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AGENDA
ORO VALLEY TOWN COUNCIL
STUDY SESSION
January 16, 2019
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CAÑADA DRIVE
STUDY SESSION AT OR AFTER 6:00 PM
CALL TO ORDER
ROLL CALL
STUDY SESSION AGENDA
1.DISCUSSION REGARDING THE POTENTIAL ANNEXATION OF 888 ACRES OF STATE LAND
LOCATED BETWEEN MOORE ROAD TO THE NORTH, CAMINO DEL NORTE TO THE SOUTH,
THORNYDALE ROAD TO THE WEST AND SHANNON ROAD TO THE EAST
ADJOURNMENT
*There will be no public comment during this study session
POSTED: 1/11/19 at 5:00 p.m. by pp
When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior
to the Council meeting in the office of the Town Clerk between the hours of 8:00 a.m. – 5:00 p.m.
The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs
any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Council meeting at
229-4700.
CC-2738 1.
Town Council Study Session
Meeting Date:01/16/2019
Requested by: Bayer Vella
Submitted By:Michael Spaeth, Community and Economic Development
Department:Community and Economic Development
Information
SUBJECT:
DISCUSSION REGARDING THE POTENTIAL ANNEXATION OF 888 ACRES OF STATE LAND LOCATED
BETWEEN MOORE ROAD TO THE NORTH, CAMINO DEL NORTE TO THE SOUTH, THORNYDALE ROAD TO
THE WEST AND SHANNON ROAD TO THE EAST
RECOMMENDATION:
This report is for discussion only.
EXECUTIVE SUMMARY:
The purpose of this item is to provide information and background to the Mayor and Council on the proposed
annexation and rezoning of approximately 888 acres of Arizona State Trust Land located north and south of
Tangerine Road bounded on the north by Moore Rd., on the south by Camino del Norte, on the west by Thornydale
Rd. and on the east by Shannon Rd. and Coyote Crossing Trail (see image below).
This property of Arizona state trust land is managed by the Arizona State Land Department (ASLD) and is located
within unincorporated Pima County. These two specific parcels are included in the Town’s General Plan Planning
Area Boundary. Discussions regarding possible annexation of the property have been ongoing for a number of
years. Annexation is an important tool for the Town for the sustainable and planned management of future growth.
This property is located along the Town's western border and could serve as a "gateway" to the Town along
Tangerine Road.
State Trust lands, such as these parcels, are managed by the ASLD with the intent to generate revenue for K-12
schools and 13 additional institutional beneficiaries. The ASLD has a fiduciary requirement by the Arizona
Constitution to sell State owned land for the highest possible amount as those monies are used to fund the
education. Since State Trust lands are different than privately owned land, the rezoning application will track
concurrently with the annexation application to establish entitlements prior to the State auctioning the property for
sale and future development.
The proposed rezoning (Attachment 1) is for 11 Development Units over the approximate 888 acres with a range of
uses proposed throughout the site, including regional commercial, office, apartment, patio homes/townhomes and
single-family residential uses.
Staff is currently reviewing the proposed Specific Plan, which is expected to be made complete with a revised
submittal addressing staff and neighbor feedback. Key aspects include:
The proposal utilizes a “Zoning Bank” approach, similar to other developments in Oro Valley, to establish the
allowed uses in each development unit. Each unit has one, two or three allowed uses depending on their
proximity to Tangerine Road and existing neighbors.
The application concentrates the more intense uses nearest the Tangerine Road Corridor and the
intersection with Thornydale Road.
The site has been mapped for environmental resources in accordance with the requirements of the Town’s
Environmentally Sensitive Lands (ESL) categories. Significant individual plants (e.g. Saguaro’s over 24 feet
with 2 or more arms, nurse trees with Saguaro pups and Ironwood Trees) are currently being GPS tagged in
the field for preservation.
A Traffic Impact Analysis (TIA) will be provided to establish a baseline for the existing and anticipated future
impacts to the area roadways. As future development applications are proposed, the TIA will need to be
continuously updated.
An overall drainage mitigation concept has been incorporated to help alleviate existing drainage issues in the
area.
Future development will be required to meet the Town’s recreational area requirements. Alternatively, Town
staff has encouraged the development of a regional park.
Please note, though still under review, it is clear the proposal needs to go further and provide more information for
several important aspects. At this point, additional detail is required regarding:
Proposed residential density;1.
Land use transitions and bufferyards to existing residential development;2.
Preservation of significant plants;3.
Traffic conditions and road improvements and alignments;4.
Drainage;5.
Parks and recreational amenities;6.
Response to other community concerns7.
It is anticipated that each will be addressed in a revised submittal.
The public outreach process regarding the project has been extensive and well attended. To date, there have been
eight neighborhood meetings spanning the prior General Plan Amendment and current rezoning application. Four
workshops (Attachment 2) focused on specific neighborhoods surrounding the project were conducted over the last
3 months with approximately 600 comments received from neighbors. Following the submittal of a revised
application, a final meeting for all neighbors will be held to present and discuss the new proposal.
At the conclusion of the public participation process, the rezoning application will be forwarded to the Planning and
Zoning Commission for consideration and recommendation to Town Council. Upon recommendation by the
Commission, both the annexation and rezoning application will be considered by Town Council.
BACKGROUND OR DETAILED INFORMATION:
The property is located in unincorporated Pima County and is within the Town’s General Plan Planning Area
Boundary. The Planning Area represents those areas currently within the Town’s jurisdictional boundary as well as
those that “…will have an influence on the growth and development” of the Town.
A General Plan Amendment was approved by Town Council in 2017 to extend the General Plan Planning Area
Boundary to include Tangerine-North (~302-acres) and apply a Land Use Designation of Master Planned
Community (same as the existing designation for Tangerine-South (~550-acres)). The approval included the
following Special Area Policies:
The site will be analyzed and designed comprehensively with the State-owned property on the south side of1.
The site will be analyzed and designed comprehensively with the State-owned property on the south side of
Tangerine Road. Overall, there will be a mix of commercial and residential densities. The subject property will
be largely residential with the potential for neighborhood commercial nearest Tangerine Road.
1.
Any future rezoning process will follow the Town's Public Participation requirements to ensure compatible
development. Noteworthy planning design items are to include the following:
Lot size transitions, buffers, building heights, landscaping and other mitigation measures from all
existing residential neighborhoods, where appropriate
a.
Positioning of more intensive development toward Tangerine Road
b.
2.
The subject property will be mapped using the methods and standards of the Town's Environmentally
Sensitive Lands Ordinance to conserve sensitive resource areas.
3.
All infrastructure improvements must conform to the Oro Valley Subdivision Streets and Drainage criteria
manual. Noteworthy items include:
Improve the condition of adjacent public roads as warranted in a future Traffic Impact analysisa.
Future development may not increase offsite drainage beyond pre-existing conditions found on the
subject property.
b.
4.
History
The subject property was 1 of 3 study areas identified for future consideration by Town Council in 2009, the other 2
being the State Land Arroyo Grande property north of Town and the Tohono Chul Park property south of Town, the
latter of which was the Town's most recent annexation in 2013. The Town has since (nearly 10 years) been
engaged in conversations with State Land.
A focus on annexation, including the proposed annexation of the subject property, is included in the Town's
Strategic Plan adopted by Town Council in 2017 as well as the 2017/2019 Planning Division Work Plan.
Prior History
2005: Tangerine-South (~550 acres) included in Town’s General Plan Planning Area Boundary
2016: Tangerine-South (~550 acres) given a Master Planned Community General Plan Land Use
Designation as part of the voter ratified Your Voice, Our Future General Plan
2017: General Plan Amendment approved by Town Council to include the Tangerine-North (~302 acres)
property in the Town’s General Plan Planning Area Boundary and to give the property a Master Planned
Community General Plan Land Use Designation. Four Special Area Policies were also included requiring
comprehensive planning with the Tangerine-South (~550 acres) property.
August 2018: Annexation Petition filed with Pima County beginning the 1 year requirement for Town Council
action.
September 2018: Required Public Hearing for Possible Annexation
Annexation proposal
The Town of Oro Valley is considering the annexation of these two State Land parcels, with the intent of continuing
to build a sustainable community through managed and planned growth. Since the Town's incorporation in 1974,
the Town has completed over 20 annexations. This proposed annexation will be accompanied by a Fiscal Impact
Analysis to determine its financial feasibility and whether or not it is in the Town's best interests.
In addition, the Town has interest in pursuing the filling out and squaring off of the town limits, which strives
towards eliminating county islands and peninsulas. If this annexation were to be approved, the gap between the
towns of Marana and Oro Valley would be closed within the Tangerine Road Corridor, creating a more clear and
cohesive transition between jurisdictions.
The Town is approximately 85% - 90% “built-out” and needs to consider annexation as a continued growth
management tool for the future. In time, the property will be developed in the Town of Oro Valley, Town of Marana
or Pima County. Oro Valley has a vested interest in ensuring it is developed to the high standards of Oro Valley.
The Tangerine Road Corridor has experienced an increase in growth in recent years, primarily related to the
widening of the road to a four-lane divided highway. The property can serve as the western “Gateway” to the Town
on Tangerine Rd. and exemplify the high quality development within the Town.
Additionally, the Your Voice, Our Future General Plan includes Goals, Policies and Actions specifically addressing
the need for future annexations:
“Plan for the growth of the community through annexations…”
“Investigate the annexation of county islands and peninsulas to facilitate infrastructure expansion and improve
operational efficiencies of municipal services.”
In summary, annexation is a tool supported by the General Plan that the community utilizes to ensure the long-term
health and success of the Town and plan for the future.
The Arizona State Land Department has a constitutional requirement to sell State owned property for the highest
value as these revenues are generated for K-12 schools and 13 additional institutional beneficiaries. As such, a
rezoning has been proposed to establish zoning entitlements prior to the property being sold at auction.
Rezoning proposal
The formal submittal is currently under review by Town staff and comments will be provided to the applicant soon
after the Town Council Study Session. Staff will provide both technical comments as well as those generated by the
community during the Focus Group Workshop process (see Attachment 3).Though the proposal is still under
review, staff is aware of several important aspects that are required to go further in a revised submittal and provide
more detail. Those topics are discussed below:
1. Land Use
The proposal includes 11 development units or areas with a range of uses proposed throughout the site. Most
development areas (Units 1-4, 10 & 11, those closest to existing residential development) are limited to patio
homes/townhomes or detached single-family residential homes as they have the potential to impact existing
neighbors the most (see image below). Conversely, those areas furthest from existing residential and nearest the
Tangerine Rd. Corridor and the arterial intersection of Tangerine Rd. and Thornydale Rd. (Units 5-9) include a mix
of commercial, office, apartment and townhome uses. This intersection already includes high intensity uses of
commercial on the other corners within the Town of Marana jurisdiction.
Density
The plan uses a "Zoning Bank" concept to establish the allowed uses and maximum number of units in each
development area similar to the "Land Use Summary" tables used in the Rancho Vistoso PAD. The zoning table
included in the ASLD's submittal calculates the maximum density (total number of units per acre) for each
development unit using the "gross" (total) acreage of each area, which has resulted in a maximum number of units
that is not feasible and unrealistic given the sites resources and constraints. Alternatively, the revised submittal
needs to run the same calculation using the "net" acreage for each development area taking into account the
required area for infrastructure, open space and parks. This update will yield a more feasible maximum number of
units for the property and allow decision makers a more realistic impression of ultimate build-out for the property.
Buffers and transitions
A common theme during the neighborhood meetings was the need for buffers and/or land use transitions. Areas
where large-lot residential abuts the property should either incorporate appropriate buffer yards or larger lots to help
minimize negative impacts on existing neighbors.
Tangerine Road Corridor
The property is located along the Tangerine Rd. Corridor, a new 4-lane parkway which has recently, and will in the
future, see an increase in development intensity. The arterial intersection of Tangerine Rd. and Thornydale Rd. is
one of the busiest in the region and has two existing commercial corners (northwest and northeast in the Town or
Marana) and a third (southwest) designated as commercial on the Town or Marana’s Future Land Use Map. As
such, Development Unit 6 (southeast corner of Tangerine Rd. and Thornydale Rd.) includes a range of uses with
the most development intensity on the site (regional commercial, office and apartment). Similarly, in areas along
Tangerine Rd. in Development Units 5 and 8, neighborhood commercial, apartments and patio homes/townhomes
would be permitted.
Further away from Tangerine Rd. and the arterial intersection at Thornydale Rd., the intensity decreases with
apartments and patio homes/townhomes in Development Units 7 and 8 and then decreases again for those
Development Units nearest existing residential development as previously mentioned.
The revised submittal will need to reflect a more realistic maximum number of units based off "net" acreage rather
than "gross" acreage, and incorporate effective land use transitions and appropriate buffer yards.
2. Environmental Conservation
2. Environmental Conservation
Environmentally Sensitive Lands (ESL)
Prior to formal submittal, staff worked with the property owner’s consultant to complete the first stage of the
environmental review, mapping the entire property for environmental resources in accordance with the Town’s
Environmentally Sensitive Lands (ESL) categories.
Through that process, 3 categories of environmental conservation were identified on the property as outlined below:
Critical Resource Areas (Blue) – represent Riparian Areas or washes which provide high resource value and
must be preserved at 95%
Core Resource Areas (Yellow) – represent areas of high resource value with a high density of protected plant
species (e.g. Saguaro’s, Ironwoods, etc.) and must be preserved at 80%
Resource Management Areas (Green) – represent areas of resource value which also account for planned
intensities identified in the Your Voice, Our Future General Plan and must be preserved at 25%
Site Resource Inventory (SRI)
Staff is currently working on stage 2 of the environmental review by conducting field visits to mark the locations of
Saguaros that are 24 feet tall with two or more arms, crested Saguaros, nurse trees sheltering three or more
Saguaro pups, and significant Ironwood trees. These plants must be preserved in place and will impact the future
development design.
Though the Specific Plan makes it clear, future developers will have to account for these identified plants, in which
the revised submittal should account for these plants when redesigning the Illustrative Site Layouts.
3. Traffic
Traffic Impact Analysis (TIA)
The first proposal did not include a Master Traffic Impact Analysis (TIA) for the overall project. The Master TIA will
establish a baseline for the existing and anticipated future impacts to the area roadways and necessary
improvements. The Specific Plan requires future developers to update the TIA as individual developments move
forward to ensure traffic impacts are thoroughly addressed throughout the life of the project. Furthermore, individual
developments will be required to provide the necessary infrastructure to connect to adjacent development areas to
ensure a comprehensive and cohesive circulation network is established.
Road alignments
A common topic discussed during the neighborhood meetings was the future alignment of roads within the property.
Staff and the applicant have met several times with neighborhood groups surrounding the property to discuss
potential road alignment alternatives.
The revised submittal must include the Master TIA and incorporate any new road alignments.
4. Drainage
The application included a preliminary level of drainage information. Homes located south of the property (south of
Camino del Norte) currently experience significant drainage issues within the area. The Town will require within the
Specific Plan to incorporate a number of drainage tools to help minimize the existing downstream flooding to those
neighbors. The Plan includes a proposed 10% reduction of the existing stormwater flow and other
retention/detention basins to help alleviate flooding issues within the area. A drainage fact sheet prepared by the
Town Engineer is included as Attachment 4.
The revised submittal will be required to provide a more detailed drainage study of the area that includes additional
details regarding the proposed design to help minimize the existing issues in the area.
5. Parks and Recreation
The application did not include information regarding parks or recreation areas. The proposal will be required to
meet the required acreages of park space as required by Town Code. Staff has also encouraged the inclusion of an
approximate 30-acre regional park. Discussion regarding this proposal remains ongoing.
The revised submittal will be required to provide information regarding parks and recreation areas.
6. Water
Another common area of concern during the neighborhood meetings was water capacity and availability. The Town
Water Utility Director indicated the Town has sufficient water supply to provide service to the anticipated number of
homes. A water fact sheet prepared by the Water Utility Director is included as Attachment 5.
Process
With the filing of the blank annexation petition, accurate map and legal description of the property with the Pima
County Recorder's Office (August 2018), the formal annexation process has started. A public hearing, as required
by State Law, was held in September 2018. By law, the Town has one year from the date of the filing to take action
on the proposed annexation.
A pre-annexation development agreement (PADA) will be reviewed and track concurrently with the annexation and
rezoning application.
Per State Law, following annexation, the Town is required to rezone the property to the Town’s equivalent zoning
within 6 months, something known as "translational zoning." In this case, the translational zoning would be
immediately followed by a rezoning to reflect the Tangerine Road Specific Plan, the applicant’s proposal.
The expectation is all four applications (annexation, PADA, translational zoning and rezoning) will be considered
during the same Town Council hearing.
Public Participation
To date, eight neighborhood meetings have been held regarding the property spanning both the prior General Plan
Amendment and this annexation and rezoning application. The first four were standard neighborhood meetings and
were well attended (between 150-225 people). During those meetings numerous common questions or concerns
were discussed including:
Land Use (Density)
Traffic
Environmental Conservation
Water
Drainage
Buffer Yards
Views
Recreation/Trails
Following this process, it was determined a more focused discussion with specific neighborhoods surrounding the
property was necessary as each area had similar and distinct concerns. As such, Focus Area Workshops were held
for four separate groups (see Attachment 1) which provided an opportunity to have a more detailed discussion
regarding the specific impacts to each area. The workshop process was productive and a number of in-depth
discussions occurred. Over 600 comments, recommendations or concerns were produced as part of the group
participation exercise conducted at each of the workshops. All of the issues discussed at the workshops are
included in Attachment 2 while a summary of the top issues discussed at each is outlined below:
Focus Area Workshop 1
Drainage – Reduce existing downstream flooding conditions1.
Traffic – Traffic on Camino del Norte2.
Density – Homes need to be more compatible with existing residential3.
Water – Concern existing water table not sustainable4.
Water – Concern existing water table not sustainable4.
Environmental Conservation – Coordination with the Sonoran Desert Conservation Plan5.
Recreational Opportunities – Ensure trails and recreation areas are open to the public6.
Focus Area Workshop 2
Density – Lot size transition from east needs to be addressed1.
Traffic – Concern regarding traffic speeds on Shannon Rd.2.
Buffer Yards – Need for sufficient spacing if clustering homes3.
Recreational Opportunities – Ensure trails are open to the public4.
Focus Area Workshop 3
Density – Overall impact of smaller lots1.
View Impacts – Views of the Tortolita Mountains. Should limit homes to 1-story along perimeter2.
Buffer Yards – Separation from existing residences needs to be increased3.
Traffic – Impact to existing roads in the area that are already in need of repair4.
Open Space – Use of open space as it relates to existing HOA open space5.
Focus Area Workshop 4
Traffic – A preference for Shannon Rd. to go through the ASLD property as opposed to along the existing
Coyote Crossing Trail road alignment
1.
Density – Lot Size transitions from east need to be incorporated. 1 – acre minimums2.
Buffer Yards – Increased buffer yard from east. Either larger lot size transitions or larger buffer yard3.
Water – Concerns regarding the existing state of the area water table4.
Environmental Conservation – Impacts to existing Saguaro and other significant native vegetation5.
Next Steps
Soon after the Town Council Study Session, comments will be provided to the applicant summarizing both Town
Staff’s comments regarding the first submittal and the workshop discussions. The purpose of the comments are to
help the ASLD develop a revised submittal to address existing questions or concerns from staff and the neighbors.
Once a revised submittal has been received by Town staff, a follow-up summary open house will be scheduled for
all neighbors. The goal of this meeting will be for the applicant to detail all proposed changes reflecting the
workshop discussions.
Staff and the applicant have conducted several meetings with smaller neighborhood groups to focus on specific
impacts to those areas, and would expect to hold several more discussions prior to the rezoning moving forward to
public hearing.
Following completion of the public participation process, the proposal will be scheduled for public hearing before
the Planning and Zoning Commission and Town Council.
FISCAL IMPACT:
A Fiscal Impact Analysis is currently being prepared by a third party consultant and will be presented once complete
to Town Council at a future Study Session.
SUGGESTED MOTION:
This report is for discussion only.
Attachments
ATTACHMENT 1 - ASLD PROPOSAL
ATTACHMENT 2 - FOCUS AREA MEETING PLAN
ATTACHMENT 3 - FOCUS GROUP FEEDBACK
ATTACHMENT 4 - TOV DRAINAGE FACT SHEET
ATTACHMENT 5 - TOV WATER FACT SHEET
Arizona State Land Department
Tangerine Road and Thornydale Road
Specific Plan
Oro Valley, AZ
Prepared For:
Arizona State Land Department
1616 W Adams St.
Phoenix, AZ 85007
Contact:
Michelle Green
(602) 542-4631
Prepared By:
The WLB Group, Inc.
4444 East Broadway
Tucson, AZ 85711
Contact:
Robert G. Longaker III, PLA, AICP
Brian Pugh, AICP
(520) 881-7480
September 17, 2018
WLB No. 116016-A-003
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
i
TABLE OF CONTENTS
Introduction ................................................................................................................................................ 1
Part I – Inventory and Analysis ..................................................................................................................... 3
A. Regional Context .................................................................................................................................................. 5
B. Onsite Land Use ................................................................................................................................................... 5
C. Project Vicinity ..................................................................................................................................................... 5
Exhibit A: Site Location Map ................................................................................................................................ 7
Exhibit B: Aerial Photograph ................................................................................................................................ 8
Exhibit C: Existing Zoning ..................................................................................................................................... 9
Exhibit D: Existing General Plan Land Use Designations .................................................................................... 10
Exhibit E: Existing Land Uses .............................................................................................................................. 11
D. Topography ........................................................................................................................................................ 12
Table 1: Areas of Slope...................................................................................................................................... 12
Exhibit F: Topography ........................................................................................................................................ 13
Exhibit G: Slope Analysis .................................................................................................................................... 14
E. Hydrology ........................................................................................................................................................... 15
Table 2: Nearby Recreational Facilities ............................................................................................................. 15
Exhibit H: Offsite Watersheds ............................................................................................................................ 17
Exhibit I: Onsite Hydrology ................................................................................................................................. 18
F. Cultural Resources ............................................................................................................................................. 19
G. Wildlife ............................................................................................................................................................... 19
H. Viewsheds .......................................................................................................................................................... 19
I. Traffic ................................................................................................................................................................. 20
Exhibit J: Existing Roadway Network .................................................................................................................. 23
J. Trails, Parks and Recreation Areas ..................................................................................................................... 24
Table 3: Nearby Recreational Facilities ............................................................................................................. 24
Exhibit K: Existing Trails, Parks and Recreation .................................................................................................. 25
K. Schools ............................................................................................................................................................... 26
Exhibit L: Existing Schools .................................................................................................................................. 27
L. Water ................................................................................................................................................................. 28
M. Sewer ................................................................................................................................................................. 28
Exhibit M: Existing Water Infrastructure ............................................................................................................ 29
Exhibit N: Existing Sewer Infrastructure ............................................................................................................. 30
N. ESL Categories .................................................................................................................................................... 31
Table 4: ESL Categories ..................................................................................................................................... 31
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
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Part II – Land Use Proposal ......................................................................................................................... 33
A. Development Concept ....................................................................................................................................... 34
B. General Plan Policies Applicable to the Specific Plan ......................................................................................... 34
C. Development Unit Plan ...................................................................................................................................... 35
Exhibit P: Development Unit Plan ...................................................................................................................... 38
D. Zoning Bank ....................................................................................................................................................... 39
Table 5: Zoning Bank .......................................................................................................................................... 41
E. Specific Plan Zoning Districts ............................................................................................................................. 43
Table 6: Zoning District Comparison Table ........................................................................................................ 44
1. Medium Density Residential Zoning District (MDR) .................................................................................... 45
2. Medium-High Density Residential Zoning District (MHDR) ......................................................................... 45
3. High Density Residential Zoning District (HDR) ........................................................................................... 46
4. Community Commercial/Office/Employment Zoning District (CC/O/E) ...................................................... 46
5. Regional Commercial Zoning District (RC) ................................................................................................... 47
F. Illustrative Site Plans .......................................................................................................................................... 48
Exhibit Q: Illustrative Site Plan: Development Unit 1 ......................................................................................... 49
Exhibit R: Illustrative Site Plan: Development Unit 2 ......................................................................................... 50
Exhibit S: Illustrative Site Plan: Development Unit 3 .......................................................................................... 51
Exhibit T: Illustrative Site Plan: Development Unit 4 .......................................................................................... 52
Exhibit U: Illustrative Site Plan: Development Unit 6 ......................................................................................... 53
Exhibit V: Illustrative Site Plan: Development Unit 9 ......................................................................................... 54
Exhibit W: Illustrative Site Plan: Development Unit 10 ...................................................................................... 55
Exhibit X: Illustrative Site Plan: Development Unit 11 ........................................................................................ 56
Exhibit Y: Illustrative Site Plan: Overall Specific Plan .......................................................................................... 57
Exhibit Z: Illustrative Site Plan: Northern Portion of Specific Plan...................................................................... 58
Exhibit AA: Illustrative Site Plan: Southern Portion of Specific Plan ................................................................... 59
G. Development Phasing ........................................................................................................................................ 60
Exhibit BB: Conceptual Development Unit Phasing Plan with Roads ................................................................ 61
Exhibit CC: Conceptual Development Unit Phasing Plan with Sewer and Water .............................................. 62
H. Primary Open Space/ESL/ESOS .......................................................................................................................... 63
Table 7: ESOS Acreage Calculations ................................................................................................................... 65
Exhibit DD: ESOS Plan ........................................................................................................................................ 67
I. Transitional Buffering......................................................................................................................................... 68
Exhibit EE: Buffer Plan ........................................................................................................................................ 69
J. Topography ........................................................................................................................................................ 68
K Cultural Resources ............................................................................................................................................. 68
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
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L. Hydrology ........................................................................................................................................................... 70
M. Wildlife ............................................................................................................................................................. 70
N. Viewsheds .......................................................................................................................................................... 71
O. Traffic ................................................................................................................................................................. 71
P. Recreation and Trails ......................................................................................................................................... 72
Exhibit FF: Proposed Recreation and Trails Plan ................................................................................................ 74
Q. Schools ............................................................................................................................................................... 75
R. Water ................................................................................................................................................................. 75
S. Wastewater ....................................................................................................................................................... 76
Part III – Specific Plan Administration ......................................................................................................... 77
A. Project Governance ........................................................................................................................................... 79
B. Land Uses Not Listed .......................................................................................................................................... 79
C. Development Regulations and Standards Not Listed ......................................................................................... 79
D. ASLD/Purchaser Role ........................................................................................................................................ 79
E. Zoning Bank and Development Unit Allocation ................................................................................................. 79
F. Amendments ..................................................................................................................................................... 80
G. Compliance with Illustrative Site Plans… ............................................................................................................ 81
Part IV – Secondary Planning ...................................................................................................................... 83
A. Process ............................................................................................................................................................... 85
B. Master Plan Requirements ................................................................................................................................ 85
Part V – General Plan Compliance Analysis.................................................................................................. 87
Part VI – Specific Plan Compliance Analysis ................................................................................................. 93
APPENDICES
Appendix A: ASM Archaeological Summary Letter
Appendix B: AZGFD Wildlife Letter
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
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Introduction
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
1
Introduction
The Arizona State Land Department (ASLD)
The Arizona State Land Department (ASLD) manages over 9.2 million acres of state trust land in Arizona. Since 1915, the
Arizona State Land Department’s mission is to manage the assets of a multi-generational perpetual trust in alignment
with the interests of the Trust’s 13 beneficiaries and Arizona’s future. The mission statement of the ASLD is as follows:
To manage State Trust lands and resources to enhance value and optimize economic return for the Trust
beneficiaries, consistent with sound business management principles, prudent stewardship, and
conservation needs supporting socio-economic goals for citizens here today and future generations. To act
in the best interest of the Trust for the enrichment of the beneficiaries and preserve the long -term value of
the State Trust lands.
State Trust land is often misunderstood in terms of both its character and management. Trust land is not public land.
Trust land is different from public land such as parks or National Forests. Trust lands are managed by the Arizona State
Land Department to generate revenue for K-12 schools and 13 additional institutional beneficiaries. The Trust
accomplishes its mission through its sale and lease of Trust lands for grazing, agriculture, municipal, r esidential,
commercial, mining and open space purposes.
ASLD, serving as the fiduciary for the Trust, is required by the Arizona Constitution to receive maximum value for the sale
or lease of Trust lands for the benefit of the Trust. Given this Constitutional mandate, it is incumbent upon ASLD to
carefully plan these properties to maximize their ultimate value. Accordingly, the ASLD is in the process of re-evaluating
the existing development plans for the Trust lands in this area and working with the Town of Oro Valley to develop plans
that are appropriate for the area and will meet market demands.
The Specific Plan
Under A.R.S. § 9-461.08 the Town of Oro Valley is authorized to prepare Specific Plans, which may include regulations
that execute the adopted General Plan designation for property. The Specific Plan tool establishes initial zoning for
property and is uniquely appropriate for State Trust Land intended for future master plan development where a master
developer or end user is not yet determined. The Specific Plan in large part relies on the existing Town of Oro Valley
Zoning Code and Subdivisions Regulations and provides supplemental regulations to determine the location of
infrastructure including water, sewer and street improvements necessary to serve the needs of the future development.
A companion development agreement adopted under A.R.S. § 9-500.05 creates the enforcement mechanisms related to
the Specific Plan and establishes the administrative process for the implementation of the Specific Plan as provided for in
A.R.S. § 9-461.10.
This Specific Plan applies to the State Trust Land property as identified in Exhibit A: Site Location Map (the “Trust
Property”) and designated as Master Planned Community in the Town’s General Plan. This Specific Plan establishes the
applicable Zoning Ordinances and Subdivision Regulations for the Trust Property, and where appropriate, provides for
deviations to those regulations. In this Specific Plan, the land use master plan establishes Development Units and a land
use budget for each Development Unit that serves as a “zoning bank.” When a property within a Development Unit is
subsequently auctioned, it will be allocated uses from the bank and may proceed to second phase plannin g as provided
for in this Specific Plan. Together, the Specific Plan and its Development Units provide for the orderly development of the
Trust Land after it is auctioned.
This document has been prepared to meet the requirements for the establishment of a Specific Plan for this property.
Introduction
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
2
The Property Subject to this Specific Plan
The ASLD has identified 885 acres of prime developable State Trust Land located near the intersection of Thornydale Road
and Tangerine Road and is planning for the future disposition and development of this property. Currently, the Tangerine
Road corridor is experiencing commercial and residential development along with major roadway and stormwater
infrastructure improvements extending from Oro Valley to Interstate 10.
The Zoning Entitlement Process
The ASLD operates differently than private property owners when it comes to planning and entitlement of land. It is not
uncommon for a private property owner to not only plan and entitle property, but also to install spine infrastructure,
thereby making the property more attractive to the end user, such as a residential builder or commercial operator. The
State Enabling Act and State Statutes provide the framework within which the State Land Department can manage those
assets. However, there are no mechanisms in the State Statutes to allow for the expenditure of funds on physical site
improvements.
This Specific Plan proposes a two-step process to the planning and entitlement of the property. The first step, the Specific
Plan, establishes the Development Units and Specific Plan zoning districts, densities and intensities of land use, and
development standards for the project. A Development Unit is a sub-area within the Specific Plan that has been
designated based on several primary factors, including proximity to surrounding roadway infrastructure, surrounding land
uses and physical features of the land itself. For planning purposes, the property has been divided into eleven
Development Units. Each Development Unit was analyzed to determine which land uses would be most appropriate for
that Development Unit. This analysis included a study of the site and surrounding context. As a result, each of the
Development Units has been assigned Specific Plan zoning districts that will govern their individual development.
The northern 316+/- acre parcel (property located north of Tangerine Road) contains Development Units 1 through 5,
while the southern 569+/- acre parcel (property located south of Tangerine Road) contains Development Units 6 through
11. Please refer to Exhibit P: Development Unit Plan for location and arrangement of the Development Units.
The second step, identified in this Specific Plan as Secondary Planning, will be consistent with the Specific Plan as approved
by the Town of Oro Valley. This step requires detailed planning of individual Development units, and the preparation of
master plans for a planning Development Unit prior to development and including the following Master Plans:
• Vehicular Circulation.
• Drainage.
• Water.
• Wastewater.
• Open Space and Recreation.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 33
Part I – Inventory and Analysis
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 44
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Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 55
A. Regional Context
The subject property is located in portions of Section 32, Township 11, Range 13 East, and Section 5, Township
12, Range 13 East. It contains the following assessor parcel numbers:
• 219-37-003A.
• 224-12-004C.
The total land area of this Planned Area Development consists of 885± acres, with 316± acres lying north of
Tangerine Road and 569± acres lying south of Tangerine Road.
Please refer to Exhibit A: Site Location Map and Exhibit B: Aerial Photograph.
B. Onsite Land Use
The subject property is currently vacant.
C. Project Vicinity
1. Existing Zoning:
The subject property is zoned Suburban Ranch (SR) in Pima County, AZ.
The zoning of surrounding property is as follows:
North: RH (Pima County).
East: SR (Pima County) and R1-144 (Oro Valley).
South: CR-1 (Pima County) and SR (Pima County).
West: R1-144 (Marana) and Specific Plan (Marana).
Please refer to Exhibit C: Existing Zoning.
2. Existing General Plan Land Use Designations:
The subject property is designated Master Planned Community (MPC) in the Oro Valley General Plan. The
following is a description of the General Plan land use designations surrounding the property.
North: Rural Density Residential (Marana).
East: Rural Low Density Residential (0 – 0.3 du/ac) and Public/Semi Public (Oro Valley).
South: Rural Low Density Residential (0 – 0.3 du/ac) and Low Density Residential (0.4 – 1.2 du/ac)
(Oro Valley).
West: Master Plan Area and Commercial (Marana).
Please refer to Exhibit D: General Plan Land Use Designations.
3. Existing Land Uses:
North: Unplanned residential development.
T Bench Bar, a residential subdivision.
Saguaro Ranch South Amendment, a residential subdivision.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 66
South: Unplanned residential development.
Southeast: Ironwood Ridge High School.
East: Unplanned residential development.
Naranja Ranch Estates, a residential subdivision.
St. Mark Catholic Church.
West: Tangerine Crossing, a residential subdivision.
Tangerine Crossing Commercial Center.
Skyranch Blocks A-B, a residential subdivision.
Vacant land and Tortolita Vistas, a residential subdivision.
Please refer to Exhibit E: Existing Land Uses.
4. Number of Stories of Existing Structures:
Existing residential structures near the property are predominantly single-story.
5. Pending Rezonings:
There currently are no rezoning cases pending within a ¼ mile of the subject property.
6. Conditionally Approved Zonings:
There currently are no conditionally approved zoning cases pending within a ¼ mile of the subject property.
7. Approved Subdivisions and Development Plans:
Tangerine Crossing is a 347-unit single family residential subdivision approved and constructed in the Town
of Marana. It is recorded in Pima County Maps and Plats as Book 60, Page 87, Sequence Number
20060330427. The minimum lot size is 6,000 square feet and the average lot size is 8,195 square feet. This
subdivision is located north of Tangerine Road and lies west of and adjacent to the northern portion of the
subject property.
Tangerine Crossing Commercial Center is located at the northeast corner of Tangerine Road and Thornydale
Road and within the Town of Marana. It is an approved and constructed development plan in the Town of
Marana (DP003C2).
THORNYDALE ROADSHANNON ROADTANGERINE ROAD
MOORE ROAD
CAMINO DE OESTENARANJA DRIVE
LAMBERT LANE
ORO VALLEY
TOWN OF
TOWN OF
MARANA
SUBJECT PROPERTY
SUBJECT
PROPERTY
UNINCORPORATED
PIMA COUNTY
UNINCORPORATED
PIMA COUNTY
The property is currently in the process of
being annexed into the Town of Oro Valley.
NOTE:
Exhibit A: Site Location Map Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. A Location Map.dwg Plotted: Sep. 17, 2018Inc.
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WLB No. 116016-A-0037
SUBJECT
PROPERTY
TANGERINE ROAD
MOORE ROAD
SUBJECT
PROPERTY
NARANJA DRIVETHORNYDALE ROADCAMINO DEL NORTE SHANNON ROAD (ALIGNMENT)COYOTE CROSSING TRAILQ:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. B Aerial.dwg Plotted: Aug. 30, 2018Exhibit B: Aerial Photograph
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WLB No. 116016-A-0038
SUBJECT
PROPERTY
THORNYDALE ROADSHANNONTANGERINE ROAD
MOORE ROAD
SUBJECT
PROPERTY
Single Family
Residential
Single Family
Residential
Single Family
Residential
Single Family
Residential
Single Family
Residential
Single Family
Residential
Vacant
Single Family
Residential
Tangerine
Crossing
Commercial
Center
St. Mark
Catholic
Church
Single Family
Residential
Single Family
ResidentialSingle Family
Residential
Single Family
Residential
Vacant
Northwest
Fire
Single Family
Residential
Water
Well
1
4 Mile Buffer
CAMINO DEL NORTE NARANJA DRIVE
ROADSingle Family
Residential
Single Family
Residential
Vacant
Vacant
Vacant Vacant
Single Family
Residential
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. E Existing Land Uses.dwg Plotted: Aug. 30, 2018Exhibit E: Existing Land Uses
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WLB No. 116016-A-00311
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 1 12
D. Topography
Please refer to Exhibit F: Topography.
The topography of the site is characterized by gentle slopes with low ridges between the lower lying wash areas
that drain the property. The property generally slopes downward from north to south. Elevations range from
approximately 2,820 feet at the highest point near the northeast corner of the site to 2,610 at the lowest point
near the southwest corner of the site. This average slope is approximately 2%. Several washes traverse the site,
creating low ridgelines. The site does not contain any restricted peaks or ridges, regulated slopes, rock outcrops
or other significant topographic features.
A slope area analysis meeting ESL Hillside Area requirements (Section 27.10.D.3.g.ii) has been prepared based on
available topography from the Pima Association of Governments and there are only a few areas on the site where
slopes exceed 15% (as defined by the Town of Oro Valley). The results of the analysis are as follows:
Table 1: Areas of Slope
Slope Category Area of Slope Category On-Site
15% - 18% 0.11 Acres
18% - 20% 0.07 Acres
20% - 25% 0.12 Acres
25% to 33% None
>33% None
No areas of this property are subject to the ESL Hillside Area Category.
Please refer to Exhibit G: Slope Analysis.
THORNYDALE ROADTANGERINE ROAD
MOORE ROAD
NARANJA DRIVE
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2810
2800
2790
2780
2770
2760
2750
2730
2720
2710
2670
2660
2650
2640
2630
26202610
2740
2700
2690
2680
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WLB No. 116016-A-00313
Exhibit F: Topography Source: PAG 2000
THORNYDALE ROADTANGERINE ROAD
MOORE ROAD
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Exhibit G: Slope Analysis
2820
2810
2800
2790
2780
2770
2760
2750
2730
2720
2710
2670
2660
2650
2640
2630
26202610
Source: PAG 2000
15%-18% Slopes: 0.11± Ac.
18%-20% Slopes: 0.07± Ac.
20%-25% Slopes: 0.12± Ac.
25%-33% Slopes: 0.0 Ac.
33%+ Slopes:0.0 Ac.
Total:0.3± Ac.
LEGEND:
1" = 500'
2680
2690
2700
2710
2740
2700
2690
2680
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 1 15
E. Hydrology
1. Offsite Watersheds
Please refer to Exhibit H: Offsite Watersheds.
The off-site watersheds impacting the project site convey stormwater in the Canada Agua East Wash and its
nine tributaries. The Canada Agua East Wash is a braided wash typical of washes in the broader Tortolita Fan
area. The off-site terrain of the upstream watersheds consists of a mix of native desert vegetation and
residential development including two roadway crossings. The development in the upstream area appears
to provide little or no detention, except for a newly constructed detention basin upstream of the Specific Plan
on the Canada Agua East Wash.
2. Balanced and Critical Basins.
The entire Town of Oro Valley is classified as a critical basin.
3. Significant Offsite Features Affecting the Site
Upstream of the site, the low-density nature of existing development allows most drainage to flow naturally.
The site is impacted by approximately nine drainage basins consisting of washes and tributaries of the Canada
Agua East Wash. The Canada Agua East Wash has a detention basin constructed at the intersection of
Tangerine Road and Shannon Road, partially on the southeastern corner of the northern parcel of the Specific
Plan. This basin was constructed as part of the Tangerine Road improvements.
4. Area of Offsite Watersheds Discharging >100 CFS
There are eight washes with discharges greater than 100 CFS. See Exhibit H: Offsite Watersheds.
Table 2: Offsite Watersheds
CP # Watershed
Acres CFS Stormwater Infrastructure at Tangerine Road
1 22 118 (2) 48" RCP
2 75 339 (2) 8' x 5' RCBC
3 29 157 (2) 48" RCP
4 2 12 (1) 48" RCP
5 470 1,100 (2) 20' x 6' RCBC
6 89 316 (2) 8' x 4' RCBC
7 31 168 (1) 24" RCP
8 2,347 4,678 (1) 36' x 9', (1) 36' x 8', (1) 28' x 8' Concrete Arches
9 95 *< 500 * Culvert (Moore Road)
10 67 *< 500 Dip Crossing (Future Shannon Road)
5. Wells within 100’
According to the Arizona Department of Water Resources, there are no wells located within 100 feet of this
Specific Plan.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 1 16
6. Characteristics of Onsite Hydrology
Please refer to Exhibit I: Onsite Hydrology.
Shallow, braided washes run through the subject property. The areas between the washes are typical of the
upland desert biome, featuring a mix of cactus, mesquites, palo verde, and other species. Pima County GIS
data describes the soils as a mixed hydrological soil group. Future onsite hydrologic analysis, to be completed
during the Design Review process for the Development Units, will been performed using the Rational Method
or other approved method by the Town of Oro Valley. The runoff coefficients will be prepared using the
Town of Oro Valley Drainage Criteria Manual and will be based on soil types noted in the National Resource
Conservation Service soils study. The hydrologic soil type within the project boundary is comprised of 5%
‘Arizo Riverwash’ / 36% ‘Hayhook-Sahuarita’ and 55% ‘Palos Verdes-Sahuarita’. The vegetative cover and
density will be determined using recent aerial photographs and field reconnaissance. The rainfall data will
be determined using the Generalized I-D-F Curves as found within Figure 3-3 of the Town of Oro Valley
Drainage Criteria Manual.
a. Approximate 100-year floodplains with discharges equal to or greater than 50 cfs.
Sub-basins within the Development Units with greater than 50 cfs discharge will be determined during
the Design Review process.
b. Areas of sheet flooding, with average depths
Areas of sheet flooding will be determined during the Design Review process.
c. Federally mapped floodways and floodplains
In the central portion of the south parcel, FEMA has designated the Canada Agua East Wash as Zone
AO per FIRM Panel 04019C1070L. The area within FEMA Zone AO consists of 82+/- acres.
d. Calculation of all 100-year peak discharges exceeding 50 cfs
Please refer to Exhibit I: Onsite Hydrology.
7. Drainage Conditions along the Downstream Property Boundary
The braided washes that run through the site leave the site in an unimpeded fashion at its southern boundary.
Once leaving the site, they continue in a southerly direction and surface waters flow through the existing low
density residential development that exists to the south of the Specific Plan.
MOORE RD.
TANGERINE ROAD
LA CHOLLA BLVD.NARANJA DRIVE
SHANNON THORNYDALE ROADCANADA AQUA
EAST
WATERSHED
2,347± ACRES
WATERSHED
470 ± ACRES
WATERSHED
22 ± ACRES
WATERSHED
89 ± ACRES
WATERSHED
75 ± ACRES
WATERSHED
67 ± ACRES
WATERSHED
2 ± ACRES
WATERSHED
29 ± ACRES
WATERSHED
95 ± ACRES
WATERSHED
31 ± ACRES
10
ROADSUBJECT
PROPERTY
1
9
2 3 5 6 7 84
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Exhibit H: Offsite Watersheds
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
LEGEND:
Concentration Point
Data Source: Cross Drainage Report for Tangerine Road
Corridor Study - Interstate 10 to La Canada Drive Volume
1 of 2, CMG Drainage Engineering, Inc.
#
100-YEAR FEMA
FLOODPLAIN ZONE AO
CANADA AGUA 1 WASH
2,000 - 5,000 CFSTHORNYDALE ROADON ROADTANGERINE ROAD
MOORE ROAD
NARANJA DRIVE
3 5 6 7 8412
9
10
8
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Exhibit I: Onsite Hydrology
GENERAL FLOW DIRECTION
LEGEND:
FEMA FLOODPLAIN ZONE 'AO'
EXISTING DRAINAGE FEATURE
EXISTING DETENTION BASIN
SUBJECT PROPERTY
#Stormwater Infrastructure
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 1 19
F. Cultural/Archaeological Resources
The site was surveyed for cultural resources during the northern Tucson Basin archaeological research survey in
1981. Eight archaeological sites are recorded within the proposed project area (see Archaeological Summary
Letter in Appendix A). The review archaeological records review by the Arizona State Museum did not state that
the sites have been nominated for the National Register of Historic Places (NRHS).
In accordance with ARS Title 41, the Arizona State Land Department obtains a cultural resources survey prior to
land being sold at auction. This survey is provided prior to auction and, if required, measures regarding cultural
resources will be taken by future owners/developers. If additional resources are discovered during site
development, they will be evaluated in accordance with the OVZCR requirements to determine appropriate
actions. If human remains are and/or funerary items are discovered, the Arizona State Museum will be notified
so appropriate groups can be notified to arrange for the appropriate and sensitive repatriation and reburial of
the remains.
G. Wildlife
A letter dated 9/28/2017 was received from the Arizona Game and Fish Department (AZGFD) and is included in
this Specific Plan as Appendix B.
1. Presence of any State Listed Threatened or Endangered Species
While no record exists of special status species on the property a range of species are known to occur within
three miles of the property. The Desert Tortoise is the only special status species specifically cited in the
AZGFD response letter.
2. High densities of a given species population or unusually high diversity of species
Neither high densities nor a particular diversity of species was noted by the AZGFD.
3. Aquatic or riparian ecosystems
No Aquatic or riparian ecosystems were noted by the AZFGD. The property does contain riparian habitat.
H. Viewsheds
The Specific Plan is subject to the Tangerine Road Corridor Overlay District (TRCOD). After the Development Units
within the overlay district have been to auction and purchased, the future owner/developer will produce the
following documents related to viewsheds for review and approval by the Town of Oro Valley:
• Viewshed Analysis as defined in the OVZCR.
• View Preservation Plan (VPP) as defined in the OVZCR.
• Core Character Vegetation (CCV) as defined in the OVZCR.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 2 20
I. Traffic
Please refer to Exhibit J: Existing Roadway Network.
The Regional Transportation Authority (RTA) has widened Tangerine Road from Dove Mountain Boulevard to La
Canada Drive. The Town of Oro Valley and the Regional Transportation Authority already have several planned
roadway improvements in the vicinity of this Specific Plan, including the widening of Tangerine Road from Dove
Mountain Boulevard to Interstate 10, and the widening of La Cholla Boulevard north to Tangerine Road. On the
following pages, existing right-of-way, vehicle capacity, speed limits, surface condition, and future improvements
are provided for all arterial and collector roads within one mile of the ASLD Specific Plan.
Thornydale Road
(Medium Volume Arterial)
Road Segment: Tangerine Road to
Lambert Lane
Tangerine Road to
Moore Road
Existing ROW: 150’ 150’
Ultimate ROW: 150’ 150’
Travel Lanes: 2 2
Capacity: 16,920 16,920
ADT (PAG 2015 and 2016): 10,673 5,346
Speed Limit: 45 45
Condition: Paved Paved
Scheduled Improvements: None Scheduled None Scheduled
Tangerine Road
(High Volume Arterial)
Road Segment: Thornydale Road to La Cholla
Blvd
La Cholla Blvd to La Canada
Drive
Existing ROW: 300’ 300’
Ultimate ROW: 300’ 300’
Travel Lanes: 4 4
Capacity: 36,810 36,810
ADT (PAG 2016): 14,444 14,627
Speed Limit: 45 45
Condition: Paved Paved
Scheduled Improvements: Completed Completed
Moore Road (Collector)
Road Segment: Thornydale Road to
La Cholla Blvd.
La Cholla Blvd to
Rancho Vistoso Blvd.
Existing ROW: 80’ 80’
Ultimate ROW: 80’ 80’
Travel Lanes: 2 2
Capacity: 5,040 5,040
ADT (PAG 2012 & 2013): 1,900 4,110
Speed Limit: 45 45
Condition: Paved Paved
Scheduled Improvements: None Scheduled None Scheduled
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 2 21
Camino Del Norte (Local)
Road Segment: Camino De Oeste to
Thornydale Road
Thornydale Road to
Camino De La Tierra
Existing ROW: 80’ 80’
Ultimate ROW: 80’ 80’
Travel Lanes: 2 2
Capacity: 1,800 1,800
ADT (PAG): 71 No Data
Speed Limit: 35 25
Condition: Unpaved (dirt) Unpaved (dirt)
Scheduled Improvements: None Scheduled None Scheduled
Naranja Drive (Minor Arterial)
Road Segment: Shannon Road to
La Cholla Boulevard
La Cholla to
La Canada Drive
Existing ROW: 150’ 150’
Ultimate ROW: 150’ 150'
Travel Lanes: 2 2
Capacity: 16,920 16,920
ADT (PAG 2014 & 2015): 4,734 6,511
Speed Limit: 35 45
Condition: Paved Paved
Scheduled Improvements: Completed 2015 None Scheduled
Shannon Road (Minor Arterial)
Road Segment: Naranja Drive to
Lambert Lane
Lambert Lane to Overton
Road
Existing ROW: 150’ 150’
Ultimate ROW: 150’ 150’
Travel Lanes: 2 2
Capacity: 16,920 16,920
ADT (PAG 2014 & 2017): 2,605 4,267
Speed Limit: 45 45
Condition: Paved Paved
Scheduled Improvements: None Scheduled None Scheduled
Shannon Road (Private Drive)
Road Segment: Naranja Drive to
Tangerine Road
Existing ROW: 150’
Ultimate ROW: 150’
Travel Lanes: 2
Capacity: Private Drive
ADT (PAG 2014 & 2017): No Data
Speed Limit: 25
Condition: Paved on the North ½
Unpaved on the South ½
Not a through street
Part I – Inventory and Analysis
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WLB No. 116016-A-003 2 22
Scheduled Improvements: Infrastructure Improvement
Plan Schedule
Capacity Reference: City of Peoria (2017). TIA Criteria, Appendix C – Service Volumes and Level of Service. All
capacity volumes are Level of Service D.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016‐A‐003
24
J. Trails, Parks and Recreation Areas
Please refer to Exhibit K: Trails, Parks & Recreation.
There are no neighborhood parks within one mile of the subject property.
El Conquistador Golf at the Oro Valley Community Center is a public golf course that offers 36‐holes of golf and
is located approximately 1 ¼ miles to the east of the Specific Plan.
West Lambert Lane Park is located approximately 2 miles southeast of the project site.
Paved, multi‐use pathways are located along south side of Tangerine Road (installed as part of the recent road
improvements adjacent to the Specific Plan), Naranja Drive, extending from Shannon Road to La Canada Drive
and along La Cholla Boulevard, north of Naranja Drive.
Table 3: Nearby Recreational Facilities
Facility Size Type
Tangerine Road Multi‐Use Paved Trail N/A Active
Trail #33 (a.k.a Poppy Trail) N/A Active
Camino De La Manana Wash 6.6 miles (single track trail) Active
Oro Valley Community Center 13 acres (excluding golf course) Active
El Conquistador Golf Courses Two 18‐hole golf courses Active
Lambert Lane Park 40 acres Passive
Tangerine Sky Community Park
(Town of Marana)
12 acres Active and
Passive
THORNYDALE ROADMOORE ROAD
NARANJA DRIVE
LAMBERT LANE
El Conquistador
Golf Course
West Lambert
Lane ParkPOPPY TRAIL
1 MILE FROM
PROJECT SITE
LA CHOLLA ROADSUBJECT
PROPERTY
SUBJECT
PROPERTY
TANGERINE ROADCAMINO DE OESTECAMINO DE MANANA WASHSHANNONROADTangerine Sky
Community Park
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Exhibit K: Existing Trails, Parks, and
Recreation
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
LEGEND OF SYMBOLS:
Natural Trail
Paved Multi-Use Path
Single-Track Trail (Per Pima Regional Trail System Master Plan).
Public Recreation Areas
Single-Track Trail (Per Pima Regional Trail System Master
Plan. Located Adjacent to Roadway in the ROW).
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 2 26
K. Schools
Refer to Exhibit L: Existing Schools.
This Specific Plan is located within the Marana Unified School District. Existing schools in the district that may
serve future development in the Specific Plan area include:
• Ironwood Elementary school is two miles to the south of the Specific Plan on Freer Drive. The school
accommodates kindergarten through sixth grades.
• Mountain View High School is located 2 miles south of the Specific Plan on Thornydale Road. The school
accommodates grades 9-12.
• Tortolita Middle School offers seventh through eighth grades and is located 3 miles south of the Specific
Plan on Hardy Road.
Other schools in the area that may serve the project include:
• Casas Christian School offers kindergarten through sixth grades, and is located one mile southwest of the
Specific Plan
• The Leman Academy of Excellence offers preschool and K-6 at their Oro Valley location. The school is
located 1 ½ miles northeast of the Specific Plan on La Canada Drive.
• Basis Charter School, which provides kindergarten through high school, is located approximately four miles
to the east of the Specific Plan.
• Pusch Ridge Christian Academy, which provides seventh grade through high school, is located
approximately 4 miles to the southeast.
• Ironwood Ridge High School, located approximately ½ mile southeast of the Specific Plan.
THORNYDALE ROADSHANNON ROADMOORE ROAD
CAMINO DE OESTELAMBERT LANE
1 MILE FROM
PROJECT SITE
IRONWOOD RIDGE
HIGH SCHOOL
CASAS CHRISTIAN
SCHOOL
WILSON K-8
SUBJECT
PROPERTY
SUBJECT
PROPERTY
NARANJA DRIVE
MOUNTAIN VIEW
HIGH SCHOOL
IRONWOOD
ELEMENTARY SCHOOL
MARANA
UNIFIED
SCHOOL
DISTRICT
AMPHITHEATER
UNIFIED
SCHOOL
DISTRICT
TORTOLITA
MIDDLE SCHOOL
TANGERINE ROAD
LEMAN
ACADEMY
3,800'Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. L Existing Schools.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB 27Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
Exhibit L: Existing Schools
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 2 28
L. Water
Refer to Exhibit M: Existing Water Infrastructure.
The subject property is located adjacent to the Oro Valley Water Utility service area. Oro Valley Water Utility has
indicated that their service area would be expanded to include the entire Specific Plan. There are existing 12”
PVC water lines located to the east of the Specific Plan and south of Tangerine Road. Preliminary discussions with
Mark Moore of the Oro Valley Water Utility indicate that these lines could be extended to serve the Specific Plan.
M. Sewer
Refer to Exhibit N: Existing Sewer Infrastructure.
An 8” sewer line exists within the Thornydale Road right-of-way and west of Development Unit 4. This same line
exists in the Tangerine Road right-of-way adjacent to the site. This line flows to the southwest, through the
Skyranch subdivision The line continues south serving the Skyranch subdivision west of Thornydale Road and
connects with a 15” sewer line located in Camino de Oeste. There are existing manholes located adjacent to the
Specific Plan that provide for potential sewer connection points.
THORNYDALE ROADSHANNONMOORE ROAD
NARANJA DRIVE
SUBJECT
PROPERTY
SUBJECT
PROPERTY
ROADEXISTING 24" ORO VALLEY
RECLAIMED WATER MAIN
Tucson
Water
Well
EXISTING 12"
ORO VALLEY POTABLE
WATER MAIN
EXISTING 24" TUCSON
WATER
RECLAIMED WATER MAIN
EXISTING TUCSON
WATER
RECLAIMED WATER MAIN
EXISTING TUCSON
WATER POTABLE
WATER MAIN
EXISTING 12"
ORO VALLEY POTABLE
WATER MAIN
TANGERINE ROAD
EXISTING TUCSON WATER
POTABLE WATER MAIN
Exhibit M: Existing Water Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. M Existing Water.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00329
NOTE: ORO VALLEY WATER UTILITY WILL PROVIDE
POTABLE WATER TO THE SITE.
MOORE ROAD
CAMINO DE OESTE8"
8"
8"8"THORNYDALESUBJECT
PROPERTY
SUBJECT
PROPERTY
15"
15"
15"
15"
10"
8"
8"
8"
8"
8"
8"
8"
8"
8"
8"
8"
8"
TANGERINE ROAD
ROADExhibit N: Existing Sewer Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. N Existing Sewer.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00330
NOTE: SEWER LINES SHOWN ARE GRAVITY LINES.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 31
N. ESL Categories
The Specific Plan property was previously analyzed per the requirements of the Town of Oro Valley for
establishing the extents of this property subject to Environmentally Sensitive Lands (ESL) of the OVZCR. Per the
OVZCR, the Environmentally Sensitive Lands Conservation System has seven components, four of which are
biological resources and three that are non-biological resources.
The biological resource components consist of:
• Major Wildlife Linkages.
• Critical Resource Areas.
• Core Resource Areas.
• Resource Management Areas.
The non-biological components consist of:
• Cultural Resources.
• Scenic Resources.
• Hillside Areas.
The following table lists the seven components and the area of each on the property:
Table 4: ESL Categories
Conservation Category Acreage (Existing and Provided)
1. Major Wildlife Linkages 0
2. Critical Resource Area 67.3+/- acres (63.9+/- acres will be provided
based on 5% disturbance allowance per OVZCR)*
3. Core Resource Area 28.1+/- acres (22.5+/- acres will be provided based
on 20% disturbance allowance per OVZCR)
4. Resource Management Areas (RMA)
Tier 1 0
Tier 2 221+/- acres*
Tier 3 0
5. Cultural Resources See below
6. Scenic Resources See below
7. Hillside Areas 0
* The 5% disturbance allowance is primarily intended to be used to accommodate the construction of roads and
utilities. If allowable disturbance area remains after accounting for road and utility construction, then it may be
used to reduce the RMA Tier 2 open space requirement.
Cultural Resources: The Cultural Resources component will be addressed in the Secondary Planning stage by
future owners/developers. Per ARS Title 41, the Arizona State Land Department is required to provide an
archaeological report at the time of auction and before land is purchased. Then, once land is purchased and the
owner or developer begins the Design Review process with the Town of Oro Valley, the qualified archaeological
contractor used by the Arizona State Land Department will be consulted and archaeological sites will be treated
in accordance with the OVZCR requirements.
Scenic Resources: The Scenic Resources component will be addressed in the Secondary Planning stage by future
purchasers of ASLD property within this Specific Plan.
Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 32
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Part I – Inventory and Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 33
Part II – Land Use Proposal
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 34
A. Development Concept
This Specific Plan provides for a variety of land uses and open space. The flexibility in design enabled by this
Specific Plan offers a desirable improvement over conventional zoning standards, and directly promotes the
appropriate and efficient use of land and infrastructure. This Specific Plan is consistent with the Oro Valley
General Plan regarding land use and design. It implements several General Plan policies providing diverse land
uses that meet the Town’s growth goals and General Plan Special Area Policies that provide guidance for detailed
planning of development of the site. Please refer to Section V of this Specific Plan for a General Plan Compliance
Analysis.
To quote the Oro Valley General Plan, this Specific Plan provides for a “master planned community which includes
suitable residential and commercial uses” and provides for a “cohesive development that enhances and promotes
the pedestrian experience.”
This Specific Plan establishes the foundation for a master planned community that will provide future residents
with a high-quality community with amenities where one can live, recreate, have convenient access to school,
church, commercial and personal services and potentially work. This Specific Plan is supported by the Oro Valley
General Plan which promotes a variety of single family residential dwelling types, retail services and shops and
employment areas.
B. General Plan Policies Applicable to the Specific Plan
This Specific Plan has been created to implement the Special Area Policies from the General Plan amendment
that was approved by Mayor and Council on December 6, 2017. This amendment designated the property as
Master Planned Community (MPC). Policies applicable to the Specific Plan are listed below and include a
statement as to how the Specific Plan conforms to the applicable policy.
1. The site will be analyzed and designed comprehensively with the State-owned property on the south side
of Tangerine Road. Overall, there will be a mix of commercial and residential densities. The subject property
will be largely residential with the potential for neighborhood commercial nearest Tangerine Road.
Conformance Statement: This Special Area Policy was established since the property south of Tangerine
Road was already designated as Master Planned Community. As such, it makes sens e to plan both pieces
of property at the same time. Simultaneous planning allows for a logical, sensible and well -conceived plan
that places the appropriate land uses in the appropriate places. As evidenced by this document and the
Tentative Development Plan, the property has been planned for a variety of land uses, with the most intense
and dense land uses located along the Tangerine Road Corridor.
2. Any future rezoning process will follow the Town’s Public Participation requirements to ensure compatible
development. Noteworthy planning design items are to include the following:
a. Lot size transitions, buffers, building heights, landscaping and other mitigation measures from all
existing residential neighborhoods, where appropriate.
Conformance Statement: This Specific Plan has been designed to include mitigation measures
addressing the above items as follows:
Lot Size Transitions: The minimum lot size for lots located within 150 feet of the northern, eastern and
southern boundaries of the site is 7,000 square feet.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 35
Building Heights: Building heights within the Specific Plan vary, with greater heights permitted in the
Development Units located adjacent to Tangerine Road.
Landscaping: A mixture of 100-foot and 40-foot natural open space bufferyards are provided along the
northern, eastern and southern boundaries of the Specific Plan. In addition to these natural open space
bufferyard, there are several areas in the Specific Plan located near existing residential neighborhoods
designated as CRA, COR and RMA Tier 2 open space. These areas, in addition to the aforementioned
natural open space bufferyards, provide additional natural areas, further buffering the Specific Plan
from existing neighborhoods.
b. Positioning of more intensive development toward Tangerine Road.
Conformance Statement: This Specific Plan has been designed to locate more intense and dense land
uses along the Tangerine Road corridor. As shown on Exhibit P: Development Unit Plan, Development
Units 5, 6 and 8 are strategically located adjacent to the Tangerine Road corridor and are entitled for
regional commercial, community commercial/office/employment, high density residential and medium-
high density residential.
3. The subject property will be mapped using the methods and standards of the Town’s Environmentally
Sensitive Lands Ordinance to conserve sensitive resource areas.
Conformance Statement: The physical aspects of the property, including topography, washes and vegetation
were carefully assessed and considered and ESL designations have been assigned to the property
accordingly.
4. All infrastructure improvements must conform to the Oro Valley Subdivision Streets and Drainage Criteria
Manual. Noteworthy items include:
a. Improve the condition of adjacent public roads as warranted in future Traffic Impact Analyses.
Conformance Statement: Future purchasers of property within the Specific Plan will be required to
prepare Traffic Impact Analyses during the Design Review process of the Town of Oro Valley. These
analyses will determine the extent of road improvements that are required to facilitate safe and efficient
vehicular access to the Development Units or portion thereof to be developed.
b. Future development may not increase offsite drainage beyond pre-existing conditions found on the
subject property.
Conformance Statement: All infrastructure improvements proposed for this project will confirm to the
Oro Valley Subdivision Streets and Drainage Criteria Manual and will be reviewed and approved via the
Oro Valley Design Review process. Detention facilities shall be designed to reduce post development
flow rates within Development Units 10 and 11 by at least 10 percent below existing conditions.
C. Development Unit Plan
The Development Unit Plan for this Specific Plan is included as Exhibit P. A general description of the Development
Units and their intended types of development appears on the following page.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
36
Development Units 1-4
These Development Units are located in the northern portions of the property, north of Tangerine Road, and
have been designated for detached single family residential uses. This use is appropriate due to the existing single
family residential uses located adjacent to these Development Units. Density in these Development Units is
limited to 2.5 units per acre. These Development Units total 266+/- acres.
Development Unit 5
This 50+/- acre Development Unit is located at the northwest corner of Tangerine Road and Shannon Road. Due
to its adjacency to Tangerine Road, this Development Unit is appropriate for more dense and intense land uses,
and as such has been designated for Community Commercial/Office/Employment, High Density Residential and
Medium-High Density Residential.
Development Unit 6
This 90+/- acre Development Unit is located at the southeast corner of Tangerine Road and Thornydale Road, at
the intersection of two section line arterial roadways. Its location at these two major roadways makes it highly
appropriate for more intense and dense development. As such, it has been designated for Regional Commercial,
High Density Residential and Medium-High Density Residential. A minimum of 20 acres of this Development Unit
is required for commercial use.
Development Units 7 and 9
These Development Units are located in the central and eastern portion of the property south of Tangerine Road.
The presence of two significant washes provides a natural point of separation between the adjacent Development
Units. As such, they have been designated for a wide range of residential uses, including High Density Residential,
Medium-High Density Residential and Medium Density Residential. These Development Units total 173+/- acres.
Development Unit 8
This 91+/- acre Development Unit is in the central/northern portion of the property south of Tangerine Road. It
fronts on Tangerine Road making it easily accessible and provides the opportunity for more intense and dense
development including potential employment uses. As such, it has been designated for a wide range of uses,
including Community Commercial/Office/Employment, High Density Residential and Medium-High Density
Residential.
Development Units 10 and 11
These Development Units are located in the southern portion of the property south of Tangerine Road and have
been designated for single family residential uses. This use is appropriate due to the existing single family
residential uses located adjacent to these Development Units. These Development Units have been designated
for Medium-High Density Residential and Medium Density Residential uses. These Development Units total
215+/- acres.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 37
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NOT
A
PART
Tangerine
Crossing
Tangerine
Crossing
Commercial
Center
St. Mark
Catholic
Church
Sky Ranch
Tortolita
Vistas
Naranja
Ranch
Estates
NARANJA
ROADTHORNYDALE ROADDevelopment
Unit 6
90± AC.
Development
Unit 10
125± AC.
Development
Unit 7
80± AC.
TANGERINE ROAD
SHANNON ROADCOYOTE CROSSING TRAILCAMINO DEL NORTE
MOORE ROAD
Development
Unit 8
91± AC.
Development
Unit 11
90± AC.
Development
Unit 1
84± AC.
Development
Unit 2
70± AC.
Development
Unit 3
38± AC.
Development
Unit 4
74± AC.
Development
Unit 9
93± AC.
Development
Unit 5
50± AC.Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex.P DUP_Ex.BB ESOS.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00338
Exhibit P: Development Unit Plan
PROJECT BOUNDARY
LEGEND OF SYMBOLS:
EXISTING ROAD
PROPOSED ROADPRIMARY ENTRY
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 3 39
D. Zoning Bank
This Specific Plan utilizes a Zoning Bank concept. The Zoning Bank is shown on Table 5: Zoning Bank on the
following page. The purpose of the Zoning Bank is to create a flexible land use entitlement that establishes a bank
of uses that can be used in various configurations within the Specific Plan. The Zoning Bank offers the following
benefits:
• It contributes to the economic development goals of the Town of Oro Valley by providing a broad range of
land uses and an opportunity for additional housing units that are needed to support commercial
development.
• The flexibility allows the property to respond to market conditions in the Town of Oro Valley.
• It provides both certainty and flexibility that allows ASLD to protect land values for the Trust while leaving
site specific planning to developers and end users who are better suited to perform such functions at a
later stage.
• It defers detailed planning for infrastructure to the Town of Oro Valley Design Review stage (as defined in
the OVZCR).
• It sets realistic expectations of the development potential of an area for future residents, the development
community and decision makers.
• It minimizes the entitlement risk of future purchasers of State Land.
The Zoning Bank has been developed to create this flexibility in land uses. The table establishes the following
standards:
• The permitted Specific Plan zoning districts for the Development Units.
• The maximum acreages of the zoning districts for each of the Development Units.
• The maximum number of dwelling units permitted in each Development Unit and in the Specific Plan as a
whole.
• The right to unlimited density/dwelling unit transfers between Development Units 5, 6 and 8.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 40
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Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
5
0
41
Part II – Land Use Proposal Tangerine Road / Thornydale Road Specific Plan WLB No. 116016‐A‐003 5042 (This page intentionally blank)
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 43
E. Specific Plan Zoning Districts
This Specific Plan establishes its own zoning districts based on underlying zoning districts contained within the
OVZCR. This Specific Plan establishes the following zoning districts:
• Medium Density Residential District (MDR) (underlying OVZCR zoning district is R1-7).
• Medium-High Density Residential District (MHDR) (underlying OVZCR zoning district is R-4).
• High Density Residential District (HDR) (underlying OVZCR zoning district is R-6).
• Community Commercial/Office/Employment District (CC/O/E) (underlying OVZCR zoning district is C-1).
• Regional Commercial District (RC) (underlying OVZCR zoning district is C-2).
Table 6: Zoning District Comparison Table on the following page compares the Specific Plan zoning district
development standards with the underlying zoning districts contained within the OVZCR.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 44
Table 6: Zoning District Comparison Table
ZONING
DISTRICT
MINIMUM
PROPERTY
SIZE
MINIMUM LOT
AREA/WIDTH YARD SETBACKS
MAXIMUM
BUILDING
HEIGHT
MINIMUM
DISTANCE
BETWEEN
BUILDINGS
MINIMUM
OPEN
SPACE
MAXIMUM
FLOOR
AREA RATIO
Specific Plan:
Medium
Density
Residential
--
Development
Units 1 - 4 F S R
25’ or 2
stories Per OVZCR
Refer to
Table 7:
ESOS
Acreage
Calculations
--
5,500
SF 50’
Development
Units 7 and
9 - 11 20’ 5’ 15’
5,000
SF 45’
Underlying:
R1-7 -- 7,000
SF 70’ F S R 25’ or 2
stories 10’ -- -- 20’ 7.5’ 20’
Specific Plan:
Medium-High
Density
Residential
None --
F S R 25’ or 2
stories.
Refer to
pages 46
for
exceptions
Per OVZCR 10% --
*** *** ***
Underlying:
R-4 1 acre --
F S R 25’ or 2
stories 10’ 10% --
*** *** ***
Specific Plan:
High Density
Residential
None --
F* S* R* 25’ or 2
stories.
Refer to
page 46 for
exceptions
** 35% --
30’ 20’ 20’
Underlying:
R-6
5 acres
(residential) --
F* S* R* 25’ or 2
stories ** 35% --
30’ 20’ 20’
Specific Plan:
Community
Commercial/
Office/
Employment
None --
F* S* R*
25’ or 2
stories N/A 15% 0.25
20’ 0 -
50’
0 -
50’
Underlying:
C-1 5 acres --
F* S* R* 25’ or 2
stories N/A 25%
0.25
20’ 0 -
50’
0 -
50’
Specific Plan:
Regional
Commercial
None --
F* S* R* 30’ or 2
stories N/A 15% 0.40
20’ 0 -
50’
0 -
50’
Underlying:
C-2 10 acres --
F* S* R* 30’ or 2
stories N/A 20%
0.40
20’ 0 -
50’
0 -
50’
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 45
* Site setback.
** The minimum distance between two 3 story structures is 20 feet. Other minimum distances between buildings
is per the OVZCR.
*** Refer to the OVZCR for specific setbacks.
The following is a list of the Specific Plan zoning districts and their associated development standards. Where the
Specific Plan is silent the OVZCR will apply.
1. Medium Density Residential Zoning District
a. Purpose: To provide for medium density detached single-family residential development.
b. Permitted Uses: Permitted uses shall be per the R1-7 Single-Family Residential District in the
OVZCR.
c. Applicability: This zoning district applies to Development Units 1 through 4, 7 and 9 through 11.
d. Development Standards: R1-7 standards in the OVZCR shall apply except as modified below.
i. Minimum Lot Size: 5,500 square feet for Development Units 1 through 4.
5,000 square feet for Development Units 7 and 9 through 11.
ii. Minimum Lot Size Within 150’ of the Moore Road, Coyote Crossing Trail, Shannon Road,
Thornydale Road and Camino del Norte Right-of-Way: 7,000 square feet.
ii. Minimum Lot Width: 50 feet for Development Units 1 through 4.
45 feet for Development Units 7 and 9 through 11.
iii. Minimum Setbacks:
Front: 20 feet. This setback applies to a front facing garage. The front setback for a side
entry garage or the livable portion of a house shall be 15 feet. A minimum of 20
feet is required between the face of garage and the outside edge of sidewalk to
allow a vehicle to park in the driveway and not protrude into the sidewalk.
Side: 5 feet.
Rear: 15 feet.
e. Landscaping shall be per the OVZCR.
2. Medium-High Density Residential Zoning District (MHDR)
a. Purpose: To provide for medium-high density detached or attached single-family residential
development.
b. Permitted Uses: Permitted uses shall be per the R-4 Townhouse Residential District in the OVZCR
not including Senior Care uses which are prohibited.
c. Applicability: This zoning district applies to Development Units 5 through 11.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 46
d. Development Standards: R-4 standards in the OVZCR shall apply except as modified below.
i. Maximum Building Height: The permitted maximum building height in Development Units 5, 6
and 8 is 40 feet or 3 stories, plus an additional 10 feet for architectural features. The permitted
maximum building height in Development Units 7 and 9 through 11 is 25 feet or 2 stories plus
an additional 10 feet for architectural features.
e. Landscaping shall be per the OVZCR.
3. High Density Residential Zoning District (HDR)
a. Purpose: To provide for multi-family residential development and to accommodate an increased
density of population.
b. Permitted Uses: Permitted uses shall be per the R-6 Multi-Family Residential District in the OVZCR
not including Senior Care uses which are prohibited.
c. Applicability: This zoning district applies to Development Units 5 through 9.
d. Development Standards: R-6 standards in the OVZCR shall apply except as modified below.
i. Density: The minimum gross land area per dwelling unit shall be seventeen hundred (1,700)
square feet.
i. Maximum Building Height:
• Development Units 5, 7 and 9: 40 feet or 3 stories plus an additional 10 feet for architectural
features.
• Development Units 6 and 8: 40 feet or 3 stories plus an additional 10 feet for architectural
features. If a proposed HDR development site is located adjacent to commercial, the
permitted maximum building height is 60 feet or 5 stories plus an additional 10 feet for
architectural features subject to the following:
• Preparation of a viewshed analysis, subject to review and approval by the Town of Oro
Valley, in accordance with the Tangerine Road Corridor Overlay District (TRCOD) to
demonstrate height impacts.
• Height must be approved by Town Council.
ii. Minimum distance between buildings: 20 feet.
iii. Development Units 6 and 8 are each required to be developed with a minimum of 15 acres of
HDR.
e. Landscaping shall be per the OVZCR.
4. Community Commercial/Office/Employment Zoning District (CC/O/E)
a. Purpose: To provide for medium sized retail centers and employment.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 47
b. Permitted Uses: Permitted uses shall be per the C-1 Commercial District in the OVZCR not including
Senior Care uses which are prohibited. Tech park uses, excluding heavy manufacturing, are
permitted.
c. Applicability: This zoning district applies to Development Units 5 and 8.
d. Development Standards: C-1 standards in the OVZCR shall apply.
e. Landscaping shall be per the OVZCR.
5. Regional Commercial Zoning District (RC)
a. Purpose: To provide for commercial activities designed to serve a regional area with an emphasis
on shopping centers and group commercial developments.
b. Permitted Uses: Permitted uses shall be per the C-2 Zoning District in the OVZCR not including
Senior Care uses which are prohibited.
c. Applicability: This zoning district applies to Development Unit 6.
d. Development Standards: C-2 Commercial District standards in the OVZCR shall apply except as
modified below.
i. Minimum Property Size: None.
ii. Development Unit 6 shall be developed with a minimum of 20 acres of commercial.
e. Landscaping shall be per the OVZCR.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 4 48
F. Illustrative Site Plans
This Specific Plan provides Illustrative Site Plans for most of the Development Units. The purpose of these plans
is to provide a conceptual illustration of potential development scenarios for the Development Units. These
plans contain the following primary information:
• Residential lots.
• Commercial buildings.
• Arterial and collector roads and local streets.
• Critical Resource Area.
• Core Resource Area.
• Resource Management Area – Tier 2.
• Bufferyards.
• Project entry points.
It should be noted that the Illustrative Site Plans do not reflect the location of distinctive individual native plants,
as defined by the OVZCR. The location of these plants has not yet been determined and will be determined
through the preparation of future Site Resource Inventories by purchasers of the property within the Specific
Plan. Purchasers of property must adhere to the OVZCR requirements for the preparation of a Site Resource
Inventory, including the identification and treatment of saguaro cacti. The findings of the Site Resource
Inventories will affect the layouts shown in the Illustrative Site Plans.
The Illustrative Site Plans appear on the following pages.
MOORE ROADTHORNYDALE ROAD LOCAL STREETLOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.40' NATURAL BUFFERYARDFUTURE 45' ADDITIONAL RIGHT-OF-WAY40' NATURAL BUFFERYARD 40' NATURAL BUFFERYARD40' NATURAL BUFFERYARDCA
CA
CA
CA
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 14, 2018Inc.
Group
The
WLB 49Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Exhibit Q: Illustrative Site Plan: Development Unit 1
ROAD
COLLECTOR
Development
Unit 1 Boundary
84 AC.
CA
COLLECTOR ROADMOORE ROADLOCAL STREETLOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.
LOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.FUTURE 45' ADDITIONAL RIGHT-OF-WAY40' NATURAL BUFFERYARD40' NATURAL BUFFERYARDCA
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:
CA
CRA
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 50
Development
Unit 3
38± AC.
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
COYOTE CROSSING TRAIL
N.T.S.
CRA
Development
Unit 1
84± AC.
Development
Unit 4
74± AC.
Development
Unit 2 Boundary
70± AC.
Exhibit R: Illustrative Site Plan: Development Unit 2
100' NATURAL BUFFERYARD
FUTURE 75' ADDITIONAL RIGHT-OF-WAY
CA
CA
CA
CA
100'x100' SITE TO
BE DEDICATED
TO ORO VALLEY
WATER UTILITY
COLLECTOR ROAD
LOCAL STREET
CO
L
L
E
C
T
O
R
R
O
A
D
FUTURE 75' HALF RIGHT-OF-WAYSPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 51Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 2Development
Unit 2
Development
Unit 4
74 AC.
70 AC.70 AC.COYOTE CROSSING TRAILLOCAL STREET
CR
ACRA
Exhibit S: Illustrative Site Plan: Development Unit 3 40' NATURAL BUFFERYARD100' NATURAL BUFFERYARDLOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.40' NATURAL BUFFERYARDDevelopment
Unit 3 Boundary
38 AC.
CA
CA
CA
COLLECTOR ROAD
CO
L
L
E
C
T
O
R
R
O
A
D
COLLECTOR ROAD
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:
CA
LOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 14, 2018Inc.
Group
The
WLB 52Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 3
38 AC.
Development
Unit 2
Development
Unit 4 Boundary
74 AC.
70 AC.
Development
Unit 5
50 AC.COYOTECROSSINGTRAILLO
C
A
L
S
T
R
E
E
T40' NATURAL BUFFERYARDExhibit T: Illustrative Site Plan: Development Unit 4100' NATURAL BUFFERYARDCA
CA
CA
Minor
Pad
Pad
Minor Major
Pad
PadPad
ShopsRec
Area
Rec
Area
Minor
1 2 3 4
567
8 9
10
12
13
14
18
19
20
17
15
16
11
Pad Pad
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB 53Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 6
90 AC.
TANGERINE ROAD
THORNYDALE ROADCOLLECTOR ROAD
Exhibit U: Illustrative Site Plan: Development Unit 6
Future
Development
Parcel
A
Future
Development
Parcel
B
CRA
RMA
20 Acre
Commercial
Center
300 Unit
Apartment
Complex
CRA
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:
CA
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 54Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 5
Development
Unit 9 Boundary
74 AC.
70 AC.SHANNON ROADLO
C
A
L STREETLOT SIZE TRANSITION
AREA. PER ESLO LOTS
WITHIN 150 FEET OF
FUTURE RIGHT-OF-WAY
HAVE A MINIMUM LOT
SIZE OF 7,000 S.F.40' NATURAL BUFFERYARDCO
L
L
E
C
T
O
R
R
O
A
D
Development
Unit 8
91 AC.
Development
Unit 8
91 AC.
Development
Unit 10
125 AC.
Exhibit V: Illustrative Site Plan: Development Unit 9
TANGERINE
ROAD
CA
CA
CA
CA
CA
CA
NOT
A
PART
CR
A
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:
CA
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 55Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 9
93 AC.
Development
Unit 11
90 AC.
LOCAL STREET
Development
Unit 7
80 AC.
Development
Unit 8
91 AC.
100' NATURAL BUFFERYARD
CO
L
L
E
C
T
O
R
R
O
A
D
NARANJA ROADCOLLECTOR ROADExhibit W: Illustrative Site Plan: Development Unit 10
FUTURE 75' HALF RIGHT-OF-WAY
CA
CA
CA
CA
CA SHANNON ROADDevelopment
Unit 10 Boundary
125 AC.
255'x255' SITE TO
BE DEDICATED
TO ORO VALLEY
WATER UTILITY
CR
A
CR
A
SPECIFIC PLAN BOUNDARY
DEVELOPMENT UNIT BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
PROPOSED LANDSCAPING
COMMON AREA
PRIMARY ENTRY
LEGEND OF SYMBOLS:
CA
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Illustrative Site Plan Exhibits_COLOR.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 56Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Development
Unit 10
125 AC.
LOCAL STREET
Development
Unit 7
80 AC.COLLECTOR ROADCAMINO DEL NORTE
COL
L
E
C
T
O
R
ROA
D
FUTURE 75' HALF RIGHT-OF-WAY
Exhibit X: Illustrative Site Plan: Development Unit 11CAMINO DEDE LATIERRA100' NATURAL BUFFERYARD
CA
CA
CA
CA
Development Unit 11
Boundary
90 AC.
NOT
A
PART
Pad
TANGERINE ROAD
NARANJA
DRIVECOYOTE CROSSING TRAILMOORE ROAD
THORNYDALE ROAD1 2
3
4
5
6
7
8 9
10
11
CAMINO DEL NORTE SHANNON ROAD2
1
*
*
*
**Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex Y ISP Overall Specific Plan.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 57Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Exhibit Y: Illustrative Site Plan: Overall Specific Plan
Pad COYOTE CROSSING TRAILMOORE ROAD
HORNYDALE ROAD1
2
3
5
TANGERINE ROADTHORYNDALE ROADTangerine
Crossing
1 2
4
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex ZZ-AA Northern & Southern Specific Plan.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB 58Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Exhibit Z: Illustrative Site Plan: Northern Portion of
Specific Plan
SPECIFIC PLAN BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PRIMARY ENTRY
DEVELOPMENT UNIT
LEGEND OF SYMBOLS:
2
NOT
A
PART
Pad
THORNYDALE ROAD5
6
7
9
10
11
CAMINO DEL NORTE SHANNON ROADTANGERINE ROAD
8
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex AA ISP Southern Specific Plan.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB 59Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003
N.T.S.
Exhibit AA: Illustrative Site Plan: Southern Portion of
Specific Plan
SPECIFIC PLAN BOUNDARY
RESOURCE MANAGEMENT AREA (RMA)
CRITICAL RESOURCE AREA (CRA)
CORE RESOURCE AREA (COR)
PRIMARY ENTRY
DEVELOPMENT UNIT
LEGEND OF SYMBOLS:
2
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 6 60
G. Development Phasing
The Specific Plan will be developed in phases. Once the Specific Plan is complete and approved by the Town of
Oro Valley, the zoning entitlements for the property will be established and the ASLD will determine the next
steps to take. The ASLD has significant land holdings located throughout the State of Arizona, and the Department
must carefully consider how best to achieve their fiduciary responsibility regarding the beneficiaries of the Trust
Land. This includes a careful assessment of market conditions and determining which State Land holdings may
be most attractive to builders and developers. One potential step regarding this property would be to identify
an initial piece of property (size to be determined) for disposition at auction; however, it is not yet known when
this might occur. Once it does begin, the post-Specific Plan planning and development of this property would
begin following the identification of an appropriate auction parcel.
Regardless of the actual order of development of the Development Units within the Specific Plan, developers of
each Development Unit will construct infrastructure (i.e. roads, water, sewer, etc.) necessary to not only serve
the Development Unit itself, but also adjacent Development Units where appropriate and required.
Infrastructure will be sized to serve, where needed, other Development Units and will also be designed so that it
can easily be extended to reach and serve other Development Units.
Please refer to Exhibit BB: Conceptual Phasing Plan with Roads and Exhibit CC: Conceptual Phasing Plan with
Water and Sewer. These exhibits represent an anticipated scenario for the phasing of the Specific Plan. The exact
phasing may occur differently as shown; however, necessary infrastructure improvements required to serve a
Development Unit, or portion thereof, will be made accordingly regardless of the order of Development Unit
construction.
NOT
A
PART SHANNON ROADTangerine
Crossing
Tangerine
Crossing
Commercial
Center
St. Mark
Catholic
Church
Sky Ranch
Tortolita
Vistas
Naranja
Ranch
Estates
NARANJA
ROADCOYOTE CROSSING TRAILDevelopment
Unit 5
50± AC.
4A
Development
Unit 4
74± AC.
Development
Unit 3
38± AC.
Development
Unit 6
90± AC.
Development
Unit 10
125± AC.
Development
Unit 9
93± AC.
Development
Unit 8
91± AC.
Development
Unit 7
80± AC.
Development
Unit 11
90± AC.
Development
Unit 2
70± AC.
3A
5A
I
3B
5B
4B
2B
2A
Development
Unit 1
84± AC.
2A 2A
3A
5A
1
2A
4A
3A
5A
2B
3B
2A
1
1
3A
2A
MOORE ROAD
3A
3B
4B
2BTHORNYDALE ROADTANGERINE ROAD
CAMINO DEL
NORTE
THE SPECIFIC NATURE OF
THE ROAD IMPROVEMENTS
WILL BE DETERMINED BY
FUTURE TRAFFIC IMPACT
ANALYSES (TIA).Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex.BB Conc Phasing wirth Roads.dwg Plotted: Sep. 17, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00361
Exhibit BB: Conceptual Phasing Plan
with Roads
PROJECT BOUNDARY
LEGEND OF SYMBOLS:
EXISTING ROAD
PROPOSED ROAD
PHASE 1
PHASE 2A & 2B
PHASE 3A & 2B
PHASE 4A & 4B
PHASE 5A & 5B
ROAD SEGMENT
IMPROVEMENTS PER
PHASE
1
NOTE:
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 6 63
H. Primary Open Space/Environmentally Sensitive Lands/Environmentally Sensitive Open Space
Please refer to Exhibit DD: ESOS Plan.
This Specific Plan provides approximately 35% of its gross area as open space. The most sensitive resources on
the site will receive the greatest level of protection. ESOS lands will be permanently protected per ESL standards
by being under the ownership and control of the Home Owners Association (HOA) in accordance with OVZCR or
within conservation easements on private lots when on lots larger than ½-acre.
Table 7: ESOS Acreage Calculations identifies the allocation of Environmentally Sensitive Open Space (ESOS)
throughout the Development Units within the Specific Plan. The ESOS allocation is as follows:
• Critical Resource Area (CRA): 67.3+/- acres. In accordance with the OVZCR, 95% of this area will be
conserved as environmentally sensitive open space and this Specific Plan provides 64+/- acres of CRA.*
• Core Resource Area (COR): 28.1 +/- acres. In accordance with the OVZCR, 80% of this area will be
conserved as environmentally sensitive open space and this Specific Plan provides 22.5+/- acres of COR.
• Resource Management Area (RMA) Tier 2 open space. 221+/- acres. This open space is generally
expected to consist of the following areas: active and passive recreation areas, buffer areas and natural
open space, where appropriate.*
*The 5% disturbance allowance can be used to reduce the RMA Tier 2 requirement.
The following requirements apply to this Specific Plan regarding designation of RMA Tier 2 ESOS.
1. The Specific Plan has a Town of Oro Valley General Plan designation of Master Planned Community and
the land uses proposed herein align with the Resource Management Area Tier 2. As such, this Specific
Plan as a whole provides a minimum of 25% Resource Management Area Tier 2 open space (unless
reduced through use of the 5% CRA disturbance mentioned above). While some Development Units
provide less than 25% due to the nature of the uses permitted in these Development Unit s, the other
Development Units will provide more than 25% Environmentally Sensitive Open Space in order to meet
the Specific Plan minimum of 25%.
2. Open space areas will be owned and maintained by an HOA or by private lot owners via conservation
easements on lots measuring ½-acre or greater.
3. If distinctive individual native plants as defined in OVZCR are found on the property, they will be identified
and addressed during the preparation of a future Site Resource Inventory by future purchasers of
property within the Specific Plan. This includes the Saguaro cacti on the property. The treatment of
Saguaro cacti within the Specific Plan are subject to the provisions of the OVZCR and the April 17, 2018
Administrative Decision regarding the treatment of large Saguaros.
4. There are eight cultural resource sites recorded by the Arizona State Museum within the Specific Plan.
The location of the sites will comply with the OVZCR and will be protected in accordance with ESL
standards. The handling of sites will be addressed in the future by purchasers of property within the
Specific Plan at Secondary Planning stage. Cultural sites that may be preserved will count toward the
25% RMA Tier 2 open space requirement.
6. The Scenic Resources component will be addressed in the Secondary Planning stage by future
owners/developers.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 6 64
(This page intentionally blank)
Part II – Land Use Proposal Tangerine Road / Thornydale Road Specific Plan WLB No. 116016‐A‐003 5065
Part II – Land Use Proposal Tangerine Road / Thornydale Specific Plan WLB No. 116016‐A‐003 5066 (This page intentionally blank)
NOT
A
PART
Tangerine
Crossing
Tangerine
Crossing
Commercial
Center
St. Mark
Catholic
Church
Sky Ranch
Tortolita
Vistas
Naranja
Ranch
Estates
NARANJA
ROADTHORNYDALE ROADCRA
Development
Unit 6
90± AC.
Development
Unit 10
125± AC.
CRA
Development
Unit 7
80± AC.
TANGERINE ROAD
SHANNON ROADCOYOTE CROSSING TRAILCAMINO DEL NORTE
MOORE ROAD
Development
Unit 8
91± AC.
COR
Development
Unit 11
90± AC.
RMA
RMA
Development
Unit 1
84± AC.
Development
Unit 2
70± AC.
Development
Unit 3
38± AC.
Development
Unit 4
74± AC.
COR
COR
COR
CRA
Development
Unit 9
93± AC.
Development
Unit 5
50± AC.Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex.P DUP_Ex.DD ESOS.dwg Plotted: Aug. 31, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00367
Exhibit DD: ESOS Plan
PROJECT BOUNDARY &5,7,&$/5(6285&($5($ $F
LEGEND OF SYMBOLS:
EXISTING ROAD
PROPOSED ROAD
&25(5(6285&($5($ $F
5(6285&(0$1$*(0(17$5($7,(5 $F
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 6 68
I. Transitional Buffering
Please refer to Exhibit EE: Buffer Plan.
This Specific Plan acknowledges the existence of low density residential development to the north, east and south
of the property. It also acknowledges that these existing residential areas are separated from the Specific Plan by
either existing roads or rights-of-way. These roads and rights-of-way provide as much as 150 feet of separation
between the existing residential areas and the Specific Plan. As such, these existing roads and rights-of-way,
coupled with strategically located 100-foot and 40-foot natural buffer yards will provide transitional buffering. In
several instances, the buffer areas are substantially wider due to the presence of Critical Resource Area, Core
Resource Area and Resource Management Area Tier 2.
The Specific Plan will also provide buffering between the Development Units and the on-site collector roads in
accordance with the OVZCR.
J. Topography
The Specific Plan has been designed to maximize the use of the most topographically suitable areas of the
property. The site consists largely of slopes under 15% and as such there are no significant topographic
constraints on the property.
The few areas of significant slopes identified on the property are located within Critical Resources Areas, and as
such will largely be preserved as open space.
There are no hillside conservation areas in the Specific Plan since the majority of the site contains slopes of less
than 15%.
K. Cultural Resources
Eight archeological sites were identified by the Arizona State Museum as being located within the Specific Plan.
In accordance with ARS Title 41, the Arizona State Land Department obtains a cultural resources survey prior to
land being sold at auction. This survey is provided prior to auction and, if required, measures regarding cultural
resources will be taken by future owners/developers. If additional resources are discovered during site
development, they will be evaluated in accordance with OVZCR requirements to determine appropriate actions.
If human remains are and/or funerary items are discovered, the Arizona State Museum will be notified so
appropriate groups can be notified to arrange for the appropriate and sensitive repatriation and reburial of the
remains.
If the cultural resources are determined significant and meet the criteria of the National Register of Historic Places
(NRHS), a treatment plan will be developed and submitted for approval of the Town Council.
TANGERINE ROAD
NOT
A
PART SHANNON ROADTangerine
Crossing
Tangerine
Crossing
Commercial
Center
St. Mark
Catholic
Church
Sky Ranch
Tortolita
Vistas
Naranja
Ranch
Estates
NARANJA
ROADCOYOTE CROSSING TRAILDevelopment
Unit 5
50± AC.
MOORE ROAD
THORNYDALE ROADCRA
Development
Unit 1
84± AC.
Development
Unit 4
74± AC.
Development
Unit 6
90± AC.
Development
Unit 10
125± AC.
CRA
CRA
COR
Development
Unit 9
93± AC.
Development
Unit 8
91± AC.
Development
Unit 7
80± AC.
Development
Unit 11
90± AC.
Development
Unit 2
70± AC.
Development
Unit 3
38± AC.
RMA
RMA
CRA
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex.EE Buffer Plan.dwg Plotted: Aug. 30, 2018Inc.
Group
The
WLB
1500'0'
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-00369
Exhibit EE: Buffer Plan
PROJECT BOUNDARY CRA
LEGEND OF SYMBOLS:
EXISTING ROAD
PROPOSED ROAD
COR
RMA TIER 2
NOTE
·All bufferyards will meet the
requirements of the Oro
Valley Zoning Code section
27.6.C.4
BUFFERYARD 'A'
BUFFERYARD 'B'
40' NATURAL OPEN
SPACE BUFFER
100' NATURAL OPEN
SPACE BUFFER
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 7 70
L. Hydrology
The development of the Specific Plan will impact hydrologic characteristics such as impervious cover and minor
floodplain encroachment. Erosion control measures will be incorporated into the design for areas of
encroachment into floodplains. Due to increased impervious cover, detention basins will be constructed to detain
the increased flows, and will feature outlet structures (weirs, culverts and/or catch basins) to discharge the basins
as a metered flow rate no greater than existing conditions peak stormwater runoff rate. Detention basins will be
spread throughout the development so as to minimize their visual impact and work with the future development
of the property. Provision of adequate basin access and maintenance shall be addressed during the detailed
design phases of development. In-line detention is not proposed as part of this project. Where roadway crossings
are proposed, culverts will be employed to convey stormwater beneath the crossings.
The Specific Plan development will address not only onsite flows that will be produced by the increase in
impervious surfaces, but also the flows entering the site from the north and east. The project will be designed to
avoid negatively impacting upstream and downstream properties. All drainage improvements proposed outside
of public rights-of-way within the development areas will be owned and maintained by future HOAs.
There are adverse drainage conditions discharging to the south, across Camino del Norte. As a part of a detailed
drainage report to be prepared during the Design Review process of the Town of Oro Valley, further evaluation
of existing conditions and flooding adversely impacting the adjacent southerly neighborhood will be conducted.
The Specific Plan will provide detention facilities designed to reduce post development flow rates along the
southern boundary of the Specific Plan by at least 10 percent below existing conditions.
A preliminary assessment was conducted by Town of Oro Valley staff addressing existing drainage crossings along
Moore Road, between Thornydale Road and La Cholla Boulevard. It was observed that many culverts are
undersized to handle 100-year flows and also had minimal cover over the pipes. These existing conditions result
in flooding over the roadway and potential issues related to re-channelization of floodwaters downstream of
overtopped culvert crossings. As a part of a detailed drainage report to be conducted during the Design Review
process of the Town of Oro Valley, further evaluation of existing conditions will need to be performed to
determine if existing drainage crossings along Moore Road frontage require improvement to meet all-weather
access requirements and/or whether downstream improvements will be required to recapture breakout flows.
All culverts at roadway drainage crossings will be designed to convey both stormwater and sediment.
Drainage design will be in accordance with the Town’s Drainage Criteria Manual Section 2.4 and the Floodplain
Ordinance.
A Master Drainage Report conforming to the requirements of the Town of Oro Valley Drainage Criteria Manual
shall be completed prior to the approval of any site and/or construction plans for any area within this Specific
Plan. This Master report shall follow the requirements and contain that information required in sections 2.2 and
2.3 of the Town’s Drainage Criteria Manual. This Master report shall be prepared during the Secondary Planning
phase.
M. Wildlife
The following measures will be taken to maintain habitat viability within the Specific Plan:
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 7 71
• A minimum of 95% of Critical Resource Areas identified on the site will preserve habitat connectivity by
permanently preserving these areas (in accordance with disturbance limits established by the Town of Oro
Valley) and thereby maintaining corridors for wildlife movement.
• The Desert Tortoise and Lesser Long-Nosed Bats were noted by AZGFD as commonly found in the area. If
Desert Tortoises and Lesser Long-nosed Bats are encountered during construction, specimens shall be
handled in accordance with AZGFD handling guidelines.
N. Viewsheds
This Specific Plan provides natural open space and landscaped buffers of various widths along perimeter areas of
the site. Areas disturbed during construction that are not part of buildings and circulation improvements
(driveways, parking, sidewalks, and more) will be revegetated in accordance with OVZCR requirements. Setbacks
further serve to mitigate visual impacts of structures.
Previous decades of development have helped the Town of Oro Valley develop effective methods to guide
roadway construction to minimize scarring and provide for restoration of disturbed right-of-way areas along
roadway edges. This Specific Plan will utilize Town of Oro Valley standards to minimize construction impacts.
Among the techniques to be employed is providing effective erosion control along with reseeding and
revegetation of disturbed areas. Additionally, minimal construction zones will be maintained using town-
accepted methods of demarcation of construction/disturbance limits.
O. Traffic
Traffic Impact Analyses (TIA) will be completed as Development Units or portions of Development Units go
through the Town of Oro Valley Design Review process. These studies will analyze the expected traffic flows
generated by the project and take into account the roadway improvements already planned by Oro Valley and
the RTA. The construction of roads will comply with the Town of Oro Valley Subdivision Street Standards and
Policies Manual.
Traffic Signal Warrant Analysis: The first purchaser of land within the Specific Plan will prepare a traffic signal
warrant analysis during the Secondary Planning phase for the section line road intersections adjacent to the
Specific Plan. This analysis will be based on weekday 24-Hour intersection approach traffic counts and trip
generation, distribution and traffic projections based on the densities and intensity of uses permitted by the
Specific Plan.
This Specific Plan is bordered by the following section line roadways or road alignments:
Tangerine Road
As previously mentioned, this road has recently been improved and it is not anticipated that significant
improvements will be required to this road by the development of this Specific Plan.
Thornydale Road
This road forms the western boundary of the Specific Plan and is currently a two-lane paved roadway. Future
TIAs prepared by the purchasers of property within the Specific Plan will determine the timing and extent of
improvements that may be required to this road to facilitate development of the Specific Plan.
Part II – Land Use Proposal
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 7 72
Moore Road
This road forms the northern boundary of the Specific Plan and is currently a two-lane paved roadway. Future
TIAs prepared by the purchasers of property within the Specific Plan will determine the timing and extent of
improvements that may be required to this road to facilitate development of the Specific Plan.
Shannon Road
This road alignment forms the eastern boundary of the southern portion of the site. While there is some right-
of-way in existence for this roadway, Shannon Road does not presently exist adjacent to the eastern boundary of
the Specific Plan. Future TIAs prepared by the purchasers of property within the Specific Plan, in conjunction with
discussions with the Oro Valley Community Development and Public Works Department, will determine the
timing and extent of road improvements that may be required to facilitate development of the Specific Plan.
Camino del Norte
This road alignment forms the southern boundary of the site. While there is some right-of-way in existence for
this roadway, Camino del Norte is an unpaved road adjacent to the southern boundary of the Specific Plan. Future
TIAs prepared by the purchasers of property within the Specific Plan, in conjunction with discussions with the Oro
Valley Community Development and Public Works Department, will determine the timing and extent of road
improvements that may be required to facilitate development of the Specific Plan.
Coyote Crossing Trail
This road forms the eastern boundary of the northern portion of the site. It is presently a private drive that serves
existing residential lots. The private drive is located within existing right-of-way. Future TIAs prepared by the
purchasers of property within the Specific Plan, in conjunction with discussions with the Oro Valley Public Works
Department, will determine the timing and extent of road improvements that may be required to facilitate
development of the Specific Plan.
P. Recreation and Trails
Please refer to Exhibit FF: Proposed Recreation and Trails Plan.
1. Recreation Areas
a. Future dedication of recreation areas to provide nearby recreational opportunities for future residents
will be addressed by future purchasers of property within the Specific Plan during the Secondary
Planning stage.
b. The recreation areas shall be improved by the developer as development occurs with active and passive
amenities as required by the OVZCR.
c. The recreation areas may be credited in accordance with Specific Plan and OVZCR standards toward
required Resource Management Area (RMA) Tier 2 within the Specific Plan. As identified by the Town’s
Environmentally Sensitive Lands provisions, Resource Management Areas are the least sensitive areas
of the site. Flexibility, as described below, in the use of Resource Management Area ESOS is provided
for in the Specific Plan.
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Access to Recreation Areas and Trails
Exhibit FF: Proposed Recreation and Trails Plan shows the location of potential recreation areas and trails
within the Specific Plan. This trail shown on the exhibit will be a 10‐foot shared use path located within the
right‐of‐way of the collector road. Recreation areas shown are conceptual at this time and intended to be
located throughout the Specific Plan to provide easily accessible and useable recreational areas for future
residents. Final recreation area locations, sizes and amenities will be determined by future
purchasers/developers during the Secondary Planning phase and during the Design Review process of the
Town of Oro Valley.
Ownership of Recreation Areas and Trails
Recreation areas within the Specific Plan will be owned and maintained by a Homeowners’ Association. Trails
located within public rights‐of‐way will be owned and maintained by the Town of Oro Valley. Other trails that
may be planned and constructed by future developers located outside of rights‐of‐way will be owned and
maintained by a Homeowners’ Association.
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Q. Schools
Based on student generation rates provided by the U.S. Department of Census, a calculation of total students
generated by the Specific Plan at buildout was performed. Demands were calculated using the accepted census
student multiplier of 0.2075 elementary school students per home, 0.2197 middle school students per home,
and 0.1282 high school students per home.
• Elementary School Students 660
• Middle School Students 699
• High School Students 408
During the Design Review process of the Town of Oro Valley, future owners/developers will be required to work
with the Marana Unified School District to ensure the school district can accommodate the needs of students
generated by development within the Specific Plan. Future owners/developers will be required to obtain a
capacity letter from the Marana Unified School District.
R. Water
The Oro Valley Water Utility has indicated it has water capacity and will be able to serve the needs of this Specific
Plan. Line extensions needed to serve this Specific Plan will be provided by future owners/developers during the
Design Review process of the Town of Oro Valley.
A standard estimate for domestic water usage is 230 gallons per day, per lot dry weather flow. With a maximum
of 3,736 dwelling units being proposed within this entire development, the total domestic water use is projected
at approximately 859,280 gallons per day, or 2.6-acre feet.
During the Design Review process of the Town of Oro Valley, a capacity letter from the Oro Valley Water Utility
will be provided to ensure the utility can accommodate the water capacity needs of the project being developed.
The Oro Valley Water Utility will require the following dedications as part of the Secondary Planning phase for
the first development:
• A site dedicated to the Oro Valley Water Utility and sized 255 feet by 255 feet located near the northwest
corner of Shannon Road and Naranja Drive. The site is necessary for the construction of a reservoir and
booster station for the Northwest Recharge, Recovery and Delivery System (NWRRDS). Additionally, a D
Zone forebay reservoir and booster will be required to serve the Specific Plan. The D Zone Booster will
be the financial responsibility of the developer. The NWRRDS reservoir and its corresponding booster
shall be built by Oro Valley Water Utility.
• A site measuring approximately 100 feet by 100 feet along the elevation mark 2800 in the area north of
Tangerine Road for a forebay reservoir and booster station shall be dedicated to the Oro Valley Water
Utility.
• A 30-foot corridor easement or right-of-way along the western most line of a 150-foot right-of-way along
Shannon Road and Coyote Crossing Trail, between Naranja Drive and Tangerine Road and along Coyote
Trail Crossing, between Tangerine Road and Moore Road.
• Within Development Units 6, 8 and 9, the developer shall set aside a right-of-way or common area for
the use of above ground pressure reducing valves (PRV’s) for the Oro Valley Water Utility “E” to “D” zone
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drop. These locations will be determined at the time of subdivision plat water plan review by the Oro
Valley Water Utility.
All construction of water infrastructure to serve the Development Units, whether onsite or offsite, will be
paid for by the Developer as delineated in the Oro Valley Town Code, specifically Chapter 15, Section 12.
All water improvement plans shall comply with Tucson Water Design Standards Manual and the Town of Oro
Valley Utility policies.
All water main construction shall comply with Arizona Administrative Code, Arizona Department of
Environmental Quality guidelines, Bulletin 10, Tucson Water Standards Manual 2011 edition and the Oro
Valley Water Standards and Specification Manual.
S. Wastewater
During the Design Review process of the Town of Oro Valley, the owner/developer will obtain a capacity response
letter from the Pima County Regional Wastewater Reclamation Department to preliminarily determine if the
existing sewer infrastructure can accommodate the sewer capacity needs of the project being developed. A
sewer system adequate to serve the property being developed will be designed by future owners/developers in
accordance with standards and requirements of the Pima County Regional Wastewater Reclamation Department.
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A. Project Governance
1. Interpretation
When the provisions of this Specific Plan are interpreted or applied, they shall be held to be the minimum
requirements for the promotion of the public safety, health, comfort, convenience, and general welfare.
Whenever there is any question regarding the interpretation of the provisions of this Specific Plan or the
application of those provisions to any individual case or situation, the Planning and Zoning Administrator shall
interpret the language of this Specific Plan, along with the applicable development agreement between the
ASLD and the Town of Oro Valley (the “Agreement”).
2. Conflict
The provisions of this Specific Plan are not intended to interfere with or abrogate or annul any ordinance,
rule, regulation or permit previously adopted or issued, and not in conflict with any provision of this Specific
Plan, or which shall be adopted or issued pursuant to law relating to the use of building or ordinance not in
conflict with this Specific Plan, excepted as provided for in the Agreement.
B. Land Uses Not Listed
All uses not specifically listed in this Specific Plan are prohibited except that the Planning and Zoning Administrator
may determine that a use not listed is comparable or analogous to a listed use and, once so determined, it shall
be treated in the same manner as the listed use.
C. Development Regulations and Standards Not Listed
Any development regulation or standard not specifically covered in this Specific Plan shall be subject to the OVZCR
or the Development Agreement, as applicable. In cases where development regulations and standards set forth
in this Specific Plan are inconsistent with OVZCR, the Specific Plan shall prevail. The provisions of this Specific Plan
shall also prevail where there is an inconsistency between this Specific Plan and the OVZCR. Any development
regulation and standard not addressed in this shall be subject to the Town’s adopted regulations in place at the
time of the individual application, except as provided for in the Agreement.
D. ASLD/Purchaser Role
Subsequent to approval, the ASLD will establish a project manager assigned to work with the Town of Oro Valley
if a property is auctioned and proceeds to the Secondary Planning Phase provided for in Section IV of this Specific
Plan. As property within this Specific Plan is auctioned, the purchaser will manage all Secondary Planning required
for the applicable Development Unit, or portion thereof, with the requirement that every application must obtain
ASLD Manager written authorization to proceed until such time as all property within this Specific Plan has been
initially developed within the Zoning Bank allowances. At such time, written confirmation of the build-out status
will be provided to the Town of Oro Valley by the ASLD and subsequent entitlement applications to the Town of
Oro Valley do not require ASLD Manager authorization thereafter.
E. Zoning Bank and Development Unit Allocation
This Specific Plan provides for an overall land use Zoning Bank, which includes maximum acreages within
individual Development Units and the allowable uses and maximum units within each. This Specific Plan also
provides for secondary planning and master infrastructure plans to ensure that adequate timing for facilities are
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established to serve the uses provided for in a particular Development Unit. As development proceeds through
to final design, site plan or final plat, as applicable, an accounting of the utilized Development Unit allocations
and Zoning Bank “balance” will be submitted for Planning and Zoning Administrator review and approval with the
concurrence of the ASLD to track the remaining available acreages and available units within the Development
Unit.
Land Use Budget
The State Land Commissioner, or designee, shall approve the developer’s distribution request of the land use
density and intensity before an application for Final Site Plan is submitted to the Town of Oro Valley. The
developer shall provide a copy of the approval to the Town of Oro Valley with the application for Final Site Plan
approval. Maximum land use density and intensity within a Development Unit before an application is submitted
shall be consistent with the land use budget maintained by the Town of Oro Valley.
With each Final Site Plan the developer will include a revised Land Use Budget Table.
F. Amendments
It is an anticipated that the Specific Plan will need to be amended at times in the future to adapt to market
conditions and demand. Any proposed changes to this Specific Plan shall be submitted to the Planning and Zoning
Administrator, who shall review the item and ascertain whether or not the change is significant. Any change
determined to be not significant by the Planning and Zoning Administrator may be approved administratively. If
a change is determined to be significant by the Planning and Zoning Administrator, the proposed change shall be
submitted for reconsideration by both the Planning Commission and Town Council.
An amendment to the Specific Plan will be considered significant if it meets any one of the following criteria:
1. Any change in the overall Specific Plan boundary.
2. Any increase in the acreage, intensity of uses and unit maximums established in Table 5: Zoning Bank.
3. The addition of any principally permitted use(s) deemed by the Planning and Zoning Administrator to be
not analogous to an otherwise permitted use specified in this Specific Plan.
4. A Zoning Bank transfer that is not consistent with the density/dwelling unit transfers that are permitted
by this Specific Plan.
5. A Zoning Bank transfer between Development Units that requires infrastructure upsizing to an existing
water or wastewater system, or street system modification as determined by the Town Engineer.
Following the approval of any amendment, the Zoning Bank will be updated to reflect any approved changes.
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G. Compliance with Illustrative Site Plans
This section of the Specific Plan provides guidance for processing a developer’s design submittals for individual
Development Units. If the Town of Oro Valley Planning and Zoning Administrator determines a developer’s
design submittal for one or more Development Units (or any portion thereof) is in substantial conformance
with the applicable Illustrative Site Plans included in this Specific Plan, such design submittal shall be
processed pursuant to the Town’s Final Design Review process and be exempted from the Town’s
Conceptual Design Review process. The following criteria apply to the Planning and Zoning Administrator’s
substantial conformance determination:
1. Substantial Conformance
If a design submittal for one or more Development Units (or any portion thereof) substantially conforms to
the applicable Illustrative Site Plan in the Specific Plan, the design submittal shall be processed
administratively pursuant to the Town’s process for Final Design Review and without an additional public
participation process. Substantial conformance means that a design submittal does not vary material terms
or conditions of the Illustrative Site Plan, including material changes to the permitted uses or to development
standards or zoning conditions relating to building heights, perimeter setbacks, open space requirements,
parking, floor area ratios or densities.
2. General Conformance
If a development proposal generally conforms to the applicable Illustrative Site Plan in the PAD, however, it
includes a 25% or greater increase to any of the requirements listed below, the proposal shall follow the
Town’s standard site plan review process, requiring Planning and Zoning Commission and Town Council
consideration.
a. Increase in building gross floor area by more than 25%.
b. Major alterations to circulation patterns as determined by the Town Engineer and Planning and
Zoning Administrator.
c. Modification of 25% or more of parking spaces or parking lot area.
3. Non-Conformance
If a development proposal significantly deviates from the applicable Illustrative Site Plan in the Specific Plan,
the proposal shall require an amendment to the Specific Plan. Significant deviation, or non-conformance,
means that proposed land uses, proposed access points, cir culation patterns, and general development
intensity will significantly increase the impact on surrounding residents compared to those depicted on the
Illustrative Site Plans.
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This section of the Specific Plan outlines the responsibilities of the purchasers of property within the Specific Plan
with regard to the next level of planning that is required for the property. This next level of planning involves the
preparation of a series of Master Plans by purchasers of property within the Specific Plan. The Master Plans to be
prepared consist of the following:
• Vehicular Circulation.
• Drainage.
• Water.
• Wastewater.
• Open Space and Recreation.
A. Process
The initial purchase of property within a particular Development Unit carries with it a requirement to prepare the
above-listed Master Plans. The Master Plans shall be prepared by registered professionals licensed to practice in
the State of Arizona. The Master Plans shall be prepared and submitted to the Oro Valley Community and
Economic Development Department for review and approval prior to a formal application for Design Review, the
process of which is outlined in the OVZCR.
Applicants shall attend a pre-application meeting with the Development Review Committee (DRC) prior to the
submittal of the Master Plans.
B. Master Plan Requirements
The following is a description of the information that is required to be included within the Master Plans:
1. Circulation Master Plan
A Circulation Master Plan shall be prepared and include the following items:
• Identification of arterial and collector roads intended to serve the Development Unit, including
ultimate rights-of-way and level of improvements required to serve the Development Unit.
• Road cross sections.
• Proposed traffic control for intersections of arterial and collector roads.
• Traffic signal warrant analysis for the intersections of applicable arterial and collector roads.
• Conceptual phasing of road infrastructure improvements.
• Location of trails and paths.
• Identification of offsite roadway infrastructure improvements that may be necessary to provide
access to the Development Unit.
2. Drainage Master Plan
A Drainage Master Plan shall be prepared and include the following items:
• Identification of all offsite watersheds affecting the site with 100-year discharges greater than 100
cfs.
• Identification of all balanced and critical basins.
• Identification of existing upstream drainage structures.
• Description of hydrology within the Development Unit, including the following:
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(1) identification of washes and associated 100-year floodplains with discharges equal to or greater
than 50 cfs.
(2) areas of sheet flooding with average depths.
(3) federally mapped floodways and floodplains.
• Describe any encroachment or modification proposed to drainage patterns.
• Describe and identify the location of proposed primary drainage infrastructure.
• Describe how the proposed development condition will adhere to the applicable floodplain and
erosion hazard management policies and ordinances of the Town of Oro Valley.
• Describe drainage reduction measures incorporated along the southern discharge near Camino del
Norte.
3. Water Master Plan
A Water Master Plan shall be prepared and include the following items:
• Location and size of existing water lines.
• Identification of pressure zones in the area immediate to the overall Specific Plan and Development
Unit.
• Location and size of proposed water lines.
• Identification of points of connection to existing water lines.
• Location and size of proposed water line stubs that would serve other Development Units within
the Specific Plan.
• Location of other water related infrastructure, such as booster stations or pressure reducing valves.
4. Wastewater Master Plan
A Wastewater Master Plan shall be prepared and will precede the Preliminary Sewer Layout (PSL) that is
required by the Pima County Regional Wastewater Reclamation Department during the Design Review
process.
The Wastewater Master Plan include the following items:
• Location and size of existing sewer lines.
• Capacity response letter from the Pima County Regional Wastewater Reclamation Department.
• Location and size of proposed trunk sewer lines and identification if they are designed for gravity
flow.
• Identification of points of connection to existing sewer lines.
• Location and size of proposed sewer line stubs that would serve other Development Units within
the Specific Plan.
5. Open Space and Recreation Master Plan
An Open Space and Recreation Master Plan shall be prepared and include the following items:
• Location and area of the primary open space.
• Location of trails, within the Development Unit, and identification of connection points to other
adjacent Development Units.
• Narrative describing how the Development Unit will meet its open space and recreation
requirement as shown on Exhibit FF: Proposed Recreation and Trails Plan and the OVZCR.
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Criteria Comments Met?
1. Land Use Element
a. Varied types and intensities of development
have been incorporated.
The SP (Specific Plan) includes a variety of land use
types and intensities, both residential and non -
residential.
Y
b. Site analysis information completely supports
the land use proposals contained in the PAD.
The development opportunities and constraints of
the property have been thoroughly detailed in the
Site Analysis.
Y
c. A mix of housing types, such as single-family
attached and detached, single-family cluster
homes, patio homes, townhouses and
apartments, is incorporated in the SP.
The SP proposes low, medium, and high-density
housing.
Y
d. The SP promotes clustered (average density)
developments to protect environmentally
sensitive areas.
Onsite ESL CRA’s have been preserved except for
necessary roadway and utility crossings. This has
been accomplished by clustering development
away from those sensitive areas.
Y
e. Higher density or intensity developments
abutting lower density or intensity areas
include buffering and shall substantially
mitigate any negative impacts.
The SP proposes a gradual transition from high to
medium to low intensity land uses, with the higher
intensities located adjacent to Tangerine Road, and
the less intense land uses located near the
perimeter areas of the SP.
Y
f. Residential neighborhoods are afforded
multi-modal access to, and are in close
proximity to, activity centers to minimize
travel times.
Each Development Unit in the SP has multi-modal
connections to the proposed commercial areas as
well as to the regional roadway and trail systems
beyond the SP’s boundary.
Y
g. Activity centers provide a wide range of
appropriate services.
The SP proposes commercial areas that provide
appropriate development intensities and services
for each Development Unit’s specific location.
Y
h. The SP protects natural features through
transfer of development densities and similar
strategies.
The SP provides the ESLO-required percentages of
ESOS, while allowing the flexibility to designate
more or less ESOS on any given Development Unit.
Y
i. Office, technical and corporate employment
facilities are scaled to the surrounding area.
The commercial Development Units allow office
and employment uses located near the Tangerine
Road corridor where higher densities and
intensities of uses are more appropriate.
Y
j. Campus-type employment is incorporated. The commercial Development Units allow office
and employment uses which could be campus
style.
Y
k. Multi-family residential development, at
moderate to higher unit densities, has access
to arterial or collector roadways.
The SP permits multi-family residential
development in areas with access to Tangerine
Road, Thornydale Road and on site collector roads.
Y
l. Multi-family (apartment or condominium)
developments have planned -in recreational
facilities and other amenities.
Multi-family residential development will provide
recreational facilities per the OVZCR.
Y
m. Recreational facilities and appropriate links to
open space amenities are provided.
Recreation areas are anticipated to be located
along wash corridors and collector roadways, and
thus have excellent access both to the trail system
and the system of street-side multi-use paths and
sidewalks. Recreation areas are also connected by
trails, paths and sidewalks.
Y
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Criteria Comments Met?
2. Transportation Element
a. The Oracle Road Corridor is de-emphasized
for high intensity development.
Not applicable. N/A
b. Bike lanes are included in all planned arterial
improvements and on collectors deemed
appropriate in the development review
process.
The SP will adhere to this policy. Bike/multi-use
lanes will be included on collector and arterial
roads.
Y
c. Homeowners associations are required to
maintain pedestrian-bicycle paths, within
approved master-planned communities.
The HOA(s) within the SP will be responsible for
maintenance of all trails that are within common
areas or along private streets.
Y
d. Bicycle parking facilities are provided. Bicycle parking facilities will be provided within
nonresidential developments.
Y
e. Safe pedestrian/bicycle access to schools and
parks is provided within the boundaries of the
PAD.
The SP will provide safe pedestrian/bicycle access
to parks. No schools are planned within the SP.
Y
f. Curvilinear residential streets patterns are
incorporated.
Where appropriate, curvilinear residential streets
will be provided.
Y
g. Sidewalks or related pedestrian facilities are
incorporated within neighborhoods.
Neighborhood streets will meet the OV Subdivision
Street Standards, which include pedestrian
facilities.
Y
h. All new roadway and future pedestrian-
bicycle improvements meet public design
standards.
Roadways and pedestrian-bicycle improvements
will be constructed to meet Oro Valley standards.
Y
i. Park-and-ride lots are incorporated with
planned facilities.
Park-and-Ride lots may be developed within the
SP, but none are specifically planned at this time.
N
j. Projects larger than 100 acres in size provide
direct access to an arterial.
The SP access directly from four adjacent arterial
roads (built and planned).
Y
3. Economic Development Element
a. A favorable fiscal impact analysis. A fiscal impact analysis is being prepared by the
Town of Oro Valley, and the results are anticipated
to confirm the economic benefits of this proposed
SP.
Y
4. Public Services and Facilities Element
a. School site planning has been addressed in
large-scale planned communities.
Marana Unified School District has been informed
of the Specific Plan and discussions will the district
will continue.
Y
b. One elementary school site of at least ten (10)
acres has been reserved within developments
for every 500 elementary school level
students forecasted to live within the
development.
A school site is not planned within the SP. N
c. Park/school combination site dedications are
incorporated.
Not applicable. N/A
5. Community Design Element
a. Building height and bulk are moderate to low
intensity, in harmony with individual site
attributes.
The SP permits greater building height and
intensity in the areas near Tangerine Road where it
is appropriate.
Y
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Criteria Comments Met?
b. Parking lots with greater than 20 car capacity
are screened from adjacent uses and public
thoroughfares.
Parking lots will be screened through the use of low
walls and vegetation and in accordance with the
OVZCR. The vegetation selected will be considerate
of maintaining views of buildings to retain their
visibility to customers which is critical to the
success of the business.
Y
6. Open Space / Recreation Element
a. Pedestrian, equestrian and bicycle trails are
designated including picnic/rest areas.
Pedestrian and bicycle trails will be provided,
primarily within the collector road corridors on
site.
Y
b. Handicapped accessible facilities are provided
to users.
Handicapped accessible facilities will be provided
in accordance with government regulations.
Y
c. Recreation and open space facilities are linked
to the community open space network where
appropriate.
The community recreation areas within the SP will
be adjacent to the wash / trail network, thereby
also providing connectivity with the Development
Units.
Y
d. Gateway treatments are incorporated at
appropriate locations along the open space
network.
To be determined during the design phase. Y
e. Neighborhood scale recreation (at a
suggested standard of three (3) acres per
1000 population) and appropriate linkages to
existing and planned trail systems are
provided.
The SP far exceeds this ratio. Y
7. Natural Resources Conservation Element
a. The floodplains of washes with a discharge
greater than 1000 cubic feet per second (cfs)
during the 100 year flood event and
associated riparian habitats are preserved as
natural open space except as stipulated in
number 7.b.
Critical Resource Areas designated by the ESLO are
preserved except for necessary roadway and utility
crossings. However, the 100-year floodplain
exceeds the CRA boundary in some places, and
may be encroached upon.
N
b. Washes with a discharge greater than 100 cfs
during the 100 year flood event and
associated riparian habitats are preserved if
vegetation and habitat quality are found to be
unique by the Planning and Zoning
Commission and Town Council.
Critical Resource Areas designated by the ESLO are
preserved except for necessary roadway and utility
crossings. However, the 100-year floodplain
exceeds the CRA boundary in some places, and
may be encroached upon.
N
c. Hydrologic studies of washes greater than 100
cfs discharge during the 100 year flood event
are provided which include effects on riparian
habitats.
The SP will meet the requirements of the OV
Drainage Criteria Manual and Floodplain
Ordinance, but no additional studies are proposed.
N
d. Only native plant materials and approved
Southern Arizona Water Resources
Association plants are utilized.
Plants within the SP will comply with the approved
plant list in the OVZCR.
e. Only floodplain compatible uses are proposed
in flood prone areas.
The SP will meet the requirements of the OV
Drainage Criteria Manual and Floodplain
Ordinance with regard to uses in floodplains.
Y
f. When erosion protection is required,
environmentally sensitive alternatives
including geotextiles or gunite containing
Erosion protection within the SP will feature
integral desert colors.
Y
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Criteria Comments Met?
integral desert colors are utilized as opposed
to concrete lining of water courses.
g. Indigenous (native desert) vegetation and
riparian habitats are maintained and
enhanced where possible.
CRA’s will be preserved in their entirety except for
allowable 5% disturbance per the OVZCR.
Y
h. Select native plant material, which is to be
transplanted within the development or to
approved sites outside the project limits.
Developments within the SP will comply with the
OV Native Plant Preservation requirements.
Y
i. Mass grading techniques are minimized for
project development.
Mass grading reduces urban sprawl, and also
allows homebuilders to provide a higher level of
amenitization rather than spending money on less
efficient grading techniques.
N
8. Safety Element
a. Bike paths are constructed, where feasible
and appropriate, to separate pedestrian and
bike traffic from motorized vehicles in order
to provide safe access to schools and parks.
Paths separated from vehicular traffic are
proposed throughout the SP.
Y
b. The PAD adheres to the “Suggested Policies
for Fire Management in the Wildland Urban
Interface,” published by the National Forest
Service, May 1990.
We were unable to locate a copy of the document. ?
9. Cultural / Historic Element
a. A cultural resource survey has been
performed where cultural/archaeological
resources are determined likely to occur
according to the Arizona State Museum.
A letter has been received from the ASM and the
recommendations therein will be followed.
Y
b. The PAD provides for protection of cultural
resources discovered during construction.
Yes, per State law. Y
c. Cultural resources sites are left generally
undisturbed and not identified to the public.
Significant cultural resources that may be
identified will be protected in accordance with
State Statutes and survey results will not be
distributed to the public.
Y
Total Number of Applicable Policies: 43
Total Number of Policies Met: 38
(88% of Policies Met)
Part VI – Specific Plan Compliance Analysis
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 9 93
Part VI – Specific Plan Compliance Analysis
Appendix A – ASM Archaeological Summary Letter
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016‐A‐003
Tangerine Road / Thornydale Road Specific Plan
WLB No. 116016-A-003 1
Appendix B – AZGDF Wildlife Letter
SUBJECT
PROPERTY
SUBJECT
PROPERTY
Q:\116016\01 Planning\04 Rezone\Specific Plan\Exhibits\Ex. B Aerial.dwg Plotted: Aug. 16, 2018Inc.
Group
TheWLB
1/4 Mile0'
9
1
2
3 4
Workshop
October 30th*
Workshop
November 13th*
Workshop
November 27th*
Workshop
December 11th*
* All workshops held at Casa's Church from 6-8 PM
Tangerine – State Land
Specific Plan
Focus Area 1 Workshop
October 30, 2018
6:00 – 8:00 PM
Oro Valley Town Hall
This meeting was focused on sharing specific concerns from neighbors. Common topics
included:
Land Use
1. Density wasn’t compatible with existing development
2. Transitions/buffers needed to be better incorporated
Environmental Conservation
3. Impacts to vegetation and wildlife.
4. Focus on the Sonoran Desert Conservation Plan recommendations.
Traffic
5. Traffic impacts to unimproved area roads south of the property.
Drainage
6. Impacts to existing flooding and drainage issues for properties located south of Camino
del Norte.
Water
7. Water availability and capacity in the area.
8. Impacts to existing aquifers in the area.
Views
9. Impacts on view corridors and viewsheds.
10. Limit building heights to preserve views.
Recreation
11. Parks and trails need to be open to everyone.
Tangerine – State Land Specific Plan
Focus Area 2 Workshop
November 13, 2018
6:00 – 8:00 PM
Casa Adobes Church
The following items were identified as either potential solutions or issues the property owner
(State Land Department) agreed to look at further regarding the respective categories.
Land Use
1. Expand buffer and space from existing homes on Shannon
2. Land use transitions and consider 1 acre on edge lots.
3. Lower density overall to ensure compatibility.
4. Recreation amenities, parks/rec, regional recreation including ball fields.
5. Preference for larger buffers than smaller lots.
6. Consider moving Shannon ROW to east, including encroachment into ESL areas.
Traffic
The following items were identified as either potential solutions or issues the property owner
(State Land Department) agreed to look at further regarding Traffic:
7. Maintain rural feel. Scenic Road. Design to lower speed. Focus on scenic views. Walls,
amenities: sidewalk, horse trail.
8. Design sensitive to how close neighborhoods are to road.
9. Separation and sound-walls along Shannon to address noise.
10. Realign Shannon Road to west.
11. Truck limitations, sound wall on both sides, bike lanes
12. Work with Pima County and Marana to ensure road improvements tie in.
13. Set specific road improvements and timing.
14. Sound - rubberize site.
Recreation Area/Trails
The following items were identified as either potential solutions or issues the property owner
(State Land Department) agreed to look at further regarding Recreation Areas/Trails:
15. Preference for Town of Oro Valley ownership of washes.
Tangerine – State Land Specific Plan
Focus Area 3 Workshop
November 27, 2018
6:00 – 8:00 PM
Casa Adobes Church
The following items were identified as either potential solutions or issues the property owner
(State Land Department) agreed to look at further regarding the respective categories.
Land Use
16. Neighborhood 4 area - concern about road positioning on western edge.
17. Possible 1-story edge and 2-story interior.
18. 2-story on interior areas only.
19. Lot size transitions. Larger lot sizes from edges.
20. Similar lot size to Tangerine Crossing.
21. 1-story. 2-story smaller than first.
22. Consider minimum lot size 8000 square feet.
23. Desire to maintain 3-acre zoning as is…
24. Elevations relative to 2-story placement.
25. No 2-story.
Environmental Conservation
26. Open space maintenance is a key issue, new development impact on Tangerine Crossing’s
open space
Traffic
27. Noise impact factored in with Traffic Analysis. Sound wall is needed.
28. Increase bufferyard from road edges. Increase the 10 feet from Tangerine Road.
29. Moore Road traffic has not decreased enough since Tangerine Road.
30. Consider potential traffic light - concern about left turns from Tangerine Crossing onto
Moore Rd.
31. Concern about access to Tangerine. Harder due to increased speeds.
32. More upfront and public planning for future of Moore and Thornydale.
33. Potentially realign key roads to reduce noise.
Drainage
55. Coordination with Town of Marana
Bufferyards
34. Increase separation on buffer yard along Tangerine Road.
35. Remove 6-7 lots along 150' separation area.
36. Buffer yards ranging 100-450 feet.
Views
37. Limit height of apartments.
38. Restrict height to no more than two story.
39. No apartments to block views.
Tangerine – State Land Specific Plan
Focus Area 4 Workshop
December 11, 2018
6:00 – 8:00 PM
Casa Adobes Church
The following items were identified as either potential solutions or issues the property owner
(State Land Department) agreed to look at further regarding the respective categories.
Land Use
40. Do we need more residential use - Employment Use.
41. Increase cluster development to incorporate open space, similar to Desert Sky and Tangerine
Crossings.
42. 150' buffer, Sky Ranch density, protect saguaros.
43. 50% open space with employment use.
44. Increase focus on employment use.
45. General Plan Land Amendment - adequate buffers, greater transitions, lot size.
46. 150' buffer, 1 acre transitions on edge, 1-story homes.
47. Concern about extent of grading small lots.
48. 1 acre lot development throughout.
Traffic
49. Moore Road needs bike lanes.
50. Push more traffic away from Moore to Thornydale.
51. Traffic roundabout on La Cholla and other.
52. Preserve Camino de la Tierra as is.
53. La Cholla needs improvement. Also focus on section between Tangerine and Moore
Road.
54. Possible IGA with County for care of Moore Road.
55. Put roads to interior of proposed development.
56. Focus traffic to Tangerine and Thornydale.
57. Control dump truck and large trucks on road.
58. Access to Thornydale stronger.
59. Efficient route is unacceptable - move road.
60. Shannon Road realignment to respect CC.
61. Improve Moore Road. No four lane. Bike lane.
Water
62. Move the future water line to the interior of the development to minimize impacts to
existing homeowners.
TOWN OF ORO VALLEY
DEVELOPMENT IMPACTS ON DRAINAGE
NEAR STATE TRUST LAND ON
TANGERINE
FREQUENTLY ASKED QUESTIONS
THERE IS AN EXISTING DRAINAGE ISSUE IN THE
AREA, WHY DOESN’T SOMEONE FIX IT?
Nearly all of the washes to the south of the proposed
development, as well as those traversing the property are on
private property. Neither the County, who is the residing
regulatory agency, nor the Town of Oro Valley have any legal
authority to enter this private property and maintain these
washes.
However, if the proposed development area were to become
part of the Town of Oro Valley, developed under Oro Valley’s
rules and regulations, it would actually benefit the region as
there would be modern drainage mitigation measures
employed as a part of any development project. Oro Valley
would have the authority to manage and monitor the
drainage functionality.
This is important as Oro Valley’s rules for development and
drainage mitigation are rigorous. Additionally, once
development is complete, the Town’s Stormwater Utility
monitors the functionality of the drainage handling and
mitigation measures. It is worth noting not one development
built in Oro Valley since 2005, all of which have employed
modern drainage management measures, has flooded any
downstream properties upon completion. This cannot be said
for older areas that have not employed modern drainage
management measures.
WHY IS THE TOWN SUGGESTING ONLY A 10%
REDUCTION ON DRAINAGE LEAVING THE
PROPERTY?
If drainage is decreased too much, it will starve downstream
habitat. The Sonoran Desert has a delicate ecological system
that does not react well to water starving. A small drainage
decrease, approximately 10%, is tolerable and will help
decrease the chance that an errant storm will overwhelm the
system and cause downstream flooding. It is a balance to
provide protection yet maintaining the riparian habitat.
WON’T AN INCREASE IN DEVELOPMENT INCREASE
DRAINAGE RUNOFF?
No. Modern drainage rules and regulations require that all
additional drainage generated due to new development be
kept onsite. The basic rule is that any post development
drainage intensity or volume must not discharge any greater
than the original existing flow situation. Moreover, the Town
is requiring the developer to further reduce their post
development outfall by 10% less than the existing drainage
you experience today.
SHOULD THIS AREA BE DEVELOPED, WHO IS
RESPONSIBLE FOR FUTURE DRAINAGE ISSUES?
Ultimately the landowner is responsible for any drainage
effects that are above normal. If this area becomes part of
the Town of Oro Valley, we have a Stormwater Utility that
constantly monitors private drainage improvements for
functionality and confirmation that they are being
maintained. This ensures that any issues are addressed
before they become catastrophic problems.
ADDITIONAL QUESTIONS?
Learn more at www.ovprojects.com or contact Constituent
Services Coordinator Jessica Hynd at 520-229-4711
or ask@orovalleyaz.gov.
Town of Oro Valley
11000 N. La Cañada Drive
Oro Valley, Arizona 85737
www.orovalleyaz.gov
Document date: November 13, 2018
TOWN OF ORO VALLEY
WATER SUSTAINABILITY NOW AND IN
THE FUTURE
FREQUENTLY ASKED QUESTIONS
DOES THE TOWN HAVE THE WATER RESOURCES
TO SERVE THE PROPOSED AREA?
Yes, the Town of Oro Valley Water Utility (TOVWU) is very
well positioned to serve both properties currently under
consideration for annexation by the Town of Oro Valley.
WHAT ARE THE SOURCES OF WATER SUPPLY?
The TOVWU maintains a diverse water resource portfolio that
includes meeting the drinking water needs through the
responsible utilization of groundwater while maximizing the
capability of the Town’s existing Central Arizona Project (CAP)
water delivery system. The Town also delivers reclaimed
water to meet non-drinking water needs such as the
irrigation of golf courses, parks and athletic fields.
WATER AVAILABILITY VS. WATER USE (OV MAIN)
Water Water
Available Used_______
Groundwater: 13,384 AF/Yr. vs. 5,000 AF in 2017
CAP Water: 10,305 AF/Yr. vs. 2,100 AF in 2017
Reclaimed water: 2,000 AF/Yr. vs. 2,000 AF in 2017
Totals: 25,689 AF/Yr. vs. 9,100 AF in 2017
AF= Acre-ft. = 325,851 gallons
I HAVE A PRIVATE WELL. WILL THE WATER UTILITY
DRILL ADDITIONAL WELLS TO SERVE THIS AREA?
No, the Water Utility will not be drilling additional wells to
serve this area. The aquifer in this area is already
experiencing the effects of years of over-pumping due to the
number of private wells pumping in close proximity to each
other. Additionally, it is the Water Utility’s goal to minimize
its groundwater pumping to preserve and protect the aquifer.
The Town will be serving this area primarily with CAP water
for drinking water use and reclaimed water for irrigation
purposes.
HOW MANY WELLS ARE THERE? WHO OWNS THEM?
The TOVWU currently has 17 active groundwater production
wells, shown in blue in image below, in its main service area.
There are over 100 private wells, shown in pink, within the
current Town boundary.
There are over 200 private wells, shown in pink, outside of
the current Town boundary that surround the proposed
annexation area.
In addition to water wells, the map below shows the locations
of the existing (black) and future CAP (red) delivery locations
as well as the future CAP transmission pipeline.
THE TOWN OF ORO VALLEY’S GROUNDWATER STORY
The Town of Oro Valley Water Utility (TOVWU) was created in
1996 after voters approved the Town to proceed with the
purchase of the Canada Hills Water Company and the Rancho
Vistoso Water Company.
In October of 2005 the TOVWU began reclaimed water
deliveries for the purpose of irrigating golf courses, parks and
athletic fields. Reclaimed water deliveries ended an era of
solely relying on groundwater pumping to meet the
community’s water resource needs.
In January of 2012 the TOVWU began delivering a portion of
the Town’s Central Arizona Project (CAP) water allocation
thus further reducing the Town’s dependence on
groundwater.
The TOVWU plans to meet the needs of future growth with
increased CAP deliveries. Projects are currently being
constructed, designed and planned for to meet the
communities future water resource needs.
FACT: Even though the Town’s population has continued to
grow, the TOVWU pumps less groundwater today than it did
22-years ago.
FACT: The TOVWU delivers less total water resources
(groundwater + CAP water + reclaimed water) per year than it
did over 15-years ago when the Town was solely reliant on
groundwater to meet its water supply needs.
FACT: In 2017, water supplies other than groundwater were
used to meet 42% of the Town’s water supply needs.
FACT: Projects required to support future growth will be paid
for by growth through the TOVWU impact fee structure.
DROUGHT AND THE CENTRAL ARIZONA PROJECT (CAP)
The Colorado River System provides water to seven US states
and Mexico. Colorado, New Mexico, Utah, and Wyoming
make up the upper basin states while Arizona, California and
Nevada make up the Lower Basin States.
The Colorado River system began experiencing drought
conditions in 2000 and it has been determined that Colorado
river users have been using 8% more water than the natural
hydrology can replace per year (Water out > Water in).
Colorado River system users are grouped according to a
defined priority system. For example, Arizona has a junior
priority to California, and CAP agriculture has a junior priority
to CAP municipalities, etc.
The Lower Basin Drought Contingency Plan (LBDCP)
eliminates the 8% shortfall by reducing Colorado River water
deliveries to Arizona, Nevada, California, BOR and Mexico.
CAP could see a reduction of 640,000 acre-ft. /year.
Below is a graphical representation of the CAP priority
system. Municipal & Industrial (M&I) shares the highest
priority with the Indian Priority.
Municipal CAP contract holders (Oro Valley) are well
protected against reductions in CAP deliveries even if the
highest reductions to CAP deliveries are realized.