ATTACHMENT 6 PZC 8-4-22 DRAFT MINUTES
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.
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OF
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PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-cs01.dwg Plotdate:8/30/2022COPYRIGHT 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
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
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
08.30.2022APPROXIMATE SUBJECT
PROPERTY BOUNDARY
JOB NO.
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OF
SHEET NO.
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PM.s:\20000103 - naranja trails\dwg\plan sets\site plan\20000103-nt02.dwg Plotdate:8/30/2022COPYRIGHT 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: 24' MAX AND NOT TO EXCEED 1 STORY.
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.
13.ALL PUBLIC TRAILS AND SIGNAGE ARE FOR USE BY THE GENERAL PUBLIC AS PERMANENT, NON-MOTORIZED TRAIL
EASEMENTS.
14.ALL PUBLIC TRAILS SHALL BE OWNED AND MAINTAINED BY ORO VALLEY.
15.ALL PUBLIC TRAILS AND SIGNAGE MUST BE CONSTRUCTED BY THE DEVELOPER TO PIMA REGIONAL TRAIL SYSTEM
MASTER PLAN STANDARDS IN CONSULTATION WITH THE TOWN PARKS AND RECREATION DEPARTMENT. THE
APPLICABLE CROSS-SECTION IS INCLUDED WITHIN THESE PLANS.
16.TRAIL AND SIGN LOCATIONS, AS INDICATED ON THIS PLAN, MUST BE FIELD VERIFIED BY TOWN STAFF PRIOR TO
CONSTRUCTION AND ARE SUBJECT TO ADJUSTMENT.
17.TRAILS MUST BE POSITIONED IN A MANNER TO AVOID VEGETATION AND MINIMIZE POTENTIAL FOR EROSION.
18.FOR RESIDENTIAL DEVELOPMENTS, CONSTRUCTION OF ALL RECREATIONAL AMENITIES AND PUBLIC OR PRIVATE
TRAILS WITHIN THE PROJECT LIMITS MUST BE COMPLETED BY THE TIME 35% OF BUILDING PERMITS ARE ISSUED
PER SECTION 26.5 OF THE ZONING CODE.
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.08/30/2022
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
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 5
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:8/30/2022COPYRIGHT 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
08/30/2022*APPROXIMATE NATURE TRAIL SIGN LOCATION. TO BE FIELD
VERIFIED PER TOWN STAFF.*****************
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
F42
F43 F44F45F46F47
F48 F49F50F51
F52
F
5
3
F54F5
5F56F57
F58
F59
F60
F61
F62F63F64F65F66F67F68
F69
F70 F71F72F73F74 F75 F76F77
F78
F79
F80
F81
F82 F83
F84
F85
F86
F87
F88
F89F90
F91
F92
F93
F94
F95
F96
F97
F98F99F100F101
F102F103
F104F105
F106F107
F108F109
F110
F111
F112
F113
F114
F115
F116
F117
F118
F119
F120
F121
F122
F123F124
F125
F126
F127 F128
F129
F130
F131F132
F133F134F135
F136
F137
F138
F139
F140
F141F142
F143F144
F145F146
F147F148 F149F150
F151
F152F153
F154F155
F156F157
F158 F159
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
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:8/30/2022COPYRIGHT 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" = 160'08/30/2022
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:8/30/2022COPYRIGHT 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
08/30/20222:16 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'
CLEAR 5' FOR NATURE PATH
BROOM FINISH NATURAL GROUND
LOCATE APPROXIMATELY PER
ALIGNMENT SHOWN ON PLAN
7 NATURE TRAIL DETAIL
NTS
5'
NATURAL GROUND LOCATIONS
BROOM FINISH GRADE LOCATE
APPROXIMATELY PER ALIGNMENT
SHOWN ON PLAN
5'
PROPOSED GRADE LOCATIONS
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:8/30/2022COPYRIGHT 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
08/30/2022RETAINING
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:8/30/2022COPYRIGHT 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
08/30/2022DUMPED 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%
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 5
CONNECT NATURE TRAIL
TO SIDEWALK
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 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-sp08.dwg Plotdate:8/30/20224700 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 08/30/2022
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. ESMT.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=2589.29
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
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 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-sp09.dwg Plotdate:8/30/20224700 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
22
G
22
J
22
I
22
H
22
J
22
4
22
5
22
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
08/30/2022
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
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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
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1
2
0
.
0
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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
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35.4'
299
.
1
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171
.
7
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3
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5
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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
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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=75.45
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
M
T.
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
2590
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=73.69
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=73.43
FG=72.14
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)4.2%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.
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 5
CONNECT NATURE TRAIL
TO SIDEWALK
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:8/30/20224700 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
08/30/20226
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:8/30/20224700 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
08/30/2022
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
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 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-sp12.dwg Plotdate:8/30/20224700 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
08/30/2022
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
PROPOSED NATURE TRAIL
SEE DTL 7, SHT 5
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:8/30/20224700 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
08/30/2022
WMWM
WM WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWM
WM2565257025652570256525652562 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.11.All trail easements indicated are for use by the general public aspermanent, non-motorized trail easements.12.All public trails and signage must be constructed by the developer toPima Regional Trail System Master Plan standards in consultationwith the Town Parks and Recreation department. The applicablecross-section is included within these plans, shown on Sheet 5,Detail 7.13.Trail location, as indicated on these plans, must be field verified byTown staff prior to construction and are subject to adjustment.Signs shall be located approximately every 100 feet along the trailand shall be per separate permit by Oro Valley. Information onsigns shall be as directed per Oro Valley.14.Trails must be positioned in a manner to avoid vegetation andminimize potential for erosion.15.For residential developments, construction of all recreationalamenities and public or private trails within the project limits must becompleted by the time 35% of building permits are issued perSection 26.5 of the Zoning Code.16.All public trails shall be owned and maintained by Oro Valley.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 BPADOpen SpaceTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.15 Gal15 Gal15 GalPROPOSEDMAINTENANCE ROADPADOpen SpaceDUMPED RIPRAPDUMPED RIPRAPDUMPED RIPRAP5' wide Walking Trail,hand cleared and leftat grade. Trail tomeander to preserve allsignificant vegetation.WALKING TRAILWALKING TRAIL on theMAINTENANCE ROADWALKINGTRAILWALKINGTRAIL-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.
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GRADE LIMIT and LIMIT OF NPPO23456783940414243PADOpen SpaceRIPRAP LINEDCHANNELGROUTED ROCKRIPRAPTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.PADOpenDUMPEDRIPRAP5' wide Walking Trail,hand cleared and leftat grade. Trail tomeander to preserve allsignificant vegetation.Space-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 SpaceGROUTED RIP RAPSLOPE TREATMENTGROUTEDRIPRAPDUMPED RIPRAPTREES THIS AREA TO BE 15GAL MIN; ALL OTHER PLANTMATERIALS TO BE 5 GAL, MIN.PADOpen SpaceGROUTEDRIPRAP5' wide Walking Trail, handcleared and left at grade.Trail to meander to preserveall significant vegetation.-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.
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5GRADE LIMIT and LIMIT OF NPPO1516171819505152535455PROPOSEDMAINTENANCEROADPADOpen SpaceGROUTED RIPRAPSLOPE TREATMENTGROUTEDRIPRAPGROUTED RIPRAPSLOPE TREATMENTRIPRAP LINEDCHANNELGROUTEDRIPRAPDUMPEDRIPRAPDUMPED RIPRAPWALKING TRAIL on theMAINTENANCE ROAD5' wide Walking Trail, handcleared and left at grade.Trail to meander to preserveall significant vegetation.5' wide Walking Trail, handcleared and left at grade.Trail to meander to preserveall significant vegetation.-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.
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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.MAINTENANCE ROADWALKING TRAIL on theMAINTENANCE ROADWALKING TRAIL on theMAINTENANCE ROADWALKING TRAIL on theMAINTENANCE ROAD-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 RIPRAPWALKING TRAIL on theMAINTENANCE ROADWALKING TRAILon theMAINTENANCEROAD-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.
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M WMWMWMWMWM2570257825802571333435363738GRADE LIMIT andLIMIT OF NPPO64PROPOSEDMAINTENANCEROADPROPOSEDMAINTENANCEROADDUMPED RIPRAPDUMPED RIPRAPGROUTEDROCK RIPRAPPROPOSEDMAINTENANCEROADPROPOSEDMAINTENANCEROADRETAINING WALLDUMPED RIPRAPDUMPED RIPRAPHYDROSEED BOTTOMOF SEDIMENT BASINPROPOSEDMAINTENANCEROADPROPOSEDMAINTENANCEROADWALKING TRAIL on theMAINTENANCE ROADWALKING TRAIL on theMAINTENANCE ROAD5' WALKING TRAILWALKING TRAILon theMAINTENANCEROAD-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, , f ,
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 AGENDA ITEM: 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.
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
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
D R A F T
MINUTES
ORO VALLEY PLANNING AND ZONING COMMISSION
SPECIAL SESSION
August 4, 2022
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CAÑADA DRIVE
SPECIAL SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
Vice Chair Herrington called the meeting to order at 6:00 p.m.
ROLL CALL
Present: Hal Bergsma, Commissioner
Joseph Nichols, Commissioner
Kimberly Outlaw Ryan, Commissioner
Skeet Posey, Commissioner
Daniel Sturmon, Commissioner
Jacob Herrington, Vice Chair
Absent: Celeste Gambill, Chair
Staff Present:Bayer Vella, Planning Manager
David Laws, Permitting Manager
John Spiker, Stormwater Division Manager
Joe Andrews, Chief Civil Deputy Attorney
Commissioner Bergsma attended the meeting via Zoom.
PLEDGE OF ALLEGIANCE
Vice Chair Herrington 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.
SPECIAL SESSION AGENDA
1.REVIEW AND APPROVAL OF THE JUNE 7, 2022 REGULAR SESSION MEETING MINUTES
Motion by Commissioner Joseph Nichols, seconded by Commissioner Daniel Sturmon to approve the
June 7, 2022 meeting minutes.
Vote: 6 - 0 Carried
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
Motion by Commissioner Joseph Nichols, seconded by Commissioner Daniel Sturmon to move into
Executive Session.
Vote: 6 - 0 Carried
Pursuant to Arizona Revised Statutes §38-431.03 (A)(3) to obtain legal advice on matters listed on the
Agenda, the Commission went into Executive Session at 6:03 p.m. Chief Civil Deputy Attorney Joe
Andrews announced that he and the following staff would be joining the Commission in Executive
Session: Planning Manager Bayer Vella and Recording Secretary Jeanna Ancona.
The Commission resumed the Special Session at 6:29 p.m.
A roll call was taken:
Commissioner Bergsma - present
Commissioner Nichols - present
Commissioner Outlaw Ryan - present
Commissioner Posey - present
Commissioner Sturmon - present
Vice Chair Herrington - present
Planning Manager Bayer Vella began a presentation that included the following:
- Purpose
- Location
- History and Rivers Edge Planned Area Development
- Existing versus proposed subdivision layout
Permitting Manager David Laws continued the presentation that included the following:
- Drainage
- Drainage and grading
- Traffic
Mr. Vella concluded the presentation, including the following:
- Trails
- Public outreach
- Summary and recommendation
Applicant Paul Oland with Paradigm Land Design, provided a presentation highlighting the following:
- Sewer lines
- Access points
- Committed to limit the building heights to 24 feet; impacts to views toward the wash will be minimized
- Graphics showing height elevations and distances
- Over 70% of the site will be open space, with almost 30 acres of land dedicated to the Town,
including a public trail
Discussion ensued among the Commission and applicant.
Vice Chair Herrington opened the floor for public comment.
The following individuals spoke on Agenda Item 2:
- Oro Valley resident Ruth Thompson
- Oro Valley resident Wally Van Winkle
- Oro Valley residents Stan and Robin Tenpenny
- Oro Valley resident Linda Roddington
- Oro Valley resident Mary Bambaugh
Vice Chair Herrington closed the public comment portion.
Staff and the applicant addressed the concerns and questions raised by the speakers.
Motion by Commissioner Joseph Nichols, seconded by Commissioner Skeet Posey to recommend
approval of the proposed Conceptual Site and Landscape Plan, based on a finding it is in conformance
with the Design Principles and Design Standards of the Zoning Code, including the two conditions read
by staff: (1) as offered by the applicant, all homes will be limited to single-story (24 feet); and, (2) prior to
Town Council review, a public access trail, signage and assignment of maintenance responsibilities must
be indicated on the Conceptual Site Plan, with specific details on the landscape plan.
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
Senior Planning Technician Patty Hayes provided a presentation that included the following:
- Purpose
- Location
- Monument Sign
- Locations of signs
- Wall signs
- General Plan
- Summary and recommendation
Discussion ensued among the Commission and staff.
Motion by Commissioner Skeet Posey, seconded by Commissioner Daniel Sturmon 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.
Vote: 6 - 0 Carried
4.DISCUSSION ONLY REGARDING THE PROPOSED SCOPE FOR A HOUSING STUDY
Principal Planner Milini Simms provided a presentation that included the following:
Principal Planner Milini Simms provided a presentation that included the following:
- Purpose and timing
- Process for developing the scope
- Key takeaways
- Overview of proposed housing study scope
- Part 1: existing guidance and inventory
- Part 2: factors in housing demand
- Part 3: housing needs and supportable retail demand
- Part 4: action plan
- Summary and next steps
Discussion ensued among the Commission and staff.
PLANNING UPDATE (INFORMATIONAL ONLY)
Planning Manager Bayer Vella provided updates on upcoming neighborhood meetings and items on the agenda
for next Planning and Zoning Commission meeting scheduled for September 6, 2022.
ADJOURNMENT
Motion by Commissioner Daniel Sturmon, seconded by Commissioner Joseph Nichols to adjourn the
meeting.
Vice Chair Herrington adjourned the meeting at 7:51 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 4th day of August 2022. I
further certify that the meeting was duly called and held and that a quorum was present.
___________________________
Jeanna Ancona
Senior Office Specialist
Town Council Regular Session 3.
Meeting Date:09/07/2022
Requested by: Councilmember Greene and Councilmember Bohen
Submitted By:Mike Standish, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
DISCUSSION REGARDING LIGHT POLE PROTOCOLS AT NARANJA PARK
RECOMMENDATION:
N/A
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
Councilmember Greene and Councilmember Bohen requested this agenda item.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
This item is for discussion only.
Attachments
No file(s) attached.
Town Council Regular Session 4.
Meeting Date:09/07/2022
Requested by: Councilmember Solomon and Mayor Winfield
Submitted By:Mike Standish, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
DISCUSSION AND POSSIBLE DIRECTION TO STAFF REGARDING POSSIBLE VACATION AND SHORT-TERM
RENTAL REGULATIONS
RECOMMENDATION:
N/A
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
Councilmember Solomon and Mayor Winfield requested this agenda item.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
N/A.
Attachments
Vacation and Short-Term Rental Regulatory Information
Town Manager’s Office
TOWN COUNCIL REPORT
DATE: August 18, 2022
TO: Mayor and Councilmembers
FROM: Mary Jacobs, Town Manager
Chris Cornelison, Deputy Town Manager
Paul Melcher, Community and Economic Development Director
SUBJECT: Vacation and Short-Term Rental Regulatory Information
This report is intended to provide foundational information related to the Town’s ability
to regulate vacation and short-term rentals pursuant to A.R.S.§9-500.39. While it is
likely information contained in this Town Council Report will be used to potentially
create an ordinance regulating vacation and short-term rentals, should Town Council
be interested, Town Legal staff are working directly with other municipal attorneys in
Arizona via the League of Arizona Cities and Towns to develop a model ordinance for
those towns and cities choosing to regulate vacation and short-term rentals.
BACKGROUND
During this year's Arizona State Legislative Session, Governor Doug Ducey signed
into law Senate Bill 1168 amending A.R.S.§9-500.39 and other associated statutes
relating to vacation and short-term rentals. Prior to the enactment of Senate Bill 1168,
A.R.S.§9-500.39 limited cities and towns’ regulatory powers over vacation or short-
term rentals to:
• Requiring rental owners to provide primary contact to address complaints
• Preventing special event uses on the property
• Health, safety, and zoning code violations as would be administered in the
same manner as other residential uses
• Limiting the use of rentals for housing sex offenders, operating or maintaining a
sober living home, selling illegal drugs, liquor control or pornography, or for
other adult-oriented uses
SB 1168 amends A.R.S.§9-500.39 to convey to towns and cities who choose to
regulate vacation or short-term rentals the following general regulatory powers in
addition to existing powers:
• To require rental property owners to obtain and maintain a local regulatory
permit
• To require rental property owners to meet specific criteria to obtain the permit
• To assess civil penalties against rental property owners for verified violations of
local vacation and short-term rental regulations
• To revoke for one year, short-term rental licenses or permits under certain
circumstances
• Separate Judicial relief may be sought only for attempted or completed felonies
on the property resulting in death or serious injury
In keeping with the original intent of A.R.S.§9-500.39, a city or town may not prohibit
vacation and short-term rentals.
DISCUSSION
Per A.R.S.§9-500.39, a city or town may choose to regulate vacation and short-term
rentals but is not required to do so. Currently, the Town of Oro Valley does not
regulate vacation or short-term rentals. If the Town Council were to approve an
ordinance regulating vacation and short-term rentals, the following would occur: 1)
staff would create a licensing requirement under Chapter 8 of the Town Code; 2) all
vacation or short-term rental owners would be required to obtain a license from the
Town within 30 days of the passage of the ordinance, which will include a written
notice from the Town, or be subject to a civil penalty of at least $500 and a $1,000 per
month fine until the license is obtained.
License Application General Information
Per A.R.S.§9-500.39, vacation and short-term license applications can be denied for
lack of required information, noticing or the owner/designee failing the background
check. The owner of the license must display a granted license on each advertisement
for a rental and must always maintain owner or designee contact information with the
Town.
The noticing requirement is for owners presenting the property as a vacation or short -
term rental for the first time. For single-family residential rentals, the owner shall notify
all single-family residential properties adjacent to, directly and diagonally across the
street from the rental. Within a multi-family residential building, notice shall be given to
everyone on the same building floor. Most importantly, this notice does not provide
adjacent property owners the ability to file a protest with the Town against the rental to
prevent it from being rented. Rather, it is simply notice that the property will be rented .
Additional protections for neighbors fall under the requirement that the rental owner or
designee pass a background check to apply for a rental license and that the rental
owner or designee perform sex offender background checks prior to allowing any
guest to occupy the short-term or vacation rental. This requirement shall be waived if
the owner or designee can prove that they utilize an online lodging marketplace that
automatically performs a sex offender background check as part of the service
provided.
Enforcement
Per A.R.S.§9-500.39, the Town can suspend a vacation and short-term rental license
for one (1) year. While the ability to suspend a license might seem to carry significant
enforcement weight, A.R.S.§9-500.39 limits the conditions of suspension to the
following:
• Three (3) public safety violations not associated with aesthetics, solid waste
disposal, or vehicle parking that is not a serious threat to public health and
safety, or
• One (1) instance of the owner or designee:
o Committing a felony offense or causing physical injury or death near or
on the property.
o The owner or designee knowingly allowing the property to be used by
sex offenders, for adult-oriented uses, as a sober living home, or for an
event that would normally require a special event license by the Town.
Moreover, the Town can impose a civil penalty on the rental owner/designee for each
verified violation as described in the preceding paragraph in the following manner:
o Civil Penalties per Verified Violation
▪ 1st Offense: Up to $500 or 1 Night’s Rental Value, whichever
greater
▪ 2nd Offense: Up to $1,000 or 2 Night’s Rental Value, whichever
greater
▪ 3rd Offense: Up to $3,500 or 3 Night’s Rental Value, whichever
greater
▪ Failure to obtain a license: Civil penalties as above PLUS $1,000
per month fine
In summary, general complaints about noise, trash, or parking are not grounds for
suspension unless the violations represent a serious threat to public safety, and the
owner or designee must knowingly allow the property to be used in violation of a
regulatory ordinance to trigger action to suspend the rental license.
CURRENT STATUS
The Town can accommodate the licensing per its current business license process.
Additional staff time will be required in the enforcement of license maintenance ,
renewal and application reviews, but those additional impacts are yet to be
determined. Staff will be able to estimate any additional costs and impacts once the
estimated number of rental units is determined.
Taxes and Revenues
The Town assesses a 6% bed tax and 2.5% retail tax (total of 8.5%) for rentals that
have registered with the State of Arizona. Revenue collected from these taxes has
increased each of the last five (5) fiscal years:
FY 17/18 $80,171
FY 18/19 $170,168
FY 19/20 $196,981
FY 20/21 $316,166
FY 21/22 $476,428
Staff is currently working to determine the estimated number of vacation and short-
term rentals in the Town. Pursuant to A.R.S.§9-500.39, the Town can establish a
licensing fee covering the actual cost of the permit or $250, whichever is less, upon
60-day notice of the intent to assess the fee. The Town would also include the civil
penalties as part of the 60-day notice.
RECOMMENDATION:
This report is for information only.
_____________________________________________________________________
Staff time spend preparing report: 9 hours
Town Council Regular Session 5.
Meeting Date:09/07/2022
Requested by: Councilmember Greene and Councilmember Solomon
Submitted By:Mike Standish, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
DISCUSSION REGARDING THE PROCESS BY WHICH PUBLIC ART IS SELECTED AND EXECUTED
RECOMMENDATION:
N/A
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
Councilmember Greene and Councilmember Solomon requested this agenda item.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
This item is for discussion only.
Attachments
No file(s) attached.
Town Council Regular Session 6.
Meeting Date:09/07/2022
Requested by: Councilmember Bohen and Councilmember Nicolson
Submitted By:Mike Standish, Town Clerk's Office
Department:Town Clerk's Office
SUBJECT:
DISCUSSION REGARDING PROGRESS OF THE HAWK SIGNAL ON NARANJA DRIVE JUST WEST OF LA
CHOLLA BOULEVARD
RECOMMENDATION:
N/A
EXECUTIVE SUMMARY:
N/A
BACKGROUND OR DETAILED INFORMATION:
Councilmember Bohen and Councilmember Nicolson requested this agenda item.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
This item is for discussion only.
Attachments
No file(s) attached.