HomeMy WebLinkAboutOV90803Mercado Manderina
8/26/2013
y TIM dated 24 August 2012
Sa'rhvim TRAffIC
ENGINEERING, LLC
Item No.
Page No.
Reviewer
Code
Comment
Response
Town of Oro Valley
A full Traffic Impact Analysis (TIA) prepared by an Arizona registrant shall be
1
General
David Laws
A
required as part of any future Conceptual Design submittal. This development
The conclusions of this traffic impact memorandum recommends
shall be responsible to design and pay for any improvements to La Cholla
a full traffic impact analysis as the site plan is further refined.
Boulevard or Tangerine Road as determined to be required by the TIA.
e proposed access drive serving t e fueling station is within the require
TRCOD arterial road frontage tract. The Town Engineer would be willing to
support a reduction to the frontage from 660' in length to not less than 330' in
length and from 50' in width at the beginning of the tract to not less than 25' in
width under the following conditions:
- The proposed access drive is designed as a limited access driveway for right-
2
General
David Laws
A
in/right/out movements only. The design of the driveway entrance shall require
The traffic assignment has been updated based on this comment.
Town Engineer approval.
- The proposed access point is located outside of the required TRCOD arterial
frontage tract, and in no case shall be located nearer than 330' from the Tangerine
Road centerline.
- A formal request is received from the applicant to reduce the frontage tract as
allowed for under certain circumstances by the Town's Zoning Code. (OVZC
3
General
David Laws
A/D
Traffic, Section Ie Provide information for Limewood Drive and Wild Life
Information for Wild Life Avenue has been added to Table 2 on
Avenue within the tab le.
tab
Page 11. No estimate of future traffic was made on Limewood
Drive since the proposed site does not access the street.
Traffic, Section II-H: Include the following information for the traffic analysis:
- A projection of traffic volumes was provided. However, indicate the expected
level of service to all streets and a capacity analysis for affected intersections.
- Indicate if off -site improvements will be required for this project and that the
At this time the traffic impact memorandum is being used to
4
General
David Laws
B/D
developer is responsible for all such improvements. Indicate which roads will
determine reasonable building sizes and land uses. Expected
require improvements and a time frame for the improvements.
levels of service will be added in the future when a full TIA is
- Provide a description of any proposed bicycle and pedestrian pathways within
completed. Offimprovements such as turn lanes into the site
the development and indicate whether they are connected to external pathways,
have been recommended.
arterial streets, parks, and schools.
- Indicate the expected impact to surrounding neighbors.
The analysis indicated that Driveway 2 will be provided with an exclusive
westbound left -turn lane and right -turn lane. This driveway is located within the
5
7
David Laws
A
required TRCOD arterial road frontage tract; crossing of an arterial tract is
Driveway 2 has been revised to show right -in, right -out access.
prohibited. The Town would support a reduction to the tract if this proposed
driveway were limited to ri ht-in/ri ht-out traffic movements only.
* - win xevlse
B - Consultant to Evaluate
C - Oro Valley to Evaluate
D - See Response
Page I or2
PAprojects 2012\12024 - mercado maoderina (oro vaI1cy)\correspond\mview wmments\mm tin com res 26augI3.x1ss
I- Mercado Manderina 8/26/2013
y TIM dated 24 August 2012
SOUOMI:si TRArnc
ENG I NEEJJNG. LLC
Item No.
Page No.
Reviewer
Code
Comment
Response
The analysis indicates that the Wild Life Avenue/Tangerine Road intersection will
be a limited access intersection. This intersection will be designed and
6
7
David Laws
A
constructed as a full access intersection (left turns out will be permitted) per the
The intersection of Tangerine Road/Wildlife Avenue has been
Tangerine Road improvement project that will begin construction in 2016. Please
revised in the report to show full access.
revise the TIA and recommendations for the southbound approach as required.
A - Will Revise
B - Consultant to Evaluate
C - Oro Valley to Evaluate
D - See Response
Page 2of2
P9pregmts 2012\12024 - mercado mandcrina (oro valley)\correspondVcvie, commcnls\mm tro com ms 26aug13.Jss
Mercado Mandarina
Tangerine Road
• Start of construction anticipated to be towards end of 2016
• Limits of construction from La Canada to at least Thornydale. The goal is to take it to
Twin Peak Road intersection if it can be funded.
• Right -of -Way acquisition to likely take place in 2016.
• Funding from project comes from:
o 1 Million in Town Committed Funds
0 45 Million for entire project from RTA from %: cent sales tax
0 12.6 Million from HURF (Highway User Fund)
• Drawings currently at 15% status; 30% drawings are under design.
Wildlife Avenue
• Currently 60' right-of-way
• Will have left turn exit access
The Tentative Development Plan depicts several access points along Tangerine Road, La Cholla
Boulevard, and Wildlife Avenue which are subject to Tangerine Corridor Overlay District minimum
driveway separation requirements (TRCOD) unless otherwise approved by the Town Engineer
where allowed by Code or otherwise through a variance approval process. As currently
proposed, the Tangerine Road access driveway and the southern most La Cholla Boulevard
access driveway do not currently meet the TRCOD driveway separation requirements:
o To strictly adhere to TRCOD requirements, the access point along Tangerine Road is to
maintain a minimum 1000' separation from Wildlife Avenue and a minimum 330'
separation from La Cholla Boulevard. As proposed, the driveway is approximately 775'
from Wildlife Avenue and approximately 685' from La Cholla Boulevard. The proposed
separation reduction would require an approval through the Town's variance process.
Although the driveway is within a 1000' of Wildlife Avenue, the Town Engineer supports
the reduction because the proposed driveway is placed near the midpoint of the La
Cholla Boulevard and Wildlife Avenue intersections, the proposed driveway will be
designed for limited access (i.e. right-in/out only), and the proposed driveway more than
doubles the minimum separation requirement from La Cholla Boulevard.
o To strictly adhere to TRCOD requirements, the southern most La Cholla Boulevard
access driveway is to maintain a minimum 660' separation from Tangerine Road. As
proposed, the driveway is approximately 435' from Tangerine Road. The proposed
separation reduction only requires Town Engineer approval as allowed by Code.
Although the driveway is within a 660' of Tangerine Road, the Town Engineer supports
the reduction because the proposed driveway will be designed for limited access (i.e.
right-in/out only) and the proposed driveway exceeds the minimum 330' separation from
Tangerine Road.
Final approval of all the proposed driveway locations occurs during the Final Design phase of the
project development process.
Property Owner
T/F Tangerine Group LLC &
TLC Investment Group LLC
Post Office Box 31987
Tucson, Arizona 85751-1987
(520) 721-6614
13 Prepared By
The WLB Group, Inc.
Contact: Paul Oland
4444 East Broadway Boulevard
Tucson, Arizona 85711
(520) 881-7480
WLB No. 192062-A-003
Groe-
p
TABLE OF CONTENTS
PART I: INVENTORY AND ANALYSIS
Introduction........................................................................
A. Existing Land Uses ........................................................
B. Topography...................................................................
C. Hydrology.....................................................................
D. Vegetation....................................................................
E. Wildlife.........................................................................
F. Viewsheds.....................................................................
G. Traffic............................................................................
H. Recreation and Trails ....................................................
I. Cultural/Archaeological/Historic Resources ................
J. Schools..........................................................................
K. Water............................................................................
L. Sewers..........................................................................
......................................................................1
......................................................................1
...................................................................... 8
....................................................................10
....................................................................14
....................................................................16
.................................................................... 23
.................................................................... 25
.................................................................... 28
.................................................................... 28
.................................................................... 31
.................................................................... 31
.................................................................... 31
PART II: LAND USE PROPOSAL
ProjectOverview.........................................................................................................................................
35
A.
Land Uses..............................................................................................................................................39
B.
Topography...........................................................................................................................................41
C.
Hydrology.............................................................................................................................................
41
D.
Vegetation............................................................................................................................................
41
E.
Wildlife.................................................................................................................................................
41
F.
Buffers..................................................................................................................................................
42
G.
Viewsheds.............................................................................................................................................44
H.
Traffic....................................................................................................................................................44
I.
Recreation and Trails............................................................................................................................44
J.
Cultural/Archaeological/Historic Resources........................................................................................49
K.
Schools..............................................................................................................................I....................49
L.
Water....................................................................................................................................................49
M.
Sewers..................................................................................................................................................49
9-61-viTI.B
Mercado Mandarina
WLB No.192062-A-003
a
0
EXHIBITS
A.
Location Map.........................................................................................................................................4
B.
Aerial Photograph...................................................................................................................................5
C.
Existing Land Uses..................................................................................................................................
6
D.
Existing Zoning........................................................................................................................................ 7
E.
Topography.............................................................................................................................................9
F.
Off -site Watershed...............................................................................................................................12
G.
On -site Hydrology.................................................................................................................................13
H.
Vegetation............................................................................................................................................15
I.
Arizona Game and Fish Department Letter..........................................................................................16
J.
Viewsheds & Site Visibility.................................................................................................................... 24
K.
Major Roads......................................................................................................................................... 27
L.
Arizona State Museum Records Check Letter......................................................................................29
M.
Schools, Trails, Etc................................................................................................................................ 32
N.
Existing Sewer System.......................................................................................................................... 33
0.
Composite Map.................................................................................................................................... 34
P.
Tentative Site Plan (11" x 17")............................................................................................................. 36
TentativeSite Plan (24" x 36")............................................................................................................. 37
Q.
E.S.O.S. Map......................................................................................................................................... 38
R.
Proposed Zoning...................................................................................................................................40
S.
Proposed Grading.................................................................................................................................43
T.
Viewshed Analysis................................................................................................................................
45
U.
Pima Co. Regional Wastewater Reclamation Dept. Capacity Response Letter....................................49
APPENDICES
Traffic Impact Memo from Southwest Traffic Engineering
L:\192062\A003 Rezoning\Site Analysis\Mercado Mandarina Site Analysis Text.docx
Mercado Mandarina
WLB No. 192062-A-003
PART I — INVENTORY AND ANALYSIS
INTRODUCTION
This site analysis has been prepared in support of a proposed rezoning of a 26.7-acre property located at
the northeast corner of Tangerine Road and La Cholla Boulevard. Once Tangerine Road and La Cholla
Boulevard right-of-way expansions have been dedicated, the remaining property will be 23.3 acres. The
General Plan designates the property as Neighborhood Commercial/Office (NCO), with all but the
northern 200 feet as a General Plan Growth Area. We propose to rezone the property to C-N
Neighborhood Commercial and C-1 Commercial.
I -A. Existing Land Uses
1. Site Location
The subject property is located within Township 11 South, Range 13 East, Section 24,
Town of Oro Valley, Pima County, Arizona. It is bounded by unregulated development
within unincorporated Pima County to the north, Tangerine Road to the south, La Cholla
Boulevard to the west, and a wash and an unimproved roadway alignment to the east.
Pima County tax assessor designates the subject property as parcels 219-46-0170 &
0200.
Refer to Exhibit A for a location map of the subject property and to Exhibit 8 for an
aerial photograph of the subject property.
2. Existing Land Uses — On -site
i��
The subject property is currently undeveloped and vacant.
The subject property is currently zoned R1-144 (Single -Family Residential District.
Please refer to Exhibit D: Existing Zoning. The Town of Oro Valley General Plan
designates the subject property as Neighborhood Commercial / Office (NCO) with a
portion of the subject property also located within the General Plan Significant Resource
Areas Overlay District. All but the northern 200 feet of the property is designated as a
General Plan Growth Area.
Mercado Mandarina
WLB No. 192062-A-003
3. Existing Adjacent Zoning and Land Uses
a/b. Please refer to Exhibit D: Existing Zoning and Exhibit C: Existing Land Uses. The
subject property is surrounded by the following existing zonings and land uses:
N
E:
Existing zoning: R1-144 (Single -Family Residential) &
SR (Suburban Ranch, Pima County).
Existing land use: Vacant land and unregulated development.
Existing zoning: R1-144 (Single -Family Residential) &
SR (Suburban Ranch, Pima County).
Existing land use: Vacant land and unregulated development.
SE: Existing zoning:
Existing land use
S: Existing zoning:
Existing land use
SW: Existing zoning:
Existing land use
W: Existing zoning:
Existing land use:
C. Surrounding Building Heights
R1-20 (Single -Family Residential).
Copper Ridge I Subdivision.
C-N (Neighborhood Commercial) &
R1-20 (Single -Family Residential).
Vacant land.
R1-144 (Single -Family Residential).
Vacant land and unregulated development.
R1-144 (Single -Family Residential).
Church of the Apostles.
There is one two-story home within one -quarter mile of the subject property.
See Exhibit C. Existing Land Uses. While the Church of the Apostles, directly west
of the subject property, is technically single story, it is visually more prominent
than a typical single story home.
d/e. Surrounding Rezonings
The Rancho de Plata rezoning was approved in January 2012. See Exhibit C.
Existing Land Uses.
f. Surrounding Subdivisions & Development Plans
Copper Ridge I Subdivision (Bk. 52 Pg. 17)
Mira Vista Subdivision (Bk. 54 Pg. 2)
Naranja Ranch I Subdivision (Bk. 45 Pg. 23)
Church of the Apostles Development Plan (Bk. 25 Pg. 24)
Mercado Mandarins
DWRIM WLB No. 192062-A-003
4. Location and ownership of wells/well sites within 100 feet of site
According to the Arizona Department of Water Resources, there are no wells located
within 100 feet of the project site.
Mercado Mandarina
El WLB No. 192062-A-003
The
EXHIBIT A. WLBNo.192062-A-003 U 90 o z000
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_ •1
I-B. Topography
1. The topography of the subject property is characterized by relatively flat terrain and
some undulating areas along the two onsite washes. The subject property generally
slopes downward from north to south towards Tangerine. Road. Elevations range from
approximately 2,807 feet at the highest point on the north side of the subject property
to 2,780 feet at the lowest point on the south side of the subject property. The site
does not contain any regulated 15% slopes, restricted peaks/ridges, rock outcrops or
other significant topographic features. No areas of this development are subject to the
ESL Hillside Area Category. Refer to Exhibit E for a map of site topography.
Mercado Mandarina
mgr i v" WLB No. 192062-A-003
I-C. Hydrology
1. Description and map (aerial photograph) of perimeter of all off -site watersheds
effecting, or affected by, the site, upstream and downstream. Please refer to Exhibit F.
a. Notation of all balanced and critical basins.
Per Town decree, the entire Town is classified as a critical basin.
2. Description of significant off -site features, natural or man-made, with above watersheds
effected by, or affecting, the site.
Upstream of the site, the low density nature of existing development allows most
drainage to flow naturally. Downstream drainage flows through existing drainage
structures beneath Tangerine Road, and then continues in a relatively natural state
through a mixture of vacant and developed lands before entering a constructed channel
leading to the Canada del Oro wash at Overton Road approximately four miles south of
the subject property.
3. Acreage of upstream off -site watersheds
The off -site watershed affecting this property is approximately 150 acres with an overall
downward slope of 1.5% from the top of the watershed to the subject property.
4. Description of characteristics of on -site hydrology. Please refer to Exhibit G.
The site generally drains from the north to the south. One centrally located wash
bisects the subject property, and a larger wash runs through the eastern portion of the
property. The site consists of primarily upland desert cactus with scattered Mesquites,
Palo Verde and other species intermixed. Soils are listed on the Pima County MapGuide
web site as a mixed hydrological soil group. Existing washes are shallow with braided
flow occurring within the central wash. The existing impervious cover is 0%, vegetative
cover is in the fair range at 25%, and the runoff curve number is estimated to be 88.
a. Approximate 100-year floodplains with discharges greater than, or equal to, 50
c.f.s.
Estimated 100-year floodplains are shown on Exhibit G. Considering both on -
site washes, the maximum discharge is estimated to be just under 600 c.f.s.
b. Areas of sheet flooding and average depths
There are no areas of sheet flooding on -site.
Mercado Mandarina
per: WLB No.192062-A-003
C. Federally mapped floodways and floodplains
There are no federally mapped floodways and floodplains.
d. I100-year peak discharges exceeding 50 c.f.s.
Other than the central and eastern washes, there are no other discharges
exceeding 50 c.f.s. under the 100-year storm event.
5. A qualitative description of existing drainage conditions along the downstream property
boundary
Drainage currently exits the property in a natural condition. Within the adjacent right-
of-way it is quickly collected into drainage pipes running under Tangerine Road. Those
pipes were installed only several years ago. Before that time a fair amount of
stormwater ponded north of Tangerine Road, creating a level of vegetative density that
is now declining due to greater drainage flow capacity under Tangerine Road.
Mercado Mandarina
9� WLB No. 192062-A-003
I-D. Vegetation
The central wash and the eastern wash are designated by ESLO as Critical Resource Areas,
requiring 95% open space. Those wash areas were originally delineated in a RECON
Environmental study funded by the property owner, and were subsequently incorporated into
the Town's ESLO mapping since RECON prepared that map as well. The remainder of the
property, except for the northernmost 200 feet, is designated as Resource Management Area
Tier 3, requiring 0% open space but will have ESOS acting as common area. The northernmost
200 feet of the property is designated as Resource Management Area Tier 2, requiring 25% open
space.
1. Vegetative communities and associations on the site
The vegetation community on the property is typical of the Sonoran Desert Scrub
Region, Arizona Upland Subdivision, Palove rde-Cacti-Mixed Scrub Series (David E.
Brown: Biotic Communities). Typical species found in this biome include Creosote
(Larrea tridentata), White Bursage (Ambrosia spp.), Saguaro (Carnegiea gigantea),
Foothills Palo Verde (Cercidium microphylum), Velvet Mesquite (Prosopis velutina),
Desert Hackberry (Celtis pallida), Ocotillo (Fouquieria splendens), and Barrel Cactus
(Ferocactus wislizenii).
2. Significant cacti and groups of trees and Federally -listed threatened or endangered
species.
The following significant plant species were found on the project site: Barrel Cactus
(Ferocactus wislizenii), Compass Barrel Cactus (Ferocactus acanthodes), Engelmann
Prickly Pear (0. p. var. discata), Foothills Palo Verde (Cercidium microphyllum), Blue Palo
Verde (cercidium floridum), Velvet Mesquite (Prosopis velutina), Whitethorn Acacia
(Acacia constricta), Creosote (Larrea tridentata), White Bursage (Ambrosia spp.), Little -
leaved Ratany (Krameria parviflora), Cat -claw Acacia (Acacia greggii), Fish-hook
Pincushion (Mammillaria microcarpa), Fendler Hedgehog (Echinocereous fendleri),
Cholla Sp., and Saguaro (Carnegiea gigantea). More dense and diverse vegetation
occurs along the minor washes crossing the subject property.
3. Vegetative densities by approximate percentage of plant cover
As determined by field reconnaissance and analysis of aerial photographs, the subject
property is characterized by undisturbed native scrub vegetation. Two washes traverse
the site from north to south. In some areas, these washes contain mature but stressed
vegetation. The density of the vegetation diminishes with distance from the wash.
Vegetative densities in the southern portion of the site are declining because drainage
improvements made to Tangerine Road in the last few years have reduced the amount
of stormwater ponding that occurs north of Tangerine Road. Please refer to Exhibit H:
Vegetation Map.
T�keg � Mercado Mandarins
Group. WLB No. 192062-A-003
.��r� � ..�- ,,Ptir� : � -,LIME_ WOOD DR. � �• ,,,� �� �,
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LEGEND:
NURSETREE
• SAGUAROS (UP TO 15')
• SAGUAROS (>15' WITH ARMS)
NOTES:
- NO ROCK OUTCROPS EXIST ON PROPERTY.
- ENTIRE PROPERTY IS R.M.A. TIER 3 EXCEPT AS NOTED.
The
WLB
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Arizona's On-line Environmental Rc% ielc Tool
Search ID:20111110016485
1'n.ject Name: Tangerine & La Cholla
Date: I 1 10 2011 8:17:48 AM
Project Location
_.____._____a,,__ -
...ram-------- -`-----
� 53
i
Project Name: Tangerine & La Cholla
Submitted By: Paul Oland
On behalf of: CONSULTING
Project Search ID: 20111110016485
Date: 11/10/2011 8:17:44 AM
Project Category: Development Within Municipalities (Urban
Growlh),Commerciallndustrial (mall) and associated infrastructure,New
construction
Project Coordinates (UTM Zone 12-NAD 83): 499001.970, 3587585.436
meter
Project Area: 27.616 acres
Project Perimeter: 1543.662 meter
County: PIMA
USGS 7.5 Minute Quadrangle ID: 1683
Quadrangle Name: RUELAS CANYON
Project locality is not anticipated to change
Location Accuracy Disclaimer
Project locations are assumed to be both precise and
accurate for the purposes of environmental review. The
creator/owner of the Project Review Receipt is solely
responsible for the project location and thus the
correctness of the Project Review Receipt content.
The Depanment appreaates the opportunity to P o de in-0epth conm M and project revanv ,hm
add,t.-I ini—b- o envuonnxntal doe —tatMxr beCenres walkable
Special Status Species Occurrences/Critical Habitat/Tribal Lands within 3
miles of Project Vicinity:
Name
Common Name
FWS
LISFS
BI.M
State
Aquda chryeaebs
GOMen FJple
BGA
S
Glauadw braedianunca"M
Caters Fe —Wows Pyp V Mt
SC
S
5
WSC
Tu - Tartolita - Sam Catalina
Mountains Unk
N/IdMle C dor
Page 1 of 7 APPLICATION INITIALS:
m
00
0 0
0 3
rn w
N c
Dy
6
0 5
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Arizona's Online Environmental Review Tool
Search ID:20111110016435
Project Name: Tangerine & La Cholla
Date: II/lOt'20118:17ASA 1
-
Please review the entire receipt for project type recommendations
and/or species or location information and retain a copy for future
Tucson Sub -Office
reference. If any of the information you provided did not accurately
201 North Bonita, Suite 141
reflect this project, or if project plans change, another review should be
Tucson, AZ 85745
conducted, as this determination may not be valid..
Phone 520-670-6144
Fax 520-670-6154
Arizona's Online Environmental Review Tool:
1. This On-line Environmental Review Tool inquiry has generated
recommendations regarding the potential impacts of your project on
Special Status Species (SSS) and other wildlife of Arizona. SSS
include all U.S. Fish and Wildlife Service federally listed, U.S. Bureau
of Land Management sensitive, U.S. Forest Service sensitive, and
Arizona Game and Fish Department (Department) recognized species
of ooncem.
2. These recommendations have been made by the Department, under
authority of Arizona Revised Statutes Title 5 (Amusements and
Sports), 17 (Game and Fish), and 28 (Transportation). These"
recommendations are preliminary in scope, designed to provide early.
considerations for all species of wildlife, pertinent to the project type
you entered.
3. This receipt, generated by the automated On-line Environmental
Review Tool does not constitute an official project review by -
Department biologists and planners. Further coordination may be
necessary as appropriate under the National Environmental Policy Act
(NEPA) and/or the Endangered Species Act (ESA).
The U.S. Fish and Wildlife Service (USFWS) has regulatory authority
over all federally listed species under the ESA Contact USFWS
Ecological Services Offices: http•J/arizonaes.fws.gov/.
Flagstaff Sub•ORice
323 N. Leroux Street, Suite 101
Flagstaff, AZ 86001
Phone 928-226-0614
Fax 928-226-1099
Disclaimer: "
1. This is a preliminary environmental screening tool. It is not a
substitute for the potential knowledge gained by having a biologist
conduct a field survey of the project area.
2 The Department's Heritage Data Management System (HDMS) data
is not intended to include potential distribution of special status
species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, many
areas may contain species that biologists do not know about or
species previously noted in a particular area may no longer occur
there.
3. Not all of Arizona has been surveyed for special status species, and
surveys that have been conducted have varied greatly in scope and
intensity. Such surveys may reveal previously undocumented
population of species of special concern.
4. HDMS data contains information about species occurrences that
have actually been reported to the Department.
Phoenix Main Office
2321 W. Royal Palm Road, Suite 103 Arizona Game and Fish Department Mission
Phoenix, AZ 85021
Phone 602-242-0210 To conserve, enhance, and restore Arizona's diverse wildlife
Fax 602-242-2513 resources and habitats through aggressive protection and
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Arizona's On-line Environmental Review Tool
Search ID: 20111110016435
Project Nam a Tangerine & La Cholla
I%te: I l/1012011 8:17:48 AM
management programs, and to provide wildlife resources and
safe watercraft and off -highway vehicle recreation for the
en/oymen4 appreciation, and use bypraent and flut=
generations.
Project Category: Development
Within Municipalities (Urban
Growth),Commercial/industrial
(mall) and associated
infrastructure,New construction
Project Type Recommendations:
Based on the project type entered; coordination with Arizona
Department of Environmental Quality may be required
(httpVwww.azdeq.govn -
Based on the project type entered; coordination with Arizona
Department of Water Resources may be required
(httpJAvww.water.az.gcv/adwr0
Based on the project type entered; coordination with County Flood
Control districts may be required.
Based on the project type entered; coordination with State Historic
Preservation Office may be required
http://azstateparks. conYSHPOArxJex.html
Based on the project type entered; coordination with U.S. Army Corps
of Engineers may be required
(httplhvww.spl. usace.army.mil/regulatory/phonedir.html)
Communities can actively support the sustainability and mobility of
wildlife by incorporating wildlife planning into their
regional/oomprehensive plans, their regional transportation plans, and
their open space/conservation land system programs. An effective
approach to wildlife planting begins with the identification of the wildlife
resources in need of protection, an assessment of important habitat
blocks and connective corridors, and the incorporation of these critical
wildlife components into the community plans and programs.
Community planners should identify open spaces and habitat blocks
that can be maintained in their area, and the necessary connections
between those blocks to be preserved or protected. Community
planners should also work with State and local transportation planning
entities, and planners from other communities, to foster coordination
and cooperation in developing compatible development plans to
ensure wildlife habitat connectivity. The Department's guidelines for
incorporating wildlife considerations into community planning and
developments can be found at
http.,/Ayww.azgfd-govftis/gUdelines.aspx.
Development plans should provide for open natural space for wildlife
movement, while also minimizing the potential for wildlife -human
interactions through design features. Please contact Project Evaluation
Program for more information on living with urban wildlife.
During planning and constriction, minimize potential introduction or
spread of exotic invasive species. Invasive species can be plants,
animals (exotic snails), and other organisms (e.g. microbes), which
may cause alteration to ecological functions or compete with or prey
upon native species and can cause social impacts (e.g. livestock
forage reduction, increase wildfire risk). The terms noxious weed or
invasive plants are often used interchangeably. Precautions should be
taken to wash all equipment utilized in the project activities before and
after project activities to reduce the spread of invasive species. Arizona
has noxious weed regulations (Arizona Revised Statutes, Rules
R3-4.244 and R3.4-245). See Arizona Department of Agriculture
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Arizona's On-line Environmental Review Tool
Search M:1.0111110016435
Project Nam a Tangerine & La Cholla
Date: 11/10/1-011 8:17:48 AM
webslte for restricted plants
http:/Avww.azda,gov/PSD/quarantine5.htm Additionally, the U.S.
Department of Agriculture has information regarding pest and invasive
plant control methods including: pesticide, herbicide, biological control
agents, and mechanical control:
http:/Mww.usda.gov/wps/portaVusdahome. The Department regulates
the importation, purchasing, and transportation of wildlife and fish
(Restricted Live Wildlife), please refer to the hunting regulations for
further information http://www.azgfdgov/h f/hurding_rUes.shtml.
During the planning stages of your project, please consider the local or
regional needs of wildlife in regards to movement, connectivity, and
access to habitat needs. Loss of this permeability prevents wildlife from
accessing resources, finding mates, reduces gene flow, prevents
wildlife from recolonizing areas where local extirpations may have
occurred, and ultimately prevents wildlife from contributing to
ecosystem functions, such as pollination, seed dispersal, cordroi of
prey numbers, and resistance to invasive species. In many cases,
streams and washes provide natural movement corridors for wildlife
and should be maintained in their natural state. Uplands also support a
large diversity of species, and should be contained within important
wildlife movement corridors. In addition, maintaining biodiversity and
ecosystem functions can be facilitated through improving designs of
strictures, fences, roadways, and culverts to promote passage for a
variety of wildlife.
Minimization and mitigation of impacts to wildlife and fish species due
to changes in water quality, quantity, chemistry, temperature, and
alteration to flow regimes (timing, magnitude, duration, and frequency
of floods) should be evaluated. Minimize impacts to springs, in -stream
flow, and consider irrigation improvements to decrease water use. if
dredging is a project component, consider timing of the project in order
to minimize impacts to spawning fish and other aquatic species
(including spawning seasons), and to reduce spread of exotic invasive
species. We recommend early direct coordination with Project
Evaluation Program for projects that could impact water resources,
wetlands, streams, springs, and/or riparian habitats.
Planning: consider impacts of lighting intensity on mammals and birds
and develop measures or alternatives that can be taken to increase
human safety while minimizing potential impacts to wildlife. Conduct
wildlife surveys to determine species within project area, and evaluate
proposed activities based on species biology and natural history to
determine it artificial lighting may disrupt behavior patterns or habitat
use.
The Department recommends that wildlife surveys are conducted to
determine if noise -sensitive species occur within the project area.
Avoidance or minimization measures could include conducting project
activities outside of breeding seasons.
The Department requests further coordination to provide
project/species specific recommendations, please contact Project
Evaluation Program directly.
Trenches should be covered or back -filled as soon as possible.
Incorporate escape ramps in ditches or fencing along the perimeter to
deter small mammals and herptefauna (snakes, lizards, tortoise) from
entering ditches.
Project Location and/or Species recommendations:
HDMS records indicate your project is in or near an identified wildlife
habdat linkage corridor. Project planning and implementation efforts
should focus on maintaining adequate opportunities for wildlife
permeability. For information on the linkage assessment and wildlife
species that may be affected refer to:
http:/Avww.corridordesigr.org/arizona. Contact your Arizona Game and
Fish Department Regional Office for specific project recommendations:
http:/Anrww.azgfd.govfinside azgfd/agency directory.shtml
Page 4 of 7 APPLICATION INITIALS:
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Arizona's On-line Environmental Review Tool
Search ID:20111110016485
Project Nare: Tangerine & La Cholla
Date: 11/1012011 8:17AS Ahf
Recommendations Disclaimer:
1. Potential impacts to fish and wildlife resources may be minimized or
avoided by the recommendations generated from Information
submitted for your proposed project.
2. These recormrendatiors are proposed actions or guidelines to be
considered during preliminary project development.
3. Additional site speck recommendations may be proposed during
further NEPA/ESA analysis or through coordination with afected
agencies. -
4. Making this information directly available does not substitute for the
Department's review of project proposals, and should not decrease our
opportunity to review and evaluate additional project information and/or
new project proposals.
5. The Department is interested in the conservation of all fish and
wildlife resources, including those Special Status Species listed on this
receipt, and those that may have not been documented within the
project vicinity as well as other game and nongame wildlife.
6. Further coordination requires the submittal of this Initialed and
signed Environmental Review Receipt with a cover letter and
project plans or documentation that Includes project narrative,
acreage to be impacted, how construction or project activity(s)
are to be accomplished, and project locality Information
(including site map).
7. Upon receiving information by AZGFD, please allow 30 days for
completion of project reviews. Mail requess to:
Project Evaluation Program, Habitat Branch
Arizona Game and Fish Department
6000 West Carefree Highway
Phoenix, Arizona 85086-5000
Phone Number: (623) 236.7600
Fax Number: (623) 236-738S
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By using this site, you acknowledge that you have read and
understand the terms of use. Department staff may revise these terms
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to these terms, it will mean that you accept such changes. If at arty
time you do not wish to accept the Terms, you may choose not to use
the wetsde.
1. This Environmental Review and project planning website was
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2. Unatthorized attempts to upload information or change information
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3. The Department reserves the right at arty time, without notice, to
enhance, modify, after, or suspend the website and to terminate or
restrict your access to the website.
4. This Environmental Review is based on the project study area that
was entered. The review must be redone if the project study area,
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�r 5re
The Environmental Revew and project planning web application
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Search ID:20111110016485
Project Nane: Tangerine & La Cholla
Date: 11110f201 18:17:48 Ahf
9 such monitoring reveals possible evidence of criminal activity, system
personnel may provide the evidence of such monitoring to law
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This websde maintains a record of each ernrironmeMal review search
result as well as all contact information This information is maintained
for internal tracking purposes. Information collected in this application
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If the Environmental Review Receipt and supporting material are riot
mailed to the Department or other appropriate agencies wthin six (6)
months of the Project Review Receipt date, the receipt is considered to
be null and void, and a new review must be initiated.
Print this Environmental Review Receipt using your Internet browsers
print function and keep it for your records. Signature of this receipt
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Please provide point of contact information regarding this
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Enviromiental Review.
Appliceion or organization responsible hr project implementation
Agencybrganization:
Contact Name:
Address:
City, State, Zip:
Phone:
E-mail:
Person Conducting Search (if not applicarg)
AgencybrgaNzation.
Contact Name:
Address:
City, State, Zip:
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Arizona's On-line Environmental Review Tool
Search ID:20111110016485
Project Name: Tangerine & La Cholla
Date: 11/10/2011 8:17:48 AM
Phone:
E-mail:
Page 7 of 7 APPLICATION INITIALS:
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FL
I-F. Viewsheds
1. Views onto and across the site from adjacent properties that may be blocked by
development of the site.
No mountain ranges are highly visible from or across the subject property. Please refer
to Exhibit J.
2. Areas of high visibility from adjacent off -site locations.
Due to the relatively flat character of the vicinity, the perimeter areas of the subject
property are the only locations of high visibility from adjacent roadways and properties.
Higher vegetation densities in the southern portions of the site reduce visibility into and
across the property. Conversely, lower vegetation densities in the northern portions of
the site provide higher visibility from Limewood Drive along the property's northern
edge. Please refer to ExhibitJ.
Mercado Mandarina
WLB No.192062-A-003
f
J
O
2
C.�
Q
J
LIMEWOOD DR.
TANGERINE RD.
LEGEND:
HIGH VISIBILITY
MEDIUM VISIBILITY
0 LOW VISIBILITY
0 IMMEDIATE FOREGROUND
Re—ingMR, Melysls%Ess lWWExhJ Mew Ws& Site MslbWty.Axg PloW: Jul. 19, 2013
-G. Traffic
1. All existing and proposed off -site streets between the development and the nearest
arterial streets.
Access to the subject property will be from Tangerine Road, La Cholla Boulevard, and
Wildlife Avenue (an unimproved local right-of-way).
2. All arterial streets within one mile of the project site:
Road
Section
Existing
ROW
Ultimate
ROW
Travel
Lanes
Capacity
Speed
Limit
ADT
(PAG)
Surface
Conditions
Scheduled
Improvements
Moore Rd.
Shannon to La Cholla
60,
150'
2
45
2,000
Paved
None
La Cholla to La Canada
60' - 150'
150'
2
25 - 45
3,600
Paved
None
Shannon to La Cholla
100'
300'
2
14,900
45
11,200
Paved
RTA 2nd Period
Tangerine Rd.
La Cholla to La Canada
100' - 250'.
300'
2
14,900
45
13,300
Paved
RTA 2nd Period
Shannon to La Cholla
0' - 45'
95'
2
25 - 35
Unknown
Paved w/ sidewalk
None
Glover Rd.
La Cholla to La Canada
0' _ 85'
Varies
2
35
Unknown
Paved w/ multi -use path
None
Shannon to La Cholla
150'
150'
2
14,900
35
6,000
Paved
None
Naranja Dr.
La Cholla to La Canada
150'
I50'
3
14,900
45
7,900
Paved w/ multi -use path
None
Moore to Tangerine
75' - 95'
150'
0
0
n/a
n/a
n/a
None
Shannon Rd.
Tangerine to Naranja
.
150'
150'
0
- _
0
n/a
n/a
n/a
None
La Cholla Blvd.
Moore to Tangerine
65' - 240'
150'
2
14,900
45
2,800
Paved
None
Tangerine to Naranja
60' - 105'
150'
2
14,900
45
10,000
Paved w/ bike lanes
RTA 2nd Period
La Canada Dr.
.Moore to Tangerine
150'
150'
4
_
40
5,100
Paved w/ bike lanes, sidewalk & multi -use path
None
Tangerine to Naranja
150'
150'
4
40
10,800
Paved w/ bike lanes, sidewalk & multi -use path
None
The Regional Transportation Authority (RTA) plans to widen Tangerine to include a
median and additional lanes per the proposed roadway cross-section shown below,
taken from the RTA's website.
AllR YtPWETF
THORNYDALE ROAD TO LA CANADA DRIVE (45 MPH)
3. Existing and proposed intersections on arterials within one mile of the site, most likely
to be used by traffic from this site
Arterial intersections within one mile of the site that will likely carry traffic generated by
this development include Tangerine Road and La Cholla Boulevard, Tangerine Road and
La Canada Drive, and La Cholla Boulevard and Naranja Drive. Please refer to Exhibit K.
T�heB Mercado Mandarina
GrcKlq WLB No. 192062-A-003
4. Existing bicycle and pedestrian ways adjacent to the site and their connections with
streets, parks, and schools.
A signed bike route with on -street bike lane extends from Tangerine Road south along
La Cholla Boulevard. This route provides connectivity to Wilson K-8 School, Ironwood
Ridge High School, the Oro Valley Library and the greater Oro Valley / Pima County
bicycle -pedestrian path system. Tangerine Road doesn't currently provide bicycle or
pedestrian facilities, although the RTA improvements mentioned above will include
multi -use lanes and pedestrian paths on either side of Tangerine Road. Please refer to
Exhibit M.
��� � Mercado Mandarins
nx4? WLB No.192062-A-003
I-H. Recreation and Trails
1. Trails, parks and recreation areas within one mile of site
La Cholla Boulevard is shown as Trail #33 on the Oro Valley Trails Plan. Trail #33 (a.k.a.
Poppy Trail) is located along the west side of La Cholla Blvd., and is described in the plan
as being intended to eventually allow pedestrian, bicycle and equestrian use. The trail
provides access to the Canada del Oro Riverfront Park, James D. Kriegh Park, and the
Honey Bee Canyon Trailhead. There are no parks or recreation areas within one mile of
the property.
2. Size and type of the parks and recreation areas identified
Not applicable.
1-I. Cultural/Archaeological/Historic Resources
1.
a. Determine whether the site has been field surveyed for cultural resources
The subject property has not been field surveyed for cultural resources. An
archaeological records check was requested from the Arizona State Museum,
and their response letter follows this section as Exhibit L.
b. Identify any previously recorded archaeological or historic resources known to
exist on the property
Pima County Cultural Resources notes the presence of one known
archaeological site AZ AA:12:750 (ASM). The Arizona State Museum and Pima
County both recommend a site survey be conducted by an archaeologist prior
to development.
C. State the probability that buried archaeological resources not visible from the
surface would be discovered on the site
The Sonoran Desert Conservation Plan identifies nearly all of Oro Valley as likely
to contain archaeological resources. An archaeological survey will be
performed on the subject property prior to development, and any resources
identified or discovered on the property will be treated according to State and
local antiquities laws.
9 � Mercado Mandarins
GrrwP WLB No. 192062-A-003
1-I. Cultural/Archaeological/Historic Resources (Continued)
Exhibit L: Arizona State Museum Records Check Letter:
ATOFARIZONA.
HE UNIVERSITY Arizona State Museum Tucson. 210026 -0020
Tel, (520)6216102
Fax: (520) 621-2976
ARCHAEOLOGICAL SITE RECORDS SEARCH RESULTS
E-mail Request Received: 11/10/2011 Search Completed: 11/29/2011
Requester Name and Title: Gustav Paul Oland. Sr. Project Manager
Company: The WLB Group. Inc.
Address: 4444 E. Broadway Blvd.
City, State, Zip Code: Tucson $5711-3508
Phone/Fax/or E-mail: (520) 881.7480
Project Name and/or Number Project Description
Rezoning Application / Parcels 21946-0170/-0200 Commercial, office, sr. care facilities on about 26 ac
Project Area Location: NEC of Tangerine Rd & La Cholla Blvd, Town of Oro Valley, Pima County, AZ.
Legal Description: A por5on of the E% & the SE, SW, SW, S34, T118, R13E, G&SR B&M, Oro Valley,
Pima County, Arizona.
Search Results: A search of the archaeoogical site files retained at the Arizona State Museum (ASM)
found that the proposed project area has not been completely inspected for historical properties. It was
partially inspected for historic properties in 2003 and may have been partially inspected in 1996,1987, and
2001; none of these archaeological surveys covered the entire ground surface of the currert project area.
One prehistoric archaeological property is recorded in the project area. Twenty-one additiarial historic
properties are recorded within a mile radius of the proposed project. Eighteen additional archaeological
inspections have been completed between 1979 and 2009 within a mile of the project area. A color
orthophotograph of the project area, taken in 2010. depicts an unmodified ground surface with covering
native vegetation. A dirt access road crosses the project area's south end. Paved roads and additional
undeveloped and developed residential land surround the project area.
Sites In Project Area: Unknown; without an intensive Inspection of the proposed project area's entire
surface, it is Impossible to ascertain the presence or absence of historic properties.
Recommendations: Because the projectarea has not been completely inspected for historic properties
and because significant historic properties are recorded in the vicinity, the ASM recommends that the
parcel be inspected by a qualified archaeological contractor in advance of any ground -disturbing activities.
Professional archaeological contractors will conduct a thorough pedestrian inspection of the ground
surface In the proposed development, looting for any evidence of significant historic material, and will
provide you with a report of the results of their inspection. The report will also contain the archaeological
contractor's recommendatlons for additional archaeological work, if any, that may be needed in the project
area. A list of qualified pro`essional archaeologists is maintained on the ASM well at the following
address: ttto,/Mavw statemuseum arizona edu/crservices/normitsfindex shml.
Pursuant to Arizona Revised Statutes §41.865 at seq., if arty human remains or funerary objects are
discovered during your project work, all effort will stop within the area of the remains and Dr. Todd Pitezel,
ASM assisant curator of archaeology, will be contacted immediately at (520) 6214795.
If you have any questions about the results of this records search, please contact me at the letterhead
address or the phone number or e-mail address as follows.
Sincerely,
M
Nancy E on
Assistant Permits Administrator
(520) 621-2096
neoearsogiemail.arizona edu ON..
Ty�� Mercado Mandarins
Grk�uP WLB No. 192062-A-003
w 9
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WLB: ORO VALLEY, NEC Tangerine & La Cholla
SCALE 1 : 3,293
200 0 200 4w 6w
FEET
http://gis.pima.gov/mapslmapguide/dotmap65.mwf Tuesday November 29, 2011 10 43 AM
fu
I-J. Schools
Due to the non-residential nature of the proposed development, no impact on the
Amphitheater Unified School District is anticipated. Refer to Exhibit M for a map of nearby
schools.
I-K. Water
Oro Valley Water is the service provider for this property. A water main exists on the subject
property within an easement in the southern portion of the property paralleling Tangerine
Road.
I-L. Sewers
Refer to Exhibit N for a map of existing sewer alignments.
Mercado Mandarina
gf? WLB No. 192062-A-003
The EXHIBIT M: ®a' 2000
wog N`B"° ,92o62.A.°o3
Group SCHOOLS, TRAILS, ETC.
The EXHIBIT O:
W I B Contour Interval = t Ft. 0 200'
GurLE COMPOSITE MAP WLB No. 192062-A-003
rou
P ._
PART II — LAND USE PROPOSAL
PROJECT OVERVIEW
Tangerine Road and La Cholla Boulevard are roadways of regional importance, both with major
expansion planned as Regional Transportation Authority (RTA) improvements. The Oro Valley General
Plan recognizes the importance of this intersection as a major future commercial node. As the economy
continues to strengthen, demand is improving for goods and services typically found at neighborhood -
scale shopping centers. Additionally, the past several years have demonstrated increasing demand for
senior care facilities in the Tucson metropolitan area. Examples include: Desert Springs Retirement
Living on Lambert Lane (Opened 2012), Villa Fatima Alzheimer's Care on Rancho Vistoso Blvd. (Opened
2009, and recently expanded), Desert Springs Alzheimer's Care at La Cholla and Rudasill (Opened 2013),
Splendido (Opened 2007), Villa Hermosa at Speedway & Wilmot (Opened 2009), and a continuous
stream of inquiries from local, regional and national senior care companies seeking to establish or
expand their presence in Southern Arizona. A logical place for such facilities is near major
transportation corridors and commercial uses. The Tangerine and La Cholla corridors are established,
and the senior care element is proposed along with commercial uses as part of the overall development
outlined in this rezoning request. It is to these two market segments that we respond with Mercado
Mandarina, an activity center featuring a mix of land uses including shops, restaurants, a pharmacy,
professional offices, and senior care. By providing a variety of locally needed goods and services at a
convenient location, the development as a whole will attract a broader range of customers, thus
creating sustainable viability where other, less diversified shopping centers struggle during tough
economic times. All of the proposed structures will conform to the Oro Valley Design Standards and will
utilize colors and materials that relate to the surrounding natural environment of the Sonoran Desert.
The independent living facility along with other proposed developments on the site will incorporate
paved, ADA-accessible walkways between all common facilities and residential buildings and have
pockets of landscaped open space or common areas between buildings to provide a serene atmosphere
within the site. Other design elements such as commercial courtyards and pedestrian areas will be
detailed during the CSP process.
Mercado Mandarina
�� WLB No. 192062-A-003
LEGEND:
LOCATION MAP
E.S.L.O. "Critical Resource Area" Ile,
7
Approximate 100-Year Floodplain
415'
3
Potential Basin Location• 32�
@
4GOW
34
Potential Shaded Seating Area Location
...... ...... 91
NOTES: 50 NATURIALO E
ALONG LIMEWO
1. Gross Area of Subject Property = 26.7 Ac.; Net = 23.3 Ac. 90'BLOG SE V
2. Proposed Rezoning Areas (R1-144 to C-1) = 16.5 Ac. ALONG LIME
(R1 -144 to C-N) = 6.8 Ac. I IMFWOOD ROAD—• 32 33
3. Right -of -Way Dedication Area = 3.2± Ac. poostam-!A V 4, -
4. Well Site Dedication Area = 0.23 Ac. A V. 05 54 04 3
5. Open Space = Approximately 27%, including ESOS and N41-
non-ESOS open space (bufferyards, etc.). 'Lo
6. Building Area Proposed = 171,200 Sq. Ft. (F.A.R. = 0.17).
7. Proposed Building Height = 25', Except Casitas = 18'
8. Parking Provision to be per OVZCR. TE��
TE��
TE��
TE��T2
Spaces required / provided = 571. tL - _.0 -2 - - - -q
ES L. R,
9. A 10' Multi -use path shall be provided or funded along 0 T 1� 3
0
Tangerine Road and La Cholla Boulevard. OFFICE! A 0
10. All required setbacks will be provided on the CSP. 09
7J NyG.Iqq
'it ro
qq
JT
17:
THE APOSTLES
Lli
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0
AT'
0110
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LOG HEIGHT LIMIT =20.
WITHIN 100'OF7ANGERINE
AND SLOG.
SETBACK
The
WLB
Groupulm
TUCSON - PHOENIX - LAS VEGAS - FLAGSTAFF
620.881.7480 t@w1bgmup.wm
A,
• %`�MKVWV%�
3ERINE ROAD
;L
LIMEWOOD DR.
WELL SITE
TO BE
DEDICATED
E.S.L. R.M.A.
TIER 2
TANGERINE RD.
Total Area
Required
Provided
Conservation Category
Existing (SF)
ESOS (SF)
ESOS (SF)
® Critical Resource Area
182,250
173,138
168,755 *
Resource Mgmt. Area 2
95,024
23,756
23,837
Resource Mgmt. Area 3
736,310
0
4,383**
Totals 1,013,584 196,894 196,975
* Only proposed C.R.A. disturbance is due to necessary roadway connections.
** Area to be restored.
The• �'WLB /\
E.S.O.S. CALCULATION
\I
L:\792082U003 Rezanhtp\Slt. Analyal.lExhlbbXExh 0 ESOS Calm.dwg PkWAd: Aug. 22. 2073
II -A. Land Uses
Refer to Exhibit Q: Proposed Zoning.
2. The proposed development has no effect on existing on -site land uses since the land is
currently vacant.
YT Mercado Mandarina
Grcx�P WLB No. 192062-A-003
0
15
R
LIMEWOOD DR.
TANGERINE RD.
\` 1
IV
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Tom
G
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LEGEND:
SR: SUBURBAN RANCH (P.C.)
R1-144: SINGLE-FAMILY RESIDENTIAL (O.V.)
R1-10: SINGLE-FAMILY RESIDENTIAL (O.V.) i e
C-N: NEIGHBORHOOD COMMERCIAL (O.V.) f
C-1: COMMERCIAL (O.V.) �
II-B. Topography
The Tentative Site Plan avoids extensive disturbance of washes and minor slopes found along
their banks. Minor disturbance is proposed for roadway and utility crossings.
Approximately 80% of the site is proposed to be disturbed, graded and / or revegetated. Areas
planned to remain as open space are located primarily along the perimeter of the property
along Tangerine Road, the two on -site washes, and the project's northern boundary. These
areas can be seen on the Tentative Site Plan.
II-C. Hydrology
The site layout will impact hydrologic characteristics such as impervious cover. As a result of the
increased impervious cover, detention basins will be constructed to detain the increased flows,
and will feature outlet structures (weirs, culverts or catch basins) to discharge the basins at a
metered flow rate no greater than the existing conditions peak storm water runoff rate.
Detention basins will be spread throughout the development so as to minimize their visual
impact. Some of the more significant potential basin locations have been depicted on the
Tentative Site Plan. Subsurface storage is also a possibility, depending on final design
economics. The Tentative Site Plan responds to the hydrologic characteristics of the site by
locating development out of the identified wash corridors and 100-year floodplain effective flow
areas. Where roadway crossings are proposed, box culverts will be employed to convey
stormwater past the crossings. This project must address not only on -site flows that will be
produced by the increase in impervious surfaces, but also the flows entering the site from the
north. The project will be designed to avoid impacting up- and downstream properties.
II-D. Vegetation
Vegetation within the two primary wash corridors on -site, as well as much of the vegetation
along Tangerine Road, will be preserved. There are no rock outcrops on the site and all ESOS
will be within the common areas of the project site. A 4,383-square foot portion of the RMA
Tier-3 property adjacent to the wash has been identified as a mitigation/restoration area. This
mitigation area will also serve to provide additional buffering between the proposed
development and a nearby home. Where development is proposed, native plants will be
inventoried, and viable specimens will be transplanted per the Town's native plant preservation
ordinance. The remainder of the property, except for the northernmost 200 feet, is designated
as Resource Management Area Tier 3, requiring 0% open space. The northernmost 200 feet of
the property is designated as Resource Management Area Tier 2, requiring 25% open space.
II-E. Wildlife
Wildlife movement is currently restricted downstream of the property by Tangerine Road.
However, by preserving the two main on -site washes as open space this project seeks not to
increase restriction of wildlife movement.
9��yh�eg Mercado Mandarina
—I WLB No. 192062-A-003
II-F. Buffers
A 50-foot wide natural open space buffer is proposed along the northern edge of the property
where the project is adjacent to Limewood Drive. The purpose of the buffer is to provide a
reasonable level of visual screening and setback between the development and adjacent
neighbors. To that end, supplemental landscaping and structural screening will be installed
beyond the 50-foot natural open space area as needed to block headlights.
MIN-2
� Mercado Mandarins
GruuP WLB No. 192062-A-003
J
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WELL SITE
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—TANGERINE RD.
Total Area
Proposed Graded Area 816,599 SF (76%)
Proposed ESOS 196,977 SF (24%)
* Actual open space will be notably higher including landscaping
and bufferyards that aren't included in ESOS calculation.
W
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Am1ys1MExNb1tMExh S Proposed Gradng.dwg Pb W: Aug. 22, 2013
II-G. Viewsheds
The project's relatively flat topography and long distance to regional mountain ranges creates a
situation not often encountered in Oro Valley wherein the primary visual concern is looking into
the project rather than beyond it to existing mountain vistas. In keeping with the quality of
development found throughout the Town, this project will be well landscaped both internally
and along its perimeter, incorporating a variety of plant species and decorative screen walls
where appropriate. In addition, building heights adjacent to existing residential areas will step
down in order to reduce visual impact to neighbors. See Exhibit T. Viewshed Analysis.
II-H. Traffic
Primary access to the subject property will be from Tangerine Road and La Cholla Boulevard. A
secondary access will be to Tangerine Road via Wildlife Avenue. Improvements will be made to
those and other nearby streets as determined by a traffic report which will be prepared during
the conceptual site plan review and approval process. This project is expected to generate
approximately 6,000 vehicle trips per day, with most of that volume being on Tangerine Road
rather than La Cholla Boulevard. This traffic volume can be accommodated once the upcoming
improvements are made to Tangerine Road, although some turn -lane improvements are
anticipated to be required for this development. All on -site driveways will be private. A
preliminary traffic impact analysis is included as an appendix to this report.
II -I. Recreation & Trails
Pedestrian connectivity between businesses and other land uses within Mercado Mandarina is
an important aspect of the site design. Connectivity to future sidewalks within adjacent right-of-
ways has also been provided.
T Mercado Mandarina
�rcx+P_ WLB No.192062-A-003
ES-
Viewshed
Photograph
RezoeingM. MetyelslExhlbWEx T-2 - Vlewehm Photogm" - pg 2.d g Harm: Aug. 22.
The EXHIBIT T-2: Not to Scale
SOU N� i.�� VIEWSHED PHOTOGRAPHS WLBNa 192062-A-003
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•
•
•
•
II-J. Cultural/Archaeological/Historic Resources
1.
a. Determine whether the site has been field surveyed for cultural resources
Per the Arizona State Museum, the site has not been completely inspected for
cultural resources. It was partially inspected in 2003, and may have been
partially inspected in 1987, 1996, and 2001.
b. Identify any previously recorded archaeological or historic resources known to
exist on the property.
Per the Arizona State Museum, one prehistoric resource is recorded on -site.
C. State the probability that buried archaeological resources not visible from the
surface would be discovered on the site
Unknown. The Arizona State Museum and Pima County both recommend a site
survey be conducted by an archaeologist prior to ground disturbing activities.
II-K. Schools
Due to the non-residential nature of the proposed development, no impact on the
Amphitheater Unified School District is anticipated.
II-L. Water
Oro Valley Water is the service provider for this property. Per comments from OV Water, this
project will be required to extend a water main along its La Cholla Boulevard frontage. A water
line loop will be installed through the project between that La Cholla Boulevard main and the
existing water main along Tangerine Road. Additionally, a 100 ft x 100 ft booster station site will
be set aside on this property, the exact location of which will be determined in coordination
with OV Water.
II-M. Sewers
Pima County Regional Wastewater Reclamation Department has indicated that this project will
need to connect to the existing sanitary sewer system at a location within the La Cholla
Boulevard right-of-way just south of Glover Road. The existing manhole to which this project
will connect is outside of the existing La Cholla Blvd. paved area. A capacity response letter is
shown on the following page. There are currently no public plans to extend this line closer to
the project, so it will need to be extended in order for this development to proceed.
R%N"
Mercado Mandarina
WLB No. 192062-A-003
II-M. Sewers (Continued)
Exhibit U: Pima County Regional Wastewater Reclamation Dept. Capacity Response Letter:
°8r3orr
Pima County
Regional Wastewater Reclamation Department
201 N. Stone Ave., 8" Floor
Jackson Jenkins Tucson, Arizona 85101 Visit our website:
Director (520) 740.1i500 httpJfwww.pima rovtwwm
Linda Thompson
The WLB Group
4444 E. Broadway
Tucson, AZ 85711
March 5, 2012
Capacity Response No.12-002 Type I
RE: Mercado Mandarin, Parcels 219-46-0170 & 219-46-0200.
Estimated Flow 23,300 gpd (ADWF).
Greetings:
The above referenced project is tributary to the Ina Road Wastewater Reclamation Facility via
the CaAada del Oro Interceptor.
Capacity is not available for this project in the 8-inch public sewer G-98-146, downstream from
manhole 405--16. The nearest accessible connection point with available capacity is in La
Chotla Boulevard to the south of Glover Road. Pima County Regional Wastewater Reclamation
Department does not currently have plans to extend this sewer. The developer would need to
construct the offsite sewer to serve this property. Over -sizing may be required.
This letter is not a reservation or commitment of treatment or conveyance capacity for this
project. It is an analysis of the system as of this date and valid for one year.
If further information is needed, please feel free to contact us at (520) 740-6534.
Respectfully,
fibwl-
Mary Hami;t , P.E.
PCRWRD Planning Section Manager
MH:ks
c: T11. R13, Sea 24
Mercado Mandarina
9"�- WLB No.192062-A-003
SOUTHWEST TRAFFIC
ENGINEERING, LLC
REVISED: 26 AUGUST 2013
24 AUGUST 2012
igna/
42636
CHRISTOPHER
B. WILLIAMSlow 1
Expires 6-30-14
PREPARED FOR
THE WLB GROUP
4444 EAST BROADWAY BOULEVARD
TUCSON, ARIZONA 85711
PREPARED BY
SOUTHWEST TRAFFIC ENGINEERING, LLC
3838 NORTH CENTRAL AVENUE, SUITE 1810
PHOENIX, AZ 85012
T 602.266.SWTE (7983) F 602.266.1115
0 2013 SOGTHNEST TRAFFIC ENGINEERING LLC, ALL RIGHTS RESERVED
Table of Contents
Project Description
1
Existing Conditions
1
Existing Traffic Data
4
Access
4
Trip Generation
8
Trip Distribution & Assignment
8
Preliminary Roadway Analysis
11
Turn Lane Analysis
12
Conclusion
13
Table of Figures
Figure 1— Vicinity Map
Figure 2 — Site Plan
Figure 3 — Existing Lane Configurations and Traffic Control
Figure 4 — Existing Daily Traffic Volumes
Figure 5 — Weekday Peak Hour Trip Distribution
Figure 6 — Weekday Peak Hour Trip Assignment
List of Tables
Table 1— Weekday Project Site Generated Trips
Table 2 — Weekday Daily Traffic Volume Projections, Project Opening
Table 3 — Urban Roadway Planning Level Traffic Volumes
Table 4 — Turn Lane Warrants
Table 5 — Calculated Queue Lengths
Appendix
PAG Traffic Counts
Trip Generation Calculations
Turn Lane Calculations
Comment Resolution
2
3
5
6
9
10
8
11
11
12
13
Traffic Impact Memorandum 0
Mercado Manderina, Tangerine Road/La Cholla Boulevard
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROAD/LA CHOLLA BOULEVARD
Proiect Description
A property owner is proposing a rezoning for the Mercado Manderina development on
the northeast corner of Tangerine Road/La Cholla Boulevard in Oro Valley, Arizona. The
vicinity of the project is shown in Figure 1. The site plan is located as shown in Figure
2. The project would consist of mixed use buildings including a senior living facility,
offices, shops, and restaurants. The total building space proposed is 171,200 square feet
spread over a gross project area of 23.3 acres.
Access to Mercado Manderina is proposed to be from one existing intersection on La
Cholla Boulevard which currently serves the Church of the Apostles, one new access
driveway on La Cholla Boulevard, one new access driveway onto Tangerine Road and
one new access driveway on Wildlife Avenue (which will be improved south to
Tangerine Road).
The purpose of this traffic impact memorandum is to:
• Evaluate the current and future transportation system within the area surrounding the
site.
• Estimate the traffic generation associated with the project and assign that traffic to the
roadway system.
• Suggest a cross-section for La Cholla Boulevard based on preliminary traffic
estimates and existing traffic conditions and confirm that the already planned
improvements to Tangerine Road are adequate to serve the development.
• Determine whether turn lanes are needed at the proposed driveways which will serve
the Mercado Manderina development.
The author of this report is a registered professional engineer (civil) in the State of
Arizona having specific expertise and experience in the preparation of traffic impact
analyses.
Existing Conditions
The study location includes the signalized intersection of Tangerine Road/La Cholla
Boulevard.
The project site is located on the northeast corner of the intersection of Tangerine
Road/La Cholla Boulevard on an undeveloped piece of property. La Cholla Boulevard
runs north -south in the area, while Tangerine Road runs east -west.
Tangerine Road is a two-lane undivided roadway with no curb, gutter or sidewalk
facilities and is posted at 45 miles per hour (MPH). As the primary east/west route
between Oro Valley and Interstate 10, Tangerine Road is a significant arterial within the
region. Along the south side of Tangerine Road, an overhead utility line traverses through
the area in the east/west direction for the entire frontage of the site.
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
CO2
Figure 1 — Vicinity Map
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Project Site
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Traffic Impact Memorandum 2
Mercado Manderina, Tangerine Road/La Cholla Boulevard
Figure 2 — Site Plan
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
With a posted speed limit of 45 MPH, La Cholla Boulevard is a two-lane paved road with
no curb gutter or sidewalk facilities in the area. North of Tangerine Road, La Cholla
Boulevard serves primarily low density residential development to its termination at
Moore Road. South of Tangerine Road, La Cholla Boulevard provides a route into Casas
Adobes, Flowing Wells and Tucson.
The intersection of Tangerine Road/La Cholla Boulevard is a four -leg facility controlled
by a traffic signal. The eastbound and westbound approaches each offer a left turn lane, a
through lane and a right turn lane. The northbound and southbound approach each offer
an exclusive left turn lane and a shared through/right turn lane. There are no curb, gutter,
sidewalk or crosswalk facilities at this intersection. At this time the traffic signal phasing
allows for protected/permitted left turns in all four directions. At the southwest corner of
the intersection there is a large utility pole located behind the traffic signal equipment,
this pole facilitates the previously mentioned power line traversing the south side of
Tangerine Road.
Existing lane configurations and traffic control are shown in Figure 3.
Existiniz Traffic Data
In order to form a basis for analysis of the project impacts, existing and past traffic
volumes were reviewed based on the Pima Association of Government's (PAG)
document: Tucson Region Roadway Segment Traffic Counts. This document provides the
latest available Average Daily Traffic (ADT) volumes in the project area as well as
historical traffic counts in the area.
Traffic counts near the project site were taken in 2010 therefore an annual growth rate
was applied to the volumes to establish existing 2012 data. The historical data show that a
3% annual growth rate is appropriate based on traffic counts taken by PAG over the past
10 years. Existing traffic counts are summarized in Figure 4.
The complete traffic volume breakdown can be found in the Appendix.
Access
As mentioned previously, the new project will be constructed on undeveloped property
on the northeast corner of the intersection of Tangerine Road/La Cholla Boulevard.
Access to the Mercado Manderina site will be from one existing intersection on La
Cholla Boulevard, one new access driveway on La Cholla Boulevard, one new
intersection on Tangerine Road and one new access driveway on Wildlife Avenue (which
will be improved south to Tangerine Road).
Tangerine Road is currently under a design concept report (DCR) evaluation between
Interstate 10 and La Canada by a group which includes the Town of Marana, Pima
County and the Town of Oro Valley. Ultimately, Tangerine Road is planned to be a four
lane facility with two lanes in each direction and bicycle lanes/paved shoulders.
Traffic Impact Memorandum 4
Mercado Manderina, Tangerine Road/La Cholla Boulevard
Figure 3 — Existing Lane Configurations and Traffic Control
Legend
T ffic Signal
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
E
Figure 4 — Existing Daily Traffic Volumes
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
The existing un-signalized `T' intersection of La Cholla Boulevard/Driveway 1 is
currently controlled by a STOP sign on the eastbound approach. The approaches on La
Cholla Boulevard are free flow. Driveway 1 serves the Church of the Apostles on the
west side of La Cholla Boulevard. The new westbound approach will also be controlled
by a STOP sign and will provide a left turn lane and a shared through/right turn lane. The
eastbound approach will continue to offer a shared left turn/through/right turn lane. The
Tangerine Road DCR shows that the northbound and southbound approaches will offer a
left turn lane and a shared through/right turn lane. There are no curb, gutter, or sidewalk
facilities at this intersection which is located approximately 1,000 north of Tangerine
Road.
The proposed intersection of La Cholla Boulevard/Driveway 2 will be an un-signalized
"T" intersection with STOP sign control for the new westbound approach, while
northbound and southbound traffic will remain free -flow. Driveway 2 will be a limited
access driveway, allowing only right-in/right-out movements. The northbound approach
will provide a through lane and a shared through/right turn lane while the southbound
approach will provide two through lanes. Westbound traffic will be offered an exclusive
right turn lane out of the project site.
The new intersection of Tangerine Road/Driveway 3 will be located on Tangerine Road,
approximately 690 feet east of La Cholla Boulevard. This new `T' intersection will be
controlled by a STOP sign on the southbound approach, while traffic on Tangerine Road
will be free -flow. As a limited access driveway, Driveway 3 is proposed to allow right-
in/right-out movements only. The southbound approach will provide a single right turn
lane.
Wildlife Avenue is currently a dirt road. In order to provide access to the project site, the
intersection of Tangerine Road/Wildlife Avenue will be built out to create a new paved
"T" intersection. Tangerine Road is planned to ultimately provide two through lanes in
each direction. The Tangerine Road DCR currently proposes to offer eastbound traffic an
exclusive left turn lane while westbound traffic is expected to provide two through lanes
and a shared through/right turn lane. The southbound approach will be STOP sign
controlled while eastbound and westbound traffic will remain free -flow. The southbound
approach is proposed to provide a single left turn lane and an exclusive right turn lane out
of the project site.
Sight distance at the proposed access points should be verified during the plan design and
review process.
Traffic Impact Memorandum 7
Mercado Manderina, Tangerine Road/La Cholla Boulevard
W •H�
COD •
Trip Generation
■
Trip generation for the project was developed utilizing nationally agreed upon data
contained in the Institute of Transportation Engineers (ITE) publication Trip Generation,
8rh Edition, 2008. So as to provide analysis for the full build -out of the Mercado
Manderina development, trip generation was estimated for the construction of the
following buildings on the site:
• 150 Dwelling Units (90,000 Square Feet) of Senior Living based on ITE Land
Use Code (LUC) 253, Congregate Care Facility.
• 81,200 Square Feet of Offices (General and Medical), Retail Shops, Restaurants
(Fast Food and Dine -In), and Pharmacy based on ITE LUC 820, Shopping Center.
Per Town of Oro Valley policies the trip generation curve fitted equations were used
whenever the data was a `good fit' with an R value of greater than 0.75.
The result is the expected weekday trip generation for the Mercado Manderina
Development as shown in Table 1. The complete trip generation calculations can be
found in the Appendix.
Table 1— Weekday Project Site Generated Trips
Congregate
Shopping
Time Period
Care
Center
Total
Average Daily, Inbound (vtpd)
152
2,966
3,118
Average Daily, Outbound (vtpd)
152
2,966
3,118
Total Daily
304
5,932
6,236
AM Peak Hour, Inbound (vtph)
5
50
55
AM Peak Hour, Outbound (vtph)
4
32
36
Total AM Peak
9
82
91
PM Peak Hour, Inbound (vtph)
14
271
285
PM Peak Hour, Outbound (vtph)
12
283
295
Total PM Peak
26
554
580
vtpd - vehicle trips per day, vtph - veh icle trips per hour
Trip Distribution & Assignment
Trip distribution for the project was based on PAG traffic volumes near the site. Figure 5
shows the weekday trip distribution for the project as a percentage of net new primary
trips.
Figure 6 shows the assignment of the new site generated trips to the project intersections
within the study area.
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
Figure 5 — Weekday Peak Hour Trip Distribution
TANGERINE ROAD
Traffic Impact Memorandum
Mercado Manderina, Tangerine Road/La Cholla Boulevard
Figure 6 — Weekday Peak Hour Trip Assignment
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Traffic Impact Memorandum 10
Mercado Manderina, Tangerine Road/La Cholla Boulevard
H
Preliminary Roadway Analysis
A preliminary analysis was conducted to determine the required cross-section of the
roadways within the study area. There are several items to consider when determining the
functional classification of a roadway including projected traffic volumes, regional
roadway significance, geographic restraints and land use concerns.
In order to estimate average daily traffic (ADT) on the adjacent area roadways, daily site
traffic was assigned from Mercado Manderina onto Tangerine Road and La Cholla
Boulevard. Table 2 shows the weekday daily projected traffic for Tangerine Road and La
Cholla Boulevard after project construction.
Table 2 — Weekday Daily Traffic Volume Projections, Project Opening
Location
Daily Traffic
Volume Projection
Tangerine Road, East of La Cholla Boulevard
16,250
Tangerine Road, West of La Cholla Boulevard
13,740
La Cholla Boulevard, North of Tangerine Road
3,610
La Cholla Boulevard, South of Tangerine Road
12,030
Wildlife Avenue, North of Tangerine Road
1,430
Neither the Town of Oro Valley nor Pima County provide specific roadway
classifications based on daily projected traffic volumes. Table 3 shows typical urban
roadway planning level traffic volumes associated with each facility. These daily traffic
planning volumes give a range for classification and are one of several items used to
determine roadway cross-section.
Table 3 — Urban Roadway Planning Level Traffic Volumes
Road
Classification
ADT/Lane
No. Thru
Lanes
2-Way ADT
Range
Pk. Hr. / ADT
% (K)
Max Roadway
Length
Local
350
2
50 - 1,500
15
1,000 ft
Minor Collector
2,500
2
500 - 5,000
12
1/2 mile
Major Collector
3,500
2
600 - 8,500
10
2 miles
Minor Arterial
5,500
4
5,000 - 35,000
8
Principal Arterial
7,500
6
30,000 - 60,000
8
-
Based on 2004 Mancopa County Department of Transportation Roadway Design Manual Table 2.1
The typical ADT expected on Tangerine Road is between 13,600 and 16,200 daily
vehicles. These projected volumes are within the 2-way ADT range of a minor arterial
street with two lanes in each direction. Moreover, Tangerine Road is being studied as an
ultimate four -lane facility between Interstate 10 and La Canada as part of Regional
Transportation Authority (RTA) planning efforts.
On La Cholla Boulevard the traffic projections differ north and south of Tangerine Road.
North of Tangerine Road, traffic volumes on La Cholla Boulevard (3,580 vehicles) are
Traffic Impact Memorandum 11
Mercado Manderina, Tangerine Road/La Cholla Boulevard
W
H
y
within the 2-way range of a minor collector street with one lane in each directions. South
of Tangerine Road, traffic projections on La Cholla Boulevard (11,960 vehicles) are
within the 2-way range of a minor arterial with two lanes in each direction.
Turn Lane Analysis
Another element of this preliminary analysis is to determine if left and right turn lanes, on
Tangerine Road and La Cholla Boulevard are required at the new site driveways. Pima
County guidelines provide warrants for the inclusion of left and right turn lanes at un-
signalized intersections based on speed limit, through traffic volume and turning traffic
volume during the peak hour. When needed, turn lanes remove the slowing turning traffic
from the through traffic stream, improving capacity and reducing rear -end accidents.
Table 4 shows the locations that were evaluated for turn lanes.
Table 4 — Turn Lane Warrants
Intersection
Turn Treatments
Warranted?
Direction
Turn Treatment
Analyzed
La Cholla Boulevard/Driveway 1
No
Southbound
Left Turn Lane
La Cholla Boulevard/Driveway l
No
Northbound
Right Turn Lane
La Cholla Boulevard/Driveway 2
No
Northbound
Right Turn Lane
Tangerine Road/Driveway 3
Yes
Westbound
Right Turn Lane
Tangerine Road/Wildlife Avenue
Yes
Eastbound
Left Turn Lane
Tangerine Road/Wildlife Avenue
Yes
Westbound
Right Turn Lane
Based on the weekday PM peak hour traffic volumes projected with the project,
westbound right turn lanes are warranted on Tangerine Road at Driveway 3 and Wildlife
Avenue. An eastbound left turn lane is also warranted at the intersection of Tangerine
Road/Wildlife Avenue.
In order to determine the impacts of the proposed left and right turn lanes, storage lengths
were determined at all locations which warranted turn lanes.
Queue storage requirements were calculated using the following methods as
recommended in A Policy of Geometric Design of Highways and Streets (AASHTO,
2011) and referenced in Pima County Guidelines.
For un-signalized intersections, storage for vehicles likely to arrive in an average two -
minute period within the peak hour should be provided.
Vehicles per 2 min. period = (vehicles/hour)=(30 periods/hour)
Storage length = vehicles per 2 min. period x 25 feet
Based on the projected weekday PM peak hour traffic volumes with the project, the
storage lengths were found for the warranted turn lanes on La Cholla Boulevard and
Tangerine Road serving the project site.
Traffic Impact Memorandum 12
Mercado Manderina, Tangerine Road/La Cholla Boulevard
CO2
The computed value is typically rounded up to the nearest 25 feet. Table 5 shows the
calculated queue lengths for the two project intersections.
Table 5 — Calculated Queue Lengths
Intersection
Left Turn Storage
Right Turn Storage
NB I SB I EB I WB
NB I SB I EB WB
Tangerine Road/Driveway 3
Turning Volume (vph)
64
Scalculated —
53
Srounded —
75
Tangerine Road/Wildlife Avenue
Turning Volume (vph)
38
42
Scalculated =
32
35
Srounded =
50
50
S - storage in feet, vph - vehicles per hour
As shown in Table 5, the westbound right turn lane at the intersection of Tangerine
Road/Driveway 3 should be designed with at least 75 feet of storage. At the intersection
of Tangerine Road/Wildlife Avenue, both the eastbound left turn and the westbound right
turn lanes should be designed with at least 50 feet of storage space. As detailed in the
Pima County Department of Transportation Pavement Marking Standards, the minimum
turn lane length for left and right turn lanes is 150 feet.
With Wildlife Avenue being approximately 1/a mile east of the intersection of Tangerine
Road/La Cholla Boulevard, there is not expected to be any overlap between the proposed
new eastbound to northbound left turn lane into Wildlife Avenue and the existing
westbound to southbound left turn lane at La Cholla Boulevard.
Conclusion
When fully completed, the proposed project will generate an additional 91 vehicle trips in
the AM peak hour and 580 vehicle trips in the PM peak hour on the adjacent street
system.
This preliminary analysis shows that the four new proposed access driveways on
Tangerine Road and La Cholla Boulevard are spaced adequately to prevent any overlap
in potential turn lanes versus the existing turn lanes at the intersection of Tangerine
Road/La Cholla Boulevard.
An issue at the intersection or La Cholla Boulevard/Driveway 1 is the wide median that
exists on the west leg of the intersection at the Church of the Apostles. The median may
need redesigned with project development in order to line up through traffic across the
intersection, or Driveway 1 could be designed to line up with the church's wide median.
Traffic Impact Memorandum 13
Mercado Manderina, Tangerine Road/La Cholla Boulevard
W
At the intersection of Tangerine Road/Driveway 3, a westbound right turn lane should be
designed with at least 150 feet of storage space.
The eastbound to northbound left turn lane at the intersection of Tangerine Road/Wildlife
Avenue should be designed with a minimum of 150 feet of storage while the westbound
to northbound right turn lane should also be designed with at least 150 feet of storage.
This preliminary traffic impact memorandum should be supplemented by a full traffic
impact analysis when the project site is moved into development.
Nprojects 2012\12024 - mercado manderina (oro valley)\traffic analysis\report\final\nun tiro revised 26augl3.docx
Traffic Impact Memorandum 14
Mercado Manderina, Tangerine Road/La Cholla Boulevard
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROAD/LA CHOLLA BOULEVARD
APPENDIX
PAG Traffic Counts
Trip Generation Calculations
Turn Lane Calculations
Comment Resolution
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROAD/LA CHOLLA BOULEVARD
APPENDIX
PAG Traffic Counts
FAA77
Partnering •Planning •Projecting
Tucson Region Roadway Segment Traffic Counts
Pima Association of Governments
July 12, 2010
This paper presents segment -level daily traffic count data collected by the Pima Association
of Governments (PAG) and the Arizona Department of Transportation (ADOT) within the
Tucson Region during from 1998 through 2011
Methodology: PAG and ADOT collect weekday traffic count data for selected regionally
significant roadway segments within the Tucson metropolitan area. PAG's traffic count data is
collected by a consultant firm, usually on Tuesday, Wednesday or Thursday in February,
March or April. Typical traffic data collection methods involve the placement of pneumatic
tubes connected to recording devices at selected locations along roadway segments for a
period of at least 48 contiguous hours.
Warning: PAG's goal is to collect a representative traffic count for each roadway segment.
However, counting devices can and sometimes do malfunction, resulting in erroneous results.
Nearby roadway construction, traffic accidents and other unknown incidents can significantly
affect traffic and result in non -typical counts. Even without specific incidents, traffic counts
can vary significantly at different locations within a given segment and from day-to-day,
month -to -month and throughout the year.
Assumption of Risk: All parties using these data understand and acknowledge that these
data provided by PAG are subject to constant change and accuracy cannot be guaranteed.
ALL DATA ARE PROVIDED AS IS, WITH ALL FAULTS, AND WITHOUT WARRANTY OF ANY KIND,
EITHER EXPRESSED OR IMPLIED, INCLUDING, BUT NOT LIMITED TO, THE IMPLIED WARRANTIES
OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE. PAG does not warrant that
the data will meet the requirements of the other party or that the data will be error free, or
that data defects will be corrected.
This paper is updated periodically. The most recent versions of this paper and PAG's annual
Traffic Volume Map are available on www.pagnet.org. Questions should be addressed to:
Pima Association of Governments
177 N Church Ave, Suite 405
Tucson, AZ 85701
Tel: (520) 792-1093
Additional Resources: Additional traffic count data for the region are available from:
The City of Tucson: http://cros3.tucsonaz.gov/transportation/traffic-volume-counts
Pima County: http://www.dot.pima.gov/trafeng/trafcnt/
Arizona Department of Transportation: http://tpd.azdot.gov/data/aadt.asp
Pima Association of Governments 177 N. Church Ave, Suite 405, Tucson, AZ 85701 (520) 792-1093 ftel] (520) 620-6981[fox] www.pagnet.org (web]
PAG Segment Traffic Counts
PA%
Location
Segment
Total ADT
ID
Count ID
Count Date
Day 1
Day 2
Diff.
%
Avg.
A-5
LA CANADA DR - DUVAL MINE RD to ESPERANZA BL
2010230
10/26/10
11037
11059
22
0%
11047
2006242
03/21/06
15402
15073
329
2%
15237
2003005
02/18/03
14025
14327
302
2%
14175
2000176
03/14/00
12081
12523
442
3%
12301
A-3
LA CANADA DR - CONTINENTAL RD to ESPERANZA BL
2010188
10/26/10
7249
7728
479
6%
7488
2006183
03/21/06
11473
10958
515
4%
11215
2003003
02/18/03
10640
10739
99
0%
10689
2000177
03/14/00
12777
13490
713
5%
13133
N-120
LA CANADA DR - MISSION TWIN BUTTES RD to CONTINENTAL RD
0
1/
0
0
NA
0
D-11
LA CANADA DR - CONTINENTAL RD to ESPERANZA BL
0
/ !
0
0
NA
0
D-14
LA CANADA DR - ESPERANZA BL to DUVAL MINE RD
0
/ /
0
0
NA
0
N-168
LA CHOLLA BL - RUTHRAUFF RD to GARDNER LN
2010554
12/07/10
23285
23590
305
1%
23437
A-342
LA CHOLLA BL - MOORE RD to TANGERINE RD
2010199
10/13/10
2868
2729
139
4%
2798
2006195
04/26/06
2802
2611
191
6%
2706
A-343
LA CHOLLA BL - TANGERINE RD to NARANJA DR
2010200
10/26/10
9749
9989
240
2%
9869
2006196
04/26/06
7436
8461
1025
13%
7948
A-344
LA CHOLLA BL - NARANJA DR to LAMBERT LN
2010201
10/26/10
10591
10750
159
1%
10670
2006197
04/27/06
8970
8970
NA
8970
A-249
LA CHOLLA BL - LAMBERT LN to OVERTON RD
2010158
12/08/10
14247
14282
35
0%
14264
2007007
03/27/07
13381
13399
18
0%
13390
2006001
02/28/06
10136
10423
287
2%
10279
2003274
04/02/03
6555
5933
622
9%
6243
2000189
02/02/00
6365
6365
NA
6365
A-238
LA CHOLLA BL - OVERTON RD to MAGEE RD
2010152
12/15/10
21362
20365
997
4%
20863
2006132
05/09/06
15417
15362
55
0%
15389
2003262
04/01/03
16299
13800
2499
15%
15049
2000181
02/15/00
13160
13439
279
2%
13299
A-235
LA CHOLLA BL - MAGEE RD to MAGEE RD
2010150
12/08/10
30767
31320
553
1%
31043
2007005
03/20/07
29257
28710
547
1%
28983
2006129
05/09/06
29813
29684
129
0%
29748
2003259
03/11/03
22189
22005
184
0%
22097
2000182
02/15/00
22041
22041
NA
22041
07/11/11 Page 74
total_count_summary_analysis.frx
PAG Segment Traffic Counts
PA77
Location
Segment
Total ADT
ID
Count ID
Count Date
Day 1
Day 2
Diff.
%
Avg.
2000322
01/25/00
6611
6577
34
0%
6594
A-258
TANGERINE RD - LA CHOLLA BL to LA CANADA DR
2010162
10/13/10
13112
13525
413
3%
13318
2006148
04/26/06
12652
12900
248
1%
12775
2003284
02/17/03
10523
10777
254
2%
10650
2000321
01/25/00
9018
8991
27
0%
9004
A-259
TANGERINE RD - LA CANADA DR to 1 ST AV
2010163
12/15/10
18612
18669
57
0%
18640
2006149
02/28/06
16454
16926
472
2%
16690
2003285
02/17/03
14531
14589
58
0%
14560
2000320
01/25/00
10751
10884
133
1%
10817
B-242
TANGERINE RD - 1 ST AV to ORACLE RD
2010352
10/12/10
10379
10543
164
1%
10461
2007051
03/20/07
12340
12361
21
0%
12350
2004267
09/15/04
9054
8608
446
4%
8830
2003287
02/24/03
7616
7546
70
0%
7581
2000318
01/25/00
5851
6016
165
2%
5933
N-106
TANQUE VERDE LOOP RD - TANQUE VERDE RD to SPEEDWAY BL
0
/ /
0
0
NA
0
N-107
TANQUE VERDE LOOP RD - SPEEDWAY BL to BROADWAY BL
0
/ /
0
0
NA
0
C-84
TANQUE VERDE RD - PIMA ST to GRANT RD
2010492
11109/10
38988
40639
1651
4%
39813
2006342
03/22/06
42650
42589
61
0%
42619
2005085
03/31/05
32953
33014
61
0%
32983
2004186
02/23/04
41935
44606
2671
6%
43270
2002094
03/05/02
41253
41490
237
0%
41371
2001204
03/13/01
41912
41912
NA
41912
1998240
03/11/98
41631
41631
NA
41631
C-83
TANQUE VERDE RD - GRANT RD to SABINO CANYON RD
2010491
12/01/10
53994
53717
277
0%
53855
2005084
03/31/05
59545
59663
118
0%
59604
2004184
02/23/04
56463
59597
3134
5%
58030
2002093
03/05/02
57528
57528
NA
57528
2001203
03/13/01
58876
58876
NA
58876
1998237
03/11/98
59656
59656
NA
59656
B-183
TANQUE VERDE RD - SABINO CANYON RD to TANQUE VERDE RD WB
2011005
02/15/11
51033
52342
1309
2%
51687
2004187
02/23/04
52083
52432
349
0%
52257
2001205
03/13/01
51308
51308
NA
51308
1998238
03/11/98
51044
51044
NA
51044
N-29
TANQUE VERDE RD - BEAR CANYON RD to CATALINA HY
0
/ /
0
0
NA
0
07/11/11 Page 109 total_count_summary_analysis.frx
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROAD/LA CHOLLA BOULEVARD
APPENDIX
Trip Generation Calculations
Congregate Care Facility
LAND USE: 150 Dwelling Units Congregate Care Facility
TRIP GENERATION CALCULATIONS ARE BASED ON THE INSTITUTE OF TRANSPORTATION
ENGINEERS' TRIP GENERATION, 8TH EDITION. THE ITE LAND USE CODE IS
Congregate Care Facility (253)
WEEKDAY
Average Rate = 2.02 Trips per Dwelling Unit (DU)
T = 2.02 Trips x 150 DU
T = 304 VPD
ENTER: (0.5)*(304) = 152 VPD
EXIT: (0.5)*(304) = 152 VPD
AM PEAK HOUR (ONE HOUR BETWEEN 7 AND 9 AM
Average Rate = 0.06 Trips per Dwelling Unit (DU)
T = 0.06 Trips x 150 DU
T = 9 VPH
ENTER: (0.59)*(9) = 5 VPH
EXIT: (0.41)*(9) = 4 VPH
PM PEAK HOUR (ONE HOUR BETWEEN 4 AND 6 PM
Average Rate = 0.17 Trips per Dwelling Unit (DU)
T = 0.17 Trips x 150 DU
T = 26 VPH
ENTER: (0.55)*(26) = 14 VPH
EXIT: (0.45)*(26) = 12 VPH
*where, T = trip ends
TRIP GENERATION SUMMARY
WEEKDAY 304 VPD
AM PEAK HOUR (ONE HOUR BETWEEN 7 AND 9 AM) 9 VPH
PM PEAK HOUR (ONE HOUR BETWEEN 4 AND 6 PM) 26 VPH
Shopping Center
LAND USE: 81,200 Square Feet Gross Leasable Area Shopping Center
TRIP GENERATION CALCULATIONS ARE BASED ON THE INSTITUTE OF TRANSPORTATION
ENGINEERS' TRIP GENERATION, 8TH EDITION. THE ITE LAND USE CODE IS
Shopping Center (820)
WEEKDAY
Rate Based on Equation: Ln(T) = 0.65 Ln(X) + 5.83
Rate = 73.05 Trips per 1000 Square Feet Gross Leasable Area (SF)
T = 73.0452902746027 Trips x 81200 SF / 1000
T = 5932 VPD
ENTER: (0.5)*(5932) = 2966 VPD
EXIT: (0.5)*(5932) = 2966 VPD
AM PEAK HOUR (ONE HOUR BETWEEN 7 AND 9 AM)
Average Rate = 1 Trips per 1000 Square Feet Gross Leasable Area (SF)
T = 1 Trips x 81200 SF / 1000
T = 82 VPH
ENTER: (0.61)*(82) = 50 VPH
EXIT: (0.39)*(82) = 32 VPH
PM PEAK HOUR (ONE HOUR BETWEEN 4 AND 6 PM)
Rate Based on Equation: Ln(T) = 0.67 Ln(X) + 3.37
Rate = 6.81 Trips per 1000 Square Feet Gross Leasable Area (SF)
T = 6.81426336071022 Trips x 81200 SF / 1000
T = 554 VPH
ENTER: (0.49)*(554) = 271 VPH
EXIT: (0.51)*(554) = 283 VPH
*where, T = trip ends
TRIP GENERATION SUMMARY
WEEKDAY 5932 VPD
AM PEAK HOUR (ONE HOUR BETWEEN 7 AND 9 AM) 82 VPH
PM PEAK HOUR (ONE HOUR BETWEEN 4 AND 6 PM) 554 VPH
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROADILA CHOLLA BOULEVARD
APPENDIX
Turn Lane Calculations
Pima County Subdivision and Development Street Standards
3.1.3. Auxiliary Lanes
In order for the internal subdivision streets and the adjacent existing roadways to
operate safely and efficiently, it is necessary to evaluate the need for channelization
of traffic movements, especially at major unsignalized intersections. The warrants
outlined here shall be followed for unsignalized intersections that provide access to
new subdivisions or developments and for major unsignalized intersections internal
to the subdivision or development. The warrants apply both to subdivisions and
developments that require a TIS, and to those that do not.
3.1.3.1. Left Turn Lane Warrants
The methodology presented here applies to all subdivision or development access
points where a left turn must be executed from a two-lane roadway to enter the
subdivision. The intent is to identify locations where lack of left turn lanes presents a
potential safety concern.
The need for an exclusive left turn lane can be determined from Table 3.4 if the
following parameters are known:
ADT: The two-way average daily traffic on the roadway from which the left turn is
executed. If a TIS for the subdivision is not available, ADT can be obtained from
the Pima County Traffic Engineering division or from the Pima Association of
Governments.
• LT: Number of left turns in the peak hour. If a TIS for the subdivision is not
available, the number of left turns can be estimated based on the number of trips
generated by the subdivision or development in the peak hour (using the trip
generation rate from Trip Generation or Table 3.2) divided by the number of
access points where left turns are (or will be) permitted, as shown in the following
equation:
Chapter 3 - Design Elements Common to All Development Types
3-15
Pima County Subdivision and Development Street Standards
0.5. Trif) Generation,, ,,
Access Pis
For residential subdivisions the equation simplifies to:
I, T = 0.5. Duelling Units
Access Pts
• Posted Speed: The posted speed limit on the roadway from which the left turn is
executed.
Table 3.4 shows the maximum number of left turn movements allowed in the peak
hour without a dedicated left turn lane. If those values are exceeded for any ADT
and speed combination, a left turn lane shall be provided.
An exclusive left turn lane will also be required regardless of the size of the
subdivision or development, if an access point to the subdivision is located in an
area where sufficient stopping sight distance is not provided on the major roadway.
If the roadway shoulders or any pedestrian or bicycle facilities are affected by the
addition of a left turn lane they must be replaced. The storage length required for the
lane must comply with the requirements in the Pima County Pavement Marking
Design Manual12.
Table 3.4. Maximum left turn volume in the peak hour without a left turn lane (modified from IHSDM13)
AD T 2-wa
Posted Speed
m h
<2,500
2,500-5,000
5,000-10,000
>10,000
5 35
75
50
30
15
40-50
75
40
20
10
55
75
30
10
5
3.1.3.2. Right Turn Lane Warrants
The methodology presented here applies to all subdivision or development access
points where a right turn must be executed from a collector or arterial to enter the
Chapter 3 - Design Elements Common to All Development Types
3-16
Pima County Subdivision and Development Street Standards
subdivision. The intent is to identify locations where the lack of right turn lanes
presents a potential safety concern.
The need for an exclusive right turn lane can be determined from Table 3.5 if the
following parameters are known:
• ADT: The bi-directional average daily traffic on the roadway from which the right
turn is executed. If a TIS for the subdivision is not available, ADT can be
obtained from the Pima County Traffic Engineering division or from the Pima
Association of Governments.
• RT: Number of right turns in the peak hour. If a TIS for the subdivision is not
available, the number of right turns can be estimated based on the number of
trips generated by the subdivision or development in the peak hour (using the trip
generation rate from Trip Generation or Table 3.2) divided by the number of
access points where right turns are (or will be) permitted, as shown in the
equation below:
RT = 0.5 • Trip Generation,, y
Access Pis
For residential subdivisions the equation simplifies to:
RT = 0.5 • Dwelling Units
Access Pis
Table 3.5 shows the maximum number of right turn movements allowed in the peak
hour without a dedicated right turn lane. If those values are exceeded, a right turn
lane shall be provided.
Chapter 3 - Design Elements Common to All Development Types
3-17
Pima County Subdivision and Development Street Standards
Table 3.5. Peak Hour Volume Warrant for Right Turn Lanes (modified from IHSDM13)
ADT (2-way)
Max. Peak Hour
Right Turn Volume
w/o RT Lane
2 500-5 000
100
5,000-10,000
70
>10 000
40
3.1.3.3. Auxiliary Lanes Sample Calculation
Given the following information, determine the need for dedicated left turn and right
turn lanes:
• Turns made from a 2 lane collector roadway
• Posted speed: 45 mph
• ADT on collector roadway: 8,000 veh/day
• 150 single-family residences
• 2 Access points
To calculate LT and RT
0.5.150
LT=RT= =38
2
To evaluate need for left turn lane
Reading in Table 3.4 for ADT between 5,000 and 10,000 and posted speed of 45,
the maximum number of left turns allowed in the peak hour is 20.
Since LT (38) > 20, a left turn lane IS warranted (at each access point).
To evaluate need for right turn lane
Reading in Table 3.5 for ADT between 5,000 and 10,000 and posted speed of 45,
the maximum number of right turns allowed in the peak hour is 70.
Since RT (38) < 70, a right turn lane IS NOT warranted.
Chapter 3 - Design Elements Common to All Development Types
3-18
EP
WG6 (2x6) WG8 (24)
m
Turn Bay Taper
m
WS6 WS8
(See Note 5) (See Note 5)
Bike Lane
(Optional)
Right-Tum Lane Length
MINIMUM TURN BAY TAPER RATES
POSTED SPEED (MPH)
RATE (Length/Offset)
30 OR LESS
8:1
35 OR MORE
15:1
MINIMUM RIGHT TURN LANE LENGTH
POSTED SPEED (MPH)
LENGTH (FT)
40 OR LESS
110'
45 OR MORE
150,
m
WS6
(See Note 5)
2
NOTES:
1. Design speed minus 5 mph may be used instead of
posted speed limit.
2. Taper Rate refers to the ratio of length of taper to
the lateral offset of the edgeline.
3. Storage lengths longer than the minimums listed on this
drawing may be determined using engineering judgment
or approximate calculations.
4. For the placement of pavement arrows and "ONLY'
legends, see Sheet 4-12.
5. RPMs shall not be used on lane lines adjacent to bike lanes,
per 2003 MUTCD, Section 9C.04.
6. In urban area, the minimum storage length may be reduced
at the discretion of the Traffic Engineer.
ISSUED 01 PCDOT and TDOT Traffic Engineering Division Qar mr SHEET NO.
October,2000 �® a, °°
� PAVEMENT MARKING STANDARDS ��
REVISED Unsignalized Right -Turn Lane o y, e� 4-7
August 2008 Design Detail
Face of
See Note 1 — I — See Notes 1 & 2
MINIMUM TURN BAY REVERSE CURVE TAPER LENGTHS
SEE NOTE 1
POSTED
SPEED (MPH)
SINGLE LT LANE (FT)
SEE NOTE
DUAL LT LANES (FT)
25-35
100,
175'
40-45
100'
175'
50-55
150,
250'
MINIMUM STORAGE LENGTH
SEE NOTE 1. 2 & 3
POSTED
SPEED (MPH)
MINIMUM LENGTH (FT)
40 OR LESS
110'
45 OR MORE
150'
NOTES:
1. Design speed minus 5 mph may be used instead of
posted speed limit.
2. Storage lengths longer than the minimums listed on this
drawing will be determined using engineering calculations
to determine the storage need.
3. The dimensions given in the minimum length tables on this
sheet are also applicable for single right turn lanes.
4. Refer to Sheets 4-9 and 4-11 for pavement marking details.
5. In urban areas, the minimum storage length may be
reduced at the discretion of the Traffic Engineer.
ISSUED ova, g PCDOT and TDOT Traffic Engineering Division —Iff- a SHEET NO.
October 2000 ��
PAVEMENT MARKING STANDARDS %Wf
REVISED �� Left -Turn Lane (Raised Median) oeq 4-6.1
August 2008 Design Detail uoassom
TRAFFIC IMPACT MEMORANDUM
MERCADO MANDERINA
TANGERINE ROAD/LA CHOLLA BOULEVARD
APPENDIX
Comment Resolution
Mercado Mandarina
NE Corner of La Cholla Blvd & Tangerine Rd
REZONING
OV908-003
2"d Submittal, Engineering Comments
David Laws, P.E.
May 2, 2013
The Town of Oro Valley Permitting Division offers the following Engineering comments
to assist in the successful development of this project. These comments are for
guidance and are not a substitute for all applicable Town of Oro Valley, Pima County,
State of Arizona and Federal codes, regulations, ordinances and/or laws and are meant
to protect the public's health, safety, and general welfare:
Rezoning Conditions of Approval
1. A full Traffic Impact Analysis (TIA) prepared by an Arizona registrant shall be
required as part of any future Conceptual Design submittal. This development shall
be responsible to design and pay for any improvements to La Cholla Boulevard or
Tangerine Road as determined to be required by the TIA.
2. A full Drainage Report shall be required as part of any future Final Design submittal.
All post development flow shall be mitigated and released in the same manner and
quantity as the existing condition.
3. 100-feet of additional right-of-way along the project's boundary with Tangerine Road
shall be dedicated to the Town of Oro Valley as a condition of the rezoning.
4. Additional right-of-way along the project's boundary with La Cholla Boulevard shall
be dedicated to the Town of Oro Valley as a condition of the rezoning. The amount
of additional right-of-way to be dedicated shall be the amount necessary to provide
a minimum of 75' from the right-of-way centerline (i.e. 150' ultimate r/w).
5. A 10'-wide multi -use path shall be required within the right-of-way along the project
frontage with La Cholla Boulevard and Tangerine Road. The applicant may choose
to provide an alternative in -lieu fee for the required path, the amount of which is to
be approved by the Town engineer.
6. An approved variance will be required for the proposed location of the access
driveway that intersects Tangerine Road. Per TRCOD requirements, the driveway
cannot be less than 1000' from Wild Life Avenue or less than 330' from the La
Cholla Boulevard intersection. (OVZC Section 27.10)
7. The proposed access drive serving the fueling station is within the required TRCOD
arterial road frontage tract. The Town Engineer would be willing to support a
reduction to the frontage tract from 660' in length to not less than 330' in length and
from 50' in width at the beginning of the tract to not less than 25' in width under the
following conditions:
• The proposed access drive is designed as a limited access driveway for right-
in/right-out movements only. The design of the driveway entrance shall require
Town Engineer approval.
The proposed access point is located outside of the required TRCOD arterial
frontage tract, and in no case shall be located nearer than 330' from the
Tangerine Road centerline.
A formal request is received from the applicant to reduce the frontage tract as
allowed for under certain circumstances by the Town's Zoning Code. (OVzC
Section 27.10)
GENERAL REZONING DOCUMENTATION COMMENTS
8. Tentative Development Plan: The arterial frontage tract along La Cholla Boulevard
is depicted within the Town right-of-way. Per Zoning Code requirements, the tract is
to be measured from the arterial right-of-way boundary. Revise as necessary.
(O VZC Section 27.10)
9. Tentative Development Plan: Depict the required 10'-wide multi -use path along the
project's frontage with Tangerine Road and La Cholla Boulevard.
10. Tentative Development Plan: The location of the two driveway access points along
Wild Life Avenue are too close to one another. The minimum required separation
between intersections (centerline to centerline) is 150'. Revise as necessary.
11. Tentative Development Plan: The intersection of Wild Life Avenue and Tangerine
Road is depicted as a limited access intersection. This intersection will be designed
and constructed as a full access intersection (left turns out will be permitted) per the
Tangerine Road improvement project that will begin construction in 2016. Revise
as necessary.
12. Tentative Development Plan: Delete the "Excess Right -of -Way" notation located
adjacent to the southwest corner of the property. This area utilized for public
drainage and utilities is not considered excess right-of-way.
13. Exhibit X: Depict Limewood Drive and Wild Life Avenue on the map.
14. Exhibit X: Depict existing bicycle and pedestrian ways within 1 mile of the project
site.
15. Traffic, Section I-G.2: Provide information for Limewood Drive and Wild Life Avenue
within the table.
16. Traffic, Section II-H: Include the following information for the traffic analysis:
• A projection of traffic volumes was provided. However, indicate the expected
level of service to all streets and a capacity analysis for affected intersections.
• Indicate if off -site improvements will be required for this project and that the
developer is responsible for all such improvements. Indicate which roads will
require improvements and a time frame for the improvements.
• Provide a description of any proposed bicycle and pedestrian pathways within
the development and indicate whether they are connected to external pathways,
arterial streets, parks, and schools.
• Indicate the expected impact to surrounding neighbors.
erig-rz-02-20130503
17. Traffic Impact Memorandum, Page 7: The analysis indicates that Driveway 2 will be
provided with an exclusive westbound left -turn lane and right -turn lane. This
driveway is located within the required TRCOD arterial road frontage tract; crossing
of an arterial tract is prohibited. The Town would support a reduction to the tract if
this proposed driveway were limited to right-in/right-out traffic movements only.
18. Traffic Impact Memorandum, Page 7: The analysis indicates that the Wild Life
Avenue/Tangerine Road intersection will be a limited access intersection. This
intersection will be designed and constructed as a full access intersection (left turns
out will be permitted) per the Tangerine Road improvement project that will begin
construction in 2016. Please revise the TIA and recommendations for the
southbound approach as required.
eng-rz-02-20130503 3
O�O,pLLEY 02v
fE������
D
--�- NOV 15 2011
_00NDED 191R TOWN OF ORO VALLEY, PLANNING AND ZOjl�
11000 N. LA CANADA DRIVE, ORO VALLEY AZ)
PHONE: (520) 229-4800 FAX: (520) 742-1022 (��/� ®' Oro �jj0�
www.orovalleyaz.gov - -
APPLICATION FORM
OV Case # (Office Use Only): Cni 9 (J 00 ,o o
Application Type/Reason for request: Rezoning
A. Applicant
Name:
Paul Oland
Engineering Firm:
The WLB Group, Inc.
Address:
4444 E. Broadway Blvd.
City/State/Zip:
Tucson, AZ 85711
Telephone:
520.881.7480 Fax: 520.318.6170
Email:
gpoland@wlbqroup.com
B. Property Owner (s), if more than one owner, attach list
Name: T/F Tangerine Group / TLC Investment Group
Firm:
Address: P.O. Box 31987
City/State/Zip: Tucson, AZ 85751
Telephone: 520.721.6614 Fax:
Email: ctownsdin@vahoo.com
C. Subject Property
Parcel/Tax Code: 219-46-0170 & 0200
Legal Description/Property Address: NE Corner of Tangerine Rd. & La Cholla Blvd.
Area of property: 19.6 Ac.
Existing Zoning: R1-144 Proposed Zoning: C-1
Is Proposed Zoning in conformance with General Plan designation? [ ] N/A [ X ] Yes [ X ] No
General Plan Designation: NCO / LDR2 (We're processing a concurrent general plan amendment)
Existing Land Use: Vacant Proposed Land Use: Commercial
D. Previous Applications Relating To This Property
Condition Use Permit Rezoning
Board of Adjustment GP Amendment
Plat/Development Plan Architecture
This application is true and correct to the best of my knowledge. I am the owner of the above described property or have
been authorized by the owner to make this application.
Revised 11-20-08 ,
TANGERINE & LA CHOLLA
PROPERTY OWNERSHIP
219-46-0170 & 0200
T/F Tangerine Group, LLC
P.O. Box 31987
Tucson, AZ 85751
Members: Charles L. Townsdin
The Townsdin Family Limited Partnership
Nbv 14 11 10;40a
p.1
November 14, 2011
Town of Oro Valley
11000 N. La Canada Drive
Oro Valley, AZ 85737
Subject Tangerine & La Cholla General Plan Amendment & Rezoning
To Whom It May Concern:
I hereby authorize The WLB Group, Inc. to represent T/F Tangerine Group / TLC Investment
Group in requests related to the entitlement and development of the property located at the
northeast comer of Tangerine Road and La Cholla Boulevard.
Sincerely,
Owners Signature
� L �Det/n/5���✓ .
Printed Name I [Tt:�
NOTICE
In addition to the Town of Oro Valley (the "Town"), there may be other jurisdictions affecting development of
this property. If a property developer waits until late in the development process to contact other pertinent
governmental agencies or bodies, additional expense and time in coordination, redesign and development may be
a result. Examples of other governmental agencies and/or bodies that may have overlapping jurisdiction over this
property include but are not limited to the following:
Federal:
♦ The United States Department of the Interior, Fish and Wildlife Service is responsible for Endangered
Species Act compliance, etc. Please note, habitat has been designated within the Town.
U.S. Fish and Wildlife Field Division
2321 West Royal Palm Road, Suite 103
Phoenix, Arizona 85021-4951
Phone (602) 640-2720 Fax (602) 620-2730
♦ The United States Corps of Engineers: This agency is responsible for management of jurisdictional waters,
etc. Section 404 consultations may be required on properties that contain washes.
U.S. Army Corps of Engineers
5205 E_ Comanche
Davis Monthan AFB
Tucson, AZ 85707
Phone (520) 584-4486 Fax (520) 584-4497
State:
♦ Arizona Department of Environmental Quality: This agency has multiple responsibilities. PIease contact
directly for further information.
ADEQ
11 10 W. Washington Street
Phoenix, AZ 85007
(602) 77I-2300
County:
♦ Pima County Department of Environmental Quality: This agency has multiple responsibilities. Please
contact directly for further information.
PDEQ
201 N. Stone Avenue, 2nd Floor
Tucson, AZ 85701
(520) 740-6520
Please be advised, issuance of a permit DOE, S NOT, nor should it be construed, to imply compliance with
Federal, State or County regulations. If you have any questions concerning your responsibilities under federal
law, please contact the applicable agency.
APPLICANT NAME: 9�Lf,S SAael Xve, — /gr7y - Ay` D'n,v,�
CONTACT PHONE AND ADDRESS:
SITE LOCATION:_ -%,q,�u,tirE
nb nnnonrt tton_
Signature
ZOII •%//l
Date
Case/File Number
No. NCS-486096-OR1
INFORMATION
The Title Insurance Commitment is a legal contract between you and the company. It is
issued to show the basis on which we will issue a Title Insurance Policy to you. The Policy
will insure you against certain risks to the land title, subject to the limitations shown in the
Policy
The Company will give you a sample of the Policy form, if you ask.
The Commitment is based on the land title as of the Commitment Date. Any changes in the
land title or the transaction may affect the Commitment and the Policy.
The Commitment is subject to its Requirements, Exceptions and Conditions.
THIS INFORMATION IS NOT PART OF THE TITLE INSURANCE COMMITMENT.
®��
NOV 15 2011
I
Town of Oro Valley
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
First American Title Insurance Company
through its Division
First American Title Insurance Company
TABLE OF CONTENTS
AGREEMENT TO ISSUE POLICY .......................................................
on the following page
COMMITMENT DATE. .. .. ................ ..................................Schedule A (Page 1)
POLICIES TO BE ISSUED, AMOUNTS AND PROPOSED INSURED .............................. Schedule A (Page 1)
INTEREST IN THE LAND..........................................................
Schedule A (Exhibit A)
DESCRIPTION OF THE LAND...........................................................on the following page
EXCEPTIONS- PART ONE..............................................................Schedule
B(inside)
EXCEPTIONS - PART TWO ........................................... ............. Schedule B (inside)
REQUIREMENTS (Standard) ..............................................................onthethird
page
REQUIREMENTS (Continued) ...........................................................
Requirements (inside)
CONDITIONS...........................................................................
on the third page
YOU SHOULD READ THE COMMITMENT VERY CAREFULLY
If you have any questions about the Commitment, contact:
First American Title Insurance Company National Commercial Services
200 SW Market Street, Suite 250, Portland, OR 97201
Page 1
No. NCS-486096-ORI
AGREEMENT TO ISSUE POLICY
We agree to issue a policy to you according to the terms of this Commitment. When we
show the policy amount and your name as the proposed insured in Schedule A, this
Commitment becomes effective as of the date shown in Schedule A.
If the Requirements shown in this Commitment have not been met within six months after
the Commitment Date, our obligation under this Commitment will end. Also, our obligation
under this Commitment will end when the Policy is issued and then our obligation to you will
be under the Policy.
Our obligation under the Commitment is limited by the following:
The Provisions in Schedule A
The Requirements
The Exceptions in Schedule B - Parts 1 and 2
The Conditions
This Commitment is not valid without SCHEDULE A and Parts 1 and 2 of SCHEDULE B.
SCHEDULE B - EXCEPTIONS
Any Policy we issue will have the following exceptions unless they are taken care of to our satisfaction.
Part One: (for use with 2006 ALTA policies)
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public
agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown
by the records of such agency or by the Public Records.
2. Any facts, rights, interests or claims that are not shown by the Public Records but which could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land and not shown by the Public
Records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under
(a), (b), or (c) are shown by the Public Records.
Part One: (for use with 1992 and prior ALTA policies)
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the public records.
Proceedings by a public agency which may result in taxes or assessments, or notices
of such proceedings, whether or not shown by the records of such agency or by the public records.
Page 2
IIII No. NCS-486096-OR1
Ell I
2. Any facts, rights, int or claims which are not shown by the OIL records but which could be
ascertained by an inspection of the land or by making inquiry of persons in possession thereof.
3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a
correct survey would disclose, and which are not shown by the public records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water; whether or not the aforementioned matters
excepted are shown by the public records.
6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by
law and not shown by the public records.
Part One of Schedule B will be eliminated from any A.L.T.A. Extended
Coverage Policy, A.L.T.A. Plain Language Policy and policies with EAGLE
Protection added. However, the same or similar exception may be made in
Schedule B of those policies in conformity with Schedule B, Part Two of this
Commitment.
Page 3
No. NCS-486096-OR1
REQUIREMENTS
(Standard)
The following requirements must be met:
(a) Pay the agreed amounts for the interest in the land and/or the mortgage to
beinsured.
(b) Pay us the premiums, fees and charges for the policy.
(c) Documents satisfactory to us creating the interest in the land and/or the mortgage
to be insured must be signed, delivered and recorded.
(d) You must tell us in writing the name of anyone not referred to in this commitment
who will get interest in the land or who will make a loan on the land. We may then
make additional requirements or exceptions.
(Continued on Requirements Page)
CONDITIONS
DEFINITIONS
(a) "Mortgage" means mortgage, deed of trust or other security instrument.
(b) "Public Records" means title records that give constructive notice of matters
affecting
the title according to the state law where the land is located.
2. LATER DEFECTS
The Exceptions in Schedule B may be amended to show any defects, liens or
encumbrances that appear for the first time in the public records or are created or
attached between the Commitment Date and the date on which all of the
Requirements are met. We shall have no liability to you because of this amendment.
EXISTING DEFECTS
If any defects, liens or encumbrances existing at Commitment Date are not shown
in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B
to show these defects, liens or encumbrances, we shall be liable to you according to
Paragraph 4 below unless you knew of this information and did not tell us about it in
writing.
4. LIMITATION OF OUR LIABILITY
Our only obligation is to issue to you the Policy referred to in this Commitment, when
you have met its Requirements. If we have any liability to you for any loss you incur
because of an error in this Commitment, our liability will be limited to your actual loss
caused by your relying on this Commitment when you acted in good faith to:
comply with the Requirements
or
eliminate with our written consent any Exceptions shown in Schedule B
We shall not be liable for more than the Amount shown in Schedule A of this
Commitment and our liability is subject to the terms of the Policy form to be issued to
you.
5. CLAIMS MUST BE BASED ON THIS COMMITMENT
Any claims, whether or not based on negligence, which you may have against us
concerning the title to the land must be based on this Commitment and is subject to
its terms
Page 4
No. NCS-486096-ORS
First American Title
$
-( %\1F,kI
Insurance Company r
National Commercial
Services
PRIVACY POLICY
We Are Committed to Safeguarding Customer Information
The First American
Corporation
In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you
may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have
a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First
American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information.
Applicability
This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use
information we have obtained from any other source, such as information obtained from public records or from another person or entity.
First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls
these guidelines its Fair Information Values, a copy of which can be found on our web site at www.firstam.com.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include:
Information we receive from you on applications, forms and in other communications to us, whether in writing, in
person, by telephone or any other means;
Information about your transactions with us, our affiliated companies, or others; and
Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we
will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have
requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any
customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer
analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies.
Such affiliated companies include financial services providers, such as title insurers, property and casualty insurers, and trust and investment
advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow
companies. Furthermore, we may also provide all information we collect, as described above, to companies that perform marketing services
on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint
marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply.
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic
personal information about you to those individuals and entities who need to know that information to provide products and services to you.
We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and
in accordance with this Privacy Policy and First American's FairiMormation Values We currently maintain physical, electronic, and
procedural safeguards that comply with federal regulations to guard your nonpublic personal information.
c2001 The First American Corporation - All Rights Reserved
Page 5
No. NCS-486096-OR1
First American Title Insurance Company
National Commercial Services
SCHEDULE A
First Amended
ESCROW/CLOSING INQUIRIES should be directed to your Escrow Officer: Rachael Rodgers at
(503)795-7600
Effective Date: July 27, 2011 at 7:30 a.m.
1. Policy or (Policies) to be issued:
ALTA 2006 Extended Owner's Policy for $0.00
Proposed Insured:
JEA Development Group
ALTA 2006 Extended Lender's Policy for $0.00
Proposed Insured:
To Be Determined
2. The estate or interest in the land described or referred to in this commitment and covered herein
is fee simple and title thereto is at the effective date hereof vested in:
David Huebner, an unmarried man, as to an undivided 500/o interest and Mark E. Weinberg
and Linda S. Weinberg, husband and wife, as community property with right of survivorship,
as to an undivided 500/o interest, as to Parcel No. 1 and Arizona Medical Buildings, LLC, an
Arizona limited liability company, as to Parcel No. 2
Title to the estate or interest in the land upon issuance of the policy shall be vested in:
JEA Development Group
4. The proposed mortgage and assignment thereof, if any, are described as follows:
SEE EXHIBIT "1" ATTACHED HEREIN
5. The land referred to in this Commitment is located in Pima County, AZ and is described as:
SEE EXHIBIT "A " ATTACHED HEREIN
Title officer: Cynthia L. Friese/KLB/pmg/jga @ (602)567-8100/cfriese@firstam.com.
Pages 1 through 5 of this document consist of the Title Insurance Commitment contract and our Privacy Policy.
Page 6
No. NCS-486096-0111
EXHIBIT "1"
(a) A Deed of Trust given to secure an indebtedness in the original principal amount of
$0.00 , dated , recorded as of Official Records.
Trustor: JEA Development Group
Trustee:
Beneficiary: To Be Determined
Page 7
No. NCS-486096-OR1
EXHIBIT "A"
PARCEL NO. 1
THAT PORTION OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER LYING
NORTHERLY OF ROLLER COASTER ROAD, IN SECTION 9 TOWNSHIP 13 EAST, RANGE 13 SOUTH, PIMA
COUNTY, ARIZONA, EXCEPT FOR THE SOUTHEAST QUARTER, OF THE NORTHEAST QUARTER, OF THE
NORTHEAST QUARTER, OF THE SOUTHEAST QUARTER AND THE NORTHEAST QUARTER, OF THE
SOUTHEAST QUARTER, OF THE NORTHEAST QUARTER, OF THE SOUTHEAST QUARTER. FURTHER
EXCEPT THE NORTH 30 FEET AND EAST 30 FEET FOR ROADS;
FURTHER EXCEPT THAT PORTION CONVEYED TO PIMA COUNTY BY WARRANTY DEED RECORDED IN
DOCKET 8609, PAGE 1638 DESCRIBED AS FOLLOWS:
A PORTION OF THAT PROPERTY RECORDED IN THE PIMA COUNTY RECORDER'S OFFICE UNDER BOOK
7591, PAGE 1301-1302, LOCATED IN THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER AND
THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION
9, TOWNSHIP 13 SOUTH, RANGE 13 EAST, GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY,
ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID SECTION 9, SAID POINT BEING A 2" BRASS CAP;
THENCE NORTH 00 DEGREES 20 MINUTES 00 SECONDS WEST, ALONG THE EASTERLY LINE OF SAID
SECTION 9, AS RECORDED IN VAQUERO VILLA, LOTS 1 THRU 17, A SUBDIVISION OF PIMA COUNTY,
ARIZONA, SAID SUBDIVISION OF RECORD IN THE OFFICE OF THE COUNTY RECORDER OF PIMA
COUNTY, ARIZONA, IN BOOK 25 OF MAPS AND PLATS AT PAGE 51, A DISTANCE OF 1620.81 FEET;
THENCE NORTH 88 DEGREES 57 MINUTES 05 SECONDS WEST, A DISTANCE OF 30.00 FEET TO THE
TRUE POINT OF BEGINNING, SAID POINT BEING ON THE WESTERLY LINE OF THE LA CHOLLA
BOULEVARD RIGHT-OF-WAY;
THENCE SOUTH 00 DEGREES 20 MINUTES 00 SECONDS EAST, ALONG SAID WESTERLY LINE, A
DISTANCE OF 507.04 FEET TO A POINT, SAID POINT BEING THE INTERSECTION OF THE SAID
WESTERLY LINE AND THE NORTHERLY LINE OF THE ORACLE-JAYNES STATION ROAD RIGHT-OF-WAY,
AS RECORDED IN SAID VAQUERO VILLA SUBDIVISION;
THENCE NORTH 35 DEGREES 05 MINUTES 50 SECONDS WEST, ALONG SAID NORTHERLY LINE, A
DISTANCE OF 32.52 FEET TO A POINT OF CURVE TO THE LEFT;
THENCE NORTHWESTERLY, ALONG SAID CURVE TO THE LEFT, THRU A CENTRAL ANGLE OF 18
DEGREES 16 MINUTES 40 SECONDS AND WITH A RADIUS OF 984.93 FEET, 314.20 FEET TO A POINT
OF TANGENCY;
THENCE NORTH 53 DEGREES 22 MINUTES 30 SECONDS WEST, ALONG SAID NORTHERLY LINE, A
DISTANCE OF 479.68 FEET TO A POINT OF INTERSECTION OF SAID NORTHERLY LINE AND THE
WESTERLY LINE OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 9;
THENCE NORTH 00 DEGREES 18 MINUTES 12 SECONDS WEST, ALONG SAID WESTERLY LINE A
DISTANCE OF 18.76 FEET;
THENCE SOUTH 53 DEGREES 22 MINUTES 30 SECONDS EAST, PARALLEL TO AND 15.00 FEET OFFSET
OF SAID NORTHERLY LINE, A DISTANCE OF 411.67 FEET, TO A POINT OF CURVE TO THE LEFT;
THENCE EASTERLY, ALONG SAID CURVE TO THE LEFT, THRU A CENTRAL ANGLE OF 35 DEGREES 34
Page 8
No. NCS-486096-OR1
MINUTES 35 SECONDS AN&WTH A RADIUS OF 255.00 FEET, 158.33 FEE I TO A POINT TANGENCY;
THENCE SOUTH 88 DEGREES 57 MINUTES 05 SECONDS EAST, A DISTANCE OF 47.09 FEET TO A POINT
OF CURVE TO THE LEFT;
THENCE NORTHEASTERLY, ALONG SAID CURVE TO THE LEFT, THRU A CENTRAL ANGLE OF 91
DEGREES 22 MINUTES 55 SECONDS AND WITH A RADIUS OF 25.00 FEET, 39.87 FEET TO A POINT OF
TANGENCY, WITH A LINE PARALLEL WITH AND 70.00 FEET WESTERLY OF SAID WESTERLY LINE OF LA
CHOLLA BOULEVARD RIGHT-OF-WAY;
THENCE NORTH 00 DEGREES 20 MINUTES 00 SECONDS WEST, ALONG SAID PARALLEL LINE, A
DISTANCE OF 224.23 FEET TO A POINT, SAID POINT BEING ON THE SOUTHERLY PROPERTY LINE OF
THAT PROPERTY RECORDED IN THE PIMA COUNTY RECORDER'S OFFICE UNDER BOOK 3749, PAGE
489;
THENCE SOUTH 88 DEGREES 57 MINUTES 05 SECONDS EAST, ALONG SAID SOUTHERLY PROPERTY
LINE, A DISTANCE OF 70.02 FEET TO THE TRUE POINT OF BEGINNING;
AND FURTHER EXCEPTING THAT PORTION MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID PARCEL, SAID CORNER LYING ON THE WESTERLY
RIGHT-OF-WAY OF LA CHOLLA BOULEVARD;
THENCE ALONG SAID RIGHT-OF-WAY, SOUTH 00 DEGREES 45 MINUTES 25 SECONDS EAST, A
DISTANCE OF 291.16 FEET TO THE SOUTHEAST PROPERTY CORNER OF SAID PARCEL;
THENCE DEPARTING SAID RIGHT-OF-WAY, SOUTH 89 DEGREES 14 MINUTES 35 SECONDS WEST A
DISTANCE OF 70.00 FEET ALONG THE SOUTH PROPERTY LINE OF SAID PARCEL;
THENCE DEPARTING SAID SOUTH LINE, NORTH 00 DEGREES 45 MINUTES 25 SECONDS WEST A
DISTANCE OF 293.03 FEET TO A POINT ON THE NORTH PROPERTY LINE OF SAID PARCEL AND BEING
THE SOUTH RIGHT-OF-WAY LINE FOR RUDASILL ROAD;
THENCE ALONG SAID RIGHT-OF-WAY OF RUDASILL ROAD, SOUTH 89 DEGREES 13 MINUTES 42
SECONDS EAST A DISTANCE OF 70.02 FEET TO THE POINT OF BEGINNING.
PARCEL NO. 2
THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER AND THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE
NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 13 SOUTH, RANGE 13
EAST, GILA AND SALT RIVER BASE AND MERIDIAN, PIMA COUNTY, ARIZONA.
EXCEPT THE EAST 30 FEET THEREOF WITHIN LA CHOLLA BOULEVARD AS SHOWN IN ROAD MAP
RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF PIMA COUNTY, ARIZONA, IN BOOK 5 OF
ROAD MAPS, PAGE 23;
AND FURTHER EXCEPT THE FOLLOWING DESCRIBED PARCEL;
THAT PORTION OF THE PARCEL OF LAND DESCRIBED IN DOCKET 3749, PAGE 489 OF PIMA COUNTY
RECORDS BEING A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 9, TOWNSHIP 13 SOUTH, RANGE 13 EAST OF THE GILA AND SALT RIVER BASE AND
MERIDIAN, COUNTY OF PIMA STATE OF ARIZONA DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 9;
THENCE NORTH 00 DEGREES 20 MINUTES 00 SECONDS WEST, ALONG THE EAST LINE OF SAID
Page 9
No. NCS-486096-OR1
SECTION 9, A DISTANCE &4619.79 FEET TO THE SOUTHEAST CORNL9F THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SAID SECTION 9;
THENCE NORTH 89 DEGREES 01 MINUTES 38 SECONDS WEST, ALONG THE SOUTH LINE OF SAID
NORTHEAST QUARTER, A DISTANCE OF 30.01 FEET TO A'/z" IRON PIN ON THE WEST RIGHT-OF-WAY
LINE OF LA CHOLLA BOULEVARD, AS DESCRIBED IN BOOK 5 OF ROAD MAPS, PAGE 23 OF PIMA
COUNTY RECORDS, SAID PIN BEING THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 89 DEGREES 01 MINUTES 38 SECONDS WEST, ALONG THE SOUTH LINE,
A DISTANCE OF 70.02 FEET;
THENCE NORTH 00 DEGREES 20 MINUTES 00 SECONDS WEST, PARALLEL TO SAID EAST LINE, A
DISTANCE OF 648.20 FEET;
THENCE SOUTH 88 DEGREES 52 MINUTES 55 SECONDS EAST, A DISTANCE OF 70.02 FEET TO A 1/2
IRON PIN ON SAID WEST RIGHT-OF-WAY LINE;
THENCE SOUTH 00 DEGREES 20 MINUTES 00 SECONDS EAST, ALONG THE WEST RIGHT-OF-WAY LINE,
A DISTANCE OF 648.03 FEET TO THE POINT OF BEGINNING.
Page 10
No. NCS-486096-ORI
First American Title Insurance Company
National Commercial Services
SCHEDULE B
First Amended
Il�ii r'■'Ill:
Taxes for the full year of 2011.
(The first half is due October 1, 2011 and is delinquent November 1, 2011. The second half is
due March 1, 2012 and is delinquent May 1, 2012 .)
Reservations or Exceptions in Patents, or in Acts authorizing the issuance thereof.
3. An easement for electric lines and incidental purposes in the document recorded as Book 64 of
Deeds, Page 472.
4. An easement for roadway and incidental purposes in the document recorded as Book 316 of
Deeds, Page 495.
5. An easement for electric lines and gas lines and incidental purposes in the document recorded
as Book 5017, Page 574 of Official Records.
6. An easement for electric lines and gas lines and incidental purposes in the document recorded
as Docket 7338, Page 20 of Official Records.
(Affects Parcel No. 2)
7. Covenants, Conditions and Restrictions as set forth in document recorded in Docket 10725, Page
105 of Official Records, but deleting any covenant, condition or restriction indicating a
preference, limitation or discrimination based on race, color, religion, sex, handicap, familial
status or national origin to the extent such covenants, conditions or restrictions violate 42 USC
3604(c).
(Affects Parcel No. 2)
8. All matters as set forth on Survey recorded as Book 19 of Survey Maps, Page 99.
9. An easement for drainage and incidental purposes in the document recorded as Docket 12249,
Page 5125 of Official Records.
(Affects Parcel No. 1)
10. An easement for slope and incidental purposes in the document recorded as Docket 12249, Page
5129 of Official Records.
(Affects Parcel No. 1)
Page 11
No. NCS-486096-ORI
11. An easement for pli Anent slope and incidental purposes in 411cument recorded as Docket
12324, Page 3923 of Official Records.
(Affects Parcel No. 2)
12. An easement for permanent drainage and incidental purposes in the document recorded
as Docket 12324, Page 3926 of Official Records.
(Affects Parcel No. 2)
13. All matters as set forth on Map recorded as Book 53 of Surveys, Page 83.
14. Any facts, rights, interests or claims that may exist or arise by reason of the following matters
disclosed by an ALTA/ACSM survey made by on , designated Job Number
15. The rights of parties in possession by reason of any unrecorded lease or leases or month to
month tenancies affecting any portion of the within described property.
NOTE: This matter will be more fully set forth or deleted upon compliance with the applicable
requirement(s) set forth herein.
16. Water rights, claims or title to water, whether or not shown by the public records.
End of Schedule B
Page 12
No. NCS-486096-ORI
First American Title Insurance Company
National Commercial Services
First Amended
REQUIREMENTS:
1. Compliance with A.R.S. 11-480 relative to all documents to be recorded in connection herewith.
See note at end of this section for details.
2. All of 2010 taxes are paid in full.
NOTE: Taxes are assessed in the total amount of $3,962.59 for the year 2010 under Assessor's
Parcel No. 101-12-002C 8.
(Affects Parcel No. 1)
3. Pay all of 2010 taxes.
(Now delinquent and interest must be added)
NOTE: Taxes are assessed in the total amount of $13,101.30 for the year 2010 under Assessor's
Parcel No. 101-12-001A 5.
(Affects Parcel No. 2)
4. Record full release and reconveyance of a Deed of Trust securing an original indebtedness in the
amount of $82,143.80, recorded July 09, 1998 as Docket 10834, page 1073 of Official Records.
Dated: July 06, 1998
Trustor: Mark E. Weinberg and Linda S. Weinberg, husband and wife
Trustee: First American Title Insurance Company, a California corporation
Beneficiary: David Huebner, an unmarried man
(Affects Parcel No. 1)
5. Dismissal With Prejudice of Civil Suit including release of Lis Pendens recorded April 11,
2007 as Docket 13031, Page 731 of Official Records.
Cause No.: C20071914
Plaintiff. Arizona Medical Buildings, LLC, an Arizona limited liability
company, etal
Defendant: Chasm Investments, LLC, an Arizona limited liability company,
etal
Purpose: To perfect title
(Affects Parcel No. 2)
Page 13
No. NCS-486096-0111
6. Furnish Plat of Survey of the subject property by a Registered Land Surveyor in accordance with
the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys" which became
effective February 23, 2011. Said Plat of survey shall include the required certification and, at a
minimum, also have shown thereon Items 1, 8, 11(b), 16, 17, 20(a), and 20(b) from Table A
thereof. If zoning assurances are requested, Items 7(a), 7(b), 7(c) and 9 from Table A and
information regarding the usage of the property must be included.
NOTE: If a Zoning Endorsement is requested, Items 7(a), 7(b) and 7(c) of Table A will also be
required. If "parking" is to be added to the endorsement, the number and type of parking
spaces must be shown on the survey. Property use information must also be provided to First
American Title Insurance Company.
7. Furnish copies of any existing leases affecting the within described property and insertion of said
leases in Schedule B of the Policy of Title Insurance.
8. Furnish a copy of the Articles of Organization, stamped "filed" by the Arizona Corporation
Commission; a fully executed copy of the Operating Agreement, and any amendments thereto;
and a list of the current members of Arizona Medical Buildings, L.L.C., a limited liability company.
9. Furnish a copy of the Articles of Organization, stamped "filed" by the Arizona Corporation
Commission; a fully executed copy of the Operating Agreement, and any amendments thereto;
and a list of the current members of Chasm Investments, LLC, a limited liability company.
10. Proper showing as to the type of entity and the location of the formation of JEA Development
Group. Additional requirements may be necessary upon being supplied with same.
11. Approval by all parties to this transaction of the description used herein.
12. Record Warranty Deed from Chasm Investments, LLC, an Arizona limited liability
company to Arizona Medical Buildings, L.L.C., an Arizona limited liability company.
(Affects Parcel No. 2)
13. Record Warranty Deed from Arizona Medical Buildings, L.L.C., an Arizona limited liability
company to David Huebner, an unmarried man, as to an undivided 50% interest and Mark E.
Weinberg and Linda S. Weinberg, husband and wife, as community property with right of
survivorship, as to an undivided 50% interest.
(Affects Parcel No. 2)
14. Record Warranty Deed from Mark E. Weinberg and Linda S. Weinberg, husband and wife and
David Huebner, an unmarried man to Buyer(s).
15. Record Deed of Trust shown as Item 4, Schedule A.
NOTE: If FIRST AMERICAN TITLE is named as Trustee in the Deed of Trust, the correct name
and address is:
FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation
P.O. Box 2922
Phoenix, AZ 85062
Page 14
1
No. NCS-486096-OR1
16. Return to title department for final recheck before recording.
17. Such further requirements as may be necessary after completion of the above.
NOTE: In connection with Arizona Revised Statutes 11-480, as of January 1, 1991, the County
Recorder may not accept documents for recording that do not comply with the following:
a. Print must be ten -point type or larger.
b. A margin of two inches at the top of the first page for recording and return address
information and margins of one-half inch along other borders of every page.
C. Each instrument shall be no larger than 8-1/2 inches in width and 14 inches in length.
DISCLOSURE NOTE: In the event any Affidavit required pursuant to A.R.S. 033-422 has been,
or will be, recorded pertaining to the land, such Affidavit is not reflected in this Commitment nor
will it be shown in any policy to be issued in connection with this Commitment. The statute
applies only to unsubdivided land in an unincorporated area of a county.
NOTE: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less
than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be
arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If
you desire to review the terms of the policy, including any arbitration clause that may be included,
contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the
policy that is to be issued in connection with your transaction.
End of Requirements
Page 15
C)V(q -0� -ate
NE Corner of Tangerine and La Cholla
Riparian Vegetation Mapping
4812-1
Riparian Mapping Scope of Services and
Cost Breakdown
Coordinate mapping needs with Town Planning and Zoning GIS personnel. Logistics
and work plan. a11010
Cost $403
Conduct a riparian habitat survey and map of the two washes within the approximately
18-acre project area in accordance with the Town of Oro Valley Riparian Habitat Overlay
District requirements. GPS data will be recorded with equipment to be provided by the
Town in the format requested. Prepare a letter report and GIS shapefiles describing the
outcome of the fieldwork. Provide revisions if necessary. B11050, B11080
Cost $4, 202
Attend one meeting with Town Planning and Zoning staff to review the results of the
mapping effort. BI1020
Cost $403
RECON Page 1
1927 Fifth Avenue
San Diego, CA 92101-2358
P 619.308.9333 F 619.308.9334
www.recon-us.com
RECON
A Company of Specialists
April 23, 2009
525 W. Wetmore Rd., Suite 111
Tucson, AZ 85705
P 520.325.9977 F 520.293.3051
Mr. David Ronquillo, Senior Planner
Town of Oro Valley
Community Development Department
Planning and Zoning Division
Development Services Center
11,000 North La Canada Drive
Oro Valley, Arizona 85737
OV 9-Oe -0 3
Reference: NE Corner of Tangerine and La Cholla (RECON Number 4812.1)
Dear Mr. Ronquillo,
On April 9, 2009, a RECON biologist conducted delineation of the xeroriparian habitat on parcels
219460170 and 219460200 located at the northeast corner of Tangerine and La Cholla in Oro
Valley, Arizona. RECON collected submeter accuracy GPS coordinates using a Trimble
GeoExplorer GPS unit provided by the Town. Xeroriparian boundaries shown on the Town's
Adopted Riparian Habitat maps were originally mapped from aerial photography at a relatively
coarse scale; refinement of these boundaries through fieldwork on the ground can provide a more
accurate set of planning parameters.
RECON staff used the riparian definition in the Town's Zoning Code (i.e., biological communities
occurring in association with any spring, cienega, lake, watercourse, river, stream, creek, wash,
arroyo or other body of water, either surface or sub -surface, or any channel having banks and
beds through which water flows, at least periodically) as a general guide in evaluating the parcel.
As you are aware, the Town's Zoning Code further divides xeroriparian habitat into subcategories
based on vegetation volume per unit area, which we previously addressed in our letter dated
November 12, 2008 to Mr. Gustav Oland, WLB Group. Our most recent field analysis focused only
on defining the boundary of xeroriparian habitat associated with the two drainages on the property.
The xeroriparian boundaries were determined by the presence of distinctive vegetation species
composition and density, as well as increased vigor and size of vegetation when compared to
upland areas. These xeroriparian areas exhibited a complex structure with well -developed canopy,
shrub, and understory layers containing white thorn acacia (Acacia constricta), catclaw acacia (A.
greggh), velvet mesquite (Prosopis velutina), desert hackberry (Celtis pallida), graythorn (Zizyphus
obtusifolia), desert broom (Baccharis sarothroides), desert milkweed (Sarcostemma
cynanchoides), desert holly (Acourtia wrightii), and brickel bush (Brickellia californica).
The results of our field mapping of xeroriparian habitat boundaries are presented in the attached
figure. The field mapping effort extended the xeroriparian habitat associated with the western
drainage north to the parcel boundary, and overall result in a more undulating boundary.
Please feel free to contact me if you have any questions or need any additional information.
Sincerely,
F
I1'
Colby Henley
Associate Biologist
DCH:trh
P4812-1 Letter Report.doc
Enclosure
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Page 1 of 2
Gay, Shirley
From: Gustav Paul Oland [gpoland@wlbgroup.com]
Sent: Tuesday, December 16, 2008 3:21 PM
To: Gay, Shirley
Cc: Linda Thompson
Subject: RE: rezoning
Hi Shirley:
We are processing that rezoning, but there is no huge hurry. We are working with David
Ronquillo to address some questions that he had about the vegetation onsite. We have met in
the field and hired RECON to do an analysis. I am currently trying to set up a meeting sometime
in early January to discuss RECON's findings with staff. Why do you ask?
-Paul
Gustav Paul Oland
Project Manager & GIS Administrator
The WLB Group, Inc.
Engineering • Planning • Surveying • Urban Design • Landscape Architecture
Offices located in Tucson, Phoenix, Flagstaff, Las Vegas • www.wlbgroup.com
4444 East Broadway Boulevard, • Tucson, Arizona 85711-3508
Office (520)881-7480 • Fax (520)318-6170 • Cell (
gpoland(d)wlbgroup.com
From: Linda Thompson
Sent: Tuesday, December 16, 2008 2:26 PM
To: Gustav Paul Oland
Cc: Gay, Shirley
Subject: FW: rezoning
Paul,
Does the OV # in Shirley's email below ring a bell? I don't know anything about it, but thought it might be
something you are working on.
[itida
12/16/2008
f
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Planning and Zoning Division
11000 N. La Canada Drive, Oro Valley AZ 85737
Phone: (520) 229-4800 Fax: (520) 742-1022
Web Site Address: www.townoforovalley.com
REQUEST FOR PREAPPLICATION CONFERENCE
PROJECT DESCRIPTION: This requested rezoning would allow for the development of a community
shopping center located at the intersection of Tangerine Road and La Cholla Boulevard, two of the Town's
primary thoroughfares connecting Oro Valley to Interstate 10, Marana, northwest Tucson, and possibly southern
Pinal County. This project will adhere to e regulations and will include landscape screening of adjacent
parcels.
LOCATION: Northeast corner of Tangerine Road and La Cholla Boulevard.
PARCEL NUMBER: 219-46-0170 & 219-46-0200.
TYPE OF REQUEST: Rezoning from R1-144 to C-1, in accordance with the General Plan.
APPLICANT NAME/FIRM: Paul Oland / The WLB Group, Inc.
ADDRESS: 4444 E. Broadway Blvd., Tucson, AZ 85711
TELEPHONE NO.: 520.881.7480 FAX NO.: 520.618.6170 EMAIL: gpoland(cbwlbgroup.com
PROPERTY OWNER: TLC Investment Group & T/F Tangerine Group, LLC
SIGNATURE: DATE: ?7e71 • FJ73
PREAPPLICATION CONFERENCE DATE REQUESTED: (Office use only)
❑ SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10)
WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE.
❑ SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD."
o TWENTY (20) COPIES (24X36) OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP.
�C JP�LEY 02
�OVNDEL 19�� Planning and Zoning Division 2a11
11000 N. La Canada Drive, Oro Valley .AZ 85737
Phone: (520) 229-4800 Pax: (520) 742-1022
ww�+�orovallcyar.lcLy
REQUEST FOR PREAPPLICATION CONFERENCE
PROJECT DESCRIPTION:
We propose to locate a commercial / office center at the northeast of Tangerine Road and La Cholla Boulevard.
The center is anticipated to consist of uses that would primarily serve the surrounding vicinity, such as
restaurants, a bank, a pharmacy, shops, some office space and possibly a wellness center / spa. The two main
access points are designed to align with the Church of the Apostles to the west and the Rancho del Cobre
subdivision to the south. Most of the property is already designated by the General Plan as NCO, but the small
northern portion shown on the plan will require a minor general plan amendment, which we'd like to run
concurrently with a rezoning on the entire project. The two linear open space alignments have been studied by
RECON, and are proposed for preservation except for roadway / utility crossings as necessary. Right-of-way
dedications are expected along both Tangerine and La Cholla, and we'd very much like to obtain the surplus La
Cholla right-of-way noted on the plan. We had a pre -application conference on this property in 2008 (OV9-08-
03), which led to the reconfiguration of the plan and the RECON wash delineation.
LOCATION ...
ZONING .......
PARCEL NUMBER(S) ...............................
TYPE OF REQUEST .................................
APPLICANT NAME / FIRM .......................
APPLICANT ADDRESS ............................
APPLICANT PHONE / FAX .......................
APPLICANT EMAIL ...................................
PROPERTY OWNER ................................
..........................NE Corner of Tangerine & La Cholla
.......................................... ................... I.......... R1-144
................................................. ..219-46-0170 & 0200
General Plan Amendment and Concurrent Rezoning
..................... The WLB Group, Inc., Attn: Paul Oland
.......................4444 E. Broadway, Tucson, AZ 85711
.....................................520.881.7480 1520.318.6170
............................................. gpoland@wlbgroup.com
. TLC Investment Group & T/F Tangerine Group LLC
�� ,....� r .tee�L,
L - o I
SIGNATURE: ' j DATE: �L' a A
❑ SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10)
WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE.
❑ SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD."
❑ FIFTEEN (15) COPIES (24X36) OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP.
Revised 11-20-08
NOTICE OF PUBLIC HEARING
Oro Valley Planning & Zoning Commission
The Planning and Zoning Commission will hold a special public hearing on
Tuesday, October 15, 2013, 6 p.m.
Oro Valley Town Hall, 11000 N. La Canada Dr.
Oro Valley, Arizona
Public Hearing: Rezoning of a 26.7 acre property known as Mercado Mandarina
from R1-144 (Single Family Residential/144,000 Square Feet Minimum Lot Size) to C-N
(Neighborhood Commercial) and C-1 (Commercial), located on the northeast corner of
Tangerine Road and La Cholla Blvd. OV908-003.
The public is encouraged to attend and will be invited to speak. An agenda for this meeting
will be made available at least 24 hours prior to meeting time and can be viewed at
www.orovalleVaz.gov. For questions and additional information, please contact Matt Michels,
Senior Planner, at (520) 229-4822 or mmichelsCa-)_orovalleyaz.gov
Posted: 09/27/2013
Time: 5:00 PM
By: rmf
S:\PERMPLUS\DOGS\OV908-003\P_PZC notice 101513.doc
RikE
o
ti -i l
AFFIDAVIT OF PUBLICATION
STATE OF ARIZONA }
} ss.
COUNTY OF PIMA }
Roxanne Murray, being first duly sworn, deposes and says that (s)he is the Lead Public
Notice Clerk of THE DAILY TERRITORIAL, a daily newspaper printed and published in the
County of Pima, State of Arizona, and of general circulation in the City of Tucson, County of
Pima, State of Arizona and elsewhere, and hereto attached:
NOTICE OF HEARING
Mercado Mandarina
OV908-003
October 15, 2013
was printed and published correctly in the regular and entire issue of said THE DAILY
TERRITORIAL for 1 issues; that was first made on the 27`h day of September, 2013 and the
last publication thereof was made on the 27`h day of September, 2013; that said publication was
made on each of the following dates, to -wit:
9/27/13
at the Request of. Town of Oro Valley
by , Lead Public Notice Clerk, subscribed and
sworn to before me this 27 of September, 2013.
o�t9saraj� CELINDAARGUE
�. NotaryPublic-Arizona
Pima County,
My Commission Expires
October W, 2015
Notary Public in and for the County of Pim , State of Arizona
My commission expires 10/31/2015
� Y �
www.dailyterritorial.com T1974 SEPTEMBER 27, 2013 9
NOTICE OF PUBLIC HEARING
Oro Valley Planning 6 Zoning Commission
The Planning and Zoning Commission will hold a special public hearing on
Tuesday, October 15, 2013, 6 p.m.
Oro Valley Town Hall, 11000 N. La Canada Dr.
Oro Valley, Arizona
Public Hearing: Rezoning of a 26.1 sera PropertyImown as Mercado Mandarins
from RI-144 (Single Family Residentbp144,000 Square Feet Minimum Lot Site) to C-N (Neigh-
Imm..d Commerc1a0 and C-1 (Commerciaif, looted on the northeast corner of Tangerine Road
and La Choile BNd. OV90&003.
The public is encouraged to attend and will be invited to speak. An agenda for this meeting will be
made available at least 24 hours priorlo meeting time and on be viewed at �are•:z"•r,az
For questions and additional Information, please contact Man Michels. Senior Planner. at (520)-•
229-4822 or:n nnheistortn,lkyaza y
PUBLISH: The Daily Territorial
Sept. 27.2013
01010 % .0 D0005
MINUTES
ORO VALLEY PLANNING AND ZONING COMMISSION
SPECIAL SESSION
October 15, 2013
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CANADA IDRIVE
CALL TO ORDER AT OR AFTER 6:00 PM
Chairman Swope called the meeting to order at 6:00 PM.
ROLL CALL
PRESENT: Bob Swope, Chairman
Don Cox, Vice Chairman
John Buette, Commissioner
Alan Caine, Commissioner
Bill Leedy, Commissioner
Bill Rodman, Commissioner
Tom Drzazgowski, Commissioner
PLEDGE OF ALLEGIANCE
Chairman Swope led the audience in the Pledge of Allegiance.
CALL TO AUDIENCE -
There were no speaker requests.
COUNCIL LIAISON COMMENTS
No comments from the Council liaison.
1. PUBLIC HEARING: A ZONING CODE TEXT AMENDMENT RELATED TO
SPORTS RETREATS IN THE R1-144 ZONING DISTRICT, OV713-001
(CONTINUANCE REQUESTED TO DECEMBER 3, 2013)
Matt Michels, Senior Planner, presented a brief overviE:w of the project, including the
continuance request from the applicant.
Rosemary Gordon Panuco, Oro Valley Resident, stated she is opposed to the
continuance. Ms. Panuco voiced her concerns with the following: trash along the
fence, security concern with the proposed property bringing in large groups of people
which is not consistent with the peace and tranquility of Oro Valley. Ms. Panuco asks
the continuance be denied.
10/15/2013 Special Session Planning & Zoning Commission Page 1 of 5
Cathy Lucas, Oro Valley Resident, after listening to the audio portion of the September
3rd meeting, has some comments regarding misleading statements by Mr. Owen
Gue. Mr. Gue is not a resident of Oro Valley or the State of Arizona; the website for the
Cycling House uses a Montana address and phone number. The Cycling House has
business on the internet that appeals to a worldwide audience and she is not at all
interested in seeing an international vacation destination on her residential street.
Jim Lucas, Oro Valley Resident, stated that he wrote a letter on October 13th to the
Commission addressing his concerns. In June, Mr. Lucas called the zoning office to
voice his concern about a commercial business being operated out of the subject's
address. Things progressed over a period of time pursuant to the September 3rd
event when the Commission heard the supporting rational from the applicant and
staff. Mr. Lucas asked how renters petition the Town; Mr. Gue is not the owner of the
property or a resident of Oro Valley. Why would the Commission consider allowing a
business to operate in a R1 neighborhood? Mr. Lucas strongly objects to the economic
implication of a business being run at 9410 Calle Loma Linda.
Bill Adler, Oro Valley Resident, stated he is in favor of a continuance as long as the time
is well spent between now and December. To expand -the zoning code to accommodate
the interest of a single resident is not his idea of how the zoning code is to operate. Mr.
Adler is in favor of using a portion of the code which is called the home occupation
permit process, tier two which already references sports facilities. The Commission
needs to provide more specific direction to staff on how they should be spending their
time between now and December.
Trindy LeForge, Oro Valley Resident, stated the neighbors have worked very hard to
maintain the tranquility of the neighborhood. It is currently zoned low density residential
and she would like to keep it that way. Over the last year the noise and traffic levels on
the street and at the noted residence has increased, including loud parties. It has been
her experience that folks on travel participate in activity unlike what they would do in
their homes, they drink more alcohol, and engage in activities of mischief; and she
doesn't want that across the street from her house. Ms. LeForge opposes the rezoning
request.
Dave Perry, Oro Valley Resident, stated that the applicant's attorney requested a
continuance on the zoning code text amendment and thinks that this is proper and
appropriate considering the comments from the residents. He respects what the
neighbors have to say and understands their concerns and those concerns need to
addressed. As a community, as a Planning Commission, and as staff, we need to take
a look at and figure out if there is way to say yes. The Commission should look and find
a solution that would allow a use like this without imposing an unreasonable expense on
Mr. Gue and the property owner. The neighbors should be involved in this
process. What is the highest and best use for this most usual piece of property?
10/15/2013 Special Session Planning & Zoning Commission Page 2 of 5
MOTION: A motion was made by Commissioner Rodman and seconded by
Commissioner Drzazgowski to approve the request for a continuance to the December
3, 2013 Planning and Zoning Commission meeting.
MOTION carried, 7-0.
2. PUBLIC HEARING: REZONING OF A 26.7 ACRE PROPERTY KNOWN AS
MERCADO MANDARINA FROM R1-144 TO C-N AND C-1 LOCATED ON THE
NORTHEAST CORNER OF TANGERINE ROAD AND LA CHOLLA BLVD,
OV908-003
Matt Michels, Senior Planner, presented the following:
- Site Location
- Location Map
- Parcel Detail
- Applicant Request
- Previous Approvals
- Existing Zoning
- Proposed Zoning
- Proposed Zoning Neighborhood Commercial (C-N)
- Proposed Zoning Commercial (C-1)
- Convenience Uses
- Neighborhood GPA Issues
- Tentative Site Plan
- Tangerine Road Corridor Overlay District (TRCOD)
- Environmentally Sensitive Lands
- Neighborhood Meeting/Public Input
- Conclusion/Recommendation
Paul Oland, from WLB and representing the applicant, presented the following:
- Tentative Site Plan
- Neighborhood Agreement
- Proposal Overview
Chairman Swope opened the public hearing.
Bill Adler, Oro Valley Resident, stated that he as always expressed concern regarding
the casual senior living component which occupies more square footage than any other
use. Additionally, senior living is continued in the rezoning, for this particular kind of use
without really knowing what it is. The staff report makes reference to
the appropriateness of a senior living facility as a transition between residential and
commercial. With the research that Mr. Adler has done and continues to do, he does
not find independent living facilities as a transition anywhere. This is being addressed
10/15/2013 Special Session Planning & Zoning Commission Page 3 of 5
in a caviler fashion and yet these are delicate people who are living a very difficult
circumstance.
Chairman Swope closed the public hearing.
MOTION: A motion was made by Vice Chairman Cox and seconded by Commissioner
Buette to Recommend Approval of the Mercado Manderina Rezoning from Single-family
Residential R1-144 to Neighborhood Commercial (C-N) and Commercial (C-1), based
on the factors outlined above, and subject to the conditions in Attachment 1 and
deleting number 8, based on a finding that the proposed rezoning is in conformance
with the General Plan land use map and goals and policies, and that the Tentative Site
Plan preserves critical environmental resources and provides a range of commercial
services not currently available in the neighborhood.
Commission Leedy offered a friendly amendment to change office to retail in
Attachment 1. Friendly amendment was accepted by the Vice Chairman Cox and
Commission Buette.
Attachment 1
Conditions of Approval
Mercado Manderina Rezoning
OV908-003
October 15, 2013, Planning & Zoning Commission
Planninq:
Provide a minimum 6-foot screen wall with additional vegetation, including trees,
shrubs and understory plantings, along the northern property line adjacent to the
proposed 14,000 e#€se-being RETAIL SQUARE FOOTAGE.
2. A minimum fifty (50') foot natural open space buffer shall be provided along the
northern property line adjacent to Limewood Rd.
3. No building shall be placed closer than ninety (90') feet from the Limewood Rd.
right-of-way.
4. A transit stop shall be provided along the maim internal drive. The exact location
and design shall be approved by the Town Transit Administrator.
5. A ten (10') foot wide shared use path shall be provided along the full length of the
Tangerine Rd. and La Cholla Blvd. frontages.
6. The Tentative Site Plan is illustrative only and does not constitute an approved
Conceptual Site Plan.
Oro Valley Water Utility:
10/15/2013 Special Session Planning & Zoning Commission Page 4 of 5
7. A 12 inch water main shall be constructed on this property within a 15 foot wide
easement bounded by the proposed La Cholla right-of-way. The western line of
the easement shall be the same line as the proposed eastern right-of-way line of
La Cholla. This main shall extend to the Northern most property boundary.
8. A 100 foot by 100 foot booster site shall be dedicated to the Oro Valley Water
Utility in the NW corner of the property.
Engineering:
9. The southern 100 feet of the property shall be dedicated to the Town of Oro Valley
for the purpose of additional public right-of-way for Tangerine Road.
10. Additional public right-of-way shall be dedicated to the Town of Oro Valley along
La Cholla Blvd. to provide a minimum 150' of total public right-of-way.
MOTION carried, 7-0.
ADJOURNMENT
MOTION: A motion was made by Vice Chairman Cox and seconded by Commissioner
Drzazgowski to Adjourn the Special Session Planning and Zoning Commission meeting
at 7:21 PM.
Prepared by:
Roseanne Flores
Recording Secretary
I hereby certify that the foregoing minutes are a true and co!rect copy of the minutes of the
special session of the Planning and Zoning Commission of Oro Valley, Arizona held on the 15t'
day of October 2013. 1 further certify that the meeting was duly called and held and that a
quorum was present.
10/15/2013 Special Session Planning & Zoning Commission Page 5 of 5
Page 1 of 1
Berchtold, Karen
From:
SEddy@tep.com
Sent:
Friday, December 16, 2011 3:36 PM
To:
Berchtold, Karen
Cc:
CHall@tep.com; MBurke@tep.com
Subject:
Mercado Mandarina Comments
Attachments: Scan001.pdf
The comment below is in response the Minor General Plan Amendment and Rezoning Application for
Mercado Mandarina. Please let me know if you have any questions. Thank you .
There are several distribution circuits that are near full capacity in the northern Oro Valley region due to
recent development patterns. The proposed general plan amendment and rezoning site is fed by a
circuit that would experience a prolonged outage if a failure should occur to any circuits in the area due
to the current circuit configuration. Upgrades to our distribution system in this area are planned within
the next 1-3 years. If the proposed development occurs prior to those improvements, there will be no
contingency plans for unintended outages.
TEP has no other comments.
Steven C Eddy, AICP
Land Management
Tucson Electric Power/UniSource Energy Corp.
520-918-8315 (office)
520-401-1165 (cell)
Please note our new address:
88 East Broadway Blvd
Mail Stop HQW603
Tucson, AZ 85701
12/21/2011
Community Shopping Center Wi7I37035 OV908-003
Til
Page 1 of 1
Gay, Shirley
From: HNoriega@tep.com
Sent: Thursday, June 02, 2011 4:08 PM
To: Gay, Shirley
Subject: Community Shopping Center WR237035 OV908-003
Attachments: Community Shopping Center WR237035 OV908-003.doc
<<Community Shopping Center WR237035 OV908-003.doc>> SUBJECT: Community Shopping
Center
OV908-003
Tucson Electric Power Company has reviewed and disapproved the development plan
submitted May 23, 2011 It appears that there are conflicts with the existing facilities within the
boundaries of this proposed development. The development did not show any existing
electric facilities to determine if there are any potential conflicts. Please show facilities on the
plan. A facilities map is attached for reference. TEP will require a full set of approved for
construction plans for load, site, water, off -site improvement and irrigation plans. Please allow
6 to 8 weeks for preliminary design from TEP.
06/02/2011
t*..* SOUTHWEST GAS [ORPORAT1011� 0 5 70?l
November 29, 2011
Town of Oro Valley
Planning & Zoning Department
11000 N.La Canada Dr.
Oro Valley, Arizona 85737
OV-1111-005 MERCADO MANDARINA-MINOR GENERAL
PLAN AME
OV-908-003 DEVELOPMENT OF COMMUNITY SHOPPING
CENTER
Southwest Gas Corporation has no objection to the platting of the above
mentioned project. However, existing natural gas facilities are located in
adjacent right-of-way which may be affected by construction of this project.
Blue Stake should be notified 48 hours prior to construction.
Further information regarding natural gas facilities on or near this project may
be acquired by contacting me at 794-6049.
RICK BARON/ENGINEERING TECHNICIAN
3401 East Gas Road / Tucson, Arizona 85714-1994
P.O. Box 26500 / Tucson, Arizona 85726-6500 / (520) 889-1888 / 1-800-428-7324
www.swgas.com
s� SOUTHWEST GAS [ORPORIITI011
Wr
May 11, 2011
Town of Oro Valley
Planning & Zoning Department
i 1000 N.La Canada Dr.
Oro Valley, Arizona 85737
OV1209-17 TACO BELL AT ROONEY RANCH
OV908-003 COMMUNITY SHOPPING CENTER
Southwest Gas Corporation has no objection to the platting of the above
mentioned project. However, existing natural gas facilities are located in
adjacent right-of-way which may be affected by construction of this project.
Blue Stake should be notified 48 hours prior to construction.
Further information regarding natural gas facilities on or near this project may
be acquired by contacting me at 794-6049.
RICK BARON/ENGINEERING TECHNICIAN
3401 East Gas Road / Tucson, Arizona 85714-1994
P.C. Box 26500 / Tucson, Arizona 85726-6500 / (520) 889-1888 / 1-800-428-7324
www.swgas.com
' JyIEV qR�
TOWN OF ORO VALLEY
Development and Infrastructure Department
Transit Services Division
C"tl D"ca Rezoning - Review
Date: 12/5/2011
Project Title:
Project Number :
Oro Valley Planner: Karen Berchtold
DEVELOPMENT OF COMMUNITY SHOPPIING CENTTER
OV908-003
Parcel Number: 219460170
Transit Services Division
The primary goal of a transportation system is to safely and efficiently move people and goods.
Provide pedestrians, bicyclists, motorists, and transit riders of all ages the ability to move safely and have
access to mobility options.
Walking and bicycling are efficient transportation modes for most short trips.
Walking and bicycling provide transportation for children, elderly, people who cannot drive, and people who
choose not to drive.
Transit Facilities/Enhancments:
1. Provide bus boarding and alighting locations within the development for the Sun Shuttle DNR
2. Provide a bus bay for long-term use when fixed route public transit is established on Tangerine.
Engineering has bus bay design standards - which include placement of shelter infrastructure
to support amenities
Alternate Mode/Pedestian/Bike Facilities:
Senior center should be encouraged to provide electric cart charging stations for use by
patrons or three wheel tri-cycles.
2. Cart path should be established between Senior Living Center and Neighborhood Grocery.
Distance between the two is too great for some seniors to travel especially when caring groceries.
If no path or carts are provided - seniors will driver or use transit (DNR) service for these short
trips and negate the design of integrating high multiple uses in one location creating a
walkable "neighborhood"
.�
Transit Reviewer
Aimee Ramsey, Administrator
12/5/2011 9:08 AM F:\1 DIS DEPT MGMT\INDIVIDUAL\AIMEE R\CONFIDENTIAL\PLANNING\Review
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a 3. Area of Concurrent Rezoning fror
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Oro Valley Water
OV9-08-03
The following are conditions of approval for the Rezoning of this property.
A 12 inch water main shall be constructed on this property within a 15 foot wide
easement bounded by the proposed La Cholla right-of-way. The western line of the
easement shall be the same line as the proposed eastern righy-of-way line of la Cholla.
This main shall extend to the Northern most property boundary.
A 100 foot by 100 foot booster site shall be dedicated to the Oro Valley Water Utility in
the NW corner of the property.
GOLDER RANCH FIRE DISTRICT
Community Services Division
International Fire Code 2006 Edition
TO: Town of Oro Valley Planning and Zoning Division
FROM: Chris Kiel, Sr Plans Examiner
DATE: June 11, 2008
PROJECT: OV9-08-03, TLC Investment Group Rezoning
VOLDFR
E ad T
AN
PLAN REVIEW: Fire Code Review of the Preliminary Development Plan Documents
Please provide the following Fire Code review comments to the applicant for the above referenced project.
The current submittal is approved for the rezoning from R1-144 to C-1. The remaining comments are
provided to the applicant as general information in orderto aid in the design of the future development
and improvement plans.
1. Fire Flow / Hydrants. The fire flow required for this project is 1,500 gallons per minute fora 2 hour
duration. This is a reduction due to the installation of an automatic sprinkler system installed throughout.
The base fire flow requirement was 4,750 gpm for the single largest building of 30,000 square feet of
potential Type V-B construction. The current submittal indicates three connected buildings of 30,000,
30,000 and 18,000 sf. It is assumed that these structures will have the appropriate fire walls necessary in
order to consider these to be separate structures.
Fire hydrants connected to an approved water supply of 1,500 gpm for fire protection, either temporary or
permanent, shall be installed and in service prior to combustible material delivery to the site. Temporary
construction office trailers are considered combustible materials.
Submit a Water System Plan to the Fire Marshal for review and approval.
A 3-foot clear space shall be maintained around the circumference of fire hydrants. Where fire hydrants
are subject to impact by a motor vehicle, guard posts or other approved means shall be provided.
The Developer is responsible for blue reflective street markers at each hydrant location.
All out of service hydrants shall be clearly marked or tagged as out of service. While the water lines are
undergoing bacteriological cleansing and testing, the hydrants shall be marked as out of service. Out of
service marking and tags shall remain until the hydrant has been inspected by the developer, approved by
the Water Utility, and is in service. The Water Utility will notify the Fire Marshal when the hydrants are in
service and available for fire flow testing.
'Add the following note to the future Development Plan: Fire hydrants connected to an approved water
supply of 1,500 qpm for fire protection shall be installed and in service prior to combustible material
delivery to the site. Temporary construction office trailers are considered combustible materials.
Fire Apparatus Access. Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved all-weather fire apparatus access road with
an asphalt, concrete or other approved driving surface capable of supporting the im posed load of fire
apparatus weighing at least 75,000 pounds. The fire apparatus access road shall extend to within 150 feet
of all portions of the facility and all portions of the exterior walls of the first story of the building as measured
by an approved route around the exterior of the building or facility. Approved fire apparatus access roads
shall be installed and in service prior to combustible material delivery to the site.
Golder Ranch Fire District - Community Services Division 3885 E. Golder Ranch Dr.; Tucson, Arizona 85739
520-818-1017 Fax 520-825-8043 www.aolderranchfire.or ckiel(aJ otderranchfire.or
Proudly Serving Our Community with Strong Hands & Caring Hearts Since 1977.
Serving as the Fire Marshal for the Town of Oro Valley since 1999.
Gates installed across fire apparatus access roads shall be installed in compliance with Fire Code
Appendix D. All electrically operated gates shall include preemption operating equipment compatible with
the fire department's system. The installation of new traffic control signaling devices on fire apparatus
access roads shall Include preemptive control equipment compatible with the fire department's existing
system.
An approved fire department key box shall be installed at an accessible approved location on the building.
Door keys shall be provided and maintained in the key box as to provide access to all structures for fire-
fighting and life-saving purposes.
* Add the following note to the future Development Plan: Approved fire apparatus access roads shall
be installed and in service prior to combustible material delivery to the site.
3. Automatic Sprinkler Systems Required. All new occupancies shall install an approved automatic
sprinkler system throughout. Water supplies for automatic sprinkler systems shall comply with the
International Fire Code. The potable water supply shall be protected against backflow in accordance with
the requirements of the International Fire Code, the International Plumbing Code, and the Oro Valley Water
Utility. Backflow prevention devices shall be listed for fire protection service. Backflow prevention devices
may be installed remote from the building or as a portion of the sprinkler system riser inside the building.
Backflow prevention device shutoff valves shall be locked in the open position. The backflow prevention
valves shall be electrically supervised by a tamper switch installed in accordance with NFPA 72 and
annunciated by the sprinkler system monitoring control panel. The main drain on automatic sprinkler
systems shall be sized to allow for forward flow testing of the backflow prevention device.
The building shall provide an exterior door leading directly into the room containing the fire sprinkler riser
and shut off controls. New Fire Department Connections (FDC's) shall have approved locking caps
installed.
Automatic fire sprinkler systems and fire alarm systems shall be monitored by an approved central station,
proprietary supervising station, or remote supervising station. Fire protection system monitoring shall be in
service prior to acceptance testing/inspection of the system.
Each building shall have a lockable As -Built Plans Box mounted at an approved location, usually adjacent
to the automatic sprinkler system riser.
* Add the following note to the future Development Plan: An approved automatic sprinkler system
shall be installed throughout each building.
4. Street Signs and Address Posting. Temporary street signs shall be installed at each street intersection
when construction of new roadways allows passage of vehicles. All structures under construction shall be
clearly identified with an approved address and building number. Signs shall be of an approved size,
weather resistant, and be maintained until replaced by permanent signs.
* Add the following note to the future Development Plan: Temporary street signs shall be installed at
each street intersection when construction of new roadways allows passage of vehicles. All structures
under construction shall be clearly identified with an approved address.
Building Height. The maximum height of the proposed buildings was not specified. Buildings or portions
of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access
shall be provided with approved fire apparatus access roads capable of accommodating fire department
aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus
access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 28 feet in the
Immediate vicinity of any building or portion of building more than 30 feet in height. Proximity to building -
At least one of the required access routes meeting this condition shall be located within a minimum of 15
Golder Ranch Fire District - Community Services Division 3885 E. Golder Ranch Dr.; Tucson, Arizona 85739
520-818-1017 Fax 520-825-8043 www.golderranchfiire.org ckiel(a,Qolderranchfire.org
Proudly Serving Our Community with Strong Hands & Caring Hearts Since 1977.
Serving as the Fire Marshal for the Town of Oro Valley since 1999.
..,
feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the
building. See IFC Appendix D Section D105
6. Dead-end fire apparatus access roads. Dead-end fire apparatus access roads in excess of 150 feet
shall be provided with width and turnaround provisions in accordance with Table D103.4.
"HAMMERHEAD", "Y" OR CUL-DE-SAC IN ACCORDANCE WITH FIGURES D103.1, D103.2.
7. Secured Construction Sites. Gated, secured construction sites shall provide an approved fire
department padlock on the chain securing the site. The approved fire department padlock can be obtained
from the fire inspector.
Please feel free to contact me if you have any questions or concerns regarding any of the above Fire Code
review comments.
Chris Kiel, Sr. Plans Examiner
Golder Ranch Fire District & Town of Oro Valley
(520) 825-5968 ckiel@goiderranchfire.org
Golder Ranch Fire District - Community Services Division 3885 E. Golder Ranch Dr.; Tucson, Arizona 85739
520-818-1017 Fax 520-825-8043 www.Qolderranchfire.orQ ckielQgolderranchfire.orQ
Proudly Serving Our Community with Strong Hands dr Caring Hearts Since 1977.
Serving as the Fire Marshal for the Town of Oro Valley since 1999.
ORO VALLEY WATER UTILITY
INTEROFFICE MEMORANDUM
TO: SHIRLEY GAY, DEVELOPMENT COORDINATOR
FROM: MARK MOORE, NEW DEVELOPMENT COORDINATOR
SUBJECT:NEC TANGERINGE AND LA CHOLLA 9-08-003
DATE: 05/09/2011
CC: DAVID RUIZ, ENGINEERING DEPARTMENT ADMINISTRATOR
• The Water Utility will no longer be asking for the 100 foot by 100 foot booster
site. Please remove any language pertaining to this from future submittals.
n
ORO VALLEY WATER UTILITY
INTEROFFICE MEMORANDUM
TO: SHIRLEY GAY, DEVELOPMENT COORDINATOR
FROM: MARK MOORE, NEW DEVELOPMENT COORDINATOR
SUBJECT:NEC TANGERINGE AND LA CHOLLA 9-08-003
DATE: 06/02/2008
CC: DAVID RUIZ, ENGINEERING DEPARTMENT ADMINISTRATOR
• The following are conditions of approval for the Rezoning of this property.
• A 12 inch water main shall be constructed on this property within a 15 foot wide
easement bounded by the proposed La Cholla right-of-way. The western line of the
easement shall be the same line as the proposed eastern righy-of-way line of la Cholla.
This main shall extend to the Northern most property boundary.
• A 100 foot by 100 foot booster site shall be dedicated to the Oro Valley Water Utility in
the NW corner of the property.
• All comments must be acknowledged in writing.
• All Preliminary Plats, Final Plats, Development plans, Development plans/Plats or
minor land subdivisions shall include the following General Note : "Water Service
will be provided by Oro Valley Water Utility."
TheTANGERINE
LOCATION MAP TANGERINE & LA C H O L LA 2008,05223 ® 0, 2000'
wig N� WEB No.192062-A-002
Group
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SIGN -IN SHEET
TLC Investment Group Rezoning/General Plan Amendment
Neighborhood Meeting (OV908-03)
AUGUST 23, 2011
NAME
ADDRESS
E-MAIL ADDRESS
6jtH
MERCADO MANDARINA
FACT SHEET
• Area of Subject Property.................................................................................. 21 Acres
• Existing General Plan Land Use Designations....... Neighborhood Commercial / Office
Low -Density Residential
• Existing Zoning.................................................................................................... R1-144
• Proposed Zoning...................................................................................C-1 Commercial
• Proposed / Allowable Building Height.................................................25 Ft. / 2 Stories
All Proposed Uses.......................................................................... Neighborhood Grocery
Retail Shops
Drive-Thru Pharmacy
Fuel Station
Medical Offices / Spa
Senior / Assisted Living
• Proposed Access .............................................. Tangerine Road & La Cholla Boulevard
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WLB No. 192062-A-003
August 23, 2011
OPOVP�.IEY qR/�Oy9
�01JNDED Ag9s
TLC Investment GroupMF Tangerine Group Rezoning
and Minor General Plan Amendment (ov908-003)
NEIGHBORHOOD MEETING AGENDA
AUGUST 23, 2011, 6:00-7:30 p.m.
1. Welcome and Introductions, David Williams
2. Staff Presentation, Matt Michels
• Site Context
• General Plan and zoning standards
• Town review process
3. Applicant Presentation, Paul Oland, WLB Group
• Overview of rezoning and General Plan amendment request
• Review of site plan
• Project timeline
4. Questions and Discussion
• Identify concerns and address issues
5. Wrap Up and Next Steps, David Williams
Adjourn
Chad Daines
Principal Planner
(520) 229-4896
cdaines(a-orovalleyaz.gov
Paul Oland
WLB Group
(520) 881-7480
gpoland(@_wlbgroup.com
David Williams
Planning Division Manager
(520) 229-4807
dwilliams(cD-orovalleyaz.gov
ov(jj /�,�j Page 1 of 1
Berchtold, Karen
From: Berchtold, Karen
Sent: Monday, January 30, 2012 10:13 AM
To: 'grace.martinez@qwest.com'
Subject: following up on OV 1211-08, Conceptual Site Plan for proposed LA Fitness facility
Grace,
am completing final comments for this project, located at the NE corner of Oracle and Hardy roads in
Oro Valley. A plan was transmitted to you in December 2011.
If you have any comments to forward to the applicant, please provide them to me by the end of day today.
Thank you,
Karen Berchtold, AICP
11000 N. La Canada Drive, Oro Valley, Arizona 85737
(520) 229-4814
kberchtold(a.orovallevaz.gov
www.orovalleyDIS.com
02/16/2012
J�y,EY ARC
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�O(/NDED 19�A
Town of Oro Valley
Community Development and Public Works
August 31, 2016
Gustav Paul Oland
The WLB Group, Inc.
4444 E Broadway BI
Tucson, AZ 85711
�'Ae - ovw-coz
Re: Tangerine Corridor Overlay District Arterial Road Tract Reduction Request for Mercado
Mandarina, Tax Parcels 219-46-0170 and 219-46-0200
Dear Mr. Oland,
The Town has reviewed your request for an arterial road tract reduction for La Cholla Boulevard
along the Mercado Mandarina frontage. The arterial road tract is a requirement of the
Tangerine Corridor Overlay District per Zoning Code Section 27.10.D.vi.b.4.A.ii. Your proposed
request is to reduce the standard tract dimensions as follows:
• Reduce the starting width from 50' to 25'
• Reduce the length from 660' to 330'
The request as proposed is hereby approved as permitted by the same Zoning Code Section
identified above which states the following: "Under special circumstances, such as restricted
parcel dimensions, improved structural massing or uneven topography, ADOT and the Town
may approve reduction of the tract to not less than three hundred thirty (330) feet in length and
twenty-five (25) feet in width at the Tangerine tract." The special circumstance considered for
this approval is the large separation from the subject property line to the edge of the La Cholla
Boulevard roadway due to an extra wide right-of-way that runs north from Tangerine Road.
Please be aware that the final design of the southernmost proposed access drive along La
Cholla Boulevard will be determined during the site design stage of the project. Factors such as
the Traffic Impact Analysis review, the ultimate geometric Tangerine Road/La Cholla Boulevard
intersection design, and overall anticipated circulation will be considered in determining if the
access point can be full access or be required to limit specific traffic movements (e.g. right-
in/out only).
Oro Valley, it's in our nature.
11000 N. La Canada Drive, Oro Valley, Arizona 85737
www.orovalleyaz.gov I phone: (520) 229-4800 1 fax: (520) 742-1022
Please note, the consideration and approval of this request was evaluated for this particular
situation. Any such future requests shall be evaluated on a case by case basis. Please contact
me if you have any questions, thank you.
Sincerely,
Paul Keesler, P.E.
CDPW Director, Town Engineer
Town of Oro Valley
cc: David Laws (Permitting Manager)
File
Oro Valley, it's in our nature.
11000 N. La Canada Drive, Oro Valley, Arizona 85737
www.orovalleyaz.gov I phone: (520) 229-4800 1 fax: (520) 742-1022
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TUCSON - PHOENIX - LAS VEGAS - FLAGSTAFF
520.881.7480 - tucson@wlbgroup.com
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CONTOUR INTERVAL
AERIAL PHOTO DATE = N/A
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