HomeMy WebLinkAboutPackets - Planning and Zoning Commission (203)
AGENDA
ORO VALLEY PLANNING AND ZONING COMMISSION
REGULAR SESSION
June 6, 2023
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CAÑADA DRIVE
For information on public comment procedures, please see the instructions for in person and/or virtual
speakers at the end of the agenda. To watch and/or listen to the public meeting online, please visit
https://www.orovalleyaz.gov/town/departments/town-clerk/meetings-and-agendas
Executive Sessions – Upon a vote of the majority of the Planning and Zoning Commission, the Commission may
enter into Executive Sessions pursuant to Arizona Revised Statutes §38-431.03 (A)(3) to obtain legal advice on
matters listed on the Agenda.
REGULAR SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any
issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission
members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or
respond to criticism made by speakers. However, the Commission may not discuss or take legal action on
matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what
you wish to discuss when completing the blue speaker card.
COUNCIL LIAISON COMMENTS
REGULAR SESSION AGENDA
1.REVIEW AND APPROVAL OF THE MAY 2, 2023 REGULAR SESSION MEETING MINUTES
2.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION ON TWO ITEMS REGARDING A
PROPOSED 59-LOT DETACHED SINGLE-FAMILY SUBDIVISION SOUTH OF MOORE LOOP
IN-BETWEEN RANCHO VISTOSO BLVD AND EAST KALALAU DRIVE. THE ITEMS INCLUDE:
ITEM A: TYPE 2 GENERAL PLAN AMENDMENT AMENDING THE LAND USE MAP
DESIGNATION FROM SCHOOL TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE
(2300042)
ITEM B: RANCHO VISTOSO PLANNED AREA DEVELOPMENT (PAD) AMENDMENT FROM
CULTURAL INSTITUTION TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE (2300043)
PLANNING UPDATE (INFORMATIONAL ONLY)
ADJOURNMENT
POSTED: 5/30/2023 at 5:00 p.m. by dt
When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in
the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m.
The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation,
please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700.
PUBLIC COMMENT ON AGENDA ITEMS
The Town has modified its public comment procedures for its public bodies to allow for limited remote/virtual comment via Zoom. The public may
provide comments remotely only on items posted as required Public Hearings, provided the speaker registers 24 hours prior to the meeting. For all
other items, the public may complete a blue speaker card to be recognized in person by the Chair, according to all other rules and procedures.
Written comments can also be emailed to Recording Secretary Jeanna Ancona at jancona@orovalleyaz.gov, for distribution to the Planning and
Zoning Commission prior to the meeting. Further instructions to speakers are noted below.
INSTRUCTIONS TO IN-PERSON SPEAKERS
Members of the public shall be allowed to speak on posted public hearings and during Call to Audience when attending the meeting in person. The
public may be allowed to speak on other posted items on the agenda at the discretion of the Chair.
If you wish to address the Commission on any item(s) on this agenda, please complete a blue speaker card located on the Agenda table at the
back of the room and give it to the Recording Secretary. Please indicate on the blue speaker card which item number and topic you wish to speak
on, or, if you wish to speak during Call to Audience, please specify what you wish to discuss.
Please step forward to the podium when the Chair calls on you to address the Commission.
For the record, please state your name and whether or not you are a Town resident.1.Speak only on the issue currently being discussed by the Commission. You will only be allowed to address the Commission one time
regarding the topic being discussed.2.
Please limit your comments to 3 minutes.3.During Call to Audience, you may address the Commission on any matter that is not on the agenda.4.Any member of the public speaking, must speak in a courteous and respectful manner to those present. 5.
INSTRUCTIONS TO VIRTUAL SPEAKERS FOR PUBLIC HEARINGS
Members of the public may attend the meeting virtually and request to speak virtually on any agenda item that is listed as a Public Hearing. If you
wish to address the Commission virtually during any listed Public Hearing, please complete the online speaker form by clicking here
https://forms.orovalleyaz.gov/forms/bluecard at least 24 hours prior to the start of the meeting. You must provide a valid email address in order
to register. Town Staff will email you a link to the Zoom meeting the day of the meeting. After being recognized by the Chair, staff will unmute your
microphone access and you will have 3 minutes to address the Commission. Further instructions regarding remote participation will be included in
the email.
Thank you for your cooperation.
Planning & Zoning Commission 1.
Meeting Date:06/06/2023
Requested by: Bayer Vella, Community and Economic Development
Case Number: N/A
SUBJECT:
REVIEW AND APPROVAL OF THE MAY 2, 2023 REGULAR SESSION MEETING MINUTES
RECOMMENDATION:
Staff recommends approval.
EXECUTIVE SUMMARY:
N/A.
BACKGROUND OR DETAILED INFORMATION:
N/A.
FISCAL IMPACT:
N/A.
SUGGESTED MOTION:
I MOVE to approve (approve with changes), the May 2, 2023 meeting minutes.
Attachments
5/2/2023 Draft Meeting Minutes
D R A F T
MINUTES
ORO VALLEY PLANNING AND ZONING COMMISSION
REGULAR SESSION
May 2, 2023
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CAÑADA DRIVE
REGULAR SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
Chair Herrington called the meeting to order at 6:00 p.m.
ROLL CALL
Present: Anna Clark, Commissioner
Kimberly Outlaw Ryan, Commissioner
Skeet Posey, Commissioner
Phil Zielinski, Commissioner
Daniel Sturmon, Vice Chair
Jacob Herrington, Chair
Absent: Joe Nichols, Commissioner
Staff Present:Michael Spaeth, Principal Planner
Joe Andrews, Chief Civil Deputy Attorney
Attendees: Melanie Barrett, Council Liaison
PLEDGE OF ALLEGIANCE
Chair Herrington led the Commission and audience in the Pledge of Allegiance.
CALL TO AUDIENCE
Oro Valley resident Patty Ginsbach spoke regarding a request for the ability to have a moveable sign in the
right-of-way during open "Your CBD Store" business hours.
COUNCIL LIAISON COMMENTS
Council Liaison Melanie Barrett provided updates on recent and upcoming Planning related cases before the
Town Council, as well as an update on the budget process.
REGULAR SESSION AGENDA
1.REVIEW AND APPROVAL OF THE MARCH 7, 2023 REGULAR SESSION MEETING MINUTES
Motion by Commissioner Kimberly Outlaw Ryan, seconded by Commissioner Anna Clark to approve
the March 7, 2023 draft meeting minutes.
Vote: 6 - 0 Carried
2.REQUEST FOR PLANNING AND ZONING COMMISSION INITIATION OF A ZONING CODE
AMENDMENT RELATED TO MOBILE FOOD UNIT AND FOOD TRUCK USES
Senior Planner Kyle Packer spoke on a recent pre-application received regarding a proposed food
truck park. There are no current standards in the Zoning Code that address such a use. An initiation of
a code amendment will allow staff to conduct proper research for potential amendments. The
pre-applicant Josh Bassett, provided information on his application to open a food truck park in
Mercado del Rio, which would be a more permanent, full time food truck area.
Motion by Commissioner Kimberly Outlaw Ryan, seconded by Commissioner Skeet Posey to initiate a
Zoning Code amendment to Section 25.1.B.21 to review and potentially update the standards for Mobile
Food Units and Food Trucks.
Vote: 6 - 0 Carried
3.REQUEST FOR PLANNING AND ZONING COMMISSION INITIATION OF A ZONING CODE
AMENDMENT RELATED TO THE KEEPING OF SMALL FARM ANIMALS ON RESIDENTIALLY
ZONED PROPERTIES
Principal Planner Michael Spaeth spoke regarding a recently received request to allow the keeping of
small farm animals on residentially zoned properties. Currently, there are limited areas in town where
this is allowed. The relevant section of the Zoning Code has not been updated since 1981. Oro Valley
residents Ben & Savanna Randall, spoke on reasons for their request and stated this is allowed in the
surrounding jurisdictions. Savanna provided a list of reasons and benefits of raising small farm
animals.
Discussion ensued among the Commission, applicant and staff.
Motion by Commissioner Kimberly Outlaw Ryan, seconded by Commissioner Anna Clark to initiate
staff review and future consideration of a potential Zoning Code Amendment regarding the keeping of
small farm animals.
Vote: 6 - 0 Carried
PLANNING UPDATE (INFORMATIONAL ONLY)
Principal Planner Michael Spaeth provided an update on two upcoming neighborhood meetings, as well as the
next Commission meeting in June. He further spoke on an upcoming Town survey regarding current and future
housing needs.
ADJOURNMENT
Motion by Commissioner Anna Clark, seconded by Commissioner Skeet Posey to adjourn the
meeting.
Chair Herrington adjourned the meeting at 6:25 p.m.
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the
Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 2nd day of May 2023. I
further certify that the meeting was duly called and held and that a quorum was present.
___________________________
Jeanna Ancona
Senior Office Specialist
Planning & Zoning Commission 2.
Meeting Date:06/06/2023
Requested by: Bayer Vella, Community and Economic Development
Case Number: 2300042 & 2300043
SUBJECT:
PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION ON TWO ITEMS REGARDING A PROPOSED
59-LOT DETACHED SINGLE-FAMILY SUBDIVISION SOUTH OF MOORE LOOP IN-BETWEEN RANCHO
VISTOSO BLVD AND EAST KALALAU DRIVE. THE ITEMS INCLUDE:
ITEM A: TYPE 2 GENERAL PLAN AMENDMENT AMENDING THE LAND USE MAP DESIGNATION FROM
SCHOOL TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE (2300042)
ITEM B: RANCHO VISTOSO PLANNED AREA DEVELOPMENT (PAD) AMENDMENT FROM CULTURAL
INSTITUTION TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE (2300043)
RECOMMENDATION:
ITEM A: GENERAL PLAN AMENDMENT
Staff recommends approval of Item A.
ITEM B: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT
Staff recommends conditional approval of Item B, subject to the conditions in Attachment 3.
EXECUTIVE SUMMARY:
The purpose of this request is to consider two items related to the proposed development of a 59-lot subdivision
south of Moore Loop and east of Rancho Vistoso
Blvd. on an approximately 36-acre site (see image to
right).
Item A: Proposed General Plan Amendment
from School to Medium Density Residential
(MDR) and Open Space (OS) to enable a
rezoning for a residential subdivision.
Item B: Proposed Rezoning/Planned Area
Development Amendment from Cultural
Institution (CI) to MDR and OS to build a
residential subdivision at a similar density as
adjacent developments.
Site Conditions and Land Use Context
The subject property is currently vacant. Big Wash
lies directly to the east, and land uses for the
surrounding area include single-family homes to the
north and west, and natural open space south and
east. Access to an existing Town Water facility is
provided from Moore Loop, across the property, to the Town Water facility to the south.
Previous Approvals and Greater Site History
1987: Property annexed, zoned as Rancho Vistoso Planned Area Development (PAD) Medium-High Density
Residential (MHDR)
2009: Town Council approved a General Plan Amendment from Medium Density Residential to School, and
PAD Amendment from MHDR to Cultural Institution as part of a larger development application.
2016-2023 Development of Moore Loop, sewer infrastructure, drainage structures, and two subdivisions
2016: Development start of Alterra
2019: Development start of Valley Vista
2019-2023: Under the terms and conditions of a 2009 Escrow Agreement, the property returned to Vistoso
Partners as Amphi School District concluded there was not enough demand to warrant the construction of a
school at this site.
ITEM A: GENERAL PLAN AMENDMENT (ATTACHMENT 1)
The applicant's General Plan amendment request is to change the General Plan Land Use designation from
School (SCH) to Medium Density Residential (MDR) and Open Space (OS). The applicant is requesting the same
MDR designation as the Valley Vista subdivision to the north, which is less intensive than the High Density
Residential (HDR) designation of the Horizons subdivision to the immediate southwest. The applicant's proposal
meets the General Plan Amendment criteria and is compatible with the surrounding development.
A detailed analysis is provided in the section titled, Type 2 General Plan Amendment Criteria and
Analysis. Additional detail and discussion regarding the amendment's conformance with the General Plan Vision,
Guiding Principles, Goals and Policies is provided in the General Plan Conformance Analysis section of this report.
ITEM B: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT (ATTACHMENT 2)
The applicant's proposed PAD Amendment request is to rezone the property from the Rancho Vistoso Planned
Area Development (RV PAD) Cultural Institution zoning district to Medium Density Residential (MDR) and Open
Space (OS).
TENTATIVE DEVELOPMENT PLAN
The applicant's proposal includes a Tentative Development Plan for the approximately 36-acre site, shown below.
The design includes:
Access and Circulation: Single ingress/egress off of Moore Loop, representing a less intense traffic
generator than the currently entitled school.
Open Space : Under the current proposal, approximately 65% (23.5 acres of 36.3 acres) is preserved as
some form of open space.
Pedestrian Connectivity: The proposal includes sidewalks and walking paths that connect to the larger
sidewalk and trail systems throughout the area to the northwest and east of the property.
Neighborhood Connectivity: The applicant has worked extensively with the Vistoso Community Association
(VCA), neighbors, and staff through the review process to incorporate design solutions that
address concerns.
The applicant met multiple times with the VCA to coordinate appropriate drainage solutions for Bridal
Veils (a drainage area for the Horizons subdivision located south of the applicant's property) through
collaboration with a VCA drainage engineer. The proposed design incorporates necessary easements
and will accommodate drainage flows from Bridal Veils to ensure a comprehensive solution to ongoing
issues.
The applicant redesigned the proposal to both increase the distance between homes in this proposed
development and those in Valley Vista, and modified the location of two lots to address privacy
concerns expressed by Valley Vista neighbors.
ZONING CODE CONFORMANCE ANALYSIS
Item B has been reviewed for conformance with the Rancho Vistoso Planned Area Development (RV PAD), the
specific development standards of the RV PAD Medium Density Residential (MDR) zoning district, and the Oro
Valley Zoning Code Revised (OVZCR). Staff finds the applicant's proposal is consistent with each.
GENERAL PLAN CONFORMANCE ANALYSIS
Both items A and B have been reviewed for conformance with the Vision, Guiding Principles, Goals and Policies of
the Your Voice, Our Future General Plan, and were found to be consistent with the Vision and Guiding
Principles, as well as twenty-four of the Goals and Policies that are applicable (there are a total of one-hundred and
two Goals and Policies within the General Plan). Please see the General Plan Conformance Analysis section later
in this report for detailed information.
SUMMARY
Item A (General Plan Amendment) is required to accommodate the proposed PAD Amendment in Item B.1.
Item B (PAD Amendment) is consistent with the Your Voice, Our Future General Plan, the Rancho Vistoso
Planned Area Development, and Zoning Code.
2.
The proposal has a lower impact on the surrounding area (traffic, noise, lighting, views, etc.) than a school,
and the Applicant has worked with neighbors and the Vistoso Community Association to address concerns.
3.
Staff are additionally recommending that lots 2-21, which most closely border the Valley Vista subdivision, are
limited to single story, per the condition in Attachment 3.
4.
Staff finds both Item A and Item B are consistent with all applicable Your Voice, Our Future General Plan,
Rancho Vistoso Planned Area Development, and Zoning Code requirements and recommends approval of Item A,
and conditional approval of Item B, subject to the conditions in Attachment 3.
BACKGROUND OR DETAILED INFORMATION:
The purpose of this request is to consider two items related to the proposed development of a 59-lot subdivision
south of Moore Loop and east of Rancho Vistoso Blvd. on an approximately 36-acre site.
EXISTING CONDITIONS AND CONTEXT
Site Conditions and Land Use Context
The subject property is currently vacant and is Flat to the north and east, with significant hillsides along
the southwestern portion
Big Wash lies directly to the east
Each of the subdivisions to the north (Valley Vista and Alterra) provide incremental bank protection along the
eastern side of their developments to remove areas from the Big Wash floodplain while accommodating
development as envisioned in the 1987 Rancho Vistoso Planned Area Development (PAD).
To the immediate south of the site is a drainage area for the Horizons subdivision known as Bridal Veils,
where water exits the Horizons subdivision and enters the applicant's property on its way to Big Wash.
The land uses for the surrounding area include single-family homes to the north and west, and natural open
space south and east.
Access to an existing Town Water facility is provided from Moore Loop, across the property, to the Town
Water facility to the south.
Previous Approvals and Greater Site History
1987: Property annexed, zoned as Rancho Vistoso Planned Area Development (PAD) Medium-High Density
Residential
2009: Town Council approved a General Plan Amendment from Medium Density Residential to School, and
rezoning from Medium-High Density Residential to Cultural Institution as part of larger Neighborhood 5
development application. Rezoning conditions were required per (O) 09-19 and (R) 09-82 (Attachment 4)
Vistoso Partners and Amphitheater School District negotiated and located the new school site per
rezoning conditions from Pima County rezoning case Co9-01-42, March 12, 2002.
A special warranty deed for this property was placed into an escrow established for the benefit of the
Amphitheater School District under the terms and conditions of that Escrow Agreement.
2016-2023 Development of Moore Loop, sewer infrastructure, drainage structures, and two subdivisions
2016: Development of Alterra began
2019: Development of Valley Vista began
2019-2023: Under the terms and conditions of the 2009 Escrow Agreement, the property returned to Vistoso
Partners as Amphi School District concluded there was not enough demand to warrant the construction of a
school at this site.
ITEM A: GENERAL PLAN AMENDMENT (ATTACHMENT 1 )
The applicant's General Plan amendment request is to change the General Plan Land Use designation from School
(SCH) to Medium Density Residential (MDR) and Open Space (OS) to
accommodate the proposed rezoning and development (shown outlined
in blue on the image at right).
EXISTING AND PROPOSED GENERAL PLAN DESIGNATION
The existing land use designation (SCH) is intended for "...areas where
schools, both public and private, are appropriate." Development in this
designation is meant to be non-residential and is typically located in
areas with high traffic capacity.
The proposed land use (MDR) is intended for "...areas where
single-family home, townhouse, or patio home development is
appropriate." and, "...should be located close to schools, shopping, and
employment."
The applicant is requesting the same MDR designation as the Valley
Vista subdivision to the north, which is less intensive than the High
Density Residential (HDR) designation of the Horizons subdivision to the
immediate southwest.
Open Space is proposed across the site, both within the MDR zoned
area as common space for passive and active recreation and natural
open space, as well as within dedicated Open Space zoned land within
the Big Wash floodplain.
TYPE 2 GENERAL PLAN AMENDMENT CRITERIA AND ANALYSIS
General Plan Amendments are reviewed for conformance with the
General Plan Amendment criteria. The applicant's response to each
criterion is listed below, followed by staff commentary:
1. On balance, the request is consistent with the vision, guiding principles, goals and policies of the General Plan
as demonstrated by adherence to the following criteria. The request shall not:
a. Significantly alter existing development character and land use patterns without adequate and appropriate
buffers and graduated transitions in density and land use.
Applicant Response:
"This proposal will not alter existing development character and land use patterns. The proposed residential
density is equivalent to nearby subdivisions, is less than originally zoned, and has less impact on the
neighborhood than the entitled Amphi school would have, creating less impact for noise, traffic, lighting, views
and more. Open space is provided as a buffer between this proposed neighborhood and existing homes on
the ridgeline above to the west. Additionally, at the request of neighbors in the Valley Vista subdivision to the
north, the proposed site plan has been modified to locate the proposed homes further and oriented away
from Valley Vista."
Staff Commentary:
This site was originally zoned for residential as part of original PAD adoption in 1987, consistent with
surrounding properties. The applicant's proposed concept returns this site to a proposed residential use, and
includes graduated transitions by concentrating the development away from the Valley Vista subdivision,
toward the base of the hillside that naturally screens the development from the adjacent Horizons subdivision
(see image below). The development also includes bufferyards and screening walls as required through Town
Code.
Staff has included a condition (Attachment 3) limiting lots 2 through 21, those closest to the Valley Vista
subdivision, to single-story to further minimize impacts on neighbors. (see image below). The orange dots
represent those lots restricted to single-story by the existing code, while those dots in purple represent lots
restricted to single-story by the conditions in Attachment 3.
b. Impact existing uses with increased infrastructure without appropriate improvements to accommodate
planned growth.
Applicant Response:
"This property gains vehicular, pedestrian, and utility access via existing infrastructure that was designed to
accommodate this Property being developed for non-residential use...existing infrastructure has adequate
capacity to serve this development."
Staff Commentary:
The property owner will be responsible for all future construction and infrastructure costs associated with the
proposed development, including any impact fees associated with the project. They will be installing bank
protection along Big Wash as well as providing necessary easements and designs to accommodate drainage
from the Bridal Veils drainage area through coordination with the Vistoso Community Association.
c. Impact other public services including police, fire, parks, water and drainage unless careful analysis and
explanation of anticipated impacts is provided to the Town for review.
Applicant Response:
"The development will include onsite recreational facilities to meet the immediate needs of its residents...all
applicable utilities and public service providers have the capacity to serve this development."
Staff Commentary:
The proposed project is not anticipated to have adverse impacts on police, fire, parks, water
or drainage.
The applicant has coordinated extensively with Town staff and Vistoso Community
Association drainage engineers regarding pre-existing off-site drainage issues associated
with Bridal Veils within the Horizons subdivision, and will be improving conditions through
their drainage design.
The applicant has also coordinated with Pima County Floodplain regarding impacts to Big
Wash, and Pima County has expressed no concerns based on the technical design of the
project.
d. Impact the natural beauty and environmental resources without suitable mitigation.
Applicant Response:
The proposed amendment and its associated downzoning request will not impact the natural
beauty and environmental resources more than under existing General Plan designations and
zoning.
A Site Resource Inventory has been prepared by a local landscape architect according to the
Town's guidelines. All identified significant vegetation will be treated accordingly per the
Town's requirements.
Development of the Property will conform to the applicable night sky regulations to limit light
pollution.
Oro Valley is not a noisy place. It's residential neighborhoods, multifamily developments,
commercial centers, and employment complexes are generally peaceful. Development of the
subject property will follow suit.
Staff Commentary:
The applicant is providing:
Approximately 8.3 acres as Rancho Vistoso PAD zoned Open Space
An additional approximate 15.2 acres of MDR zoned development as common area
preserved as open space
No encroachment into the protected slopes on-site.
Significant Vegetation will be preserved-in-place, transplanted to open space areas or
mitigated per Zoning Code requirements.
2. The applicant has implemented effective public outreach efforts to identify neighborhood concerns and has
responded by incorporating measures to avoid or minimize development impacts to the extent reasonably possible,
as well as to mitigate unavoidable adverse impacts.
An informational video was published for neighbors prior to neighborhood meetings to introduce the project
and address frequently asked questions. Following publication of the video, two neighborhood meetings were
conducted. Both meetings were attended by neighbors and other interested parties and involved extensive
discussions regarding project issues and concerns. Some of those concerns included:
Traffic
Compatibility with surrounding area
View Impacts
Privacy
Height
Two-story Development
Big Wash
Access
Erosion and Drainage
Open Space
The applicant has revised the plan to address a number of the above concerns. Comparing the first, second, and
third designs (shown left to right, respectively, below) demonstrates the following:
The initial redesign of the proposal increased the distance between homes in this proposed development and
those in Valley Vista. (shown in orange shapes in first and second images)
The applicant's second redesign modified the location of two lots to address privacy concerns. (shown in
purple circles in second and third images)
Lastly, the applicant conducted meetings with neighbors to understand concerns regarding the project and to try
and find consensus where possible. More information is provided in the Public Participation section of this report. A
copy of the neighborhood meeting summary notes is provided as Attachment 5. Town staff also received
additional correspondence from the public regarding the applicant's proposal (Attachment 6).
3. All non-residential amendment requests will contribute positively to the long-term economic stability of the Town
as demonstrated by consistency with goals and policies related to economic development and financial stability.
This application is not for a non-residential amendment. This criterion is not applicable.
The applicant's responses to these criteria can be found in Attachment 1.
In summary, the applicant's proposal meets the above General Plan Amendment criteria. Additional detail and
discussion regarding the amendment's conformance with the General Plan Vision, Guiding Principles, Goals and
Policies is provided in the General Plan Conformance Analysis section of this report.
ITEM B: PLANNED AREA DEVELOPMENT (PAD) AMENDMENT (ATTACHMENT 2)
The applicant's proposed PAD Amendment request (shown at right) is to
rezone the property from the Rancho Vistoso Planned Area Development
(RV PAD) Cultural Institution zoning district to Medium Density
Residential (MDR) and Open Space (OS).
The proposed residential density is equivalent to nearby subdivisions and
open space is provided as a buffer between this proposed neighborhood
and existing homes on the ridgeline above to the west. Additionally, the
proposed site plan has been modified to locate the proposed homes
further and oriented away from Valley Vista.
TENTATIVE DEVELOPMENT PLAN
The applicant's proposal includes a Tentative Development Plan for the
approximately 36-acre site (shown below). The design includes:
Access and Circulation: The project is accessed via a single
ingress/egress off of Moore Loop, and represents a less intense
traffic generator than the currently entitled school.
Open Space : The property is not subject to the requirements of the
Environmentally Sensitive Lands Ordinance (ESLO) as Rancho
Vistoso Neighborhood 5 is more than 25% built out, and is
exempted from these requirements. However, it is worth noting the
applicant is preserving 8.3 acres of the wash as dedicated Open
Space and an additional 15.2-acres within the proposed Medium
Density Residential zoning as common area. This common area
comprises open space including extensive natural slopes and
another large portion of Big Wash, as well as landscaping, passive,
and active recreation areas.
If ESLO applied, the site would need to have 66% preserved as open space. Under the current
proposal, approximately 65% (23.5 acres out of 36.3 acres) is preserved as some form of open space.
Pedestrian Connectivity: The proposal includes sidewalks and walking paths that connect to the larger
sidewalk and trail systems throughout the area to the northwest and east of the property.
Neighborhood Connectivity: The applicant has worked with staff and neighbors through the review process
to incorporate design solutions that address neighbor concerns. The applicant redesigned the proposal to
both increase the distance between homes in this proposed development and those in Valley Vista,
and modified the location of two lots to address privacy concerns.
Compatibility: Significant changes have been made to the design to accommodate neighbor concerns, from
privacy and views to off-site drainage. Additionally, staff are recommending limiting lots 2-21 to single-story
per the condition in Attachment 3.
In sum, the applicant has continued to meet with groups of neighbors to find solutions that minimize impacts as
much as possible.
ZONING CODE CONFORMANCE ANALYSIS
The application has been reviewed for conformance with the Rancho Vistoso Planned Area Development (RV
PAD), the specific development standards of the RV PAD Medium Density Residential (MDR) zoning district, and
the Oro Valley Zoning Code Revised (OVZCR) . The applicant's proposal is consistent with each.
GENERAL PLAN CONFORMANCE ANALYSIS
Both items A and B are reviewed below for conformance with the Vision, Guiding Principles, Goals and Policies of
the Your Voice, Our Future General Plan.
Vision and Guiding Principles
Vision
"Oro Valley strives to be a well-managed community that provides all residents with opportunities for quality living.
Oro Valley will keep its friendly, small-town, neighborly character, while increasing services, employment and
recreation. The Town's lifestyle continues to be defined by a strong sense of community, a high regard for public
safety and an extraordinary natural environment and scenic views."
Guiding Principles
Applicable Guiding Principles include:
Preserve the scenic beauty and environment
Keep the unique community identity as a special place
Manage how we grow and maintain high design standards
Keep Oro Valley a family-friendly community
Provide more parks, recreation and cultural opportunities for all ages
The applicant's proposal is consistent with the Your Voice, Our Future General Plan Vision and Guiding
Principles by, among other things:
Preserving and protecting the scenic views and beauty through dedicated open space areas and wash
corridors
Working with neighbors to find consensus regarding compatibility and minimizing impacts, keeping a unique
community
Providing expanded opportunities for quality housing with high design standards within the community
On-site passive recreational areas utilize existing natural resources effectively
The applicant's request is generally consistent with the Vision and Guiding Principles of the General Plan.
Goals and Policies
The applicant's proposals have been reviewed for conformance with all 102 General Plan Goals and Policies, of
which 24 are applicable. Notable applicable goals and policies are discussed in detail below:
1. A built environment that creatively integrates landscape, architecture, open space and conservation elements to
increase the sense of place, community interaction and quality of life (Goal Q)
This proposal is designed with the unique site in mind to achieve compatibility with neighbors, respect views and
incorporate accessible open space.
2. Conservation of natural and cultural resources through effective land use and transportation planning, design,
construction and management. (Goal U)
The design respects the protected slopes and floodplain on the site.
3. Neighborhoods that include access and effective transitions to open space, recreation and schools and that are
supported by shopping and services which meet daily needs. (Goal V)
The design effectively transitions to the surrounding areas, including open space and adjacent neighborhoods, in a
manner consistent with other developments in the area.
4. Provide appropriate park facilities and services for residents of all ages in the community (Policy CC.2)
This proposal includes passive recreation in the form of a walking trail along some of the natural slopes in the area,
while also including an active recreation area that includes play equipment and picnic tables.
5. Protect and conserve healthy native vegetation during the development process. (Policy SD.4)
The subdivision design includes 8+ acres of open space, the code required landscape buffer yards, and will comply
with all Native Plant Preservation requirements of the Zoning Code.
6. Strive to protect the public and environment from the threats and risks of stormwater surges and potential
negative impacts of contaminants from runoff. (Policy SD.10)
The applicant worked with Town staff and the Vistoso Community Association on a drainage concept that will
resolve pre-existing, off-site drainage concerns that impact this property.
7. Maintain the small-town, neighborly character and improve the design and safety of the built environment. (Policy
LU.6)
The applicant's design is consistent in size and scale with surrounding development, and the design has been
revised at several stages to address the concerns of adjacent neighbors.
8. Require new development to pay its share toward the cost of additional public facility and service needs
generated by new development, while balancing public and private interests in cost allocation. (Policy DG.1)
The property owner will be responsible for bearing the costs of development, including new infrastructure or
services that serve new development.
9. Provide for safety, efficiency and environmentally sensitive design in stormwater systems. (Policy I.6)
This proposal helps address pre-existing stormwater issues in adjacent subdivisions through collaboration with the
Vistoso Community Association, the Town's Public Works Department, and the Pima County Regional Floodplain
Control District's Floodplain Management Division.
In summary, the applicant's proposal is generally consistent with the applicable Goals and Policies of the General
Plan.
PUBLIC PARTICIPATION
The following public notice has been provided for this public hearing:
Notification of all property owners within 600 feet
Notification to additional interested parties who signed in at neighborhood meetings
Homeowners Association mailing
Advertisement in The Daily Territorial
Posting on property
Posting at Town Hall and on Town website.
Outside review agencies
Staff has received additional correspondence from neighbors for this project (Attachment 6).
Lastly, an informational video and two neighborhood meetings were conducted as part of the public outreach
process (meeting summaries provided in Attachment 5). Through these meetings, the applicant addressed many
of the concerns identified by neighbors in these meetings, including most notably, increasing the distance between
homes in this proposed development and those in Valley Vista, and modifying the location of two lots to address
privacy concerns for Valley Vista neighbors. Additionally, the applicant has met with neighbors outside of these
meetings to hear and work to address issues and concerns.
SUMMARY AND RECOMMENDATION
Item A (General Plan Amendment) is needed to accommodate the proposed PAD Amendment in Item B.
The requested amendment was reviewed for conformance with the Your Voice, Our Future General
Plan Vision, Guiding Principles, Goals and Policies, and was found to be consistent with twenty-four
Goals and Policies that are applicable, of the one-hundred and two Goals and policies within the
General Plan.
a.
The amendment to Medium Density Residential is appropriate for the subject property as it is located in
a residential area surrounded by subdivisions of similar density, along a primarily residential street.
b.
1.
Item B (PAD Amendment) is consistent with the Your Voice, Our Future General Plan, the Rancho Vistoso
Planned Area Development, and Zoning Code. Key factors include:
Site was originally zoned for residential as part of original PAD adoption in 1987, consistent with
surrounding properties. This proposal returns a vacant parcel originally annexed with the intention for
residential use, to residential use, and limits the impact to adjacent neighborhoods that would be
associated with the development of a school at this site (increased traffic, noise, view impacts, etc.)
a.
Optimizing area design compatibility and working with adjacent homeowners to address concerns.
Specifically:
Locating homes further from Valley Vista subdivision than the original design.1.
Modifying lots from the subsequent design that still concerned neighbors.2.
Addressing pre-existing, off-site drainage issues.3.
b.
2.
Staff finds the requests are consistent with all applicable Your Voice, Our Future General Plan, Rancho Vistoso
Planned Area Development, and Zoning Code requirements and recommends approval of Item A, and conditional
approval of Item B, subject to the conditions in Attachment 3.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
The Planning and Zoning Commission may wish to consider one of the following motions:
Item A
I MOVE to recommend APPROVAL of the General Plan Amendment from School to Medium Density Residential
and Open Space, based on the finding the request is in conformance with the Your Voice, Our Future General Plan.
OR
I MOVE to recommend DENIAL of the General Plan Amendment based on the finding the request is __________.
Item B
I MOVE to recommend CONDITIONAL APPROVAL of the Rancho Vistoso Planned Area Development
Amendment from Cultural Institution to Medium Density Residential and Open Space, subject to the condition of
approval in Attachment 3, based on the finding the request is in conformance with all applicable General Plan,
Zoning Code and Rancho Vistoso Planned Area Development requirements.
OR
I MOVE to recommend DENIAL of the rezoning based on the finding the request is __________.
Attachments
Attachment 1 - GPA Application
Attachment 2 - PAD Amendment Application
Attachment 3 - Condition of Approval
Attachment 4 - (O)09-19 and (R) 09-82
Attachment 5 - Neighborhood Meeting Summaries
Attachment 6 - Public Correspondence
RANCHO VISTOSO PARCEL 5-R
GENERAL PLAN AMENDMENT NARRATIVE
(CASE #2300042)
PREPARED FOR: PREPARED BY:
MGS VISTOSO LLC
CONTACT: MARK WINKLEMAN
MW@MGSREALTY.COM
(602) 432-5955
CONTACT: PAUL OLAND
GPO@PARADIGMLAND.US
(520) 664-4304
IN COLLABORATION WITH:
MAY 29, 2023
PARADIGM #19AVH01
G:\Projects\19av Rancho Vistoso\h01 Par 5-R (MGS)\0220\Narrative\Vistoso 5-R GPA Narrative.docx
RANCHO VISTOSO PARCEL 5-R GENERAL PLAN AMENDMENT NARRATIVE
1
I. PROJECT OVERVIEW
This application proposes the construction of a single-family residential neighborhood located at the southern
end of the recently constructed Moore Loop, approximately one-quarter mile east of the intersection of Rancho
Vistoso Boulevard and Moore Loop in Oro Valley, Arizona. The subject property (the “Property”) consists of
36.3± acres and is currently undeveloped. The Your Voice Our Future General Plan designates the Property as
“School”. The Property is surrounded by single-family residential subdivisions to the north and west,
neighborhood commercial to the south, and open space containing Big Wash to the east.
The Property was originally zoned Rancho Vistoso Planned
Area Development (PAD) Medium-High Density Residential
(MHDR), but was amended to Cultural / Institutional in 2009
(OV11-08-04 & R09-82) in response to Amphi School
District’s request to relocate the planned school site in
Neighborhood 5 from Parcel 5-H to this Property (Parcel 5-
R). Amphi no longer owns the Property, so now it is
proposed to revert back to residential, but only to Medium
Density Residential (MDR), like the surrounding
neighborhoods, not MHDR as originally zoned. Since the
General Plan is predated by the PAD the General Plan’s land
uses within the PAD are simply a reflection of the underlying
zoning rather than a unique long-range plan. The 2009
amendment, which was due to a change in conditions, was
reflected in the 2016 General Plan update. By approving
and ratifying the General Plan’s land uses within the PAD,
Oro Valley’s Town Council and voters simply validated the
PAD’s original vision and numerous subsequent revisions
including the 2009 amendment. The reversion of this
Property’s ownership from Amphi back to the original
developers of Rancho Vistoso represents a change in
conditions that warrants another amendment to the PAD’s
original vision and thus a corresponding amendment to the
General Plan.
II. PROPOSED AMENDMENT
This document has been prepared in support of a request to amend the General Plan land use of the Property
from School to Medium Density Residential. The PAD amendment described above has been requested
concurrently with this General Plan amendment.
III. GENERAL PLAN AMENDMENT CRITERIA
A. ON BALANCE, THE REQUEST IS CONSISTENT WITH THE VISION, GUIDING PRINCIPLES, GOALS, AND POLICIES
OF THE GENERAL PLAN AS DEMONSTRATED BY THE FOLLOWING CRITERIA.
1. The request shall not significantly alter existing development character and land use patterns without
adequate and appropriate buffers and graduated transitions in density and land use.
This proposal will not alter existing development character and land use patterns. The proposed
residential density is equivalent to nearby subdivisions and is less than originally zoned. Open space
is provided as a buffer between this proposed neighborhood and existing homes on the ridgeline
above to the west. Additionally, at the request of neighbors in the Valley Vista subdivision to the
north, the proposed site plan has been modified to locate the proposed homes further and oriented
away from Valley Vista.
RANCHO VISTOSO PARCEL 5-R GENERAL PLAN AMENDMENT NARRATIVE
2
2. The request shall not impact existing uses with increased infrastructure without appropriate
improvements to accommodate planned growth.
This property gains vehicular, pedestrian, and utility access via existing infrastructure that was
designed to accommodate this Property being developed for non-residential use. In other words,
existing infrastructure has adequate capacity to serve this development. Any ancillary improvements
such as turn lanes, will be constructed by the developer. The cost of necessary infrastructure will be
borne by the developer.
This development will improve the Oro Valley Water Utility’s access to their two existing well sites
near the Property.
3. The request shall not impact other public services including police, fire, parks, water, and drainage unless
careful analysis and explanation of anticipated impacts are provided to the Town for review.
The development will include onsite recreational facilities to meet the immediate needs of its
residents. The PAD’s and Town’s parks will also serve the needs of future residents. Impact fees
generated by this development will offset any additional offsite recreational demand.
All applicable utilities and public service providers have the capacity to serve this development.
4. The request shall not impact the natural beauty and environmental resources without suitable mitigation.
The proposed amendment and its associated downzoning request will not impact the natural beauty
and environmental resources more than under existing zoning.
A Site Resource Inventory has been prepared by a local landscape architect according to the Town’s
guidelines. All identified significant vegetation will be treated accordingly per the Town’s
requirements.
Development of the Property will conform to the applicable night sky regulations to limit light
pollution.
Oro Valley is not a noisy place. It’s residential neighborhoods, multifamily developments, commercial
centers, and employment complexes are generally peaceful. Development of the subject property
will follow suit.
B. THE APPLICANT HAS IMPLEMENTED EFFECTIVE PUBLIC OUTREACH EFFORTS TO IDENTIFY NEIGHBORHOOD
CONCERNS AND HAS RESPONDED BY INCORPORATING MEASURES TO AVOID OR MINIMIZE DEVELOPMENT
IMPACTS TO THE EXTENT REASONABLY POSSIBLE, AS WELL AS TO MITIGATE UNAVOIDABLE ADVERSE
IMPACTS.
An informational video was prepared and posted to the Town’s website, and a first neighborhood meeting
was held on October 3, 2022. Primary concerns voiced at that meeting were related to viewshed, privacy,
and traffic impacts, so we offered to meet with nearby residents to analyze the expected visibility of the
proposed neighborhood from their back yards. Several of our neighbors in the Valley Vista subdivision to
the north suggested that the proposed site plan should be modified to “flip” the proposed homes and
proposed road in order to locate the homes further and oriented away from Valley Vista. We considered
the suggestion and subsequently agreed with it, so the proposed site plan has been modified accordingly.
In early December we met with the five property owners who accepted the offer to meet, and we were able
to gain a better understanding of the concerns voiced at the October meeting by observing building height
poles set on the Property. Those concerns were shown to be lessened as a result of the site plan revisions.
A second formal neighborhood meeting was held on May 17, 2023. No new concerns were voiced other
than a lingering concern about privacy related to two proposed lots at the north end of the Property that
were still located on the Vistoso Vista side of the proposed street, although they were oriented toward
Moore Loop rather than toward Vistoso Vista. Even so, we agreed to relocate those lots to elsewhere in
the subdivision where privacy concerns would not be present.
RANCHO VISTOSO PARCEL 5-R GENERAL PLAN AMENDMENT NARRATIVE
3
YOUR VOICE, OUR FUTURE CONFORMANCE
Oro Valley’s Your Voice, Our Future General Plan includes many goals and policies that support the development
of appropriate, transitional, and viable land uses such as those proposed by this downzoning. Below are a sample
of goals and policies that this proposal supports:
3.6.CC.2 Provide appropriate park facilities and services for residents of all ages in the community.
The Rancho Vistoso PAD includes numerous active and passive recreational opportunities for residents
of all ages. This neighborhood, as part of that master plan, will provide age-appropriate recreational
amenities.
3.6.CC.3. Link existing and planned neighborhoods with parks and open spaces by incorporating path and trail
facilities.
In the vicinity of this Property Oro Valley Trail #33 runs from Tangerine Road north along the west bank
of Big Wash north to Honey Bee Park. A portion of that trail was improved to a paved multi-use path as
part of the Pulte subdivision to the north. This project will continue that improvement south along the
proposed Big Wash bank protection and will also provide pedestrian connections from its internal street
network to Trail #33 as well as the sidewalks and multi-use lane along Moore Loop.
3.6.CC.4. Provide public open space and park space where there is an existing park shortage of a need to
preserve open space, natural areas, or scenic views.
The most sensitive and scenic areas within the Rancho Vistoso PAD were set aside as permanent open
space when the PAD was crafted in the 1980’s. This proposed neighborhood fits within the context of
those areas, which account for roughly 50% of the PAD’s 8,000 acres.
3.6.CC.8. Foster development of complete neighborhoods with easy access to transportation and employment
options, and commercial areas that offer amenities and services for residents’ daily needs.
The General Plan describes a complete neighborhood as including parks and other outdoor spaces,
recreational facilities, access to quality housing, and safe and varied transportation options. It goes on to
describe a complete community as one that serves the needs of residents on a day-to-day basis and is “a
good place to open a business”. This proposed rezone will fulfil these goals by answering demand for
more quality housing for existing and future residents, recreation areas to serve those future residents,
convenient pedestrian and bicycle access to the nearby sidewalk and trail systems, convenient access to
nearby commercial areas, and additional residents to help local businesses thrive.
5.5.LU.4. Promote outdoor lighting that enhances safety and circulation, beautifies landscapes, minimizes
impacts to adjacent properties, and does not reduce public enjoyment of the night sky.
This project will comply with all applicable night sky lighting ordinances.
RANCHO VISTOSO PARCEL 5-R GENERAL PLAN AMENDMENT NARRATIVE
4
5.5.LU.5. Provide diverse land uses that meet the Town’s overall needs and effectively transition in scale and
density adjacent to neighborhoods.
There is a strong demand for quality single-family housing in Oro Valley that this neighborhood will
partially fulfill. No land use transition is necessary because this proposed neighborhood is very similar in
density and design to nearby subdivisions.
5.5.LU.6. Maintain the small-town, neighborly character and improve the design and safety of the built
environment.
The predominant development type in Oro Valley is medium density single-family residential, so that
must be a primary aspect of its “small town, neighborly character”. This neighborhood, being a medium
density single-family development, therefore helps maintain that character.
By extending the Big Wash bank protection further south, this development will improve the safety of
this development parcel.
5.5.LU.8. Encourage the development of master planned communities which include suitable residential and
commercial uses.
This parcel is within the Rancho Vistoso PAD, which is the largest and most diverse master planned
community in Oro Valley. This is one of the last available development parcels, and its development as a
“suitable residential use” should be encouraged.
5.7.DG.1. Require new development to pay its share toward the cost of additional public facility and service
needs generated by new development while balancing public and private interests in cost allocation.
This project will fund the construction of any new public infrastructure improvements necessary to
support it and mitigate for its additional demands on existing public infrastructure. Beyond providing the
actual infrastructure improvements needed to serve this development, impact fees will be paid to help
cover the cost of maintaining the Town’s broader public infrastructure networks.
5.8.I.4. Accommodate growth in the community through long-range planning for services, utilities, and other
infrastructure.
Trunk infrastructure has been designed and
constructed in advance of development within
Rancho Vistoso for decades. For example, Rancho
Vistoso Boulevard and its associated trunk utility
lines, was built in phases ahead of development of
nearby parcels. Moore Loop was constructed in
phases concurrently with adjacent development,
and ahead of development of this Property. Long-
range infrastructure planning has been a key to
Rancho Vistoso’s success and quality.
5.8.I.10 Foster opportunities for walking, biking, and
mass transit to places where people live, work,
shop, and play.
This neighborhood will have direct pedestrian and
bicycle connections to the sidewalks, multi-use
paths, trails, and multi-use lanes available in
adjacent public rights-of-way and easements. Those
public facilities provide connectivity to Oro Valley’s
extensive network of pedestrian and bicycle
linkages to countless places where people live,
work, shop, and play.
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
1
I. PROJECT OVERVIEW
This project proposes to construct a single-family residential neighborhood located at the southern end of the
recently constructed Moore Loop, approximately one-quarter mile east of the intersection of Rancho Vistoso
Boulevard and Moore Loop in Oro Valley, Arizona. The subject property (the “Property”) consists of 40.3± acres
and is currently undeveloped. The Your Voice Our Future General Plan designates most of the Property as
“School”, with a small band of “Open Space” along its western and southwestern boundary. The Property is
surrounded by single-family residential subdivisions to the north and west, neighborhood commercial to the
south, and open space containing Big Wash to the east.
The Property was originally zoned Rancho Vistoso Planned Area Development (PAD) Medium-High Density
Residential (MHDR), but was amended to Cultural / Institutional in 2009 in response to Amphi School District’s
request to relocate the planned school site in Neighborhood 5 from Parcel 5-H to Parcel 5-R. Amphi no longer
owns the Property, so now it is proposed to revert back to residential, but only to PAD Medium Density
Residential (MDR), like the surrounding neighborhoods, not MHDR as originally zoned. Concurrently with the
PAD amendment we propose a corresponding General Plan land use amendment from School to Medium Density
Residential.
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
2
II. IDENTIFICATION OF INTERESTED STAKEHOLDERS
In Oro Valley the term “interested stakeholder” is usually taken to mean “any interested party”. The terms are
not synonymous, but for the purpose of this report we will assume them to be. Primary stakeholders are the
immediate neighbors of the subject parcels, all of whom will be notified of any public meetings or hearings
associated with this project. The nearest neighbors are to the north in the Valley Vista subdivision. These owners
are potentially the most affected by this proposed development. Other neighbors include owners within the
Horizons subdivision to the west, which is several hundred feet away and at least 65 feet higher in elevation,
minimizing the potential for any impact. Other stakeholders include nearby businesses that have invested in the
Oro Valley community and stand to see their businesses benefited by additional potential customers from this
proposed neighborhood. The Town of Oro Valley is also a stakeholder because this development will bring
additional long-term income to the Oro Valley Water Utility and from State Shared Revenue, and additional short-
term income from construction sales tax. This development will also contribute to the long-term growth of the
Town, which its leaders are tasked with overseeing responsibly. Lastly, the property owner is a significant
stakeholder.
III. PROPOSED NEIGHBORHOOD MEETING PROCESS
The following schedule is proposed:
September 16, 2022 ................................................................................................... Informational Video Posted
October 3, 2022 ............................................................................................................. Neighborhood Meeting #1
December 2022 ........................................................................................................ Individual Neighbor Meetings
December 2022 ......................................................... Formal General Plan & PAD Amendment Submittals
Q4 2022 –Q2 2023 ..................................................................................................... Application Review Process
May 17, 2023 .................................................................................................................... Neighborhood Meeting #2
June 6, 2023 * ....................................................................................... Planning & Zoning Commission Hearing
July 19, 2023 * .......................................................................................................................... Town Council Hearing
* Hearing dates are estimates only and subject to Town of Oro Valley scheduling.
The Town maintains copies of the meeting sign-in sheets.
IV. COMMENTS RAISED TO-DATE
View Impacts
o Views from the Valley Vista subdivision could be impacted. Some residents indicated they had paid view
premiums for their lots, but that they also understood a school was planned on this Property at the time
they purchased their lots.
We met with individual neighbors to analyze potential view impacts from their homes. The revised
site plan was shown to reduce potential viewshed impact and privacy concerns. Additionally, we will
be installing a screen wall along the proposed roadway to further reduce potential visual impacts.
o Why not restrict to single-story homes, as Valley Vista was?
Valley Vista was not restricted. The single-story offerings were Pulte’s choice.
o Views from the Horizons subdivision could be impacted by this neighborhood.
Horizons is generally at least 65 feet higher in elevation than this property, so views will not be
impacted.
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
3
Bufferyards & Privacy
o Need a larger buffer between this project and Valley Vista because the previously proposed school
would’ve been “basically open space”.
A school would’ve included larger and taller buildings, more grading, and lighting, grading, etc. that
wouldn’t have been subject to the Town’s development regulations, so its impact would most likely
have been significant.
This proposed neighborhood will feature the same lot sizes as Valley Vista. Table 27-7 of the OVZCR
requires no bufferyard in such a scenario, but this project’s common area will combine with existing
common area in Valley Vista as well as the proposed roadway to create a distance of at least 155’
between existing and proposed homes.
o To increase privacy, build a wall within the buffer area between Valley Vista and this neighborhood.
After meeting with individual neighbors we agree that a screen wall along the proposed roadway
would provide additional visual mitigation and privacy.
o At the second neighborhood meeting the residents of the westernmost lots in Valley Vista expressed
concern about the two proposed lots at the north end of the Property that were still located on the
Vistoso Vista side of the proposed street after the major site plan revision in response to previous
neighbor comments.
Although the two lots in question were oriented toward Moore Loop rather than toward Vistoso
Vista, we agreed to relocate those lots to elsewhere in the subdivision where privacy concerns would
not be present.
Trails
o Provide trail access between Moore Loop and Big Wash.
This project will provide such access.
Traffic
o Concerns about traffic volume and speed eastbound on Moore Loop.
This project will include installation of a westbound left-turn lane and will also include an eastbound
right-turn lane if warranted.
Other
o Is the proposed open space guaranteed and protected?
Any protected open space shown on the TDP will be enforced as such during the detailed engineering
phase.
o There appear to be compaction issues with some areas in Valley Vista.
The project geotechnical engineer will consider this information.
UPDATED 5/30/2023
G:\Projects\19av Rancho Vistoso\h01 Par 5-R (MGS)\0305\POP-POR\Vistoso 5-R POR.docx
RANCHO VISTOSO PARCEL 5-R
PAD AMENDMENT SITE ANALYSIS
(CASE #2300042 GPA / #2300043 PAD AMENDMENT)
PREPARED FOR: PREPARED BY:
MGS VISTOSO LLC
CONTACT: MARK WINKLEMAN
MW@MGSREALTY.COM
(602) 432-5955
CONTACT: PAUL OLAND
GPO@PARADIGMLAND.US
(520) 664-4304
IN COLLABORATION WITH:
MAY 29, 2023
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS TABLE OF CONTENTS
i
TABLE OF CONTENTS
I. INTRODUCTION ............................................................................................................................................................................................................ 1
A. Project Overview ............................................................................................................................................................................................... 1
B. Primary Objectives ........................................................................................................................................................................................... 1
II. INVENTORY & ANALYSIS ........................................................................................................................................................................................... 2
A. Existing Land Uses ............................................................................................................................................................................................ 2
1. Regional Context ............................................................................................................................................................................................. 2
2. Existing Onsite Land Uses, Zoning & General Plan .......................................................................................................................... 2
3. Existing Adjacent Zoning and Land Uses .............................................................................................................................................. 3
Exhibit II-A-1: Site Location Map ........................................................................................................................................................................ 5
Exhibit II-A-2: Existing Land Uses ....................................................................................................................................................................... 6
Exhibit II-A-3: Existing General Plan ................................................................................................................................................................. 7
Exhibit II-A-4: Existing Zoning .............................................................................................................................................................................. 8
B. Environmentally Sensitive Lands (ESL).................................................................................................................................................. 9
1. ESL Categories Onsite .................................................................................................................................................................................. 9
2. Additional ESL Characteristics ................................................................................................................................................................. 9
3. Total Acreage Present Onsite for each Conservation Category ............................................................................................... 9
C. Topography ........................................................................................................................................................................................................... 9
Exhibit II-C-1: Topography .................................................................................................................................................................................. 10
D. Cultural / Archaeological / Historic Resources ............................................................................................................................... 11
E. Hydrology ............................................................................................................................................................................................................ 12
1. Offsite Watersheds Affecting, or Affected by, the Site ............................................................................................................... 12
2. Balanced & Critical Basins ......................................................................................................................................................................... 12
3. Significant Offsite Features Affecting or Affected by the Property ...................................................................................... 12
4. Area of Upstream Watersheds Greater than 100 CFS ................................................................................................................ 13
5. Location / Ownership of Well Sites within 100’ of the Site ........................................................................................................ 13
6. Onsite Hydrology Characteristics ......................................................................................................................................................... 13
7. Existing Drainage Conditions along the Downstream Property Boundary ......................................................................... 13
Exhibit II-E-1: Onsite Hydrology Characteristics ...................................................................................................................................... 14
Exhibit II-E-2: FEMA FIRM Map ........................................................................................................................................................................ 15
F. Vegetation ........................................................................................................................................................................................................... 16
1. Onsite Vegetative Communities ............................................................................................................................................................ 16
2. Significant, Threatened, or Endangered Flora .................................................................................................................................. 16
3. Vegetative Densities .................................................................................................................................................................................... 16
Exhibit II-F-1: Vegetation ..................................................................................................................................................................................... 17
G. Wildlife .................................................................................................................................................................................................................. 18
Exhibit II-G-1: AZGFD Report ........................................................................................................................................................................... 19
H. Viewsheds ............................................................................................................................................................................................................ 32
1. Viewshed Analysis......................................................................................................................................................................................... 32
2. View Preservation Plan (VPP) ................................................................................................................................................................. 32
3. Core Character Vegetation (CCV) ....................................................................................................................................................... 32
Exhibit II-H-1: Viewsheds ..................................................................................................................................................................................... 33
Exhibit II-H-2: Viewshed Photographs ........................................................................................................................................................... 34
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS TABLE OF CONTENTS
ii
I. Traffic .................................................................................................................................................................................................................... 40
1. Existing / Proposed Offsite Streets between the Development and Nearest Arterial Streets ................................. 40
2. Arterial Streets within One Mile of the Site ...................................................................................................................................... 40
Exhibit II-I-1: Major Roads .................................................................................................................................................................................... 42
Exhibit II-I-2: Bike Routes ..................................................................................................................................................................................... 43
J. Parks, Recreation Areas, and Trails ........................................................................................................................................................ 44
Exhibit II-J-1: Schools, Recreation &Trails .................................................................................................................................................... 45
K. Schools .................................................................................................................................................................................................................. 46
L. Water Service .................................................................................................................................................................................................... 46
M. Sewer Service .................................................................................................................................................................................................... 46
Exhibit II-M-1: Existing Sewer Infrastructure .............................................................................................................................................. 47
Exhibit II-N-1: McHarg Composite Map ........................................................................................................................................................ 48
III. LAND USE PROPOSAL .............................................................................................................................................................................................. 49
A. Project Overview ............................................................................................................................................................................................. 49
1. Project Description ....................................................................................................................................................................................... 49
2. General Plan Conformance ...................................................................................................................................................................... 49
3. Flexible Design Options / Conservation Subdivision Design .................................................................................................... 49
Exhibit III-A-1: Tentative Development Plan ............................................................................................................................................... 50
Exhibit III-A-2: Proposed General Plan .......................................................................................................................................................... 51
Exhibit III-A-3: Proposed Zoning ....................................................................................................................................................................... 52
B. Effect on Existing Land Uses ..................................................................................................................................................................... 53
C. Environmentally Sensitive Lands ............................................................................................................................................................ 53
D. Topography ......................................................................................................................................................................................................... 53
1. Design Responses to Site Topography ................................................................................................................................................ 53
2. Slope Encroachment .................................................................................................................................................................................... 53
3. Hillside Conservation Areas ..................................................................................................................................................................... 53
4. Quantified Site Disturbance ..................................................................................................................................................................... 53
Exhibit III-D-1: Preliminary Grading Area ..................................................................................................................................................... 54
E. Cultural / Archaeological / Historic Resources ............................................................................................................................... 55
1. Resource Protection .................................................................................................................................................................................... 55
2. Treatment Plan ............................................................................................................................................................................................... 55
F. Post-Development Hydrology .................................................................................................................................................................. 56
1. Design response to Site Hydrology ....................................................................................................................................................... 56
2. Modification of Drainage Patterns ......................................................................................................................................................... 56
3. Mitigation .......................................................................................................................................................................................................... 57
4. Town Policy ...................................................................................................................................................................................................... 57
Exhibit III-F-1: Post-Development Hydrology ............................................................................................................................................. 58
G. Vegetation ........................................................................................................................................................................................................... 59
H. Wildlife .................................................................................................................................................................................................................. 59
I. Viewsheds ............................................................................................................................................................................................................ 59
1. Design Response to Site Viewsheds ..................................................................................................................................................... 59
2. ORSCOD / TRCOD Conformance ....................................................................................................................................................... 59
J. Traffic .................................................................................................................................................................................................................... 60
1. Traffic Impact Analysis ................................................................................................................................................................................ 60
2. Proposed Rights-of-Way ............................................................................................................................................................................ 61
3. Proposed Pedestrian / Bicycle Circulation ....................................................................................................................................... 61
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS TABLE OF CONTENTS
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K. Recreation & Trails ......................................................................................................................................................................................... 62
1. Off-site Trail Access ..................................................................................................................................................................................... 62
2. Open Space Ownership ............................................................................................................................................................................. 62
L. Schools .................................................................................................................................................................................................................. 63
1. Student Generation ...................................................................................................................................................................................... 63
2. School Capacity ............................................................................................................................................................................................. 63
Exhibit III-L-1: School District Letter .............................................................................................................................................................. 64
M. Water ..................................................................................................................................................................................................................... 66
1. Water Demand ............................................................................................................................................................................................... 66
2. Water Service Provider & Capacity ...................................................................................................................................................... 66
N. Sewer ..................................................................................................................................................................................................................... 66
1. Sewer Service Method ................................................................................................................................................................................ 66
Exhibit III-N-1: Sewer Capacity Letter ........................................................................................................................................................... 67
O. Bufferyards ......................................................................................................................................................................................................... 68
1. Mitigation .......................................................................................................................................................................................................... 68
Exhibit III-O-1: Bufferyards ................................................................................................................................................................................. 69
APPENDIX A – SITE RESOURCE INVENTORY ............................................................................................................................................................... 70
BIBLIOGRAPHY ..................................................................................................................................................................................................................... 72
PARADIGM #19AVH01
G:\Projects\19av Rancho Vistoso\h01 Par 5-R (MGS)\0230\Site Analysis\RV 5-R Site Analysis (4th Subm).docx
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS I. INTRODUCTION
1
I. INTRODUCTION
A. PROJECT OVERVIEW
This application proposes the construction of a single-family residential neighborhood located at the
southern end of Moore Loop, approximately one-quarter mile east of the intersection of Rancho Vistoso
Boulevard and Moore Loop in Oro Valley, Arizona. The subject property (the “Property”) consists of 36.3±
acres and is currently undeveloped. The Your Voice Our Future General Plan designates most of the
Property as “School”, with a small band of “Open Space” along its western and southwestern boundary. The
Property is surrounded by single-family residential subdivisions to the north and west, neighborhood
commercial to the south, and open space containing Big Wash to the east.
The Property was originally zoned Rancho Vistoso Planned Area Development (PAD) Medium-High Density
Residential (MHDR) but was amended to Cultural / Institutional in 2009 (OV11-08-04 & R09-82) in response
to Amphi School District’s request to relocate the planned school site in Neighborhood 5 from Parcel 5-H
to this Property (Parcel 5-R). Amphi no longer owns the Property, so now it is proposed to revert back to
residential, but only to Medium Density Residential (MDR), like the surrounding neighborhoods, not MHDR
as originally zoned. Since the General Plan is predated by the PAD the General Plan’s land uses within the
PAD are simply a reflection of the underlying zoning rather than a unique long-range plan. The 2009
amendment, which was due to a change in conditions, was reflected in the 2016 General Plan update. By
approving and ratifying the General Plan’s land uses within the PAD, Oro Valley’s Town Council and voters
simply validated the PAD’s original vision and numerous subsequent revisions including the 2009
amendment. The reversion of this Property’s ownership from Amphi back to the original developers of
Rancho Vistoso represents a change in conditions that warrants another amendment to the PAD’s original
vision.
This document has been prepared in support of a request to rezone the Property from Rancho Vistoso PAD
Cultural / Institutional to Medium Density Residential. This will allow for the construction of a single-family
residential development. A corresponding General Plan amendment from School to Medium Density
Residential has been requested concurrently with this PAD amendment.
B. PRIMARY OBJECTIVES
This proposal will provide much needed high-quality, energy efficient, single-family detached homes for new
and existing residents wishing to live or relocate in the Town of Oro Valley. Very strong demand for new
housing options continues to exist in this northern part of the greater Tucson metropolitan area, despite the
recent uptick in mortgage interest rates. Primary objectives of this proposal include:
• Construct a residential community that
is compatible with existing surrounding
land uses.
• Provide additional customers for local
businesses, which also bolsters Oro
Valley’s tax base.
• Cluster homes in such a way to preserve
the steep slopes onsite and provide
natural open space along the Big Wash
so that future residents of the
development can enjoy the natural
desert landscape.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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II. INVENTORY & ANALYSIS
The purpose of the Inventory & Analysis section of this document is to catalog the various developmental
opportunities and constraints impacting the property in order to provide a meaningful and relevant context for
the development proposal detailed in Section III of this document. Through careful consideration of these
existing conditions a design can be deemed compatible with its surroundings and appropriate for the area.
A. EXISTING LAND USES
1. Regional Context
The Property subject to this rezoning request consists of 36.3± acres located in the Town of Oro Valley
in Section 31, Township 11 south, Range 14 east, and Section 36, Township 11 south, Range 13, Pima
County, Arizona. The site is located at the southeast edge of Moore Loop, approximately one-quarter
mile east of the intersection of Rancho Vistoso Boulevard and Moore Loop. The Pima County Tax
Assessor designates the subject property as portions of parcel numbers 219-20-914B and 219-54-006D.
See Exhibit II-A-1: Site Location Map.
The Project’s administrative address will be assigned during the platting phase.
2. Existing Onsite Land Uses, Zoning & General Plan
The Property is currently undeveloped and vacant. See
Exhibit II-A-2: Existing Land Uses.
The Property is currently zoned CI (Cultural /
Institutional) within the Rancho Vistoso PAD.
The Your Voice Our Future General Plan designates most
of the Property as School, with a small band along the
western and southwestern boundary designated as Open
Space. To move forward with this project as proposed, a
General Plan amendment from School to Medium Density
Residential (MDR) has also been requested.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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3. Existing Adjacent Zoning and Land Uses
i. Surrounding Zoning & Land Uses
The Property is surrounded by properties featuring the following zoning designations and land uses.
N: Zoning: PAD Medium Density Residential & PAD Open Space
Land Use: Valley Vista Single-Family Residential Subdivision
NE: Zoning: PAD Open Space
Land Use: Undeveloped Land (Big Wash)
E: Zoning: PAD Open Space
Land Use: Undeveloped Land (Big Wash)
SE: Zoning: PAD Open Space
Land Use: Undeveloped Land (Big Wash)
S: Zoning: PAD C-1 Community Commercial and PAD Open Space
Land Use: Safeway Vistoso Plaza Shopping Center and Undeveloped Land
SW: Zoning: PAD C-1 Community Commercial, PAD High Density Residential,
and PAD Open Space
Land Use: Horizons Single-Family Residential Subdivision and Undeveloped Land
W: Zoning: PAD High Density Residential and PAD Open Space
Land Use: Horizons Single-Family Residential Subdivision
and Rancho Vistoso Office Park
NW: Zoning: PAD High Density Residential and PAD Open Space
Land Use: Vistoso Hills Single-Family Residential Subdivision
ii. Surrounding Building Heights
Surrounding building heights vary between one and two story.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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iii. Nearby Pending Rezonings
The Avilla Rancho Vistoso east parcel (Parcel 5-U) is approximately 500-feet to the west of this
project and the Avilla Rancho Vistoso west parcel (Parcel 7-I) is approximately one-half mile to the
west of this project. Both Avilla Rancho Vistoso parcels are currently going through the rezoning
process.
iv. Nearby Conditionally Approved Rezonings
There are no conditionally approved rezonings within one-quarter mile of the Property.
v. Nearby Approved Subdivisions & Development Plans
Valley Vista at Rancho Vistoso is the most recently approved nearby subdivision and is nearing
completion of construction. It is directly north of the subject property.
vi. Architectural Styles used in Adjacent Properties
The architectural styles used in adjacent residential projects are mainly wood frame or block
construction that utilize a stucco and/or stone veneer and have either a flat or tiled roof. The
commercial and office buildings nearby also utilize stucco with stone veneer and flat roofs with some
tile overhangs.
Valley Vista at Rancho Vistoso Entry Monument
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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B. ENVIRONMENTALLY SENSITIVE LANDS (ESL)
1. ESL Categories Onsite
ESL does not apply to this parcel because over 25% of Rancho Vistoso has been developed with
infrastructure or finished building pads.
The 2009 PAD amendment affecting the Property included a condition of approval implementing some
protections for the pre-ESLO 8.28-acre mapped riparian area existing onsite as shown on Exhibit III-A-1:
Tentative Development Plan. That riparian boundary was later adopted as the boundary of the ESLO’s
Major Wildlife Linkage area.
2. Additional ESL Characteristics
There are no regulated rock outcrops, distinctive native plant stands, or distinctive individual native
plants on the subject property.
3. Total Acreage Present Onsite for each Conservation Category
Conservation Category Acreage
Major Wildlife Linkage 8.28
Critical Resource Area 0
Core Resource Area 0
Resource Management Area Tier 1 28.03
Resource Management Area Tier 2 0
Resource Management Area Tier 3 0
C. TOPOGRAPHY
The topography of the Property is generally characterized by relatively flat terrain within the northeastern
portions of the site, with hillsides in the southwestern portions rising above the rest of the Property. The
Rancho Vistoso PAD regulates slopes above 25% rather than the 15% slope threshold normally regulated
by Town Code. Approximately 2.2 acres of regulated 25% slopes exist within the hillsides in the western
portions of the Property. The hillsides rise 50’-75’ above the flatter portions of the Property, with the
Horizons subdivision perched atop. The Property generally slopes downward from west to the east towards
Big Wash. Elevations range from approximately 2,795 feet above sea level near the northwestern corner of
the property to approximately 2,696 feet above sea level near the southeastern corner of the property. The
Property does not contain any hillside conservation areas, rock outcrops, or other significant topographic
features. See Exhibit II-C-1: Topography.
Topographic Feature Category Acreage
>25% 2.2±
Ridgelines 0
Rock Outcrops & Boulders 0
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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D. CULTURAL / ARCHAEOLOGICAL / HISTORIC RESOURCES
The subject property was previously surveyed in 1986 by the Institute for American Research (IAR), as part
of the “Rancho Vistoso Survey”, which covered about 7,700 acres and documented 54 archaeological sites
throughout Rancho Vistoso. No sites were recorded within the subject property. A more recent survey was
conducted by SWCA Environmental Consultants (SWCA) in 2007, which located one archaeological site,
designated AZ BB:9:417 (ASM) and one isolated occurrence. Because this survey was conducted more than
ten years ago, the site was resurveyed by SWCA for a second time in July 2022. This current survey was
unable to locate the previously identified archaeological site as it was most likely within the newly
constructed Moore Loop right-of-way. No other archaeological resources were identified within the subject
property during this re-survey.
No further archaeological study of the project area is recommended. In the unlikely event that buried
archaeological features or human remains are unearthed during construction, all work should stop in the
immediate vicinity of the discovery and an archaeologist should be contacted to verify the discovery and
assess its significance.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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E. HYDROLOGY
This section of the site analysis describes onsite and offsite hydrologic and hydraulic characteristics and is
based on information provided by The WLB Group, Inc.
1. Offsite Watersheds Affecting, or Affected by, the Site
There are five offsite watersheds impacting the Property. They originate within the hillside and
subdivision southwest of the Property. The natural terrain consists of native desert vegetation. Surface
runoff associated with the watersheds drains northeast and discharges into Big Wash within the
easternmost portion of the Property.
2. Balanced & Critical Basins
Per the Town of Oro Valley Drainage Criteria Manual, the entire town is classified as a critical basin.
Stormwater retention is not permitted within the Town. The project is directly adjacent to a public wash
(Big Wash) and the outflow introduced by the proposed development will not affect the peak flow rate
within Big Wash. Typical detention requirements may therefore be waived as the entire project site
discharges directly to Big Wash.
3. Significant Offsite Features Affecting or
Affected by the Property
One of the offsite upstream watersheds
includes area within an existing residential
development (Horizons Subdivision)
located south of the project site. During a
1% annual chance storm event surface
runoff exits the subdivision at a northeast
cul-de-sac (Bridal Veil Falls Road) and
discharges approximately 72.4 cubic feet
per second (CFS) into a manmade
improved drainageway, draining northeast
onto the Property. The drainageway is
currently damaged. Bogardus Engineering
is conducting a study and design to repair
the structure. Following this rezoning this
project will provide a drainage easement to
the Vistoso Community Association to
accommodate the improvements
proposed by Bogardus to benefit the
Horizons subdivision. Additionally, a
drainage channel runs down along the
Property’s frontage on the southwest edge
of Moore Loop. The channel then flows
under Moore Loop to a drainage basin. See
Exhibit II-E-1: Onsite Hydrology
Characteristics.
Newly Constructed Drainage Channel Along
the Project’s Frontage and Moore Loop
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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4. Area of Upstream Watersheds Greater than 100 CFS
Five individual offsite watersheds affect the Property, all of which generate less than 100 CFS at their
respective concentration points along the Property’s upstream boundary. See Exhibit II-E-1: Onsite
Hydrology Characteristics.
5. Location / Ownership of Well Sites within 100’ of the Site
According to the Arizona Department of Water Resources there is one well within 100 feet of the
Property. It is Number 55-543853 registered to the Town of Oro Valley and is located near the northwest
corner of the Property.
6. Onsite Hydrology Characteristics
Six existing onsite watersheds have been delineated on the project site with onsite runoff draining to the
north and east. Two of the northernmost watersheds discharge surface runoff into a manmade swale
along the southern edge of the Valley Vista subdivision. The combined flow of 41.2 CFS is conveyed to
the east, discharging to Big Wash. The proposed development will only be allowed to discharge 41.2 CFS
into the aforementioned swale after design/construction.
The remaining four watersheds generate surface runoff which drain to the east directly into Big Wash.
Hydrologic analysis has been performed using the Pima County Flood Peak Discharge Procedure V7.2.
Soil types were obtained from Pima Maps and are comprised of 41 % “B”, 41 % “C” and 18 % “D”. The
vegetative cover and density have been determined using recent aerial photography.
i. 100-year Floodplains with Peak Discharges ≥ 50 CFS
The Property contains two watersheds which generate 100-year peak discharges greater than 50
CFS. The associated floodplains were determined using Bentley FlowMaster V8.i computer program.
See Exhibit II-E-1: .
ii. Areas of Sheet Flooding and Average Depths
The Property is not subject to sheet flooding.
iii. Federally mapped floodways and floodplains
Per the current FEMA Flood Insurance Rate Map (FIRM) Panel 04019C1090L, dated June 16, 2011,
with a Letter of Map Revision (LOMR) dated November 19, 2020, the majority of the project site is
located in a Zone X (areas determined to be outside the 0.2% annual chance floodplain). An
approximately 11.2-acre area in the eastern portion of the project site is located within the Big Wash
floodplain, which has been designated a Special Flood Hazard area (SFHA) Zone A with No Base
Flood Elevations (BFE) determined. A Zone A designation indicates that no detailed study has been
processed through FEMA; therefore, there is no floodway associated with Big Wash. See Exhibit II-
E-2: FEMA FIRM Map.
iv. Calculation of all 100-year peak discharges exceeding 50 CFS
The two onsite watersheds generating 100-year peak flows exceeding 50 CFS contribute
approximately 57.1 CFS and 119.9 CFS respectively at the eastern downstream concentration points
along Big Wash.
7. Existing Drainage Conditions along the Downstream Property Boundary
The existing downstream outflows discharging to Big Wash drain east and then south in a natural
condition. Big Wash flows south to the Tangerine Road Bridge and is conveyed beneath the roadway.
Bank protection has been constructed along the west bank of Big Wash upstream of the Tangerine Road
Bridge (downstream of the project site).
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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F. VEGETATION
1. Onsite Vegetative Communities
The vegetation community on the property is typical of the Sonoran Desertscrub Paloverde-Mixed Cacti,
which includes Palo Verde, Mesquite, Acacia, Saguaro, Cholla, Prickly Pear, and Barrel Cactus.
2. Significant, Threatened, or Endangered Flora
No threatened or endangered flora are known to exist
onsite. 35 healthy individual plants meet Oro Valley’s
definition of “significant” and are shown on the site
resource inventory. These include 7 Foothill Palo Verde
trees, 27 Velvet Mesquite trees, and 1 Whitethorn Acacia
tree. Mitigation for disturbance of these trees will include
installation of 70 new trees and 350 understory plants.
See Appendix A: Site Resource Inventory.
3. Vegetative Densities
Vegetative density of the Property is approximately 60%
plant cover. See Exhibit II-F-1: Vegetation.
Typical Vegetation Onsite
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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G. WILDLIFE
The Arizona Game and Fish Department’s online review tool has been consulted, and the Environmental
Review report, dated June 22, 2022, indicates that several federally listed species have been known to exist
in the vicinity of this development. Any protected species encountered onsite will be handled according to
applicable regulatory criteria. See Exhibit II-G-1: AZGFD Report.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
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Exhibit II-G-1: AZGFD Report (cont’d)
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-G-1: AZGFD Report (cont’d)
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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H. VIEWSHEDS
Much of the Property is highly visible from nearby areas due to the fact that it is bordered on two sides by
existing development. The eastern side of the Horizons Subdivision is approximately 65’ higher than the
Property and has an unobstructed view into the project site. The southernmost homes of the Valley Vista
subdivision also have visibility into the Property. Primary views away from the site are of the Catalina
Mountains and Pusch Ridge to the east and southeast. See Exhibit II-H-1: Viewsheds and Exhibit II-H-2:
Viewshed Photographs.
1. Viewshed Analysis
The subject property is within the Tangerine Road Corridor Overlay District but is exempt from some of
the district’s requirements because it is within the Rancho Vistoso PAD. Although the PAD is not
exempted from the viewshed analysis required by TRCOD, this particular property does not front
Tangerine Road and the southernmost proposed homes are over 1,300 feet from the Tangerine Road
right-of-way, well beyond the District’s “Target Area” so a viewshed analysis is not required. No significant
scenic views of the Tortolita, Santa Catalina, or other mountains exist from Tangerine Road.
2. View Preservation Plan (VPP)
The Property does not front on Tangerine Road and the southernmost proposed homes are beyond the
district’s “Target Area”, so a view preservation plan is not required.
3. Core Character Vegetation (CCV)
Not Applicable.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-H-2: Viewshed Photographs
Photo Location #1: Looking East, along
the Northwestern Boundary of the
Property
Photo Location #1: Looking North, away
from the Property at the Northwest
corner of the Property
Photo Location #1: Looking West, away
from the Property along Moore Loop
Photo Location #1: Looking Southeast,
into the Property at the Northwest
corner of the Property
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Exhibit II-H-2: Viewshed Photographs (cont’d)
Photo Location #2: Looking East, Into
the Valley Vista Subdivision
Photo Location #2: Looking North, away
from the Property at the Northern
most corner of the Property
Photo Location #2: Looking West, along
the Northern Boundary of the Property
adjacent to Moore Loop
Photo Location #2: Looking South, into
and across the Property
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS II. INVENTORY & ANALYSIS
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Exhibit II-H-2: Viewshed Photographs (cont’d)
Photo Location #3: Looking East, away
from the Property
Photo Location #3: Looking North, away
from the Property at the Northeast
corner of the Property
Photo Location #3: Looking West, along
the Northern Property line
Photo Location #3: Looking Southwest,
into the Property at the Northeast
corner of the Property
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Exhibit II-H-2: Viewshed Photographs (cont’d)
Photo Location #4: Looking East, away
from the Property
Photo Location #4: Looking North,
along the Property’s Eastern Boundary
Photo Location #4: Looking West,
across the Property’s Southern
Boundary
Photo Location #4: Looking South, away
from the Property
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Exhibit II-H-2: Viewshed Photographs (cont’d)
Photo Location #5: Looking East, across
the Property
Photo Location #5: Looking North, into
and across the Property from the
Southwestern Boundary
Photo Location #5: Looking West, away
from the Property
Photo Location #5: Looking South, away
from the Property
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Exhibit II-H-2: Viewshed Photographs (cont’d)
Photo Location #6: Looking East, along
the Northwestern Boundary of the
Property
Photo Location #6: Looking North, into
and across the Property from the
Southwestern Boundary
Photo Location #6: Looking West, away
from the Property towards the
Horizons Subdivision
Photo Location #6: Looking Southeast,
along the Property’s Southwestern
Boundary
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I. TRAFFIC
1. Existing / Proposed Offsite Streets between the Development and Nearest Arterial Streets
This development is located on the southern end of the
newly constructed Moore Loop, approximately one-quarter
mile east of the intersection of Rancho Vistoso Boulevard
and Moore Loop. Moore Loop is two-lane roadway (one in
each direction) with a five-foot concrete sidewalk and a ten-
foot multi-use path that runs for its entirety. The entry into
the site will come from Moore Loop at an existing curb cut,
and a median break is proposed to provide a left-turn into
the project.
2. Arterial Streets within One Mile of the Site
All the traffic generated by this project will be
accommodated by Moore Loop, Rancho Vistoso Boulevard,
Tangerine Road, First Avenue, Moore Road, and Naranja
Drive. See Exhibit: II-I-1 Major Roads. An analysis of
capacity (the “Vistoso Parcel 5R- Moore Loop Road South,
East of Rancho Vistoso Blvd. Traffic Impact Analysis”) by
SWTE, dated November 2022 has been submitted as a
standalone report.
i. Existing and proposed right-of-way widths. See table below.
ii. Whether or not said widths conform to Oro Valley minimum requirements. See table below.
iii. Ownership (public or private). See table below.
iv. Whether or not rights-of-way jog or are continuous. See table below.
v. Number of travel lanes, theoretical capacity, and design speed for existing streets. See table below.
vi. Present Average Daily Traffic (ADT) for existing streets. See table below.
vii. Describe surface conditions on existing streets providing access to the site. See table below
viii. Program for completion of roadway and intersection improvements. See table below.
Roadway
Name
Existing
R.O.W.
Ultimate
R.O.W.
Travel
Lanes
Capacity Speed
Limit
ADT
(PAG 2021)
Condition Scheduled
Improvements
Tangerine
Road (Public) 300’ 300’
Continuous 4 40,000 45 15,948 Paved
Recently
Completed
Rancho
Vistoso Blvd.
(Public)
150’ 150’
Continuous 4 40,000 45 11,062 Paved
None
Scheduled
Moore Loop
(Public) 150’ 90’ Jogged 2 25,000 35 Not
Available Paved None
Scheduled
First Avenue
(Public 150’ 150’
Continuous 4 40,000 45 17,255 Paved None
Scheduled
Moore Road
(Public) 150’ 150’
Jogged 4 25,000 35 1,067 Paved
None
Scheduled
Moore Loop
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ix. Existing and proposed intersections on arterials within one mile of the site most likely to be used by
traffic from the site.
Several arterial intersections that will carry traffic generated by this development exist within one
mile of the Property. These include Tangerine Road & Rancho Vistoso Blvd. / First Avenue, Tangerine
Road & Innovation Park Drive, Rancho Vistoso Blvd. & Moore Road, and Rancho Vistoso Blvd. &
Moore Loop.
x. Existing bicycle and pedestrian ways adjacent to the site and their connections with arterial streets,
parks, and schools.
There is a signed bike route with on-street multi-use lane that extends the entire length of Rancho
Vistoso Boulevard. The newly constructed Moore Loop includes a ten-foot-wide multi-use path that
extends for its entirety. On-street multi-use lanes and paved off-street multi-use paths also exist
along Tangerine Road and south of Tangerine along First Avenue. These routes provide connectivity
to Painted Sky Elementary School, Innovation Academy, Copper Creek Elementary School, Basis
North Charter School, Canyon Del Oro High School, Honey Bee Park, the Woodshade Linear Park,
Sunset Park, Hohokam Park, the Naraja Townsite Park, and to the greater Oro Valley / Pima County
bicycle-pedestrian path system. See Exhibit II-I-2: Bike Routes.
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J. PARKS, RECREATION AREAS, AND TRAILS
There are numerous trails and neighborhood parks located within one mile of the Property. Wildlife Ridge
Park is approximately one-half mile to the west. The Honeybee Archaeological Preserve and the Moore
Loop Park are both three quarters of a mile north of the property. The Sunset Park / Woodshade Trail and
Hohokam Park are a mile northwest of the site, and the Naranja Townsite park is just over one mile to the
southwest. There are a series of natural trails and multi-use paths that weave their way through and around
the surrounding neighborhoods of Rancho Vistoso. These trails connect neighborhoods to one another, to
the active recreation areas, and to the greater Oro Valley trails system. See Exhibit II-J-1: Schools,
Recreation &Trails.
Surrounding Recreation Areas
Park Name Park Size (Acres) Park Type (Active or Passive)
Wildlife Ridge Park 5.5± Passive
Honeybee Archaeological
Preserve 13.0± Passive
Moore Loop Park 3.9± Active & Passive
Naranja Townsite Park 172.6± Active & Passive
Hohokam Park 8.8± Active & Passive
Sunset Park / Woodshade Trail 3.1± Active & Passive
Big Wash Open Space >500 Passive
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K. SCHOOLS
Students within this development may attend private schools, charter schools, or will be homeschooled.
Alternatively, some parents may allow their children to attend government schools within the Amphitheater
Unified School District. Innovation Academy is just over one mile to the northwest, and Basis North Charter
School is approximately one and a quarter mile to the southeast. Painted Sky Elementary School is
approximately one-half mile to the northwest of the property. Future students may also attend Coronado
K-8, Ironwood Ridge High School, and Canyon Del Oro High School, which also have capacity for this
development. See Exhibit II-J-1: Schools, Recreation &Trails.
L. WATER SERVICE
The Property will be served by the Oro Valley Water Utility (OVWU). The exact nature of offsite
improvements will be determined during the platting process, although none are anticipated. There is a 12”
PVC water line that exists within the Moore Loop right-of-way that will supply this project with adequate
water pressure. An OVWU facility exists along the Property’s western boundary.
M. SEWER SERVICE
There is an existing 8” sewer stub (G-2018-091) extending toward the Property from the pump station
located at the southeast corner of the Valley Vista subdivision located directly north of this project. The
pump station and sewer stub were designed to accommodate the school that was previously expected to
occupy this Property. Capacity is currently available for this project in the public sewer G-2018-091,
downstream from manhole 2264.01B. See Exhibit II-M-1: Existing Sewer Infrastructure.
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III. LAND USE PROPOSAL
This section describes how the development responds to the opportunities and constraints described in the
Inventory & Analysis section of this document, along with the Town of Oro Valley Development Code. As
evidenced by the Tentative Development Plan and the information below, this proposed rezoning has been
crafted after careful and responsive consideration of the Property’s context.
A. PROJECT OVERVIEW
1. Project Description
The property owner proposes to rezone the Property from Rancho Vistoso PAD CI
Cultural / Institutional to MDR Medium Density Residential. This will allow for the development of a
single-family residential neighborhood consisting of approximately 59 lots. This project will be of a similar
density to the surrounding developments, 1.6 DU/AC, and will provide an appropriate transition between
the existing developments to the north and west, and the open space areas to the south and east. The
regulated 25% slopes along the western boundary of the project will be preserved to the greatest extent
possible, and the project will feature a generous amount of onsite open space. The proposed residences
within the project will be a mix of one and two-story homes. The residences will have a maximum height
of 30’ and will range in square footage. See Exhibit III-A-1: Tentative Development Plan
2. General Plan Conformance
The property has a current land use designation of School. The approximately 28-acre portion of this
Property proposed for residential development will require a General Plan amendment from School to
Medium Density Residential (MDR) to allow for the construction of the project as proposed. The
approximately 8-acre portion of the Property designated as an ESLO Major Wildlife Linkage will be
amended to from School to Open Space.
3. Flexible Design Options / Conservation Subdivision Design
This development will not rely on Flexible Development Provisions or Conservation Subdivision Design.
The Rancho Vistoso PAD is a giant clustered Master Plan, having preserved roughly half of its several
thousand acres as open space in perpetuity.
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B. EFFECT ON EXISTING LAND USES
Since the subject property is currently vacant, there will be no negative impact on existing land uses. By
developing this property as a residential development, it will create a compatible development with the
existing homes to the north and west. Although less than the MHDR land use originally planned for this
Property the proposed density of this project will help support the many commercial businesses within the
greater Oro Valley area.
C. ENVIRONMENTALLY SENSITIVE LANDS
ESL does not apply to this parcel because over 25% of Rancho Vistoso has been developed with
infrastructure or finished building pads. Any vegetation that is disturbed will meet mitigation requirements
as set forth in the Town of Oro Valley Zoning Code.
D. TOPOGRAPHY
1. Design Responses to Site Topography
The hillside forming the Property’s southwestern edge will largely be preserved, while the flatter portions
of the Property are proposed for development. Lot elevations will generally be set at or near existing
grades except where greater deviation is needed to address drainage, cut/fill balance, or other design
constraints. Areas of the site to be developed will be mass graded just as surrounding subdivisions were
at the times of their development.
2. Slope Encroachment
The site contains regulated 25% slopes within the hillsides forming the southwestern boundary, which will
be preserved except where necessary for installation of infrastructure. Encroachment into these slopes
is expected to be minimal, as most of the proposed development will occur in the northeastern portion
of the site.
3. Hillside Conservation Areas
Not applicable.
4. Quantified Site Disturbance
Approximately 20± acres of the site will be graded to allow for the construction of this development.
Disturbed areas not proposed for construction of homes and infrastructure will be revegetated with
native vegetation and/or hydroseeding. The remaining 13.6± acres will be left in its natural condition.
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E. CULTURAL / ARCHAEOLOGICAL / HISTORIC RESOURCES
1. Resource Protection
If any cultural resources are discovered during construction, State and local rules will be followed
regarding the handling and treatment of such cultural resources.
2. Treatment Plan
The subject property was originally surveyed in 1986 by the Institute for American Research (IAR), as part
of the “Rancho Vistoso Survey”. Within the subject property, IAR archaeologists did not identify any
archaeological sites, but because this survey is over 30 years old the data may no longer be accurate. A
more recent survey was conducted by SWCA in 2007, that covered the entire project area when the
construction of a new school was proposed. This survey located one archaeological site, designated AZ
BB:9:417 (ASM) and one isolated occurrence. Because this survey was done more than ten years ago, the
site was resurveyed by SWCA for a second time in July 2022. This current survey was unable to locate
the previously identified archaeological site as it is most likely within the newly constructed Moor Loop
right-of-way. No archaeological resources were identified within the subject property during this re-
survey. In the unlikely event that buried archaeological features or human remains are unearthed during
construction, all work should stop in the immediate vicinity of the discovery and an archaeologist should
be contacted to verify the discovery and assess its significance.
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F. POST-DEVELOPMENT HYDROLOGY
1. Design response to Site Hydrology
This project will incorporate appropriate mitigation measures in accordance with the Town of Oro Valley
Floodplain Management Code and the Drainage Criteria Manual. The upstream flows will be directed
through the project site via drainage improvements to convey both the existing offsite flows and the
onsite generated runoff to Big Wash. An extension of the existing soil cement bank protection is
proposed along the west bank of Big Wash adjacent to the project site, which will provide flood protection
for the easternmost lots.
The project is directly adjacent to a regional public wash (Big Wash) and the outflow introduced by the
development can be demonstrated to not affect the peak flow rate within Big Wash. Typical detention
requirements may be waived as the entire project site discharges directly to Big Wash. See Exhibit III-F-
1: Post-Development Hydrology.
2. Modification of Drainage Patterns
The upstream generated flows will reach the proposed
project site within their respective watersheds. The surface
runoff will be captured within onsite drainage improvements
and conveyed through the site to the east, discharging to Big
Wash. In order to prevent increases to pre-development
flow volumes and velocities, additional stormwater runoff
created by the proposed impervious surfaces will be
collected in flow storage basins throughout the site. The
proposed design flows will then be metered to post
development flows which will not result in impacts to
downstream properties. Moreover, at least a 10% reduction
of the onsite peak flows is expected after the flow
attenuation unless the Town Engineer grants a detention
waiver due to the Property’s adjacency to Big Wash.
Erosion protection will be installed along the east edge of the
proposed site improvements where necessary to mitigate
the erosion hazard area associated with the wash. The Final
Site Plan package and Drainage Report will include a
recommended design cross-section for the erosion
protection, which is expected to be mostly subsurface. This
project will result in modification of the regulatory floodplain
limits. A Floodplain Use Permit will be required.
An existing drainageway coming down from the Horizons
subdivision into the Property has sustained damage and
needs to be repaired. Bogardus Engineering has been
retained by the Vistoso Community Association (VCA) to
prepare a design for repair and strengthening of the
drainageway’s design to reduce future maintenance needs
and potential damage. Their proposed improvements would
extend into the Property, so they have requested an
easement. This project will provide the requested easement
during the platting phase.
The Damaged Horizons Channel
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3. Mitigation
Drainage improvements and roadway construction within the proposed development will capture and
convey offsite and onsite surface flows through the subdivision via storm pipes/storm drain networks and
drainage channels. The drainage design will be based on the Town Floodplain Management Code and
Drainage Criteria Manual. Channel geometry will follow accepted engineering standards regarding
erosion and flow velocity constraints. Finished floor elevations will be set at a minimum, one foot above
the adjacent flow depths within channels, roadways or 100-year floodplains.
Soil cement bank protection along the west bank of Big Wash will be incorporated into the
grading/drainage plan. The bank protection will modify the FEMA Zona A associated with Big Wash along
the west bank and will protect the residential lots at the east edge of the subdivision. A Conditional Letter
of Map Revision (CLOMR) will be obtained from FEMA prior to construction and the subsequent LOMR
will be obtained from FEMA after construction to remove the protected portions of the project site from
a FEMA Special Flood Hazard Area.
4. Town Policy
Drainage improvements will be designed to satisfy the Town Floodplain Management Code and Drainage
Criteria Manual. Detention requirements may be waived due to the proximity of Big Wash along the east
portion of the project site. Outflows associated with the project site will not affect the peak flows within
the Big Wash floodplain.
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G. VEGETATION
Existing native vegetation will be inventoried, and viable specimens will be transplanted or mitigated per
the Town’s native plant preservation ordinance. No threatened or endangered flora are known to exist
onsite. 35 healthy individual plants meet Oro Valley’s definition of “significant” and are shown on the SRI.
These include 7 Foothill Palo Verde trees, 27 Velvet Mesquite trees, and 1 Whitethorn Acacia tree.
Mitigation for disturbance of these trees will include installation of 70 new trees and 350 understory plants.
See Appendix ‘A’: Site Resource Inventory. Native plants will be reintroduced throughout the development
and open space areas in accordance with the Town’s landscape design guidelines. Natural open space is
provided along the western boundary containing hillside slopes, and along the eastern boundary within the
pre-ESLO mapped riparian area that is identical to the ESLO Major Wildlife Linkage area. Revegetated
open space will be located throughout the development, mainly in the recreation area and in the drainage-
related open spaces. Landscaping will be installed throughout the open spaces and around the perimeter
of the property to meet Oro Valley’s perimeter landscape bufferyard standards. All installed landscaping
will be drought tolerant per Oro Valley’s guidelines. Native plants are drought tolerant and uniquely suited
for the local climate, and further meet the primary objective of development a sustainable and
environmentally sensitive residential community.
H. WILDLIFE
Being directly adjacent to the Big Wash, the Property’s eastern boundary runs along a significant wildlife
corridor. This corridor allows for continued wildlife movement throughout the greater Town of Oro Valley.
The approximately 8-acre portion of the Property designated as an ESLO Major Wildlife Linkage will be
rezoned and preserved as open space.
I. VIEWSHEDS
1. Design Response to Site Viewsheds
This proposed residential development will consist of single-story and two-story homes and will abide by
the PAD MDR’s maximum building height of 30 feet. Because of where the project is located, impacts to
viewsheds of neighboring developments will be minimal. Bufferyards will be provided around the
portions of the perimeter of the property to help mitigate views into the site from the Valley Vista
subdivision and Moore Loop.
At our initial neighborhood meeting several residents expressed concern about potential viewshed
impacts from the Valley Vista subdivision, and we heard a suggestion to adjust the site plan to locate the
proposed road rather than the rear yards of proposed homes along the Property’s northern boundary.
We met with individual neighbors to analyze potential view impacts from their homes. The revised site
plan was shown to reduce potential viewshed impact and privacy concerns. Additionally, we will be
installing a screen wall along the proposed roadway to further reduce potential visual impacts.
At our second neighborhood meeting a couple residents expressed concern about two home sites
proposed at the north end of the Property that could potentially create privacy issues. We have revised
the site plan to relocate those proposed homes to other parts of the Property that do not have the
potential to create privacy concerns.
2. ORSCOD / TRCOD Conformance
The subject property is within the Tangerine Road Corridor Overlay District but is exempt from some of
the district’s requirements because it is within the Rancho Vistoso PAD. Although the PAD is not
exempted from the viewshed analysis required by TRCOD, this particular property does not front
Tangerine Road and the southernmost proposed homes are over 1,300 feet from the Tangerine Road
right-of-way, well beyond the District’s “Target Area” so a viewshed analysis is not required. No significant
scenic views of the Tortolita, Santa Catalina, or other mountains exist from Tangerine Road. The
architectural design of these homes will be consistent with surrounding residential developments. They
will be constructed out of materials such as stucco, adobe, and wood frame, and will have either a gabled,
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS III. LAND USE PROPOSAL
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tiled, or flat roof. All structures will be painted in desert neutral colors to help blend this development
into the desert environment.
J. TRAFFIC
1. Traffic Impact Analysis
i. Proposed Internal Circulation and Access to/from Arterial Streets
The entry to the community will be located at an existing curb cut on Moore Loop. A left turn lane
will be constructed on Moore Loop to provide access to the project from the north. New roadways
within the development will be constructed to Town of Oro Valley standards and will be public.
ii. Offsite Road Improvements
In addition to the left-turn lane that will need to be constructed on Moore Loop, the proposed access
into the site will require the reconstruction of the existing drainage channel, rock slope, fencing,
asphalt pathway, and curb along the southern edge of Moore Loop. The roadways adjacent to and
within one mile of the subject property are in good condition and will not require any additional
improvements.
iii. Projected ADT for Internal Circulation System at Build Out & Level of Service to all Streets
The 59 single-family homes proposed will generate approximately 627 Average Daily Trips (ADT)
impacting the nearby public roadway system. The roadways inside this development and the abutting
Moore Loop, which is operating below capacity, will be able to accommodate traffic generated from
this project.
iv. Impact to Existing Development Abutting Off-site Streets
Rezoning the subject property from CI (Cultural / Institutional) to MDR (Medium Density Residential)
will reduce the weekday traffic impacts to surrounding developments and off-site streets, compared
to a scenario in which the property was to be developed into a middle school as previously planned.
According to the Traffic Impact Analysis submitted with this application, a middle-school would’ve
generated approximately 1,680 ADT versus the 627 ADT anticipated from this project.
v. Capacity Analyses for Proposed Internal & Off-site Streets.
Rancho Vistoso Boulevard
Rancho Vistoso Boulevard is a four-lane (two in each direction) paved arterial road with a divided
landscaped median and left turn lanes, with a posted speed limit of 45 mph. The existing and ultimate
right-of-way is 150 feet, which is continuous. According to the Pima Association of Governments
(PAG) 2020 Traffic Volumes, the average daily trip volume (ADT) for this arterial roadway is 11,062
ADT.
Tangerine Road
Tangerine Road is a four-lane (two in each direction) paved arterial road with a divided landscaped
median and left turn lanes, with a posted speed limit of 45 mph. The existing and ultimate right-of-
way is 300 feet, which jogs. According to the Pima Association of Governments (PAG) 2020 Traffic
Volumes, the average daily trip volume (ADT) for this arterial roadway ranges from 8,796 to 15,948
ADT.
First Avenue
First Avenue is a four-lane (two in each direction) paved arterial road with a divided landscaped
median and left turn lanes, with a posted speed limit of 45 mph. The existing and ultimate right-of-
way is 150 feet, which is continuous. According to the Pima Association of Governments (PAG) 2020
Traffic Volumes, the average daily trip volume (ADT) for this arterial roadway is 17,255 ADT.
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Moore Road
Moore Road is a two-lane (one lane in each direction) paved collector road with a striped shoulder
and a posted speed limit of 45 mph. The existing and ultimate right-of-way varies between 80 and
150 feet. According to the Pima Association of Governments (PAG) 2021 Traffic Volumes, the
average daily trip volume (ADT) for this collector roadway is 3,285 ADT
Moore Loop
Moore Loop is a two-lane (one lane in each direction) paved collector road with a striped shoulder
and a posted speed limit of 35 mph. The existing and ultimate right-of-way varies between 60 and 90
feet. According to the Pima Association of Governments (PAG) Traffic Volumes, the average daily
trip (ADT) for this collector roadway has not been calculated yet.
vi. Improvements Required for Those Streets Described in Sub-paragraph v. Above
Rancho Vistoso Blvd, Tangerine Road, First Avenue, and Moore Road are all in good condition and
will not require any improvements to accommodate this development. Moore Loop will require
modifications to the raised median, multi-use path, and existing drainage channel along the project
frontage. These modifications will include a left turn lane from westbound Moore Loop, which will
also provide full turning movements for vehicles exiting the Property.
vii. Party / Agency to be Responsible for Making Necessary Improvements
The project developer will be responsible for making any necessary offsite roadway improvements.
viii. Evidence that Proposed Turning Movements Will Meet Safety Standards in Relationship to Traffic
Volumes
The only ingress/egress point into this project will come from the constructed curb cut on Moore
Loop. A median break and left-turn lane will need to be constructed in the raised median of Moore
Loop to allow access into the property from the westbound Moore Loop. This median break will allow
full traffic movements for vehicles exiting the property. Vegetation adjacent to the project’s
ingress/egress point will be maintained to provide safe site visibility for vehicles entering and exiting
the site and will allow safe turning movements to and from the site. The proposed internal roadways
will meet the Town of Oro Valley Minimum Design Standards.
2. Proposed Rights-of-Way
The internal neighborhood streets have been designed to create safe traffic movements. These new
roadways will be public and will be constructed to Oro Valley’s Subdivision Street Standards.
3. Proposed Pedestrian / Bicycle Circulation
This development will make pedestrian and bicycle connections to Moore Loop, which contains striped
multi-use lanes, a sidewalk, and a paved multi-use path. Rancho Vistoso Blvd and Tangerine Road have
existing striped multi-use lanes, sidewalks, and multi-use pathways that stretch for their entirety.
Sidewalks will be constructed along all newly planned roadways within this development.
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K. RECREATION & TRAILS
1. Off-site Trail Access
This project will provide pedestrian
connections to the existing trail
system within and along Big Wash
and to the multi-use path along
Moore Loop. These trails and
pathways connect to the greater
Oro Valley trail system.
2. Open Space Ownership
The proposed recreation area and
other open spaces of the
development will be owned and
maintained by the HOA. The main
recreation area for this site will be
conveniently located for its
residents and will include a variety
of amenities. A conceptual
recreation area plan is shown below.
Example Recreation Amenities
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L. SCHOOLS
1. Student Generation
This proposed development is expected to generate approximately 12 elementary students, 13 middle
school students, and 6 high school students (using the accepted standard student multiplier of 0.2075
elementary students, 0.2197 middle school students, and 0.1282 high school students per single-family
household).
2. School Capacity
According to the letter supplied by the Amphitheater School District, there is available capacity for this
proposed development. See Exhibit III-L-1: School District Letter. A number of students from this
neighborhood will undoubtedly attend the area’s quasi-governmental charter schools and non-
governmental private schools. Other children will attend Painted Sky Elementary, Coronado K-8 Middle
School, and Ironwood Ridge High School, all of which have capacity to support this development. Oro
Valley also has a thriving homeschool community, which further reduces the number of students
expected to attend nearby government schools.
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Exhibit III-L-1: School District Letter
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Exhibit III-L-1: School District Letter (cont’d.)
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M. WATER
1. Water Demand
A good estimate for domestic water usage is 100 gallons per day per capita dry weather flow. According
to the US Census Oro Valley has approximately 2.26 persons per household, which equates to daily water
usage of roughly 226 gallons per household. With approximately 59 single-family residences being
proposed in this development, the total domestic water use is projected at roughly 13,334 gallons per
day.
On September 15, 2022, we submitted a public records request to Amphi School District, asking for
typical water usage data for elementary, middle, and high schools. On March 16, 2023, we received a
response including the following summary data:
School Avg. Monthly Water Usage
Painted Sky Elementary School ........................................................................................... 419,731 Gal.
Cross Middle School ................................................................................................................ 121,400 Gal.
Ironwood Ridge High School .............................................................................................. 3,109,653 Gal.
This property was previously planned by Amphi School District to be a middle school, so it is reasonable
to expect that it would’ve used approximately the same amount of water as Cross Middle School. In other
words, as a middle school this property would use roughly ten times as much water as the proposed single-
family neighborhood.
2. Water Service Provider & Capacity
Oro Valley Water has the capacity and infrastructure available to serve this project. This project will
connect to the existing water main line within the Moore Loop right-of-way. Additionally, this project will
provide easements as requested by OVWU to access their existing facilities along the western edge of
the Property and also to the south of the Property.
N. SEWER
1. Sewer Service Method
Pima County Regional Wastewater Reclamation Department will provide sewer service to this
development. There is an existing 8” sewer stub (G-2018-091) extending toward the Property from the
pump station located at the southeast corner of the Valley Vista subdivision located directly north of this
project. The pump station and sewer stub were designed to accommodate the school that was previously
expected to occupy this Property. Capacity is currently available for this project in the public sewer G-
2018-091, downstream from manhole 2264.01B. See Exhibit III-N-1: Sewer Capacity Letter.
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Exhibit III-N-1: Sewer Capacity Letter
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O. BUFFERYARDS
1. Mitigation
A landscape bufferyard will be provided around the entire project perimeter as required by the Oro
Valley Zoning Code to help soften any visual impacts to surrounding landowners. The bufferyards will be
planted with a variety of native species and will help blend this residential neighborhood with the
surrounding developments. The bufferyard along the project’s northern edge will also feature a block
wall to provide additional visual screening to and from the Valley Vista subdivision. See Exhibit III-A-1:
Tentative Development Plan and Exhibit III-O-1: Bufferyards.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS APPENDICES
70
APPENDIX A – SITE RESOURCE INVENTORY
2740
2745
2750
2755
2760
2765
2770
2735
2730
2725
2720 27052
7
1
0
27
1
5
2765
2770
2775
2780
2785
2780278527952790
2770
2775
2
7
6
5 270527
1
0
2
7
1
5
2745
2750
275
5
276527702
7
7
5
2
7
8
0
27
8
5
2
7
8
5
2760
274
0
273
5
273
0
27
2
5
2720
279527952825
28252810
28052800281528202745
2750
2755
27
6
5
2
7
7
0
2
7
7
527802785279027952815282028302825281028052800 27602735
2740
2730271527202725271027152710
2710
2715
2705
2705272
0
2720
2720
2715
271027152745274027352730272527202750
27502755
2755
2760
276027
4
5
27
5
0
2
7
5
5
27
4
0
27
4
0
27
3
5
27
3
0
2
7
3
0273527402745
2795280027
8
5
2795
279
0
27
8
0
2745
2750
2755
27
6
5
2770
2775
27802785
2760
2740
2735
27302725
2790
2
7
5
527
6
5277027
7
5
27
8
0
27
8
52790
27
9
5
2800
2
7
6
0
2755
2765
2770
2775
2760 2745275
0
2755
2765277
027
7
5
27
6
0
2740
2735
2
7
4
527502
7
5
5
27
6
5
27
70
277527
80
27
8
5
27
9
0
279
5
2
8
0
0
2
7
6
0 2740
2810
27
8
527
9
0
2
7
9
5
28
0
528002780
27
5
5
2755
2765277
0
277
5
27
8
0
2
78
527
90
27952815
2810 280528
0
0 2760
2745
2750
2740
27352730272527202725
2745
27402735
27302
7
0
52710
27
1
5
27052710271527252
7
2
0
2
7
3
0282027
7
0
2775
2780
278
5
279027
9
5
2
8
1
5
28
1
0
28
0
5 28002775
2780
2785
2790
2795 27552765
2
7
7
0
27
7
5
2
7
8
0
2785
2
7
9
0
2
7
9
5
2
7
6
0
27
4
0
27
4
5275028052790
27
9
5
2
8
1
5
282
0 2810280528
0
0
28252
7
8
5
27
9
0
27
9
5
2
8
0
0
2770
2775
2780
2785
2790
2
7
9
5
280
0
27
6
5
2760
2765
2760
2775
2780
2785
2770
28252
7
9
5
281
528
2
02810 2
8
0
5
28
0
0
28252775
278027
8
5
279027702780
2785
2825279027952815
282
0
2810280528002815
2820
2810
2805
2830
2830
2820283028252825
2
8
2
5 28252745275027552755
2765
2770
2760
2
7
7
0
2775
2780
2785
2780
2785
2790
2795281528202810
2805
2800
281528202825
2810
2805
2800
2810
28302805RECREATION AREA
30,300 ± SF
21
54
59
4
1 2 3
5
6
7
8
9
10
13
16
17 18 19 20
22
27282930
32
33
34
45
44
43
414039383736
53
52
51
50
49
11
12
14
15
46
47
48
31
35
23242526
42
58
57
56
55
SHEET 2
SHEET 3
N MOORE
L
P
N
R
A
N
C
H
O
V
I
S
T
O
S
O
B
L
V
D
LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO
PAD DESIGNATED
OPEN SPACE
RANCHO VISTOSO
PAD DESIGNATED
OPEN SPACE
EXISTING WELL
SITE (ACCESS
TO REMAIN)
EXISTING WELL
SITE ACCESS
TO REMAIN
LIMIT OF GRADING
PROPERTY BOUNDARY
BANK PROTECTION
E
K
A
L
A
L
A
U
D
R
RIPARIAN AREA
BOUNDARY
FUTURE DRAINAGE
IMPROVEMENT BY VISTOSO
MASTER ASSOCIATION - NOT
A PART OF THIS PROJECT
TEMPORARY
NURSERY
SHEET 4
LIMIT OF GRADING
GENERAL NOTES
1. The gross area of development is 36.30 +/- acres
2. Total acres of graded area: 17.84 +/- acres
3. Total acres of undisturbed area: 18.46 +/- acres
4. The Site Resource Inventory (SRI) was conducted in compliance with Town of Oro Valley (TOV) code requirements (TOV Zoning Code
Section 27.6.B.3). Plants listed in Table C-1: Oro Valley Protected Native Plant List, meeting the criteria for significant vegetation, were
inventoried.
5. Tagging and Flagging: All inventoried plants adhered to the following standards:
Tagging: Plants were tagged with a metal tag embossed with an inventory number that cross references the Native Plant Inventory List
and Native Plant Inventory Plan.
Flagging: Color-coded flagging has been affixed to each inventoried plant:
White: Plants proposed for preservation in place (PIP)
Blue: Plants proposed for transplant on site (TOS)
Red: Plants proposed for removal from site (RFS)
6. Any spaded or boxed tree transplanted on site that dies due to neglect or lack of maintenance shall be replaced with the same size and
species of the original salvaged tree, as required by the salvage plan.
7. No salvage of plants regulated by the Endangered Species Act and/or the Arizona Native Plant Law may occur without the issuance of the
appropriate permit by the State Department of Agriculture.
8. Salvage operations shall not commence until the Zoning inspector has performed an inspection and given approval to be salvaged.
9. Temporary nursery shall be in conformance with Section 27.6.B.4.j.
10. Mitigation of Significant Vegetation shall be in accordance with Table 27-1 Mitigation of Significant Vegetation.
11. Any plant that meets the salvage criteria in Section 27.6.B.4 shall be preserved in place or transplanted on-site. Any plants that meet the
salvage criteria that are destroyed shall be replaced on a one-to-one ratio of the same species and size as that destroyed. Five understory
plants from the supplemental Arizona Department of Water Quality native plant list will be planted for every mitigated tree.
12. The limits of grading shall be staked in the field, in accordance with Section 27.6. B.7.c.ii. Disturbance outside the approved grading limits
shall not be permitted.
13. A native plant inventory shall be conducted, and native plant plans shall be submitted with the Conceptual Site Plan or Final Site Plan (as
directed by the Town) for the project.
14. Plant locations were determined with the assistance of a global positioning system. This system is accurate to within approximately one foot.
Determination of Plant Transplantability is based upon the criteria listed in Section 27.6.B.c.iii of the TOV Zoning Code. All plants that meet the
following criteria shall be preserved in place or salvaged. Plants that do not meet these criteria should not be considered for salvage and
transplant.
A. HEALTH: Plant health is good to excellent with no major infestations or apparent diseases. “Plant health” is defined as a plant in a sound
state, free from disease and expected to survive for five (5) or more years.
B. SIZE & AGE: The plant is of a size and age to suggest a likely chance of transplant survival.
C. SPADEABILITY/DAMAGE: Plant is undamaged and is conducive to box or spade transplanting (upright branching).
D. SOILS: Soils can be excavated, are cohesive, and appear capable of supporting a boxed or spaded root ball.
E. TOPOGRAPHY: Surrounding topography permits access with the appropriate equipment needed to box or spade and remove the plant.
F. ADJACENT PLANTS: Adjacent plants do not pose a likely interference with root systems or interfere with plant removal.
G. FORM: The overall form and character is representative of the species and is a valuable specimen for landscape or habitat purposes.
PLANT TRANSPLANTABILITY CRITERIA
PROJECT OVERVIEW
1. Single family homes are proposed for the site.
2. Existing Site Conditions and Vegetative Community: The 2022 aerial imagery accurately reflects the current site conditions. Shrubby trees,
mainly catclaw acacia (Senegalia greggii ) and whitethorn acacia (Vachellia constricta), numerous cholla, and a dense understory of annual
and perennial grasses dominate the site. Tree species include velvet mesquite (Prosopis velutina), foothill palo verde (Parkinsonia
microphylla) and blue palo verde (Parkinsonia florida). Shrubs include desert hackberry (Celtis pallida) and graythorn (Ziziphus obtusifolia).
Sub-shrubs and forbs include bursage (Ambrosia deltoidea), Wright's desertpeony (Acourtia wrightii) and burroweed (Isocoma tenuisecta).
Cholla species (Cylindropuntia imbricata var. spinosior, versicolor, fulgida and leptocaulis) and barrel cacti (Ferocactus wislizeni ) are the
most common cacti on site; a few hedgehog (Echinocereus sp.) cacti were observed. Grasses were prominent on the site and included
six-weeks needle grama (Bouteloua aristidoides), six-weeks gramma (Bouteloua barbata), bush muhly (Muhlenbergia porteri ), Rothrock's
grama (Bouteloua rothrockii ), and purple three-awn (Aristida purpurea).
SIGNIFICANT VEGETATION INFORMATION
1. No stands of Significant Vegetation were noted.
2. There are no saguaros located within the grading limits.
3. Significant Vegetation Information:
a. Total amount of Significant Vegetation present within Grading Limits (canopy diameter assessed as two times the height of tree): 27,256 SF
b. Total amount being disturbed: 22,938 SF
c. Total percentage disturbed: 84%
d. Mitigation Ratio: 2:1
4. Required mitigation plants shall be reflected in the Landscape Plans for this project.
INVASIVE SPECIES
1. The site has a low to moderate presence of invasive grass species. These include:
a. Buffelgrass (Pennisetum ciliare), an invasive grass species included on the Oro Valley Prohibited Plant List (Addendum E).
b. Soft Feather Pappusgrass (Enneapogon cenchroides) is native to Africa. Like buffelgrass, it displaces native vegetation and is a fire fuel
source.
c. Stinkgrass (Eragrostis cilianensis) is native to Africa. Like buffelgrass, it displaces native vegetation and is a fire fuel source.
2. Buffelgrass - only several plants were observed.
3. Pappusgrass and stinkgrass were present at various locations throughout the site.
4. Invasive species within the project area should be removed (via mechanical or chemical means) from the site prior to the start of earth
disturbance for construction.
5. Continual monitoring for invasive species, and removal, is recommended.
SHEET INDEX
1
2 - 3
4
SITE RESOURCE INVENTORY COVER
SHEET & SUMMARY TABLES
SITE RESOURCE INVENTORY PLAN
SITE RESOURCE INVENTORY PLAN &
INVENTORY TABLES
VISTOSO PARTNERS LLC
ATTENTION: DICK MAES
PH: 480-831-2000
EMAIL: RICHARDM@WHOLDINGS.COM
OWNER
WILDER LANDSCAPE ARCHITECTS
2738 E. ADAMS STREET
TUCSON, AZ 85716
PHONE: 520-320-3936
ATTENTION: JENNIFER PATTON, PLA
JENNIFER@WILDERLA.COM
LANDSCAPE ARCHITECT
MGS VISTOSO LLC
ATTENTION: MARK WINKLEMAN
PH: 602-432-5955
EMAIL: MW@MGSREALTY.COM
DEVELOPER
PROTECTIVE FENCING
NTS
NOTES:
1. When excavating within 4'-0" from dripline of plants to be preserved in place, hand clear to
minimize damage to root systems.
2. If roots are encountered during excavation, redirect roots into existing soil areas where
possible. If redirection is not possible, cut roots cleanly with sharp pruning instruments.
3. Do not allow exposed and/or pruned roots to dry out. Provide temporary cover with peat
moss, wrap with burlap, and maintain in a moist condition. Support and protect roots from
further damage until they are permanently covered with soil.
ELEVATION
10'-0" MAX
PRESERVATION
FENCING
STEEL T-POST
PLANTS TO BE PRESERVED
IN PLACE, TYP.
10'-0" MAX
12" MIN4'-0" MINORANGE MESH FENCE.
4'-0" MIN HEIGHT.
STEEL T-POST. TO BE DRIVEN
MIN. 1'-0" INTO GROUND.
1
LOCATION MAP
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E
G. & S.R.M., Town of Oro Valley, Pima County, Arizona
3" = 1 Mile
0601
36 31
Subject Property
Golder Ranch
Fire District Big Wash
E Tange
ri
n
e
R
dN Rancho Vistoso BlASSESSOR PARCEL NUMBERS (APN): 219-54-006D and 219-20-914B
Horizons
Reflections
Tangerine Hills Catalina
Shadows
Estates
N Moore Lp
N 1st Ave PLANNING & ZONING ADMINISTRATOR
APPROVAL
DATE
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street
Tucson, Arizona 85716
Jennifer Patton, 520-320-3936
jennifer@wilderla.com
5 26-2023-SITE RESOURCE INVENTORY
RANCHO VISTOSO 5R
2300043
SITE RESOURCE INVENTORY COVER SHEET
AND SUMMARY TABLES
1
1
1" = 200'-0"
PROJECT OVERVIEW
200 100 0 200
SIGNIFICANT VEGETATION SUMMARY
Botanical Name Common Name Preserve in Place
(White Flagging)
Transplant
(Blue Flagging)
Remove from Site
(Red Flagging)
Remove from Site
(Health - Red Flagging)
Total per
Species
Parkinsonia florida Blue Palo Verde 1 1
Parkinsonia microphylla Foothill Palo Verde 3 1 8 12
Prosopis velutina Velvet Mesquite 3 32 6 41
Vachellia constricta Whitethorn Acacia 1 1
TOTAL ALL SPECIES 6 1 41 7 55
SIGNIFICANT VEGETATION MITIGATION
Required mitigation is per Table 27-1 and % Significant Vegetation disturbance. 55 Significant Trees were inventoried;
48 are designated for removal. Seven of the 48 trees are noted as untransplantable due to health. Percentage of viable
Significant Vegetation to be removed from site (measured as the square footage of the ground cover area) is 84%.
Species QTY of Viable SV
to be
Removed
Mitigation
Ratio
Replacement
Trees
(36" Box)
Replacement
Trees
(48" Box)
Understory
Plants
Required
Parkinsonia florida
(Blue Palo Verde)0 2:1 0 0 0
Parkinsonia microphylla
(Foothill Palo Verde)8 2:1 8 8 80
Prosopis velutina
(Velvet Mesquite)32 2:1 32 32 320
Vachellia constricta
(Whitethorn Acacia)1 2:1 1 1 10
TOTAL MITIGATION
REQUIRED 41 41 41 410
Mitigation planting shall be shown on the Landscape Plan. Under-story plants shall be selected from the Supplemental
Native Plant List, Addendum C, and shall either be transplanted from on-site or nursery plants.
275
5
27
6
5
2
7
7
027
752780 27602735
27302725274527402735273027252750
27502755
2755
2760
276027
4
5
2
7
5
0
2
7
5
5
27
4
0
27
4
0
27
3
5
27
3
0
2
7
3
027352740
27
5
5
2755
276527
7
0
27
7
5 27602745
2750
2740
2725
2745
27402735
273027
7
0
277
5
278027
8
5
27902
7
9
5
2
8
1
5
28
1
0
2
8
0
5 28002775
2780
2785
279
0
2795 2755276
5
2
7
7
0
2
7
7
5
2
7
8
0
2785
2
7
9
02795 2
7
6
0
2740
27
4
52750280527902
7
9
5
28
0
0
2
7
8
5
27
9
0
2
7
9
5
2
8
0
0
2770
2775
2780
2785
2790
2
7
9
5
28
0
0
2
7
6
5
2760
2765
2760
2775
2780
2785
2770
2775
27802
7
8
5 27702780
2785
4
1
2 3
5
6
7
8
9
10
13
16
17
11
12
14
15
H
H
PM9
PV8
PM7
PV6
PV5
PV4
PM3
PV2
PV1 PV44
PV12
PV10
PC
PC
H
H
PM47
PF46
PV45
PM56
LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO PAD DESIGNATED OPEN SPACE
EXISTING WELL SITE (ACCESS TO REMAIN)LIMIT OF GRADING
N MOORE
L
P
TEMPORARY
NURSERY
PROPERTY BOUNDARY
XX SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLAN
MATCHLINE - REFER TO SHEET 3MATCHLINE - REFER TO SHEET 3
SITE RESOURCE INVENTORY PLAN
2
2
27052710
2715
2705
2705271027152730272527202745
2750
2755
2740
2735
27302725
2
7
5
527
6
5
2
7
6
0
2755
2765
2770
2775
2760 274527
5
0
275527652
7
7
027
7
5
2
7
6
0
2740
273
5
2
7
4
527502
7
5
5
2
7
6
0 27402755
2745
2750
2740
27352730272527202725
2745
27402735
27302
7
0
52710
2
7
1
5
27052710271527252
7
2
0
2
7
3
02740
RECREATION AREA
30,300 ± SF
21
54
59
13
16
17
18
19
20
22
27282930
32
33
34
414039383736
53
52
51
50
49
14
15
46
47
48
31
35
23242526
42
58
57
56
55
H
H
PM9
PV43
PV42
PV37
PV36
PV34
PV33
PV32
PV31
PV30
VC28
PV27
PV26
PV25
PV24
PV21PV20
PV19
PV15
PV14
PV13
PV12
PV35
PV29
PM52
PM51
PV53 PV54
PM55
PM49
PM50
PV48
PV57
PV59
PM58
PV17
RANCHO VISTOSO PAD DESIGNATED OPEN SPACE
LIMIT OF GRADING
PROPERTY BOUNDARY
BANK PROTECTION
RIPARIAN AREA
XLIMIT OF GRADING
LIMIT OF GRADING
LIMIT OF GRADING
PROPERTY BOUNDARY
X
X
SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLAN
MATCHLINE - REFER TO SHEET 2MATCHLINE - REFER TO SHEET 2
SITE RESOURCE INVENTORY PLAN
3
3
MATCHLINE - REFER TO SHEET 4
2740
2745
2750
2755
2760
2765
2770
2735
2730
2725
2720 27052
7
1
0
27
1
5
27
1
0
2
7
1
5
274
5
275
0
27
5
5
276527702
7
7
5
2
7
8
0
27
8
5
2
7
8
5
276
0
274
0
273
5
27
3
0
27
2
5
2720
45
44
43
H PV63
PV62
PV61
PV60
PM16
RANCHO VISTOSO PAD
DESIGNATED OPEN SPACE
PROPERTY BOUNDARY
LIMIT OF GRADING
RIPARIAN AREA
BANK PROTECTION
LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO PAD
DESIGNATED OPEN SPACEX
X
SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLANMATCHLINE - REFER TO SHEET 3
SITE RESOURCE INVENTORY PLAN
AND INVENTORY TABLES
4
4
INVENTORIED SIGNIFICANT VEGETATION
ID Caliper
(Inches)
Height
(Feet)
Trans-
plantable
Criteria Disposition Notes
Parkinsonia florida, Blue Palo Verde (PM)
46 12 12 No A: Health RFS
Parkinsonia microphylla, Foothill Palo Verde (PM)
3 13 15 No B: Size and Age RFS
7 12 12 No B: Size and Age RFS Boxing Candidate
9 12 13 No B: Size and Age RFS Boxing Candidate
16 12 12 Yes B: Size and Age RFS
47 12 12 Yes TOS
49 12 12 No B: Size and Age RFS
50 12 12 No B: Size and Age RFS
51 15 15 No B: Size and Age PIP
52 20 18 No B: Size and Age PIP
55 12 12 No E: Topography RFS
56 12 14 No C: Spadeability RFS
58 12 12 Yes PIP
Prosopis velutina, Velvet Mesquite (PV)
1 20 17 No B: Size and Age PIP
2 12 15 No
B: Size and Age PIP
4 13 12 No B: Size and Age RFS
5 12 12 No A: Health RFS
6 30 12 No B: Size and Age RFS
8 12 13 No
B: Size and Age RFS
10 19 16 No A: Health RFS
12 12 12 No B: Size and Age RFS
13 12 12 No B: Size and Age RFS
14 12 15 No
B: Size and Age RFS
15 19 16 No
B: Size and Age RFS
17 24 18 No
B: Size and Age RFS
19 12 13 No
B: Size and Age RFS
20 13 13 No
B: Size and Age RFS
21 12 12 No F: Adjacent Plants RFS
24 12 13 No
B: Size and Age RFS
25 12 12 No B: Size and Age RFS
26 14 14 Yes B: Size and Age RFS
27 12 13 No
B: Size and Age RFS
29 19 13 No
B: Size and Age RFS
30 12 12 No A: Health RFS
31 15 13 Yes A: Health RFS
32 14 13 No
B: Size and Age RFS
33 13 13 No
B: Size and Age RFS
34 24 12 No B: Size and Age RFS
35 16 15 No
B: Size and Age RFS
36 12 13 No
B: Size and Age RFS
37 12 14 No B: Size and Age RFS
42 27 16 No
B: Size and Age RFS
43 26 12 No B: Size and Age RFS
44 12 18 No
E: Topography RFS
45 22 12 No A: Health RFS
48 30 16 No
B: Size and Age RFS
53 12 12 No B: Size and Age RFS
54 15 14 No B: Size and Age RFS
57 13 12 No B: Size and Age RFS
59 12 12 No G: Form RFS
60 18 14 No B: Size and Age RFS
61 13 13 No
B: Size and Age RFS
62 13 15 No
B: Size and Age PIP
63 15 14 No A: Health RFS
Vachellia constricta, Whitethorn Acacia (VC)
28 12 13 No B: Size and Age RFS
Note: Inventory numbers 11, 18, 22, 23 & 38 - 41 are unused.
RANCHO VISTOSO PARCEL 5-R PAD AMENDMENT SITE ANALYSIS BIBLIOGRAPHY
72
BIBLIOGRAPHY
Your Voice Our Future 2016. Town of Oro Valley General Plan.
Oro Valley Town Code. Town of Oro Valley, Arizona: December 2021.
Rancho Vistoso Planned Area Development. Town of Oro Valley: Adopted June 1987.
Pima County MapGuide. Map. Pima County Geographic Information Systems, 2021.
http://gis.pima.gov/maps/mapguide/
http://www.arizonafuture.org/progress-meters/natural-resources/water-use/
http://www.census.gov/quickfacts/orovalleytownarizona/
http://www.broward.org/waterservices/documents/eei00700.pdf
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
1
I. PROJECT OVERVIEW
This project proposes to construct a single-family residential neighborhood located at the southern end of the
recently constructed Moore Loop, approximately one-quarter mile east of the intersection of Rancho Vistoso
Boulevard and Moore Loop in Oro Valley, Arizona. The subject property (the “Property”) consists of 40.3± acres
and is currently undeveloped. The Your Voice Our Future General Plan designates most of the Property as
“School”, with a small band of “Open Space” along its western and southwestern boundary. The Property is
surrounded by single-family residential subdivisions to the north and west, neighborhood commercial to the
south, and open space containing Big Wash to the east.
The Property was originally zoned Rancho Vistoso Planned Area Development (PAD) Medium-High Density
Residential (MHDR), but was amended to Cultural / Institutional in 2009 in response to Amphi School District’s
request to relocate the planned school site in Neighborhood 5 from Parcel 5-H to Parcel 5-R. Amphi no longer
owns the Property, so now it is proposed to revert back to residential, but only to PAD Medium Density
Residential (MDR), like the surrounding neighborhoods, not MHDR as originally zoned. Concurrently with the
PAD amendment we propose a corresponding General Plan land use amendment from School to Medium Density
Residential.
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
2
II. IDENTIFICATION OF INTERESTED STAKEHOLDERS
In Oro Valley the term “interested stakeholder” is usually taken to mean “any interested party”. The terms are
not synonymous, but for the purpose of this report we will assume them to be. Primary stakeholders are the
immediate neighbors of the subject parcels, all of whom will be notified of any public meetings or hearings
associated with this project. The nearest neighbors are to the north in the Valley Vista subdivision. These owners
are potentially the most affected by this proposed development. Other neighbors include owners within the
Horizons subdivision to the west, which is several hundred feet away and at least 65 feet higher in elevation,
minimizing the potential for any impact. Other stakeholders include nearby businesses that have invested in the
Oro Valley community and stand to see their businesses benefited by additional potential customers from this
proposed neighborhood. The Town of Oro Valley is also a stakeholder because this development will bring
additional long-term income to the Oro Valley Water Utility and from State Shared Revenue, and additional short-
term income from construction sales tax. This development will also contribute to the long-term growth of the
Town, which its leaders are tasked with overseeing responsibly. Lastly, the property owner is a significant
stakeholder.
III. PROPOSED NEIGHBORHOOD MEETING PROCESS
The following schedule is proposed:
September 16, 2022 ................................................................................................... Informational Video Posted
October 3, 2022 ............................................................................................................. Neighborhood Meeting #1
December 2022 ........................................................................................................ Individual Neighbor Meetings
December 2022 ......................................................... Formal General Plan & PAD Amendment Submittals
Q4 2022 –Q2 2023 ..................................................................................................... Application Review Process
May 17, 2023 .................................................................................................................... Neighborhood Meeting #2
June 6, 2023 * ....................................................................................... Planning & Zoning Commission Hearing
July 19, 2023 * .......................................................................................................................... Town Council Hearing
* Hearing dates are estimates only and subject to Town of Oro Valley scheduling.
The Town maintains copies of the meeting sign-in sheets.
IV. COMMENTS RAISED TO-DATE
View Impacts
o Views from the Valley Vista subdivision could be impacted. Some residents indicated they had paid view
premiums for their lots, but that they also understood a school was planned on this Property at the time
they purchased their lots.
We met with individual neighbors to analyze potential view impacts from their homes. The revised
site plan was shown to reduce potential viewshed impact and privacy concerns. Additionally, we will
be installing a screen wall along the proposed roadway to further reduce potential visual impacts.
o Why not restrict to single-story homes, as Valley Vista was?
Valley Vista was not restricted. The single-story offerings were Pulte’s choice.
o Views from the Horizons subdivision could be impacted by this neighborhood.
Horizons is generally at least 65 feet higher in elevation than this property, so views will not be
impacted.
RANCHO VISTOSO PARCEL 5-R PUBLIC OUTREACH REPORT
3
Bufferyards & Privacy
o Need a larger buffer between this project and Valley Vista because the previously proposed school
would’ve been “basically open space”.
A school would’ve included larger and taller buildings, more grading, and lighting, grading, etc. that
wouldn’t have been subject to the Town’s development regulations, so its impact would most likely
have been significant.
This proposed neighborhood will feature the same lot sizes as Valley Vista. Table 27-7 of the OVZCR
requires no bufferyard in such a scenario, but this project’s common area will combine with existing
common area in Valley Vista as well as the proposed roadway to create a distance of at least 155’
between existing and proposed homes.
o To increase privacy, build a wall within the buffer area between Valley Vista and this neighborhood.
After meeting with individual neighbors we agree that a screen wall along the proposed roadway
would provide additional visual mitigation and privacy.
o At the second neighborhood meeting the residents of the westernmost lots in Valley Vista expressed
concern about the two proposed lots at the north end of the Property that were still located on the
Vistoso Vista side of the proposed street after the major site plan revision in response to previous
neighbor comments.
Although the two lots in question were oriented toward Moore Loop rather than toward Vistoso
Vista, we agreed to relocate those lots to elsewhere in the subdivision where privacy concerns would
not be present.
Trails
o Provide trail access between Moore Loop and Big Wash.
This project will provide such access.
Traffic
o Concerns about traffic volume and speed eastbound on Moore Loop.
This project will include installation of a westbound left-turn lane and will also include an eastbound
right-turn lane if warranted.
Other
o Is the proposed open space guaranteed and protected?
Any protected open space shown on the TDP will be enforced as such during the detailed engineering
phase.
o There appear to be compaction issues with some areas in Valley Vista.
The project geotechnical engineer will consider this information.
UPDATED 5/30/2023
G:\Projects\19av Rancho Vistoso\h01 Par 5-R (MGS)\0305\POP-POR\Vistoso 5-R POR.docx
July 11, 2022
Mark Winkleman
MGS Vistoso LLC
7117 East Rancho Vista Drive, Suite 6003
Scottsdale, Arizona 85251
Re: Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County,
Arizona / SWCA Project No. 71592
Dear Mr. Winkleman:
At your request, SWCA Environmental Consultants (SWCA) conducted a cultural resources study for the
Rancho Vistoso Parcel 5-R project area, south of North Moore Loop, town of Oro Valley, Pima County,
Arizona. The project area consists of approximately 22 acres of private land in Section 36, Township (T)
11 South (S), Range (R) 13 East (E) and Section 31, T11S, R14E, Gila and Salt River Baseline and
Meridian (Figure 1). The parcel is currently undeveloped (Figure 2). The survey was conducted to address
the Town of Oro Valley’s requirements that impacts on cultural resources, including archaeological sites,
be considered when private land is developed.
PREVIOUS RESEARCH
SWCA consulted the AZSITE database, which compiles records from the Bureau of Land Management
(BLM), Arizona State University, and Arizona State Museum (ASM), to identify previously conducted
surveys and previously recorded sites in the project area. Four previous projects were identified
intersecting the current project area. One previously recorded archaeological site has been documented
within the project area.
All the current project area is within the area surveyed in 1986 by the Institute for American Research
(IAR)1 in preparation for the development of the Rancho Vistoso master-planned community (ASM
Accession Number 1986-220.ASM). Several significant Hohokam habitation sites were recorded within
the Rancho Vistoso Development, including Sleeping Snake Village, Honey Bee Village, and the
Triangle Road Site. The IAR survey data are more than 30 years old. The survey was conducted in
systematic transects, spaced 20 m apart (although a hand-written note on the scanned ASM Project
Registration Form, shown on the AZSITE database, suggests coverage was less intense over rough
terrain). More recent projects within the Rancho Vistoso Development Survey area have identified
additional archaeological sites, indicating that sites may have been missed in 1986, or have become
exposed through time.2 The State Historic Preservation Office has issued guidance for evaluating old
1 Craig, Douglas B., and Henry D. Wallace (1987). Prehistoric Settlement in the Cañada del Oro Valley, Arizona: the Rancho
Vistoso Survey Project. Anthropological Papers No. 8. Institute for American Research, Tucson, Arizona.
2 Petersen, Eric (2014). Rancho Vistoso Neighborhood 5 Archaeological Due Diligence. Letter Report. Project No. 28770.
SWCA Environmental Consultants, Tucson, Arizona.
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
2
(i.e., more than 10 years old) survey data 3; the 1986 IAR survey is no longer considered reliable
according to these criteria. SWCA subsequently conducted data recovery excavations at sites including
Sleeping Snake Village and Los Venados within the Rancho Vistoso Development.4 AZSITE shows the
project area for these investigations (ASM Accession Number 2006-190.ASM) included the current
project area, but the excavations were within recorded sites, and no work was undertaken in the current
project area.
SWCA surveyed all the current project area in 2007 (ASM Accession Number 2009-499.ASM) when
construction of a new school was proposed in the area.5 The survey was conducted using standard
archaeological techniques and following ASM guidelines for survey coverage and site recording
methodologies. The entire project area was covered by having archaeologists walk parallel transects
spaced 15 to 20 m apart. Findings were recorded using a global positioning system (GPS) unit. This
survey resulted in the discovery of one archaeological site, designated AZ BB:9:417(ASM). One isolated
occurrence (IO) of a single sherd of prehistoric plain ware was also reported. The eastern edge of the
current project area was also included in a recent survey for a Pima County sewer (Project 2018-
258.ASM).6 No archaeological sites were found in this survey, although scattered sherds of pottery
washed downslope from Honey Bee Village were documented as IOs.
AZ BB:9:417(ASM) was recorded at the northwest edge of the current project area in 2007 7 (see Figure
1). The site was an artifact scatter associated with one rock feature. The artifact assemblage consisted of
approximately 20 plain ware ceramic sherds (including one rim sherd), one painted sherd, five pieces of
rhyolite and basalt chipped-stone flaking debris, one metasediment core, and two ground stone manos.
The rock feature was described as a small rock ring or a deflated rock cluster. It was interpreted as a
prehistoric feature associated with the artifacts. The site was recommended eligible for the National
Register of Historic Places. No agency eligibility determination is listed on AZSITE.
HISTORICAL MAPS
The survey area is depicted on General Land Office plat maps of T11S, R13E, filed in 1924, and T11S,
R14E, filed in 1910. No cultural features are shown in the current project area on these maps. There were
dirt roads in the project vicinity, and the more substantial road from Tucson to Oracle and Mammoth
(Oracle Road) was to the east. There appear to have been ranches—labelled simply as houses or houses
with wells—belonging to the Elias, Jimenez, and Trevan families west and north of the project area.
The land to the east, closer to Cañada del Oro, supported a few scattered fields and pastures. The project
area was still within undeveloped desert land when the USGS 1957-edition Mount Lemmon 15-minute
quadrangle map was produced. There was an unnamed dirt road south of the project area; modern aerial
imagery shows this has been covered by modern development. The shared route of U.S. Highways 80 and
89 (Oracle Road) was depicted as a heavy-duty road.
3 State Historic Preservation Office (SHPO) (2004). SHPO Position on Relying on Old Archaeological Survey Data. Guidance
Point 5. Arizona State Parks, Phoenix.
4 Ezzo, Joseph A. (editor) (2007). Ballcourt on the Bajada: Data Recovery at Sleeping Snake Village (AZ BB:9:104[ASM]) and
Los Venados (AZ BB:9:186[ASM]), Oro Valley, Arizona. Cultural Resources Report No. 05-290. SWCA Environmental
Consultants, Tucson, Arizona.
5 Hesse, India S. (2007). An Archaeological Survey for the Proposed Rancho Vistoso Neighborhood 5 Middle School, Pima
County, Arizona. Cultural Resources Report No. 07-387. SWCA Environmental Consultants, Tucson, Arizona.
6 Eldrige, Teodoro, and Jerome S. Hesse. (2018). Rancho Vistoso Gravity Outfall Sewer—Cultural Resources Class III Survey,
Oro Valley, Pima County, Arizona. Cultural Resources Report No. 18-483. SWCA Environmental Consultants, Tucson, Arizona.
7 Hesse, India S. (2007). An Archaeological Survey for the Proposed Rancho Vistoso Neighborhood 5 Middle School, Pima
County, Arizona. Cultural Resources Report No. 07-387. SWCA Environmental Consultants, Tucson, Arizona.
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
3
CURRENT SURVEY
SWCA completed a systematic survey of the current project area in 2007. This survey was undertaken
more than 10 years ago but used reliable methodology and technology. AZ BB:9:417(ASM) was recorded
within the current project area, close to the recently constructed road North Moore Loop. Therefore, the
scope for the current cultural resources study proposed revisiting the site to document its current
condition and a reconnaissance survey of the property to justify reliance on the previous survey.
Fieldwork was undertaken on July 1, 2022. SWCA staff made an intensive examination of the previously
recorded site vicinity and a less intense survey of the remaining project area. The reconnaissance survey
consisted of four transects, approximately aligned on the long axis of the project area, generally
northwest-southeast. Visibility was good despite the desert bajada flora (Figure 3). A system of walking
trails, marked in places with small rock alignments, is currently within the parcel.
RESULTS
No evidence of AZ BB:9:417(ASM) was found during the current fieldwork. The recorded location of the
site—based on recorded GPS data and the original map of the site relative to the project area—is mostly
within the alignment of North Moore Loop and a substantial drainage structure and rock-walled
embankment south of the road (Figure 4, see also Figure 2). Close observation of the site area and vicinity
south of the new road resulted in no discovery of prehistoric artifacts or features.
One historic-age artifact was found just outside the former mapped site area (see Figures 1 and 2). This is
the casing from a 5.56 × 45–mm NATO cartridge marked “T W 6 6”. Cartridges of this dimension were
introduced by the U.S. Army in 1963, along with the ArmaLite M16 rifle.8 The markings show that this
example was made at the government-owned, contractor-operated, Twin Cities Army Ammunition Plant
in 1966. This artifact—which is unrelated to the previously recorded components of
AZ BB:9:417(ASM)—was made in historic times (i.e., more than 50 years ago), and was accordingly
designated IO 1. However, it is likely the cartridge case was dropped in the project area much more
recently. The cartridge was made for the U.S. military and—since there is no history of military training
in the project area—appears to have been subsequently released for sale as surplus material. Online
sources show a box of 300 of these cartridges marked “T W 6 6” was sold in an online auction in 2019,9
so the ammunition is in current circulation.
No additional cultural resources were documented in the reconnaissance survey.
SUMMARY AND RECOMMENDATIONS
The project area was previously surveyed for cultural resources in 2007. A review of the original survey
methodology and the results of the current reconnaissance survey indicate that the previous survey meets
present-day survey standards. The survey in 2007 resulted in the identification of one archaeological site,
AZ BB:9:417(ASM). The site had been documented on the north edge of the project area, mostly within
the area now occupied by the recently constructed North Moore Loop roadway. Examination of the
former site area resulted in no discovery of prehistoric artifacts or features. All available evidence
suggests the site was destroyed during road construction. One IO unrelated to the former site was found in
the project area. This artifact was made in late historic times but was likely dropped in the project area
more recently. It does not constitute an archaeological site as defined by ASM.
8 Turpin, Tom (2014). Greatest Cartridges: The Rise of the 5.45x45 NATO. Available at https://gundigest.com/gear-ammo/
reloading/greatest-cartridges-the-rise-of-the-5-56x45-nato. Accessed July 7, 2022.
9 AuctionArms.com, Inc. (2022). 300x .223 Rem. Military Surplus Ammunition Twin Cities 1966 Fmj Bullets 5.56x45mm
.223 Remington Ammo .223 Rem. Available at https://www.gunauction.com/buy/16816616. Accessed July 7, 2022.
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
4
No further archaeological study of the project area is recommended. In the unlikely event that buried
archaeological features or human remains are unearthed during construction, all work should stop in the
immediate vicinity of the discovery, and an archaeologist should be contacted to verify the discovery and
assess its significance.
If you have any questions concerning the results of the archaeological survey, please do not hesitate to
contact me by email at prawson@swca.com. Alternatively, please contact Jerome Hesse, SWCA Principal
Cultural Resources Team Lead, at (520) 348-3237, or by email at jhesse@swca.com.
Sincerely,
Paul Rawson
Associate Project Archaeologist, SWCA Tucson Office
CC:
Jerome Hesse
Principal Cultural Resources Team Lead, SWCA Tucson Office
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
5
Figure 1. Project location and survey results.
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
6
Figure 2. Aerial view of project area with survey results.
Cultural Resources Study for Rancho Vistoso Parcel 5-R, Town of Oro Valley, Pima County, Arizona
7
Figure 3. Project area overview south of North Moore Loop, facing south.
Figure 4. North Moore Loop, former location of AZ BB:9:417(ASM), facing east.
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30,300 ± SF
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SHEET 2
SHEET 3
N MOORE
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LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO
PAD DESIGNATED
OPEN SPACE
RANCHO VISTOSO
PAD DESIGNATED
OPEN SPACE
EXISTING WELL
SITE (ACCESS
TO REMAIN)
EXISTING WELL
SITE ACCESS
TO REMAIN
LIMIT OF GRADING
PROPERTY BOUNDARY
BANK PROTECTION
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RIPARIAN AREA
BOUNDARY
FUTURE DRAINAGE
IMPROVEMENT BY VISTOSO
MASTER ASSOCIATION - NOT
A PART OF THIS PROJECT
TEMPORARY
NURSERY
SHEET 4
LIMIT OF GRADING
GENERAL NOTES
1. The gross area of development is 36.30 +/- acres
2. Total acres of graded area: 17.84 +/- acres
3. Total acres of undisturbed area: 18.46 +/- acres
4. The Site Resource Inventory (SRI) was conducted in compliance with Town of Oro Valley (TOV) code requirements (TOV Zoning Code
Section 27.6.B.3). Plants listed in Table C-1: Oro Valley Protected Native Plant List, meeting the criteria for significant vegetation, were
inventoried.
5. Tagging and Flagging: All inventoried plants adhered to the following standards:
Tagging: Plants were tagged with a metal tag embossed with an inventory number that cross references the Native Plant Inventory List
and Native Plant Inventory Plan.
Flagging: Color-coded flagging has been affixed to each inventoried plant:
White: Plants proposed for preservation in place (PIP)
Blue: Plants proposed for transplant on site (TOS)
Red: Plants proposed for removal from site (RFS)
6. Any spaded or boxed tree transplanted on site that dies due to neglect or lack of maintenance shall be replaced with the same size and
species of the original salvaged tree, as required by the salvage plan.
7. No salvage of plants regulated by the Endangered Species Act and/or the Arizona Native Plant Law may occur without the issuance of the
appropriate permit by the State Department of Agriculture.
8. Salvage operations shall not commence until the Zoning inspector has performed an inspection and given approval to be salvaged.
9. Temporary nursery shall be in conformance with Section 27.6.B.4.j.
10. Mitigation of Significant Vegetation shall be in accordance with Table 27-1 Mitigation of Significant Vegetation.
11. Any plant that meets the salvage criteria in Section 27.6.B.4 shall be preserved in place or transplanted on-site. Any plants that meet the
salvage criteria that are destroyed shall be replaced on a one-to-one ratio of the same species and size as that destroyed. Five understory
plants from the supplemental Arizona Department of Water Quality native plant list will be planted for every mitigated tree.
12. The limits of grading shall be staked in the field, in accordance with Section 27.6. B.7.c.ii. Disturbance outside the approved grading limits
shall not be permitted.
13. A native plant inventory shall be conducted, and native plant plans shall be submitted with the Conceptual Site Plan or Final Site Plan (as
directed by the Town) for the project.
14. Plant locations were determined with the assistance of a global positioning system. This system is accurate to within approximately one foot.
Determination of Plant Transplantability is based upon the criteria listed in Section 27.6.B.c.iii of the TOV Zoning Code. All plants that meet the
following criteria shall be preserved in place or salvaged. Plants that do not meet these criteria should not be considered for salvage and
transplant.
A. HEALTH: Plant health is good to excellent with no major infestations or apparent diseases. “Plant health” is defined as a plant in a sound
state, free from disease and expected to survive for five (5) or more years.
B. SIZE & AGE: The plant is of a size and age to suggest a likely chance of transplant survival.
C. SPADEABILITY/DAMAGE: Plant is undamaged and is conducive to box or spade transplanting (upright branching).
D. SOILS: Soils can be excavated, are cohesive, and appear capable of supporting a boxed or spaded root ball.
E. TOPOGRAPHY: Surrounding topography permits access with the appropriate equipment needed to box or spade and remove the plant.
F. ADJACENT PLANTS: Adjacent plants do not pose a likely interference with root systems or interfere with plant removal.
G. FORM: The overall form and character is representative of the species and is a valuable specimen for landscape or habitat purposes.
PLANT TRANSPLANTABILITY CRITERIA
PROJECT OVERVIEW
1. Single family homes are proposed for the site.
2. Existing Site Conditions and Vegetative Community: The 2022 aerial imagery accurately reflects the current site conditions. Shrubby trees,
mainly catclaw acacia (Senegalia greggii ) and whitethorn acacia (Vachellia constricta), numerous cholla, and a dense understory of annual
and perennial grasses dominate the site. Tree species include velvet mesquite (Prosopis velutina), foothill palo verde (Parkinsonia
microphylla) and blue palo verde (Parkinsonia florida). Shrubs include desert hackberry (Celtis pallida) and graythorn (Ziziphus obtusifolia).
Sub-shrubs and forbs include bursage (Ambrosia deltoidea), Wright's desertpeony (Acourtia wrightii) and burroweed (Isocoma tenuisecta).
Cholla species (Cylindropuntia imbricata var. spinosior, versicolor, fulgida and leptocaulis) and barrel cacti (Ferocactus wislizeni ) are the
most common cacti on site; a few hedgehog (Echinocereus sp.) cacti were observed. Grasses were prominent on the site and included
six-weeks needle grama (Bouteloua aristidoides), six-weeks gramma (Bouteloua barbata), bush muhly (Muhlenbergia porteri ), Rothrock's
grama (Bouteloua rothrockii ), and purple three-awn (Aristida purpurea).
SIGNIFICANT VEGETATION INFORMATION
1. No stands of Significant Vegetation were noted.
2. There are no saguaros located within the grading limits.
3. Significant Vegetation Information:
a. Total amount of Significant Vegetation present within Grading Limits (canopy diameter assessed as two times the height of tree): 27,256 SF
b. Total amount being disturbed: 22,938 SF
c. Total percentage disturbed: 84%
d. Mitigation Ratio: 2:1
4. Required mitigation plants shall be reflected in the Landscape Plans for this project.
INVASIVE SPECIES
1. The site has a low to moderate presence of invasive grass species. These include:
a. Buffelgrass (Pennisetum ciliare), an invasive grass species included on the Oro Valley Prohibited Plant List (Addendum E).
b. Soft Feather Pappusgrass (Enneapogon cenchroides) is native to Africa. Like buffelgrass, it displaces native vegetation and is a fire fuel
source.
c. Stinkgrass (Eragrostis cilianensis) is native to Africa. Like buffelgrass, it displaces native vegetation and is a fire fuel source.
2. Buffelgrass - only several plants were observed.
3. Pappusgrass and stinkgrass were present at various locations throughout the site.
4. Invasive species within the project area should be removed (via mechanical or chemical means) from the site prior to the start of earth
disturbance for construction.
5. Continual monitoring for invasive species, and removal, is recommended.
SHEET INDEX
1
2 - 3
4
SITE RESOURCE INVENTORY COVER
SHEET & SUMMARY TABLES
SITE RESOURCE INVENTORY PLAN
SITE RESOURCE INVENTORY PLAN &
INVENTORY TABLES
VISTOSO PARTNERS LLC
ATTENTION: DICK MAES
PH: 480-831-2000
EMAIL: RICHARDM@WHOLDINGS.COM
OWNER
WILDER LANDSCAPE ARCHITECTS
2738 E. ADAMS STREET
TUCSON, AZ 85716
PHONE: 520-320-3936
ATTENTION: JENNIFER PATTON, PLA
JENNIFER@WILDERLA.COM
LANDSCAPE ARCHITECT
MGS VISTOSO LLC
ATTENTION: MARK WINKLEMAN
PH: 602-432-5955
EMAIL: MW@MGSREALTY.COM
DEVELOPER
PROTECTIVE FENCING
NTS
NOTES:
1. When excavating within 4'-0" from dripline of plants to be preserved in place, hand clear to
minimize damage to root systems.
2. If roots are encountered during excavation, redirect roots into existing soil areas where
possible. If redirection is not possible, cut roots cleanly with sharp pruning instruments.
3. Do not allow exposed and/or pruned roots to dry out. Provide temporary cover with peat
moss, wrap with burlap, and maintain in a moist condition. Support and protect roots from
further damage until they are permanently covered with soil.
ELEVATION
10'-0" MAX
PRESERVATION
FENCING
STEEL T-POST
PLANTS TO BE PRESERVED
IN PLACE, TYP.
10'-0" MAX
12" MIN4'-0" MINORANGE MESH FENCE.
4'-0" MIN HEIGHT.
STEEL T-POST. TO BE DRIVEN
MIN. 1'-0" INTO GROUND.
1
LOCATION MAP
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E
G. & S.R.M., Town of Oro Valley, Pima County, Arizona
3" = 1 Mile
0601
36 31
Subject Property
Golder Ranch
Fire District Big Wash
E Tange
ri
n
e
R
dN Rancho Vistoso BlASSESSOR PARCEL NUMBERS (APN): 219-54-006D and 219-20-914B
Horizons
Reflections
Tangerine Hills Catalina
Shadows
Estates
N Moore Lp
N 1st Ave PLANNING & ZONING ADMINISTRATOR
APPROVAL
DATE
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street
Tucson, Arizona 85716
Jennifer Patton, 520-320-3936
jennifer@wilderla.com
5 26-2023-SITE RESOURCE INVENTORY
RANCHO VISTOSO 5R
2300043
SITE RESOURCE INVENTORY COVER SHEET
AND SUMMARY TABLES
1
1
1" = 200'-0"
PROJECT OVERVIEW
200 100 0 200
SIGNIFICANT VEGETATION SUMMARY
Botanical Name Common Name Preserve in Place
(White Flagging)
Transplant
(Blue Flagging)
Remove from Site
(Red Flagging)
Remove from Site
(Health - Red Flagging)
Total per
Species
Parkinsonia florida Blue Palo Verde 1 1
Parkinsonia microphylla Foothill Palo Verde 3 1 8 12
Prosopis velutina Velvet Mesquite 3 32 6 41
Vachellia constricta Whitethorn Acacia 1 1
TOTAL ALL SPECIES 6 1 41 7 55
SIGNIFICANT VEGETATION MITIGATION
Required mitigation is per Table 27-1 and % Significant Vegetation disturbance. 55 Significant Trees were inventoried;
48 are designated for removal. Seven of the 48 trees are noted as untransplantable due to health. Percentage of viable
Significant Vegetation to be removed from site (measured as the square footage of the ground cover area) is 84%.
Species QTY of Viable SV
to be
Removed
Mitigation
Ratio
Replacement
Trees
(36" Box)
Replacement
Trees
(48" Box)
Understory
Plants
Required
Parkinsonia florida
(Blue Palo Verde)0 2:1 0 0 0
Parkinsonia microphylla
(Foothill Palo Verde)8 2:1 8 8 80
Prosopis velutina
(Velvet Mesquite)32 2:1 32 32 320
Vachellia constricta
(Whitethorn Acacia)1 2:1 1 1 10
TOTAL MITIGATION
REQUIRED 41 41 41 410
Mitigation planting shall be shown on the Landscape Plan. Under-story plants shall be selected from the Supplemental
Native Plant List, Addendum C, and shall either be transplanted from on-site or nursery plants.
275
5
27
6
5
2
7
7
027
752780 27602735
27302725274527402735273027252750
27502755
2755
2760
276027
4
5
2
7
5
0
2
7
5
5
27
4
0
27
4
0
27
3
5
27
3
0
2
7
3
027352740
27
5
5
2755
276527
7
0
27
7
5 27602745
2750
2740
2725
2745
27402735
273027
7
0
277
5
278027
8
5
27902
7
9
5
2
8
1
5
28
1
0
2
8
0
5 28002775
2780
2785
279
0
2795 2755276
5
2
7
7
0
2
7
7
5
2
7
8
0
2785
2
7
9
02795 2
7
6
0
2740
27
4
52750280527902
7
9
5
28
0
0
2
7
8
5
27
9
0
2
7
9
5
2
8
0
0
2770
2775
2780
2785
2790
2
7
9
5
28
0
0
2
7
6
5
2760
2765
2760
2775
2780
2785
2770
2775
27802
7
8
5 27702780
2785
4
1
2 3
5
6
7
8
9
10
13
16
17
11
12
14
15
H
H
PM9
PV8
PM7
PV6
PV5
PV4
PM3
PV2
PV1 PV44
PV12
PV10
PC
PC
H
H
PM47
PF46
PV45
PM56
LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO PAD DESIGNATED OPEN SPACE
EXISTING WELL SITE (ACCESS TO REMAIN)LIMIT OF GRADING
N MOORE
L
P
TEMPORARY
NURSERY
PROPERTY BOUNDARY
XX SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLAN
MATCHLINE - REFER TO SHEET 3MATCHLINE - REFER TO SHEET 3
SITE RESOURCE INVENTORY PLAN
2
2
27052710
2715
2705
2705271027152730272527202745
2750
2755
2740
2735
27302725
2
7
5
527
6
5
2
7
6
0
2755
2765
2770
2775
2760 274527
5
0
275527652
7
7
027
7
5
2
7
6
0
2740
273
5
2
7
4
527502
7
5
5
2
7
6
0 27402755
2745
2750
2740
27352730272527202725
2745
27402735
27302
7
0
52710
2
7
1
5
27052710271527252
7
2
0
2
7
3
02740
RECREATION AREA
30,300 ± SF
21
54
59
13
16
17
18
19
20
22
27282930
32
33
34
414039383736
53
52
51
50
49
14
15
46
47
48
31
35
23242526
42
58
57
56
55
H
H
PM9
PV43
PV42
PV37
PV36
PV34
PV33
PV32
PV31
PV30
VC28
PV27
PV26
PV25
PV24
PV21PV20
PV19
PV15
PV14
PV13
PV12
PV35
PV29
PM52
PM51
PV53 PV54
PM55
PM49
PM50
PV48
PV57
PV59
PM58
PV17
RANCHO VISTOSO PAD DESIGNATED OPEN SPACE
LIMIT OF GRADING
PROPERTY BOUNDARY
BANK PROTECTION
RIPARIAN AREA
XLIMIT OF GRADING
LIMIT OF GRADING
LIMIT OF GRADING
PROPERTY BOUNDARY
X
X
SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLAN
MATCHLINE - REFER TO SHEET 2MATCHLINE - REFER TO SHEET 2
SITE RESOURCE INVENTORY PLAN
3
3
MATCHLINE - REFER TO SHEET 4
2740
2745
2750
2755
2760
2765
2770
2735
2730
2725
2720 27052
7
1
0
27
1
5
27
1
0
2
7
1
5
274
5
275
0
27
5
5
276527702
7
7
5
2
7
8
0
27
8
5
2
7
8
5
276
0
274
0
273
5
27
3
0
27
2
5
2720
45
44
43
H PV63
PV62
PV61
PV60
PM16
RANCHO VISTOSO PAD
DESIGNATED OPEN SPACE
PROPERTY BOUNDARY
LIMIT OF GRADING
RIPARIAN AREA
BANK PROTECTION
LIMIT OF GRADING
PROPERTY BOUNDARY
RANCHO VISTOSO PAD
DESIGNATED OPEN SPACEX
X
SYMBOL LEGEND
Significant Vegetation
Plant Type Transplant
on Site
(TOS)
Remove
From Site
(RFS)
Tree,
Significant
BOTANICAL NAMEABBRV COMMON NAME
PM Parkinsonia microphylla Foothill Palo Verde
PV Prosopis velutina Velvet Mesquite
INVENTORIED PLANTS
Refer to Site Resource Inventory Tables for a complete
list of inventoried plants.
H
Remove
From Site
(Health)
PV1
ID
ELEMENTSYMBOL
Plant Identification Number. Refer
to Schedule of Inventoried Plants.
Preserve
in Place
(PIP)
INVASIVE PLANTS
ABBRVSYMBOL
PC
BOTANICAL NAME COMMON NAME
Pennisetum ciliare Buffelgrass
VC Vachellia constricta Whitethorn Acacia
PF Parkinsonia florida Blue Palo Verde
SYMBOL / LINETYPE LEGEND
ELEMENTSYMBOL
PAD Open Space Boundary
Property Boundary
Existing Contour, 1' Interval
Preservation FencingXXX
Bank Protection
Limit of Grading (where it differs from
Property Boundary)
2735
REF CASE #: 2201373, 2300042
Date: May 26, 2023
Designed By: Wilder Team; Checked By: JP
REVISIONS:
Rev. #Date Description
ORO VALLEY CASE #: 2300043
Rancho Vistoso 5R
Portion of Section 36, Township 11S, Range 13E +
Section 31, Township 11S, Range 14E G. & S.R.M.,
Town of Oro Valley, Pima County, Arizona SHEET OF 4
2738 East Adams Street Tucson, Arizona 85716
Jennifer Patton 520-320-3936 jennifer@wilderla.com
5 26-2023-SCALE: 1" = 40'-0"
40 20 0 40
SITE RESOURCE INVENTORY PLANMATCHLINE - REFER TO SHEET 3
SITE RESOURCE INVENTORY PLAN
AND INVENTORY TABLES
4
4
INVENTORIED SIGNIFICANT VEGETATION
ID Caliper
(Inches)
Height
(Feet)
Trans-
plantable
Criteria Disposition Notes
Parkinsonia florida, Blue Palo Verde (PM)
46 12 12 No A: Health RFS
Parkinsonia microphylla, Foothill Palo Verde (PM)
3 13 15 No B: Size and Age RFS
7 12 12 No B: Size and Age RFS Boxing Candidate
9 12 13 No B: Size and Age RFS Boxing Candidate
16 12 12 Yes B: Size and Age RFS
47 12 12 Yes TOS
49 12 12 No B: Size and Age RFS
50 12 12 No B: Size and Age RFS
51 15 15 No B: Size and Age PIP
52 20 18 No B: Size and Age PIP
55 12 12 No E: Topography RFS
56 12 14 No C: Spadeability RFS
58 12 12 Yes PIP
Prosopis velutina, Velvet Mesquite (PV)
1 20 17 No B: Size and Age PIP
2 12 15 No
B: Size and Age PIP
4 13 12 No B: Size and Age RFS
5 12 12 No A: Health RFS
6 30 12 No B: Size and Age RFS
8 12 13 No
B: Size and Age RFS
10 19 16 No A: Health RFS
12 12 12 No B: Size and Age RFS
13 12 12 No B: Size and Age RFS
14 12 15 No
B: Size and Age RFS
15 19 16 No
B: Size and Age RFS
17 24 18 No
B: Size and Age RFS
19 12 13 No
B: Size and Age RFS
20 13 13 No
B: Size and Age RFS
21 12 12 No F: Adjacent Plants RFS
24 12 13 No
B: Size and Age RFS
25 12 12 No B: Size and Age RFS
26 14 14 Yes B: Size and Age RFS
27 12 13 No
B: Size and Age RFS
29 19 13 No
B: Size and Age RFS
30 12 12 No A: Health RFS
31 15 13 Yes A: Health RFS
32 14 13 No
B: Size and Age RFS
33 13 13 No
B: Size and Age RFS
34 24 12 No B: Size and Age RFS
35 16 15 No
B: Size and Age RFS
36 12 13 No
B: Size and Age RFS
37 12 14 No B: Size and Age RFS
42 27 16 No
B: Size and Age RFS
43 26 12 No B: Size and Age RFS
44 12 18 No
E: Topography RFS
45 22 12 No A: Health RFS
48 30 16 No
B: Size and Age RFS
53 12 12 No B: Size and Age RFS
54 15 14 No B: Size and Age RFS
57 13 12 No B: Size and Age RFS
59 12 12 No G: Form RFS
60 18 14 No B: Size and Age RFS
61 13 13 No
B: Size and Age RFS
62 13 15 No
B: Size and Age PIP
63 15 14 No A: Health RFS
Vachellia constricta, Whitethorn Acacia (VC)
28 12 13 No B: Size and Age RFS
Note: Inventory numbers 11, 18, 22, 23 & 38 - 41 are unused.
Attachment 3
Condition of Approval
5R Planned Area Development Amendment (2300043)
1. Lots 2-21 shall be restricted to single-story.
ORDINANCE NO. (0) 09-
i
AN ORDINANCE 4F THE TOV'VN OF ORO VALLEY, ARIZONA,
AMENDING PORTIONS OF THE PLANNED AREA
DEVELOPMENT FOR PORTIONS 4F RANCHO VISTOSO
NEIGHBORHOOD FIVE, GENERALLY BOUNDED ON THE
NORTH BY RANCHO VISTOSO BOULEVARD, ON THE EAST
BY BIG WASH, ON THE SOUTH BY TANGERINE ROAD, AND
ON THE WEST BY RANCHO VISTOSO BOULEVARD.
WHEREAS, the Rancho Vistoso Planned Area Development (PAD) was adopted by the
Town Council on July 29, 1987; and
WHEREAS, the Applicant has requested that approximately 126.3 acres of
Neighborhood Five of the Rancho Vistoso PAD be reconfigured as to the land use
designation of certain parcels contained therein, as shown in the PAD Amendment Site
Analysis, attached hereto as Exhibit"B"; and
WHEREAS, the net result of this redesignation is an increase of 19.2 acres of open
space; and
WHEREAS, the Applicant's request for a PAD land use designation amendment
complies with the Rancho Vistoso PAD and the 4ro Valley Zoning Code Revised; and
WHEREAS, the Applicant's request for a land use designation amendment complies
with the applicable General Plan requirements; and
WHEREAS, on October 6, 2009, the Planning & Zoning Commission recommended
approval for the Rancho Vistoso PAD land use designation amendment; and
WHEREAS, the Town Council has duly considered the Applicant's request for a land
use designation amendment of the Rancho Vistoso PAD for portions of Neighborhood
Five.
NOW, THEREFORE BE IT ORDAINED by the Mayor and Council of the Town of
Oro Valley,Arizona that:
Section 1. Neighborhood Five generally bounded by Rancho Vistoso Boulevard to
the north, Big Wash to the east, Tangerine Road to the south and Rancho
J Vistoso Boulevard to the west, is hereby amended as shown in Exhibit
B" to this Ordinance, subj ect to the conditions contained in Exhibit "A"
to this Ordinance. d
Section 2. All Oro Valley ordinances, resolutions or motions and parts of ordinances,
resolutions or motions of the Council in conflict with the provision of this
Ordinance are hereby repealed.
L.egal Sharefiles Planning&Zoning Projects RV Neighborhood 5 PAD amendment\Ordinance.doc Town of Oro Valley Atty's Office/slb/101309
Section 3. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions thereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of Oro Valley,
Arizona on this 2n day of D e c emb e r 2009.
TOWN OF ORO VALLEY
Paul H. Loomis, Mayor
ATTEST: APPROVED AS TO FORM:
Kat yn E. uvelier, Town Clerk Tobin Rosen, Town Attorne
1-' `t1- 3 Datc: Datc.
EXHIBIT "A"
Conditions of Approval, OV9-09-01
December 2,2009
Planning and Zonin Conditions
1. The 34.5 acres of Medium-High Density Residential (MHDR, Parcel 5-V) may be developed to a
density of no more than eight (8) dwelling units per acre (du/ac.), with a maximum dwelling unit cap of
275 units.
2. The school site (Parcel 5-R) shall be dedicated to the Amphitheater School District within 30 days of
approval of the PAD Amendment. A copy of the recorded Warranty Deed shall be sent to Planning and
Zoning to confirm conformance with this condition.
3. The overall dwelling unit cap in Neighborhood S will be reduced to 2,500.
4. No occupied structures will be allowed in the Town-adopted riparian area in the eastern portion of
Parcel S-R. The riparian area should remain undeveloped or be utilized for activity fields and related
uses only.
5. The golf course designated area must remain undisturbed except as necessary to accommodate utility
facilities and access.
6. All future utility lines must be placed underground throughout the amendment area in Neighborhood 5.
7. All new development in the PAD Amendment area will be architecturally consistent with the existing
styles and character of the area.
Public Works Conditions
1. Vistoso Partners will build and complete both Moore and Arrowsmith Roads up to and through their
common intersection to the timelines required by the existing agreement with Amphitheater School
District, or at the time another development within this amendment area generates the need for the
roadway, as determined by the Town Engineer, whichever is required first. This road must consist of a
minimum 3-lane collector street section with multi-use lanes, incorporating continuous sidewalk along
the west side and a separated 10' wide asphalt pedestrian/multiuse path on the east side. Both the
sidewalk and pedestrian multiuse path must completely loop and connect to Rancho Vistoso Boulevard
at the north and south intersection points.
2. Vistoso Partners will install a new gravity sewer line from a connection point on Tangerine Road north
to the existing lift station serving Sun City Vistoso, Units 9 & 10. In addition, a sewer stub-out shall be
provided to the boundary of Parcel5-B in order to provide a connection opportunity to relieve the Parcel
5-B lift station should that HOA elect to construct such a connection in the future.
The sewer main connection to the existing Sun City lift station shall be constructed according to the
timelines set forth in the existing agreement with the Amphitheater School District or at the time another
development within this amendment area generates the need for the sewer, as determined by the Town
Engineer, whichever is required first. The location of the sewer line will be along the west bank of Big
Wash and will continue by gravity to the closest connection point on Tangerine Road, as dictated by
Pima County Wastewater Management.
3. Revise the included Traffic Impact Analysis to correct minor technical deficiencies as directed by the
Department of Public Works.
4. Provide a sealed letter by an Arizona Registered Engineer that states that there are no floodways that
will affect the areas of this PAD amendment, or revise the report to stipulate that there are none
currently mapped and that at the time of development, floodway analysis will be conducted. And any
development within floodways shall be subj ect to the associated development requirements and
restrictions.
S. Provide a full hydrology report (said report shall be prepared to the standards of the Town of Oro Valley
Drainage Criteria Manual, including engineering data & calculations providing support of statements
contained within) sealed by an Arizona Registered Engineer that addresses all of the following
information:
a. Revise this submittal to provide a qualitative description of existing drainage conditions along the
downstream property boundary.
b. Exhibit F 1 —Revise the exhibit to Describe and map the characteristics of the existing on-site
hydrology. Include the following:
i. Approximate 100 year floodplains with a discharge greater than or equal to 50 cfs. This map
has been delineated down to a 100cfs flow threshold.
11. Peak discharges both entering and leaving the site for 100 year events which exceed 50 cfs
using approximate methods such as the regional area versus discharge graphs. This is
particularly important for parcels 5-R and 5-V.
c. Revise the submittal to Identify if any features of the development(i.e. structures, roads, lots), as
shown by the Tentative Development Plan overlay, encroach on and/or modify existing site drainage
patterns. Explain why this is necessary and other alternatives that have been considered.
d. Revise the submittal to Describe and map potential drainage impacts to off-site land uses both
upstream and downstream due to the proposed development. The third paragraph states that a future
detailed encroachment analysis will be conducted. This must be provided as a part of the required
hydrology report needed for this submittal. Rough encroachment as well as floodway analysis must
be provided to determine the extent of the allowable development. The only alternative to the
floodway information request is to provide a letter as stated in condition 5 above.
e. Revise the report to specify that all public streets shall be all-weather passable as specified in the
Town of Oro Valley Drainage Criteria Manual, section 6.1 Criteria. Developments consisting of
private streets shall provide at least one all-weather vehicular path from each dwelling/building to
the public ROW system. This includes the streets identified in the TDP that access each habitable
building.
6. Revise the site analysis to address the existing and proposed rights-of-way widths. The report does not
account for the ROW width difference between Arrowsmith and Moore roads.
7. Revise the Site Analysis to describe the right-of-way and pavement widths, geometrics, design speeds
and traffic control improvements which will be needed.
8. Revise the Site Analysis to describe proposed on-site street right-of-way, indicate their proposed
ownership and show typical roadway sections.
9. Revise the Site Analysis, for proposed developments greater than 0.5 miles from elementary schools and
greater than 0.8 miles from middle and high schools, to indicate safe bus stops and safe bus turnarounds,
if required. Bus stops should be designed to allow residents to monitor the safety of children while at the
same time minimizing the impact of waiting children on the adj acent residents. This should be provided
as a part of the TDP.
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RESOLUTION NO. (R) 09- 82
A RESOLUTION OF THE TOWN OF ORO VALLEY, ARIZONA,
AMENDING THE GENERAL PLAN FOR PORTIONS OF RANCHO
VISTOSO, NEIGHBORHOOD 5, GENERALLY BOUNDED ON THE
NORTH BY RANCHO VISTOSO BOULEVARD, ON THE EAST BY BIG
WASH, ON THE SOUTH BY TANGERINE ROAD AND ON THE WEST
BY RANCHO VISTOSO BOULEVARD
WHEREAS, the Town of Oro Valley is a political subdivision of the State of Arizona vested
with all associated rights, privileges and benefits and is entitled to the immunities and
exemptions granted municipalities and political subdivisions under the Constitution and laws of
the State of Arizona and the United States; and
WHEREAS, the Town of Oro Valley residents ratified the Oro Valley General Plan on
November 8, 2005; and
WHEREAS, Vistoso Partners, LLC ("Applicant"), represented by the WLB Group, filed an
application on March 31, 2008 requesting a General Plan Amendment for portions of Rancho
Vistoso Neighborhood 5, generally bounded on the north by Rancho Vistoso Boulevard, on the
east by Big Wash, on the south by Tangerine Road and on the west by Rancho Vistoso
Boulevard; and
WHEREAS, the land the Applicant requested to be amended affects approximately 126.3
acres (Parcels 5-D, 5-I, 5-R, and 5-V) of the total 1,555 acres) in Rancho Vistoso
Neighborhood 5. The General Plan currently contains the following land use designations for
the amendment areas: Resort/Golf Course (RGC), Medium Density Residential (MDR), High
Density Residential (HDR), School (SCH), and Park (PARK). A portion of the area is
overlaid with the Significant Resource Area(SRA) General Plan designation, and
WHEREAS, pursuant to A.R.S. § 9-461, et seq. and OVZCR, Section 22.2, the Town held three
3) duly noticed public hearings, the first on July 10, 2008, the second on September 5, 2008 and
the third on October 13, 2008, at which the Planning and Zoning Commission recommended
approval of the application requesting an amendment to the General Plan for Rancho Vistoso
Neighborhood 5 as depicted on Exhibit "D", and subject to conditions, attached hereto as Exhibit
A"; and
WHEREAS, pursuant to Oro Valley Zoning Code Revised, Section 22.1, General Plan
Amendment Procedures, upon recommendation by the Planning and Zoning Commission of any
amendment to the General Plan, a public hearing before the Mayor and Council shall be
scheduled; and
WHEREAS, Mayor and Council duly considered the proposed General Plan Amendment for
portions of Rancho Vistoso Neighborhood 5, generally bounded on the north by Rancho Vistoso
Boulevard, on the east by the Big Wash, on the south by Tangerine Road and on the west by
Rancho Vistoso Boulevard at a public hearing on November 19, 2008.
S:\PERMPLUS\DOCS\OV 1108-004\Rcsolution 08-82 doc
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Town Council of the Town of
Oro Valley that:
SECTION 1. The Mayor and Council hereby adopts the General Plan Amendment for portions
of Rancho Vistoso Neighborhood 5, generally bounded on the north by Rancho Vistoso
Boulevard, on the east by the Big Wash, on the south by Tangerine Road and on the west by
Rancho Vistoso Boulevard as depicted on Exhibit "D" with conditions, attached hereto as
Exhibit "A".
SECTION 2. If any section, subsection, sentence, clause, phrase, or portion of the resolution or
any part of the General Plan Amendment adopted herein is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions thereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of Oro Valley,Arizona this 2nd
day of December 2009
TOWN OF ORO VALLEY
Paul H. Loomis, Mayor
ATTEST: APPROVED AS TO FORM:
KatKa E. Cuvelier, Town Clerk Tobin Rosen, - n Attorney
Date: 9 Date: IZ 13 ICA
S:\PERMPLUS\DOCS\OV1108-004\Rcsolution 08-82.doc 2
Exhibit"A" Conditions of Approval
OV 11-08-04
November 4, 2009
Planning and Zoning Conditions
1. The 34.5 acres of HDR (High Density Residential) proposed on Parcel 5-V must be zoned and
developed to the Rancho Vistoso PAD MHDR (Medium High Density Residential) density of no more
than eight (8) dwelling units per acre (du/ac.).
2. The recreation area adjacent to the old school site (Parcel 5-I) must be improved with sufficient
recreational elements and amenities to provide meaningful active and passive recreation opportunities
for the community. The park must be constructed to the standards of Section 26.5 of the Oro Valley
Zoning Code Revised, or to a standard deemed appropriate by the Oro Valley Parks and Recreation
Advisory Board(PRAB). The park plan must be approved by the PRAB.
3. The proposal must provide an adequate corridor of not less than 2,000 feet for recreation trail access and
wildlife mobility to the Honey Bee Canyon Park area to the north. This shall be accomplished through
the redesignation of Parcel 5-D from Medium Density Residential to Open Space and by moving
residential development further west where necessary to maintain the required corridor.
4. As provided in the Escrow Agreement attached hereto as Exhibit "C", within 30 days of approval of this
proposed General Plan amendment, Vistoso Partners shall place a special warranty deed for the "Parcel
5-R school site" (as identified in Exhibit "D") into an escrow established for the benefit of the
Amphitheater School District for conveyance to Amphitheater School District under the terms and
conditions of the attached Escrow Agreement.
5. All future utility lines must be placed underground throughout the amendment area in Neighborhood 5.
6. The overall Neighborhood 5 dwelling unit cap will be limited to 2,500 dwelling units.
Oro Valley Water Utility (OVWU) Conditions
1. OVWU will provide water service to the entire development, including the school, for potable and/or
reclaimed water and no wells will be drilled by any developers or landowners within Rancho Vistoso
Neighborhood 5.
2. All new irrigation systems for two (2) or more acres of turf must connect to the Town's reclaimed
system per Section 15-15-9(5)(b) of the Town Code. Any addition of new turf to create an aggregate
area of more than two (2) acres of turf must extend the reclaimed system to their properties per Section
15-15-9(2)(1)(b) of the Town Code.
3. Provide a minimum 30 foot wide access to OVWU's Well E-2. This access must be in the form of an
access/egress easement dedicated to OVWU and when the school site is designed it must allow OVWU
24-hour access to the well site, 7 days a week, 365 days a year.
4. Dedicate to OVWU a 15-foot wide easement in addition to and adjacent to the 15-foot wide easement
for the potable main necessary to provide service to the development in the Moore Road/Arrowsmith
Loop road.
5. Dedicate to OVWU a 15-foot wide easement from Rancho Vistoso Blvd. on the west to Rancho Vistoso
Blvd. on the east along the Moore Road alignment.
Oro Valley Parks and Recreation Conditions
1. The development includes Trail #180, known as the WAPA Line Trail in the Oro Valley Trails Task
Force Report. The WAPA Trail traverses most of the center of the Town and provides an important
through route for users. The proposed development area also includes Trail #331, which connects both
to Trail #180 as well as (eventually) to Trails #33 and #156. Trail #33 (Honey Bee Canyon Trail) is
adjacent to the eastern edge of this area. In addition to being noted in the Task Force Report, these trails
are listed in the Eastern Pima County Trails Master Plan. Trail #33 is also a State Trail as designated by
Arizona State Parks.
2. All three of the aforementioned trails must be identified as "non-motorized public recreation easements"
and must be a minimum of 15 feet in width.
Pima County Cultural Resources and Historic Preservation Office/Arizona State Parks, State Historic
Preservation Office Condition
1. A new cultural resources survey must be conducted within the subject portions of Neighborhood Five at
the time of PAD amendment. This new cultural resources survey would identify the current boundaries
of previously recorded archaeological sites AZ BB:9:15 5(ASM), AZ BB:9:169(ASM), and AZ
BB:9:41(ASM). If cultural resources are identified, development and implementation of a mitigation
treatment plan prior to ground-disturbing construction [is required].
Public Works Conditions
1. Vistoso Partners will build and complete both Moore and Arrowsmith Roads up to and through their
common intersection to the timelines required by the existing agreement with Amphitheater School
District, or at the time another development within this amendment area generates the need for the
roadway, as determined by the Town Engineer, whichever is required first. This road must consist of a
minimum 3-lane collector street section with multi-use lanes, incorporating continuous sidewalk along
the west side and a separated 10' wide asphalt pedestrian/multiuse path on the east side. Both the
sidewalk and pedestrian multiuse path must completely loop and connect to Rancho Vistoso Boulevard
at the north and south intersection points.
2. Vistoso Partners will install a new gravity sewer line from a connection point on Tangerine Road north
to the existing lift station serving Sun City Vistoso, Units 9 & 10. In addition, a sewer stub-out shall be
provided to the boundary of Parcel 5-B in order to provide a connection opportunity to relieve the Parcel
5-B lift station should that HOA elect to construct such a connection in the future.
The sewer main connection to the existing Sun City lift station shall be constructed according to the
timelines set forth in the existing agreement with the Amphitheater School District or at the time another
development within this amendment area generates the need for the sewer, as determined by the Town
Engineer, whichever is required first. The location of the sewer line will be along the west bank of Big
Wash and will continue by gravity to the closest connection point on Tangerine Road, as dictated by
Pima County Wastewater Management.
3. Revise the included Traffic Impact Analysis to correct minor technical deficiencies as directed by the
Department of Public Works.
4. Provide a sealed letter by an Arizona Registered Engineer that states that there are no floodways that
will affect the areas of this PAD amendment, or revise the report to stipulate that there are none
currently mapped and that at the time of development, floodway analysis will be conducted. And any
development within floodways shall be subject to the associated development requirements and
restrictions.
5. Provide a full hydrology report (said report shall be prepared to the standards of the Town of Oro Valley
Drainage Criteria Manual, including engineering data & calculations providing support of statements
contained within) sealed by an Arizona Registered Engineer that addresses all of the following
information:
a. Revise this submittal to provide a qualitative description of existing drainage conditions along the
downstream property boundary.
b. Exhibit F 1 —Revise the exhibit to Describe and map the characteristics of the existing on-site
hydrology. Include the following:
i. Approximate 100 year floodplains with a discharge greater than or equal to 50 cfs. This map
has been delineated down to a 100cfs flow threshold.
ii. Peak discharges both entering and leaving the site for 100 year events which exceed 50 cfs
using approximate methods such as the regional area versus discharge graphs. This is
particularly important for parcels 5-R and 5-V.
c. Revise the submittal to Identify if any features of the development (i.e. structures, roads, lots), as
shown by the Tentative Development Plan overlay, encroach on and/or modify existing site drainage
patterns. Explain why this is necessary and other alternatives that have been considered.
d. Revise the submittal to Describe and map potential drainage impacts to off-site land uses both
upstream and downstream due to the proposed development. The third paragraph states that a future
detailed encroachment analysis will be conducted. This must be provided as a part of the required
hydrology report needed for this submittal. Rough encroachment as well as floodway analysis must
be provided to determine the extent of the allowable development. The only alternative to the
floodway information request is to provide a letter as stated in condition 5 above.
e. Revise the report to specify that all public streets shall be all-weather passable as specified in the
Town of Oro Valley Drainage Criteria Manual, section 6.1 Criteria. Developments consisting of
private streets shall provide at least one all-weather vehicular path from each dwelling/building to
the public ROW system. This includes the streets identified in the TDP that access each habitable
building.
6. Revise the site analysis to address the existing and proposed rights-of-way widths. The report does not
account for the ROW width difference between Arrowsmith and Moore roads.
7. Revise the Site Analysis to describe the right-of-way and pavement widths, geometrics, design speeds
and traffic control improvements which will be needed.
8. Revise the Site Analysis to describe proposed on-site street right-of-way, indicate their proposed
ownership and show typical roadway sections.
9. Revise the Site Analysis, for proposed developments greater than 0.5 miles from elementary schools and
greater than 0.8 miles from middle and high schools, to indicate safe bus stops and safe bus turnarounds,
if required. Bus stops should be designed to allow residents to monitor the safety of children while at the
same time minimizing the impact of waiting children on the adjacent residents. This should be provided
as a part of the TDP.
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Neighborhood Meeting Summary
Proposed General Plan Amendment and Rezoning for 56-lot Subdivision east of
Rancho Vistoso Blvd and south of Moore Lp
Town Hall and online via Zoom
11000 N La Cañada Dr
October 3, 2022
6:00 – 7:30 PM
Introductions and Welcome
Meeting facilitator Michael Spaeth, Principal Planner, introduced the agenda for the meeting
and public participation process. Approximately 10 residents and interested parties attended
in person, including Commissioner Outlaw Ryan, and another 15 attended online via Zoom,
including Commissioner Posey.
Town Staff Presentation
Kyle Packer, Planner I and the Town’s lead planning reviewer for this proposal, provided a
presentation that included:
• Location
• Overview of the applicant’s proposal
• Explanation of General Plan Amendment and Rezoning proposed
• Property history
• Factors considered during the development review process, including the General
Plan and zoning standards
Applicant Presentation
Paul Oland of Paradigm Land Design representing the applicant Vistoso Partners, LLC,
provided a presentation that included:
• Project overview
• Distances to existing homes
• Previous design proposals for site
Public Questions & Comments
Following is a summary of the topics, questions and comments discussed at the meeting :
• Concerns about views of Pusch Ridge from Valley Vista
• Concerns about the accuracy of the fact sheet the applicant provided
• Concerns about 2-story products being provided
• No 2-story homes exist or were offered by the developer in Valley Vista
• Proposal to move the homes along the northern boundary to the south
• Questions about construction timing
• Concerns about traffic including the existing median and right -turns into the site
• Concerns about compaction/subsidence issues at adjacent lift station
• Questions about Big Wash access road and erosion control on east side of site
• Request to rip-rap eastern edge of property
• Who is the property owner?
• What is the zoning, including minimum lot size, and density for this property?
• What is the process if another allowed use were to be sought after this is approved?
• Will open space be preserved?
• How much will these lots be elevated above the existing grade?
Conclusion
The applicant’s representative, Paul Oland provided more detail and answered questions
related to the proposal. Town staff, Kyle Packer and Michael Spaeth, answered questions
about the Town’s processes and requirements.
Mr. Spaeth closed the meeting, thanked everyone for their attendance and encouraged
participants to contact Jessica Hynd, at ask@orovalleyaz.gov, with any additional
comments, questions, or concerns and visit OVprojects.com for updated project information
and opportunities to stay involved. Following a formal submittal and staff review, a second
neighborhood meeting is expected.
Traffic
Questions
In t r o d u c t i o n s an d Wel c o m e
Meeting facilitator Kyle Packer, Senior Planner with the Town, introduced the agenda for the meeting and public participation process. Approximately residents and interested parties attended in person.
To w n Pr es en t at i o n
Kyle Packer provided a presentation that included:
-Location of the property
-Proposed site plan
-History and background of the property
-General Plan Amendment and rezoning requests
-Existing zoning standards
-Review criteria
A p p l i c an t Pr es en t at i o n
Paul Oland, of Paradigm Land Design, and representing the private property owner, provided a presentation that included:
-Previous design
-Current design
-Ways in which concerns have been addressed
Qu es t i o n s an d c o m m en t s
A list of questions and comments are provided below. The applicant's and/or staff responses to the questions and comments are available in the meeting recording here:
Co n c l u s i o n an d Nex t St ep s :
The applicant?s representative, Paul Oland, provided more detail and answered questions related to the proposal. Town staff answered questions about the Town?s process and requirements. Mr. Packer closed the meeting, thanked
everyone for their attendance and encouraged participants to contact Jessica Hynd, Constituent Services Coordinator, ask@orovalleyaz.gov, with any additional comments, questions, or concerns and visit OVprojects.com for
updated project information and opportunities to stay involved. The next opportunity for public input will be at the Planning and Zoning Commission hearing.
Comments or concerns
Nei g h b o r h o o d Meet i n g
So u t h o f Mo o r e L o o p an d Eas t o f Ran c h o Vi s t o s o B l v d
Gen er al Pl an A m en d m en t an d Rezo n i n g
To w n Hal l
May 17, 2023
6:00-7:30p m
Design solutions
Views Other
Is the land to
the east to
remain
natural (in Big
Wash)?
Do
homeowners
vote on this
proposal?
Clarification
about
General Plan
Amendment.
Why are
two stories
being
proposed?
Can homes on
the end (closest
to the existing
homes in Valley
Vista) be 1
story?
Who decides if
it is 1 or 2
story? The
homeowner or
the developer?
How many
sf would a
2-story
home be?
Does the
Town have
any say to
restrict the
height?
Why can't
all the
homes be
1-story?
What lot
size would
have a
2-story?
Could homes
backing up to
Lots 1-19 (in
Valley Vista) be
single-story?
How much
protection will
there be for
noise and
traffic?
Will there be a
wall or
landscaping
between the
homes and
Valley Vista?
Will there be
any drainage
issues from this
development (to
Valley Vista)?
Lots 1 & 2
- concerns
with
privacy
Are lots 1&2
155' away
from Valley
Vista?
Could lots 1&2
be moved
along the east
side of the
subdivision?
Lots 1&2 is
50' above
Valley Vista
lots 1&2
What were the results of
the pole exercise?
Could you see the poles
from the backyards?
What is the
time frame
for
construction?
Is there a
limit on how
long you can
be building
the homes?
Are the
poles still
out there
Does the
Town
approve the
builder?
Do we
know who
the builder
is?
What is the
price range
of the
homes?
Can there be a
stipulation that
only 1-story
homes be
built?
Do the
engineers have
to certify that
the land is
develop-able?
The Town and home
builder need to be
aware of the Valley Vista
pump station issues.
What are the
"schematic
basin"
locations on
the plan?
Where is
the 56th
lot?
What is the
advantage of
purchasing lot 1
& 2, facing a wall
instead of
removing them?
Why not move
lot 1 across the
street and lot 2
near the open
space?
Is there a
median in
Moore
Road?
What will
happen with
the
median?
Applicant will
remove lots 1
& 2 from
proposed
location
What is
the
standard
lot width?
Continual
problem with
the Valley
Vista lift
station
Impacts to lift
station from
construction
of this site.
No
2-story
homes
Is the lot (22 or
23) closest to
the lift station
allowed to be
2-story?
A builder can
put a
single-story
on these lot
sizes.
2-story option
is due to sf.
not due to
develop-ability
Can lots
4-22 be
single
story?
2-story not
compatible
to area
What is the
reason for
not doing all
single-story?
Can the wall
between Valley
Vista and
subdivision be
taller than 5
feet?
1
Packer, Kyle
From:Hynd, Jessica
Sent:Monday, October 3, 2022 11:45 AM
To:Simms, Milini; Packer, Kyle
Subject:Moore/ Rancho inquiry
Hi Milini and Kyle,
I received the below inquiry/ statement regarding the Moore/ Rancho Vistoso proposal. Do you want me to close it with
the “we received and will pass along to applicant”
Thank you,
Jessica
Hello,
Thank you for your informative video in advance of this meeting, it is helpful. I am planning on attending on Oct 3rd.
I want to bring to your attention in advance however that during this video there are several discrepancies in the
material that was presented by the developer representative from Paradigm Land Design LLC that is not accurate. This
same information is also presented on the OV website as the "Applicant's Project Fact Sheet" and "Applicant's Project
Outreach Plan".
These following items need to be corrected and should not be relied on as fact:
1. The Fact Sheet says that *the property is now proposed to be developed as medium density single family residential
(1.5 homes per acre) similar to the existing neighborhoods to the north and south. *
The second part of that statement is not fact. The existing neighborhood to the immediate North (Valley Vista) is
medium high density at 6-8 homes per acre. The Horizons neighborhood to the south is also not medium density of (1.5
homes per acre).
The Outreach Plan sheet says *The proposed homes are to be on the same size lots as the Valley Vista subdivision, and
will be at least 100’ from those homes, being separated by a drainage channel and landscaped bufferyard. *
The Outreach Plan further states: *The proposed density is approximately 1.5 homes per acre, which is much lower than
the originally planned 6-8 homes per acre.*
The developer needs to be accurate and these two statements contradict each other entirely given the fact that Valley
Vista neighborhood is NOT medium density but more matching the Rancho Vistoso PAD prior to 2009.
2. The developers submitted Exhibit III-A1 TDP visual within their fact sheet. This image further demonstrates that the
map of the proposed development has lots that are similar in width (perhaps not depth) to the Valley Vista and Horizons
Neighborhood and do not appear in any way to be 1.5 homes per acre. This needs to be clarified and corrected.
What it appears at first glance is that they are using the rezoning of medium density as a way to hide that the actual lots
will be medium high density since much of that land itself is slope side and within detrimental FEMA flood district, so the
actual buildable area is significantly smaller within the plat, causing them to have to squeeze the lots in. This zoning
designation needs to be clarified as present is a misrepresentation.
2
3. There is a further inaccuracy within the Fact Sheet where they state *This development will not impact Pusch Ridge
views because the existing homes to the west are 600’ – 1,200’ away and at least 60’ lower in elevation. *
This statement is not fact.
First of all, it is not accurate as the "existing homes" of the Horizons neighborhood are actually North of the proposed
development not West, and further they are not 60' lower in elevation, they are 60' HIGHER in elevation. It is always
concerning when a developer is not accurate.
The real issue however is the statement that *this development will not impact Pusch Ridge views.* This is also not
accurate whatsoever as the developer completely ignores the adjacent MUCH CLOSER Valley Vista neighborhood and
the impact the proposed development would have on *their* Pusch Ridge views. The developer ignored this
completely, conveniently and
this is definitely a concern. IF you are going to make a statement about not impacting views as a developer, you HAVE to
be accurate. Obviously developers know this is a number one concern when they are going for approvals and the good
graces of the neighbors and the town.
These issues above heighten our concern about this developer. They are clearly not always detailed and accurate in
their communications and this should not be taken lightly.
We have further concerns about the actual development of an area that has known settlement issues and potential
pending lawsuits within the surrounding neighborhood (Valley Vista) within just 100' or less of this new
development. Given the drainage and slopes will need to be completely engineered this does impact the adjacent
communities, but ESPECIALLY Valley Vista since it is on a lower elevation.
Another point-the proposed 2-story homes that are part of the proposal will not be viewed favorably by the Valley Vista
neighborhood especially. Valley Vista was designed and built with the knowledge that none of the homes would be 2-
story and that is WHY homeowners invested there. Two stories very simply take away views and privacy, especially
when placed 100' away or less.
Lastly, but not least-the homeowners in the area ALL purchased their homes with the knowledge from the ADRE public
report that the current zoning of the land in question is a Cultural Site. Regardless of the fact that Amphi school doesn't
plan to use it as a school site, it should remain within Oro Valley's plan as a Cultural Site in order to preserve the integr ity
of the 2019 plan. Cultural sites (schools/churches/museums and the like) will enhance a neighborhood and community
and town more than a 56 lot housing development will. It is the pretense in which the neighbors all invested and
decided to live there and should remain.
Thank you for helping us address the above mentioned inaccuracies and issues with the developer and for
understanding and considering our concerns as adjacent property owners.
Holly and Dan Leonard-Valley Vista
Jessica Hynd
Constituent Services Coordinator/ Management Assistant
Town of Oro Valley
11000 N. La Canada Drive
Oro Valley, Arizona 85737
Office: 520.229.4711
Jhynd@orovalleyaz.gov
1
Packer, Kyle
From:Hynd, Jessica
Sent:Wednesday, October 5, 2022 6:03 PM
To:Spaeth, Michael; Packer, Kyle
Subject:Follow up from Monday's meeting
Hi Michael and Kyle,
I received the below feedback and information regarding meeting with Paul Oland. It will also be included in my weekly
summary to council. There has been 3 received as of this evening.
Jessica
Plan amendment for 56 lot single family development
To whom it may concern:
My name is Adam Hughes, I made comments via Zoom at the 10/3/2022 meeting. I had requested a site visit by the
representative of the land owner. My address is 710 E. Kalalau Dr. and my phone number is 520-405-3508. Please let
me know when that site visit may be scheduled.
Below is the summary of my comments and concerns that I raised:
- The homes on the south side of Kalalau Drive have substantial views of Pusch Ridge, for which the Valley Vista
homeowners paid a premium. To preserve the natural feel and view for those homeowners, it is suggested that the
buffer between the two subdivisions be 200-300 feet, not the proposed 100 feet. Is this something the land owner
would consider?
- My home already sits lower than the surrounding hillside by about 6 feet, as Pulte cut into the hillside to make my
building pad and lot. If a two story home is built directly to the south of my property, that home is going to tower over
my lot. I'm very concerned about two story homes being built on what is already a steep slope behind my home, and
the resulting impact on the view of Pusch Ridge and the loss of the natural undeveloped desert.
- To further buffer the two subdivisions, it is suggested that the proposed homes in the new subdivision be situated on
the south side of the new proposed road, and not entirely on the north side. It may require more cut and fill, but would
better position the proposed homes in between the two existing subdivisions.
- Moore Loop Road is very steep and curvy and requires skill and attention when descending. A long approach right
turn lane is suggested for the new development, to prevent folks turning right from being rear-ended while attempting
to slow down and turn on such a steep hill.
- The existing drainage wash at the back of Valley Vista already carries quite a bit of flow during rainstorms and has
already seen some erosion. Considering that more homes are proposed to abut the drainage, with their lots sloping
towards the drainage wash, it's suggested that the land owner evaluate the impacts to the wash and its flow depths, and
install rip rap in the existing drainage wash to protect it from further erosion.
I appreciate the opportunity to comment and look forward to meeting representatives of the land owner and receiving
responses to my comments.
Thank you,
Adam Hughes, P.E.
520-405-3508
2
Visit request
Hope the day is treating you well. My wife and I attended the neighborhood
meeting for "South of Moore Lp and east of Rancho Vistoso Blvd - Type 2
General Plan Amendment and rezoning" via Zoom last night. We live on the
edge of Valley Vista that will border this new development. The
Owner/Developer representative (I believe Paul was his name) said he would
be willing to come to interested parties' homes and demonstrate how views
will not be impacted. We would like to take him up on this offer. It
sounded like you would be the person to reach out to in order to coordinate
something like that. Are you able to help us?
Thanks,
Keith
Keith Fournier
keith.fournier@gmail.com
(520) 982-5313
730 E Kalalau Dr, Oro Valley, AZ 85755
Request for an on-site meeting with the developer's representative
Site visit with developer representative for:
Valley Vista at Rancho Vistoso for proposed zoning change for South of Moore Lp.
Dan Leonard
760 E Kalalau Drive
Oro Valley, AZ 85755
dannetproperties@gmail.com
Jessica Hynd
Constituent Services Coordinator/ Management Assistant
Town of Oro Valley
11000 N. La Canada Drive
Oro Valley, Arizona 85737
Office: 520.229.4711
Jhynd@orovalleyaz.gov