HomeMy WebLinkAboutPackets - Council Packets (1344) AGENDA
ORO VALLEY TOWN COUNCIL
STUDY SESSION
OCTOBER 7, 2002
ORO VALLEY COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
STUDY SESSION —AT OR AFTER 7:00 PM
CALL TO ORDER
ROLL CALL
1. DISCUSSION AND PRESENTATION REGARDING REQUEST FOR
REZONING FROM R1-144 TO PLANNED AREA DEVELOPMENT FOR A
PROPERTY LOCATED ON THE EASTSIDE OF ORACLE ROAD AT THE
TERMINUS OF FIRST AVENUE KNOWN AS THE ORO VALLEY TOWN
CENTER (GENERAL PLAN AND PLANNED AREA DEVELOPMENT
REQUEST)
ADJOURNMENT
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 Oro Valley Town Clerk, at 229-4700.
Posted: 10/04/02
4:30 p.m.
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• TOWN OF ORO VALLEY
COUNCIL COMMUNICATION MEETING DATE: October 7, 2002
TO: HONORABLE MAYOR& COUNCIL
FROM: Robert Conant, Planner II
SUBJECT: STUDY SESSION ORDINANCE (0) 02- , OV9-01-05,THE WLB GROUP
REPRESENTING CANADA DEL ORO PARTNERS,REQUESTS A REZONING
FROM R1-144 (SINGLE-FAMILY RESIDENTIAL) TO PLANNED AREA
DEVELOPMENT (PAD) FOR A PROPERTY LOCATED ON THE EASTSIDE OF
ORACLE ROAD AT THE TERMINUS OF FIRST AVENUE, PARCELS 220-090-
020, 220-090-030, 220-130-010 AND 220-130-020
HISTORY:
A General Plan Amendment was filed for the property located on the eastside of Oracle Road at First Avenue in
April 2001. The General Plan Amendment requested that 58 acres designated Commerce Park and Medium High
Density Residential be redesignated Community Commercial. Neighborhood meetings with La Reserve for the
General Plan Amendment were held on July 24 and 31, 2001. The Planning and Zoning Commission held a Public
Hearing on August 7, 2001 and recommended approval to the Town Council. Town Council held a Public Hearing
on September 19, 2001 and continued the General Plan Amendment until the PAD was ready for a Public Hearing
by the Town Council.
The request for Planned Area Development(PAD)zoning was filed in July 2001. A series of neighborhood
meetings were held in September and October 2001. An ad hoc committee by the Board of Directors of the La
Reserve Homeowners Association with participation from the El Conquistador Patio Homes HOA,held a series of
meetings with Town staff and the applicant concluding in December 2001. The applicant held the neighborhood
meeting required by the Oro Valley Zoning Code on January 17, 2002. The DRB considered the Tentative
Development Plan on January 29, 2002'and the Planning and Zoning Commission held a Public Hearing on the
project on February 5, 2002 and continued the matter until such time as the PAD was in Final form for the required
second Public Hearing. The applicant met with the La Reserve HOA Board of Directors on July 16, 2002. The
DRB reviewed the proposal on July 30, 2002. Finally, the Planning and Zoning Commission reviewed and
recommended approval of this item on August 20, 2002.
SITE ANALYSIS REVIEW AND DISCUSSION OF LAND USE PROPOSEAL:
Overview:
The site consists of 141.1 acres of undisturbed desert with Rooney Wash bisecting the property east to west. The
applicant is requesting Planned Area Development(PAD) zoning in order to develop a mixed use project. The
commercial portion of the site consists or 55.5 acres, 27.7 aces north of the wash and 27.8 acres south of the wash.
If approved,the 55.5 acres will consist of approximately 553,500 square feet of commercial development(retail,
restaurant and office uses). Furthermore, the southern 85.6 acres will be open space and a portion developed as
residential similar to the El Conquistador Patio Homes.
TOWN OF ORO VALLEY
COUNCIL COMMUNICATION Page 2 of 4
Tentative Development Plan:
The following is a brief synopsis of the proposed design:
(a) The buildings are clustered to form a main street for the principal set of structures. A northern
cluster consists of a drug store,bank and service station. The southern cluster consists of a
hotel/motel and office/commercial uses. The only building that does not fit one of the clusters is the
86,500 square foot box, which is off set from the principal cluster of the project. According to the
applicant, the box is part of the project in order to provide and anchor use for the project as a whole.
(b) Most of the buildings within the project focus internal to the site, except for the northern cluster and
a number of the restaurant type use which front Oracle Road. The buildings forming the main street
cluster will have double fronts.
(c) The project has a business park type environment by creating open space via preserved desert and
landscaped areas separating the clusters.
(d) The clustering would appear to ensure that the viewsheds from Oracle Road of the Catalina's and
Pusch Ridge are preserved. The project applicant is required to do a viewshed analysis and until that
is completed it is difficult to assess the impacts to the views. The viewshed analysis is required by
the Oracle Road Scenic Corridor Overlay District.
A number of significant changes have been made to the Tentative Development Plan over the course of this
process. Significant changes include the following:
1. The hotel height was permitted to be 5 stories—up from the original 3 stories-because it was moved to a
less obtrusive location.
2. The service station has been removed from the plan. Building L will either be a retail or restaurant use.
3. Building R has been flipped to obscure the parking.
4. Buildings U and T have been redesigned to create a plaza and the parking is less of a visual impact.
5. The residential area has been redesigned to include only duplex units— so the overall number of units
has decreased significantly. Furthermore, they have been repositioned in a manner to better preserve
views from Oracle Road.
6. The emergency access to the El Conquistador Patio Homes has been removed. A new emergency access
has been located from the parking area of buildings U and T south of Pusch View Lane to the residential
area. This emergency access has been approved by the Town Engineer.
Planning staff and the applicant agree on the vast majority of issues. The only planning area--in which the
applicant and staff disagree--is the design and location of the plaza located to the rear of buildings J and K.
Staffs approach for the design is as follows:
Staff would urge that the parking behind Building J be removed, as the project as a whole has sufficient parking
without the 43 parking spaces. The plaza could be relocated immediately behind the building J and including
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TOWN OF ORO VALLEY
COUNCIL COMMUNICATION Page 3 of 4
the north portion of building K. It would not only be used for Public Art, but also as an active gathering place,
for event and outside dining for the adjacent restaurant uses. The pedestrian crossing connecting the plaza with
the southern half of the project has been redesigned to create a sense of arrival from south to north. The parking
area south of the plaza has also been redesigned to be constructed of similar or representative material as the
plaza and have the provision to be closed off if an event is being held in the plaza. The parking thus becomes an
extension of the plaza.
The applicant has stated that the 43 parking spaces between the plaza and building J are required, because if a
restaurant use(s) are located in the building, patrons will wish to park as close as possible to their destination.
They further argue that the parking could be closed if an event occurred on the plaza, so that the area would
function as a whole. Creating a special and unique plaza is a design issue raised in the General Plan analysis
under the heading of Alternative Sites. Creating a meaningful plaza is a key element together with the
clustering of the buildings which will make this project a unique place to visit.
PAD DOCUMENT REVIEW:
Grading:
The PAD document contains a section on grading in the policy section of the land use proposal. What the
grading policy proposes is to adopt the current Oro Valley Grading Ordinance and except out Sections 15-401A
and 15-405. By doing so this removes the limits of cut and fill, 6-feet or 8-feet when terracing, and removes the
maximum height of exposed, 12-feet, as set by the Ordinance. Likewise, the policy removes the restriction of
slope development. Creating subdivisions where the actual building area for homes is in slopes of 25% or
greater is prohibited.
The conceptual grading plan, if the PAD is approved in its present form will serve as the grading concept that
any development of Parcels H and I must comply. Review of the conceptual grading plans show that the
grading of Parcel H (north of Rooney Wash)will be in compliance with all sections of the Oro Valley Grading
Ordinance. Maximum fill will be about 4 to 5-feet. Parcel I (south of Rooney Wash)will have maximum cuts
of approximately 26-feet and maximum fill of approximately 14-feet. Both the maximum cut and fill will occur
in the residential area of Parcel I. The maximum cut (26 feet) will occur in the vicinity of unit 150. Unit 14 is
the location of the maximum fill (14 feet)next to the unnamed wash in the open space section of Parcel I. It is
also proposed to grade some of the 25% slopes for a dozen or more of the single-family residences.
Staff is recommending that shielded cuts and side yards be utilized to reduce the impact of large cuts for lots
139 through 150, 61 through 66, 71 through 74, 107 through 116, and 87 through 90. These recommendations
also need to be employed to reduce driveway slopes by providing garages under the first floor for units that are
on the ridge side of the proposed streets. Both the above are conditions of approval.
A maximum20-foot to 25-foot cut is now proposed in the southeast corner of the parking lot between building 0
and N. The reason for this is the proposed drainage channel into the ridges east of buildings N and 0 and the
parking lot between them. Another reason is the change in drainage design of the parking lots and the slightly
lower first floor elevations of buildings N and O. The parking lot used to drain to the west, now the concept is
to drain it to the east towards the proposed channel. Since the bottom of the channel must be the low point all
the way to Rooney Wash increased cuts will occur. Staff finds this design unacceptable based on the fact that
TOWN OF ORO VALLEY
COUNCIL COMMUNICATION Page 4 of 4
there are alternatives to the design proposed. A condition of approval will be that the drainage and grading
concept be changed to reduce the amount of cut and to limit the grading limits to as little as possible.
Other than the conceptual grading plan there are grading standards and exhibits in Section D of the Land Use
Proposal section of the PAD document which outlines typical grading design concepts that are proposed. These
standards are similar to what appears in the Rancho Vistoso PAD document.
Drainage:
The proposed drainage concept generally maintains the existing drainage patterns, with some minor diversions
on the eastside of parcel H. Two existing local floodplains in parcel H are proposed to be filled because of this
diversion. Additional local floodplains are proposed to be filled in Parcel Ito allow street and house pad
construction.
Presently an IGA is in place between the Town of Oro Valley and Pima County Flood Control District for
maintenance of Rooney Wash.
The Town Engineer has determined that first flush pollutant removal form all storm water be implemented in all
new projects according NPDES. "First Flush" storm water quality control shall be provided for all parking lots.
No "First Flush" storm water shall leave parking lots without first entering an appropriate facility to remove oil,
grease, sediment and trash.
Attachments:
1. PAD Document
2. Tentative Development Plan
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Planned Area Development District
11
October, 2001
Document and Project Name Changed February 15, 2002
II Revised June 6, 2002
Revised September 11, 2002
OV9-01-05
twi Canada del Oro Partners
401 South Boston Avenue, Suite 2400
Tulsa, Oklahoma 74103-4010
Prepared By:
The WLB Group, Inc.
4444 East Broadway Boulevard
Tucson, Arizona 85711-3541
WLB No. 181057-A-007-0104
L:11810571ParcL:`1810571Parcels H and I\PAD Document\Oro Valley Town Center at Rooney Ranch PAD 060602.doc
12586.1
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11 Oro Valley Town Centre
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Rooney Ranch
TABLE OF CONTENTS
SECTION 1 -ANALYSIS PAGE
A. EXISTING CONDITIONS A-1
1. Site Location A-1
2. Onsite Land Use A-1
Exhibit A-1, Regional Location Exhibit A-2
Exhibit A-2, Vicinity Map A-3
3. Surrounding Land Uses A-4
4. Surrounding Zoning A-4
5. Onsite Zoning A-4
6. Parcels and Acreages A-4
7. Building Heights A-5
MB Exhibit A-3, Aerial Photograph A-6
Exhibit A-4, Existing Zoning A-7
B. TOPOGRAPHY B-1
1. Topographic Characteristics B-1
2. Other Topographic Observations B-1
Exhibit B-1, Site Topography B-2
C. HYDROLOGY C-1
1. Offsite Drainage C-1
2. Hydrology Results C-1
3. Table of 100-Year Peak Discharges C-1
Exhibit C-1, Offsite Watershed Exhibit C-2
ill Exhibit C-2, 100-Year Flood Limits C-3
D. VEGETATION D-1
• 1. Vegetative Region D-1
2. General Plant Community on Site D-1
3. Cumulative Plant Inventory/List D-2
T4. Threatened or Endangered Species D-2
5. Vegetation Density D-3
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6. Vegetative Characteristics and Usage D-3
7. Significant Vegetation Survey D-4
IIIExhibit D-1, Vegetative Communities D-5
Exhibit D-2, Vegetative Density D-6
Exhibit D-3, Significant Vegetation Survey D-7
E. WILDLIFE E-1
1. Letter E-1
It2. Description of Wildlife Habitats E-1
Exhibit E-1 Letter-Arizona Game & Fish Department E-2
11 F. SOILS F-1
1. Floodplains F-1
2. Soils Exhibit and Development Suitability F-1
in
II
Exhibit F-1, Soils
F-2
G. VIEWSNISTAS G-1
1. Important Vistas from the Site G-1
2. Important Vistas to the Site (On-site Views) G-1
111 Exhibit G-1, Views From Site G-3
Exhibit G-1 a, Photos of Views From Site G-4
Exhibit G-2, On-site Views G-5
Exhibit G-2a, Photos of On-site Views G-6
Exhibit G-2b, Photos of On-site Views G-7
II Exhibit G-2c, Photos of On-site Views G-8
H. TRAFFIC H-1
1. Access H-1
imi
2. Existing Conditions
3. Traffic Impact Study H-1
' Exhibit H-1, Traffic Volumes H-2
I. SEWER/WATER/OTHER UTILITIES 1-1
1. Existing Public Sewers 1-1
Alb 2. Pima County Wastewater Management Department
Capacity Response Letter 1-2
3. Projected Sewers 1-1
1„, 4. Existing Water I-1
5. Proposed Water Improvements
I-1
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6. Water Service Availability I-1
7. Other Existing Utilities I-1
ilib
Exhibit I-1, Existing Utilities 1-2
imp Exhibit 1-2, Wastewater Capacity Response 1-3
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J. SCHOOLS J-1
1. Existing Schools J-1
ow J-2
Exhibit J-1, Schools
I K. RECREATION AND TRAILS K-1
1. General Offsite Parks and Recreational Areas K-1
2. General Onsite Open Space K-1
III3. Additional Information K-1
Exhibit K-1, Offsite Parks & Recreation Areas K-2
IExhibit K-2, Natural and Developed Open Space K-3
L. CULTURAL RESOURCES L-1
111 1. Letter from the Arizona State Museum L-1
Exhibit L-1 Letter from the Arizona State Museum L-2
M. COMPOSITE EXHIBIT M-1
1. General Composite Exhibit M-1
IExhibit M-1, Composite Exhibit M-2
SECTION II - LAND USE PROPOSAL
I
A. PROJECT OVERVIEW AA-1
• General Urban Land Use Strategy AA-1
IN
Exhibit AA-1, Preliminary Conceptual Site Plan AA-2
Exhibit AA-2, Pusch View Lane Sections AA-3
1111 Exhibit AA-3, Miscellaneous Street Sections AA-4
B. COMMUNITY GOALS AND POLICIES BB-1
Goals BB-1
Policies
BB-1
1. Oracle Road Scenic Corridor Overlay District BB-1
2. Hydrology BB-3
3. Grading BB-4
4. Landscaping BB-4
5. Setbacks BB-5
• 6. Building Height BB-5
7. Signs BB-6
8. Phasing BB-6
4 9. Public Improvements BB-6
10. General PAD Administration BB-7
11. Development Plan Review BB-8
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C. PLANNED AREA DEVELOPMENT PROPOSAL CC-1
1liGeneral CC-1
Area H CC-2
Area I CC-4
D. CONCEPTUAL GRADING CONCEPT DD-1
E 1. General DD-1
2. Areas H and I DD-2
3. Average Cross Slope DD-2
Exhibit DD-1, Conceptual Grading Plan (Pocket) DD-3
Exhibit DD-2, Approximate Cut and Fill Volumes, SW Quadrant DD-4
E Exhibit DD-3, Approximate Cut and Fill Volumes, SE Quadrant DD-5
Exhibit DD-4, Grading Techniques DD-6
Exhibit DD-5, Grading and Erosion Control Techniques DD-7
Exhibit DD-6, Grading and Terracing Techniques DD-8
Exhibit DD-7, Conceptual Planting Plan for Graded Areas DD-9
Exhibit DD-8, Terraced Retaining Wall DD-10
E. PROJECT DESIGN CRITERIA EE-1
1. Architectural Design Criteria EE-1
Exhibit EE-1, Seaver Franks Rendering EE-6
Exhibit EE-2, Architectural Theme and Design Elements EE-7
Exhibit EE-3, Architectural Theme and Design Elements EE-8
Exhibit EE-4, Architectural Theme and Design Elements EE-9
Exhibit EE-5 Architectural Theme and Design Elements EE-10
2. Landscape Design Criteria EE-12
Exhibit EE-6, Conceptual Project Entry EE-16
Exhibit EE-7, Conceptual Pedestrian Area EE-17
Exhibit EE-8, Conceptual Plaza EE-18
Exhibit EE-9, Recommended Plant List EE-19
F. SIGNS FF-1
G. NOISE ABATEMENT GG-1
• H. LIGHTING HH-1
•
APPENDIX A
Areas H and I Legal Descriptions
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' SECTION 1 - ANALYSIS
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Oro Valley Town Centre
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Rooney Ranch
SECTION
ANALYSIS
INTRODUCTION
This document has been prepared to meet the rezoning requirements of the Town of Oro Valley. It
includes an inventory and analysis of the approximately 141-acre site presently known as Rooney
Ranch, Parcels H & I,and makes a zoning and land use proposal. A large portion of the ranch was
annexed into Oro Valley from unincorporated Pima County and rezoned from SR to the Oro Valley
equivalent R1-144. On February 8, 1989, the Town Council approved the rezoning of the majority of
the property from R1-144 to PAD, subject to the conditions of OV9-89-6. This PAD proposes
rezoning the remaining area which was referred to as Parcels H & I in the earlier rezoning for the
development of an urban village or Town Center at this key intersection in the geographical center of
Oro Valley.
Considerable engineering and other alterations have been made to this site over the years because
of the increasing pressure to accommodate traffic and drainage, making it all the more prime and
appropriate for urban development.
This family-owned land is held in a partnership called Canada del Oro Partners with E. Blake
Hastings of Tulsa, Oklahoma,as manager. Attorneys representing the partnership include Frank S.
Bangs, Jr. and Keri Lazarus Silvyn of Lewis and Roca LLP in Tucson, Arizona. The Planning and
Engineering firm retained as a consultant to the project is The WLB Group, Inc., of Tucson with
Charles W. Hulsey, AICP, as Project Manager, and Robert G. Longaker, Ill, ASLA.
125865.1
' A. EXISTING CONDITIONS
1. Site Location (Exhibits A-1 and A-2)
' The subject property is what remains of a more than 5,000-acre working ranch owned by the
Rooney family since 1946. El Conquistador, Honeywell, The Foothills Business Park, La
' Reserve, the Oro Valley Country Club, the Target Center, Fry's and Home Depot fell under
this single ranch ownership. In the metropolitan perspective, the site is situated eight miles
north of Tucson on the Tucson/Florence Highway also known as Oracle Road and as
Arizona State Highway 77. Locally, it straddles the intersection of North First Avenue and
Oracle Road. The western boundary is Oracle Road, the south boundary is generally the
northern edge of the El Conquistador Resort,and the east line abuts the La Reserve project
south of Oracle Road. Over the years, as urban development surrounded the ranch and
infrastructure requirements such as streets and drainageways were needed, the Rooney
family dedicated to Pima County and the Town of Oro Valley considerable acreage for:
' a. The Canada del Oro embankment and drainageway project.
b. The widening of Oracle Road (State Highway 77).
c. The widening and realignment of North First Avenue and the bridges (including
adequate land for a parallel set of lanes to be built later).
d. The widening and extension of Lambert Lane.
e. Drainage channels east and west of North First Avenue north of Lambert Lane.
R f. The Foothills Channel Project.
g. The Rooney Wash Project.
h. The new interceptor sewer project north of Canada del Oro.
The easement for the extension of First Avenue from Oracle Road to La Reserve
Drive.
j. Donated land to the Town of Oro Valley located at the southwest corner of First
Avenue and Lambert Lane for a water pump station.
An oblique aerial photograph is included to show the site relative to surrounding
development in the Town of Oro Valley as well as Pima County (Exhibit A-3, Aerial
Photograph).
2. Onsite Land Use
The site is currently vacant land, and has rapidly become surrounded by commercial
business activity and residential development and subsequent improvements in
infrastructure.
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125865
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EXHIBIT A-2:
_ VICINITY MAP 1"=200(Y
i\
Mr
The
V1/LB WLB 04.29.2002Croup 1... - L'Sis1o6,\P H Ao'o u Ao O07 1
3. Surrounding Land Uses
a. South of the property-Land is developed as the"casita"area of the El Conquistador
Resort along the eastern three quarters of the south property line. The western one-
quarter is partially developed as San Jose Plaza.
b. West of the property-Directly across Oracle Road,the entire length is developed as
a regional commercial center featuring major tenants, including Target, Office Max,
PetSmart, Fry's, Albertson's, and Home Depot.
c. North of the property - The northern edge abuts an assisted living apartment
complex.
d. East of the property-The eastern boundary abuts the commercial,then multifamily,
then single family tracts of La Reserve along the eastern boundary.
4. Surrounding Zoning (Exhibit A-4)
a. South of the property - Beginning with the southeast corner and running west
approximately 2,640 feet is El Conquistador Resort which is zoned R-4R in Oro
Valley.
b. West of the property-This property is zoned Rooney Ranch Oro Valley Center PAD,
Commercial.
c. North of the property- Lands north of the property are currently zoned TR.
d. East of the property-The property south of Oracle Road and north of the southeast
corner of the site is in the Town of Oro Valley and is within the La Reserve PAD.
The northern forty-acre tract is zoned for commercial/retail and multi-family. The
middle forty acres is generally for medium density multifamily, while the southern-
most forty acres is for single-family detached housing.
5. Onsite Zoning
The subject property is currently zoned R1-144 in Oro Valley.
6. Parcels and Acreages
The parcels and their letter designations are shown on Exhibit A-4 and are as follows:
Parcel H 27.7 acres
Parcel I 113.4 acres
The total acreage being included in this PAD is 141.1 acres. It should be noted that as the
alignment for the proposed Pusch View Lane extension becomes more refined, these
acreages are subject to change as the road forms the boundary between Parcels H and I.
125865.t
A-4
7. Building Heights on Adjacent Properties
Existing building heights in the immediate area consist primarily of single-family homes at 24
feet, apartments in La Reserve at 35 feet. The assisted living development to the north is
three stories and approximately 35 feet in height. The regional commercial center to the
west has height limitations of 33 feet.
125865.1
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_. EXHIBIT A"3.•
AERIAL PHOTOG RAPH ,11=500g
P N
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WLB
0.4.29.2002
Group i_ A-6 1._\.181057\PARCELSFIW AD19000 x7A22 H .Ex at�uaG
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IC
EXHIBIT A-4:
I EXISTING ZONING i"= 1000
/N
The N/
Group A-7 ...... T .....2" 's°
B. TOPOGRAPHY
1. Topographic Characteristics: South of Oracle Road and its accompanying side wash
(Rooney Wash) lie the foothills which are the eroded or incised alluvial fans of the Santa
Catalina Mountains, and more specifically the northwestern face of Pusch Ridge. They are
similar in makeup and character to the foothills in the Tortolita fan to the north with the
exception that they form a tilting plane sloping downward to the northwest offering excellent
views back to the Santa Catalina Mountains. The hills consist of sand and gravel aggregate
with no stone outcroppings. The gravel tends to be slightly larger stones due to the
proximity of the mountains from which they eroded. The slope areas, 0 to 15 percent, 15 to
25 percent, and in excess of 25 percent, are shown on Exhibit B-1, Site Topography.
2. Other Topographic Observations:
a. There are no significant restricted peaks or ridges on or immediately adjacent to the
011, site.
r
b. There are no rock outcrops. This finding is concluded by:
1. Aerial photographic study which gives no indication of submerged ridge
alignments.
2. Observation of gravel pits, development excavations, and road cuts in all
areas surrounding the site, including North First Avenue, the Henry Zipf
borrow pit, the Conquistador, and the La Reserve Project.
3. Soil ma s and texts which generally indicate deep gravel soils and the
p
general characteristics of ancient river washes and alluvial fans.
p
4. Extensive site visits looking for evidence (ground truth).
c. Slopes of 0 to 15 percent, 15 percent to 25 percent and greater than 25 percent
have been plotted using a more detailed(1:100)scale map for accurate examination
and presentation. The map herein is a photographic reduction of it.
p
p
125865.1
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XHIBIT B-1 •.
SITE TOPOGRAPHY C I Soot
iN
The II/
WLB�1 �.>
�uP B-2
L.'\181o57\PAI�w D 1613oc P ExE9 Torovo
C. HYDROLOGY
1. Offsite Drainage
Offsite storm water flow enters the site form the east and the southeast. Drainage
conveyed through a residential development adjacent to Rooney Ranch enters the site from
the east. Drainage from the southeast is conveyed from Pusch Peak to Rooney Ranch
through natural topography as well as the Sheraton El Conquistador Pusch Ridge Golf
Course.
2. Hydrology Results
Four soils groups have been identified at the site:
• Pinaleno-Nickel-Palos Verdes (28C), which consists of 80 percent soil type B and
20 percent Soil Type D.
• Arizo-Riverwash Complex (34), which consists of 100 percent Soil Type B.
• Pinaleno Very Cobbly Sandy Loam (28A), which consists of 100 percent Soil Type
B.
• Oracle Romero Rock Outcrop Complex (31A), which consists of 100 percent Soil
Type D.
Five watersheds have been defined at the site for pre-developed conditions. Watershed
areas range from 55.5 to 1,842.5 acres, with corresponding 100-year peak discharges
ranging from 379 to 4752 cfs. The basin runoff factors used were 0.025 and 0.030;
g g
vegetative cover densities of 25, 30 and 40 percent were used to model natural and
landscaped areas.
3. Table of 100-Year Peak Discharges
Concentration Point Drainage Area (AC) Q100 (cfs)
1 46.3 345.0
2 883.80 3480.0
3 174.12 1,123.10
4 550.80 3,145.70
5 1,842.50 4752.0
(Refer g to the PreliminaryDrainage Report (separate document) for additional information.)
125865.1
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EXHIBIT C- 1 :
• OFFSITE WATERSHEDS
o•
CONCENTRATION DRAINAGE Q100
POINT AREA(Ac) (cFs)
1 46.3 345.0
2 883.80 3480
3 174.12 1123.1 1”=20001
550.80
_ 3145.7 i N
4
The 5
1842.50 4752 III/
WLB04.29.2002
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EXHIBIT G"2•••
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I OOMI/
-YEAR FLOOD LIMITS
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WLB 06.06.2°°2
Group VV.Do,81057-P.007
L'\181057\PMCIIS H mo I\PAD DOcvNvtT\PAD Eiaier,s\ExCZ-100YM fLooODiMa
C-3
D. VEGETATION
1. Vegetative Region
According to the Soil Conservation Service(Map 7-02226),the site is located well within the
Central Arizona Basin and Range area designation. The area is typically mountains and
valleys with considerable alluvial deposition. The alluvial plains and fans are cut down
further by intermittent streams and washes. It is a semi-arid desert and according to Brown
(Biotic Communities, 1994, pp. 200-203),the typical vegetation of the Rooney Ranch would
fall within the classification of the Arizona Upland Division of the Sonoran Desert.
2. General Plant Community on Site
Within the Arizona Upland Subdivision,the plant communities generally associated with the
site are those commonly found along valley bottoms and washes as well as the very lowland
edge of foothills and alluvial fans. The site has representation from three communities.
a. Saguaro/Palo Verde(Upland Community): This is a mature plant community found
near the base of mountains ranges in the foothill areas. As one moves downward
and away from the range and foothills, saguaro and ocotillo occur less frequently.
The Rooney Ranch is on the very outer margin of the Pusch Ridge foothills along the
southern edge of the property near the La Reserve and El Conquistador tracts. The
northern areas of the ranch are so distant from the Tortolita range and foothill
influences in terms of plant communities that very little evidence of the Saguaro/Palo
Verde Community group is evident. The community is most evident with 25 to 30
specimen saguaro cacti in the higher elevations in the extreme southeast corner of
the ranch adjacent to La Reserve(See Exhibit D-1,Vegetative Communities Exhibit).
Primary Species: Foothills Palo Verde, Saguaro
Other Species: Whitethorn and Catclaw Acacias, Mesquite, Cholla Cactus,
Barrel Cactus, perennial grasses and flowers, Bursage, Brittlebush,
Pincushion Cactus, and Prickly Pear.
b. Foothills Palo Verde/Cholla Cactus (Upland Community): This plant community is
generally associated with the more common, well drained, uplands between the
foothills and the river washes. It is similar to the foothills community but with less
diversity. This plant group occurs in the hill areas south of Oracle Road below the
Saguaro Cacti locations.
Primary Species: Foothills Palo Verde(very common),Whitethorn, Catclaw
Acacias, and Cholla Cactus.
Other Species: Mesquite, Bursage, Creosote, Barrel Cactus, Brittlebush,
Desert Hackberry, Crucifixion Thorn, Pincushion Cactus, and perennial
grasses and flowers.
c. Whitethorn/Catclaw Acacias(Desert Riparian Communities):This plant community is
focused primarily in the flat alluvial plans of the valley floor.
Primary Species: Mesquite, Whitethorn and Catclaw Acacia, Desert
Hackberry and Desert Broom.
Other Species: Blue Palo Verde, Desert Willow,Turpentine Bush, Creosote,
and perennial grasses and flowers.
125865.1
D-1
3. Cumulative Plant Inventory/List
Trees
Acacia constricta Whitethorn Acacia
Acacia smallii Sweet Acacia
Acacia greggii Catclaw Acacia
Canotia holocantha Crucifixion Thorn
Cercidium microphyllum Foothills Palo Verde
Cercidium floridum Blue Palo Verde
Chilopsis linearis Desert Willow
Prosopis veluntina Mesquite
Eucalyptus
Shrubs
Ericameria larcifolia Turpentine Bush
Asclepias subulata Milkweed
Baccharis sarathroides Desert Broom
Celtis pallida Desert Hackberry
Encelia farinosa Brittlebush
Fouquieria splendens Ocotillo
Ambrosia deltoidea Triangle-Leaf Bursage
Larrea tridentata Creosote Bush
Sapindus saponaria. Soapberry
Yucca elata Soaptree Yucca
Cactus
Carnegiea gigantea Saguaro
Echinocereus fasciculatus Pincushion Cactus
Ferocactus wislizenii Fish-Hook Barrel
Opuntia arbuscula Pencil Cholla
Opuntia bigelovii Teddy-Bear Cholla
Opuntia fulgida Chain-Fruit Cholla
Opuntia leptocarpus Desert Christmas Cactus
Opuntia phaecantha Var. Discanta Prickly Pear
Opuntia versicolor Staghorn Cholla
Ground Covers
Ericameria larcifolia Turpentine Bush
Baileya multiradiata Desert Marigold
4. Threatened or Endangered Species
a. There are no known federally listed threatened or endangered species on the site.
125865.1
D-2
5. Vegetation Density
Aerial Photo interpretation(canopy cover)and ground truth(site examination)were used to
grade the site in terms of tree and shrub cover density.
Low Density Coverage 0% - 25%
Medium Density Coverage 25% - 75%
High Density Coverage 75% - 100%
a. Saguaro/Palo Verde Community: The foothills Palo Verdes range in canopy size
from 7 to 15 feet with a few larger specimens of as much as 25 feet. The various
Acacias in the upland area range between 7 and 12 feet. They are typically spaced
over the hills with a medium density cover of approximately 35 percent to 45 percent.
b. Foothills Palo Verde/Cholla Cactus Community: Since most of this community exists
on the hills and slopes to the washes and riparian areas, the cover is of medium
density with fairly large Palo Verdes typically of the 10 to 20 foot range.Acacias tend
to be slightly larger and in the 10 to 15 foot range. As in the other upland
community, the canopies appear to almost be mechanically spaced, causing a
"stippled" look on the landscape. Cover is generally in the 35 percent to 45 percent
range.
c. Whitethorn/Catclaw Acacias(Desert Riparian): On the site,the riparian community
is really a series of dense groves of Acacias (15 to 20 feet) and Blue Palo Verdes
and Mesquites(20 to 25 feet)interspersed with open sand and gravel washes which
have little or no vegetation. Sixty to seventy percent of this community which
followed the immediate edges of the washes were displaced by the stabilized
embankments, drainage channel work, and bridge approaches.
6. Vegetative Characteristics and Usage
a. Scenic Value: Typically, the riparian communities are comparatively rich, diverse,
and give the wash areas an attractive verdant appearance. The value of the less
dense upland vegetation serves less as a shading and screening material than it
does preserving the "sense of place" that is the Arizona desert.
b. Screening and Buffering: As it stands, the vegetation has limited screening and
buffering value. In effect, it will likely need to be relocated and densified to serve
such purposes. The site and its vegetation, however, provide an excellent nursery
for plant material which can be reworked around sensitive development.
c. Soil Stabilization: Much of the wash and bank stabilization is artificial. However,
there is ample evidence that the vegetation elsewhere protects the site from wind
and water erosion.
d. Uniqueness: As previously noted,the uniqueness lies in its presentation as a native
desert environment apart from other regions of the country. The combination of
vegetation and the two mountain ranges causes the Oro Valley site to be very unique
even within the Tucson region. There are no unique or rare species of plants known
to be on the site.
125865.1
D-3
7. Significant Vegetation Survey
Exhibit D-3 maps the significant vegetation on site as determined by field reconnaissance
and aerial photographs.
125865.1
D-4
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EXHIBIT D-1 :
VEGETATIVE COMMUNITIES
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EXHIBIT D-26
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Ex
SIGNIFICANT
VEGETATION SURVEY N.T.S.
-
gill'
042111002
The
WBD-7wLijZiOD...N,.
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E. WILDLIFE
1. Letter(Exhibit E-1): A letter has been included, concerning wildlife and habitat areas of the
Rooney Ranch,from the Tucson Regional Office of the Arizona Game and Fish Department,
Ms. Sherry A. Ruther, Region V (Observations made on Section 7, Township 12 South,
Range 14 East).
2. Description of Wildlife Habitats
a. Federal and State listed threatened or endangered species-Only one is listed, and
is the Cactus Ferruginous Pygmy-Owl. To date,three surveys have been conducted
and have provided negative results. These studies are available upon request.
125865 1
E-1
THE STATE OF ARIZONA GNOR
.LAOVNE ERDEE HULL
COMMISSIONERS
AHD FISH DEPARTMENT'GAME/qi
• 57\ ,10E CARTER.SAFFORD NA,DC
o 2221 WEST GREENWAY ROAD,PHOENIX,AZ 85023-4399 SUSAN E.CHILTON,ARNACA �
i, . W.HAYS GILSTRAP,PHOENIX ,a: ,
(602)942-3000 WWW.AZGFD.COM DIRECTOR �
DUANE L.SHROUFE
DEPUTY DIRECTOR
STEVE K.FERRELL
Tucson Office,555 N.Greasewood Rd.,Tucson,AZ 85745
August 2,2001
Mr.Gustav Orland
The WLB Group
4444 E.Broadway Blvd.
Tucson,Arizona 85711
Re: 144-Acre Parcel at Oracle Road and 1st Avenue;T12S,R14E,Sections 7& 18.
Dear Mr.Orland:
Due to excessive workloads and limited personnel availability, the Arizona Game & Fish
Department (Department) is, at this time, only able to provide you with limited information
regarding your proposed project. Enclosed,you will find a set of recommendations that relate to
Federal/State regulatory compliance and `wildlife friendly' development practices. Also
included is a list of special status species that are known to occur in the vicinity of the above-
referenced parcel. This list is based on the review of records in the Department's Heritage Data
Management System' (HDMS). Any of these species are likely to occur on-site to the degree
that the parcel provides the species' habitat requirements. For information that will assist you in
identifying the on-site native vegetation communities and their values as wildlife habitat, the
Department recommends the following references:
• Brown, D.E. (ed). 1994. Biotic Communities - Southwestern United States and
Northwestern Mexico. University of Utah Press, 342 pp.
• Shaw W.W., L.K. Harris, M. Livingston, J.P. Charpentier, and C. Wissler. 1996.
Pima County Habitat Inventory-Phase II. Arizona Game&Fish Dept.Contract No.
G50028-001, Phoenix, AZ. 94pp. (Pima County maintains GIS coverages from this
report.)
• Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats.
Information contained in the Department's HDMS is dynamic and updated on a periodic basis. Any
information,therefore,is likely to become outdated shortly after its release. Such information is intended to serve as
a guide regarding what species may be found in a particular area. It does not represent the results of comprehensive
species-specific surveys.
AN EQUAL OPPORTUNITY REASONABLE ACCOMMODATIONS AGENCY
EXHIBIT E
ARIzC)NA GAME
& FISH DEPARTMENT LETTER
(PAGE 1 OF 4)
The
WLBuL M 1057\Pm cas H Aro MAD
E-2 NO'DDO B.!'Jrt�PAD' 'DN.f MFDLl °
Mr. Orland
August 2,2001
2
Federal/State Regulatory Compliance:
The following measures that relate to Federal/State regulatory compliance should be applied
when appropriate.
• It appears that the subject parcel falls within Zone 2 of the Cactus Ferruginous
Pygmy-Owl Survey Zones. Apply the Guidance for Private Landowners from the
U.S. Fish & Wildlife Service (USFWS) and contact them as appropriate. The
Landowner Guidance and accompanying information can be found in the Documents
Library section of the USFWS's website: http:Hari zonaes.fws.gov/.
• If plants protected under the Arizona Native Plant Law are likely to occur on the
subject parcel, contact the Arizona Department of Agriculture for additional
information regarding potential restrictions which may apply to the salvage or
removal of plant species.
James McGinnis
Manager,Native Plant Law
Plant Services Division
Arizona Dept.of Agriculture
1688 W.Adams
Phoenix,Arizona 85007
602/542-3292
• Adhere to the attached tortoise handling guidelines for development projects if
Sonoran desert tortoise are likely to occur on the subject parcel.
• Contact the Department's Tucson Regional Office immediately for direction
regarding the disposition of an active bat roost site(s)if one is found on the property.
• During pre-construction and construction activities, contact the Department's Tucson
Regional Office immediately for direction regarding the disposition of an active
raptor nest(s) if one is found on the property. (Please note that an active raptor nest
can also be located in a burrow as well as the more common arboreal situation. Nests
of the burrowing owl are one example.)
Landscape Design/Site Planning:
The recommended landscape design and site planning practices are practices beneficial in
maintaining habitat elements compatible with native desert wildlife. Implementation of these
landscape design/site planning practices will not totally mitigate for the loss of native desert
habitats, however, evidence shows that incorporation of these practices will foster the retention
of those native wildlife species which can exist in urban/suburban environments. The
Department recommends these landscape/site planning practices be implemented as part of any
anticipated on-site development.
EXHIBIT EM 1 :
ARIZONA GAME & FISH DEPARTMENT LEFER
(PAGE 2 O 4
The
WLB
GroupE_3 LAI 8106,NicasH I\AAD'DIX0.11111111TAD EximinNXIAME1111t2DVM
Mr. Orland
August 2,2001
3
• Maximize the amount of interconnected open space within the development.
• Utilize native plant species for all on-site vegetation and revegetation.
• Employ revegetation schemes that re-establish and maintain vertical diversity(ground
cover,shrub layer,and canopy cover)with native plant species.
• Retain in place or salvage woody vegetation including saguaros and ironwoods
(mature adults as well as immatures).
• Maintain the vegetative and hydrologic integrity of all washes, especially those which
Pima County's 1986 Map of Critical and Sensitive Wildlife Habitats identifies as
Class I or II Riparian Habitats.
Please call me at 520/628-5982 Ext. 137 if you have questions.
Sincerely,
ND
14°e1.11.1...m.."-"....
Sherry A. ' ' -r
Habitat Sp. �.t
SAR:sr
cc: Bob Broscheid, Project Evaluation Program Supervisor, Habitat Branch, PHX (AGFD Log
No.7-10-01/16a)
Sherry Barrett,USFWS,Assistant Field Supervisor,Az Ecol. Services Field Ofc,TUC
James McGinnis,AZ Dept.of Ag,Plant Services Div.,PHX
Attachments
CAPROJECTS\CI77ES\OROVLLY1144Q 1°&Oracle.doc
EXHIBIT E-1
ARIZONA GAME & FISH DEPARTMENT LETTER
(PAGE 3 OF 4)
The
Group E-4 L�IBIOSTPNmsN�"" baor+�MFDLEninSom
Special Status Species within 5 miles of T12S,R14E Sec 7, 18
Arizona Game and Fish Department,Heritage Data Management System
July 24,2001
Scientific Name Common Name ESA USFS BLM WSCA NPL
ABUTILON PARISH!! PIMA INDIAN MALLOW SC S SR
AGAVE SCHOTT!!VAR TRELEASEI TRELEASE AGAVE SC S HS
CALEPHELIS RAWSON!ARIZONENSIS ARIZONA METALMARK S
CHOERONYCTERIS MEXICANA MEXICAN LONG-TONGUED BAT SC S WC
CNEMIDOPHORUS BURT!STICTOGRAMMUS GIANT SPOTTED WHIPTAIL SC S S
FALCO PEREGRINUS ANATUM AMERICAN PEREGRINE FALCON SC S WC
GLAUCIDIUM BRASIL1ANUM CACTORUM CACTUS FERRUGINOUS PYGMY-OWL LE WC
GOPHERUS AGASSIZII(SONORAN POPULATION) SONORAN DESERT TORTOISE SC WC
HACKELIA URSINA CHIHtJAHUAN STICKSEED S
HEDEOMA DENTATUM MOCK-PENNYROYAL S
HERMANNIA PAUCIFLORA SPARSELEAF HERMANNIA S
MUHLENBERGIA XEROPH1LA WEEPING MUHLY S
NOTHOLAENA LEMMONII LEMMON CLOAK FERN SC
RANA YAVAPAIENSIS LOWLAND LEOPARD FROG SC S WC
THELYPTERIS PUBERULA VAR SONORENS1S ARAVAIPA WOOD FERN S
Critical Habitat for the cactus ferruginous pygmy-owl within project area(-3 miles west). AGFD#7-10-01(16a),Oro Valley.
EXHIBIT El :
ARIzONA GAME & FISH DEPARTMENT LETTER
(PAGE 4 OF 4)
The
WLB
Group E-5 LA 181057\PAICasH ., , �E,,,.I,F,E,411FD ..
F. SOILS
1. Floodplains: The site is protected by a series of engineered drainageways consisting of an
excavated channel with soil cement sides and backfill. The underlying soils, however, are
typical of a major geological floodplain.
2. Soils Exhibit and Development Suitability: There are two soil groups within Parcels H and I
(Exhibit F-1, Soils):
a. Arizo Riverwash Complex#34-This soil complex(0 to 3 percent slopes)is on nearly
level flood plains and channel bottoms. It occurs at the base of the gravel hills along
the southern parcel edge. According to the U.S.-Geological Survey maps and soil
texts, this complex is comprised largely (50 percent) of Arizo fine sandy loam and
secondly(20 percent)of riverwash. Another 10 percent is Tanque sandy loam with
the balance in various mixes of Arizo soils.
b. Pinaleno-Nickel -Palos Verdes Complex#28C -The balance of the property being
analyzed is within the Pinaleno-Nickel-Palos Verdes soil complex. The complex
covers an area of gravel hills of 10 to 35 percent slopes. This unit is 35 percent
Pinaleno very cobbly sandy loam, 35 percent Nickel very gravelly sand loam,and 15
percent Palos Verdes gravelly sandy loam. Pinaleno tends to occur on the
shoulders and crests of the fan terraces (10 to 35 percent slopes). Nickel tends to
occur on the backslopes of the fan terraces(20 to 35 percent slopes). Palos Verdes
tends to occur on the summits of terrace remnants(10-15 percent slopes).The area
tends to appear as a gravelly, cobbly hill region. The soil group is moderately
alkaline and calcareous. At depths of 40 inches or more, some caliche may be
found. The only significant limitation to urban development is slope and a moderate
permeability which limits septic use.
125865.1
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EXHIBIT F- I :
SOILS ANALYSIS
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G. VIEWSNISTAS
1. Important Vistas from the site (Exhibit G-1, 1a)
The site is primarily made up of three general view areas:
a. Views from the central area (between Oracle Road and the base of the foothills
south of Oracle Road) are the low, flat parcels with limited views primarily to the
panorama of the Catalina Mountains or Pusch Ridge to the south and east. Due to
the of the ridgelines north of First Avenue and southwest on Oracle Road, the
Tortolita and Tucson Mountains are completely obscured. Instead,the development
on the foothills surrounding the"central plain"will provide limited middle range views.
b. Views from the south foothill area(the area south of the Rooney Wash)are perhaps
the most comprehensive in terms of views. The strongest and most immediate
viewplane is to the south and around to the east which takes in the Catalina
Mountains or Pusch Ridge which are virtually upslope from the site. The ridge is so
close and so completely dominant that it can be viewed from virtually any point on
the south foothills area. The foothills are also high enough in elevation and far
enough south of the ridgeline north of the Canada del Oro that a panorama view of
the Tortolitas is available to all of the ridge tops and sides. These same locations
also afford another interesting and valued vista of the opening across the upper
plains between the Catalina and Tortolita. The higher elevations along the western
boundary of the south foothills area also afford a distant view of the Tucson
Mountains.
2. Important Vistas to the Site - Onsite Views (Exhibit G-2, 2a, 2b, 2c)
Views onto and toward the site are equally as important as views from the site. Buildings
and other site elements should be placed in a manner sensitive to the viewsheds created by
access corridors leading to the site. The uniqueness of this site stems from its form as a
central bowl into which all approaches focus. In other words, the intersection of Oracle
Road and North First Avenue is a natural focal point when the site is viewed from all
directions. Both sides of a gravel ridge to the north as viewed from the perimeter of the
"bowl" serve as a secondary focus.
a. Approaching northbound on Oracle Road - As you round the corner near the
entrance to the El Conquistador Resort, the projected commercial town center area
on the broad and flat middle area comes into view below. The southern commercial
elements of the town center south of Oracle Road come into view just before the
bottom of the hill on Oracle Road.
b. Approaching southbound on North First Avenue, and above the bridge over the
Canada Del Oro Wash, one is provided with a full panoramic view of the commercial
town center.
c. When viewing the site from the southern foothill area, the commercial hub area of
the town is most obvious below.
125865.1
G-1
d . The north-side foothills "bowl" affords very locally contained intimate views to the
surrounding ridges as well as to Pusch Ridge in the distance.
125865.1
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H. TRAFFIC
1. Access
Access to the Oro Valley Town Centre is currently provided from Oracle Road (State
Highway 77), First Avenue and La Reserve Drive. Oracle Road provides access from the
north and south and First Avenue from the west. Oracle Road is a major link between
Tucson and the communities of Catalina, Oracle and San Manuel to the north as well as
Rancho Vistoso. First Avenue to the north and west connects with Tangerine Road which is
being developed as a major highway between Interstatel0 to the west and Oracle Road.
2. Existing Conditions
Roads and Streets
The section of Oracle Road adjacent to the proposed development has been improved to a
four lane divided highway. Bike lanes have been provided. An Improvement District is
currently being formed for the purpose of making improvements to Oracle Road, First
Avenue and Pusch View Lane.
Traffic Volumes
Current traffic volumes in the area of 28,000 Average Daily Traffic (ADT) are being
adequately carried by Oracle Road, which has a capacity of approximately 37,000 ADT at
level of service D operation. Future traffic volume assignments indicated in Table 1 will
warrant additional widening at some future time.
First Avenue currently carries a volume of 21,400 ADT.
3. Traffic Impact Report
A Traffic Impact Analysis (April 2002) has been completed for this project by DMJM Harris.
A copy of this report is available from the Town Engineer.
125865.1
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ExHIBITE HI :
TRAFFIC YCL.UMES
1"=800'
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The
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wa -2 k,8 1 057\PARCELS H Amo IV. PAD E.w0,,EJ091.7RAff1GD.
I. SEWER/WATER/OTHER UTILITIES
1. Existing Public Sewers
The project envisions only the use of publicly owned gravity flow sanitary sewers. The
existing lines are all upstream lines of the Pima County's Department of Wastewater
Management's Canada del Oro interceptor. The existing 21-inch sewer line adjacent to
Oracle Road is shown on Exhibit I-1.
2. Pima County Wastewater Management Department Capacity Response Letter - Letter
follows as Exhibit 1-2.
3. Projected Sewers
Where possible, all sewer lines will gravity flow into the existing 21 inch sewer line adjacent
to Oracle Road.
4. Existing Water
The proposed PAD lies within the certified area of the Oro Valley Water Utility. Existing lines
are shown on Exhibit I-1.
5. Proposed Water Improvements
None proposed directly impacting the site.
6. Water Service Availability
The project is within the service area of the Oro Valley Water Utility. Preliminary discussions
with a company spokesperson have indicated that Oro Valley Water Utility will work with the
developer of this project to provide water to the project.
7. Other Existing Utilities
Other existing utilities are shown on Exhibit I-1.
125865 1
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EXHIBIT I-1 :
EXISTING UTILITIES
1"=6®O`
0,29 2002
The
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WLB
I-2
Group
L,'!1®106TPM.A3 H uc(\PAU DoaM•xr�PAD DaIereslDa Y1Piis.nrMe
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PIMA COUNTY
WASTEWATER MANAGEMENT DEPARTMENT
201 NORTH STONE AVENUE
TUCSON,ARIZONA 85701-1207
KATHLEEN M.CHAVEZ,P.E. PH:(520)740-6500
DIRECTOR June 21, 2001 FAX:(520)620-0135
Steve Oliverio
The WLB Group, Inc.
4444 East Broadway Boulevard
Tucson, Arizona 85711
Re: CAPACITY RESPONSE NO. 01-45
Dear Mr. Oliverio:
We have reviewed your request regarding the availability of sewer service for
the following proposed use and property:
A commercial or residential development along the south side
of Oracle Road at First Avenue.
Under existing conditions (actual developments and commitments for service
through approved Sewer Service Agreements), there is capacity for this
development in the existing 21-inch diameter sewer line in or adjacent to
Oracle Road.
This response is not to be construed as a commitment for conveyance capacity
allocation, but rather an analysis of the existing sewerage system as of this
date.
Should you desire to enter into a Sewer Service Agreement, a Development Plan
or Tentative Plat, showing the preliminary sewer layout for the proposed
project, must be submitted and approved.
Should you desire additional information regarding this subject, please
contact this office (740-6547).
Very truly yours,
F
4.4K./'.... ,
Glenn W. 'itz, •
Civil Engineer
Copy: Bob Decker
Steve Magelli
Capacity Response File
121407
EXHIBIT I�2:
WASTEWATER MANAGEMENT" LETTER
The
WLB
GrouNIVI2 „ \
1-3 e, „ H ,D
J. SCHOOLS
1. Existing Schools (Exhibit J-1)
a. Junior/Senior High Schools-Cross Junior High School is located five miles south of
the site. Amphitheater School District has constructed a new high school, Ironwood
Ridge High School, on Naranja Road and the existing Canada Del Oro High School
is located three miles to the south of the site.
b. Elementary Schools - The nearest elementary school, called Copper Creek, is
located approximately one and one-half miles to the west of the site.
c. The site lies within the Amphitheater School District. Because of the largely
commercial and attached single family land uses in the development, it is not
expected to significantly impact on the school age population of the Oro Valley area.
No school sites are planned within the proposed PAD.
125865.1
J-1
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EXHIBIT i- 1 :
SCHOOLS i"=0.5 mi.
/N
the WILA13
0429.2002
10,13 NO.181067-4007
Group J-2 LA 181057\NAME 14 Am 1\PAD DOCUMENAPAO EgIesni\EXJ140.1.0
K. RECREATION AND TRAILS
1. General Offsite Parks and Recreational Areas (Exhibit K-1) - There are innumerable and
diverse recreational opportunities within five miles of the site. They include:
a. Catalina State Park - 5,511 acres, two miles east of the site off Oracle Road. The
park is a full service active and passive recreation area.
b. The Coronado National Forest - The Coronado National Forest can be accessed
through Catalina State Park and various other trailheads immediately south of the
site. It is an extensive national resource area for hiking, horseback riding, camping,
skiing, and picnicking.
c. Tortolita Mountain Park and The Tortolita Mountains - Generally considered a
publicly held conservation area, the mountain reserve contains thousands of acres
for recreational use. The mountains are approximately five miles northwest of the
site.
d. James D. Kriegh Park and Canada Del Oro Riverpark-Originally known as Dennis
Weaver Park, James D. Kriegh Park is located on Calle Concordia, just west of
Oracle Road. The centerpiece of park activity in Oro Valley, this comprehensive
facility includes an Olympic-size swimming pool, picnic ramadas, playground
equipment, racquetball courts, and sports fields for Little League, softball, and
soccer. Canada Del Oro Riverpark features an outdoor performance and
community events center to seat approximately 500, two softball/little league
baseball fields with lights for night use, two soccer/multi-purpose fields with lights,
basketball and tennis courts, four picnic ramadas, children's play area, horseshoe
pits, and a 3/4 mile walking/multiple use path. This park opened in June 2000.
e. Golfing/Swimming/General Recreation - Within close proximity of the site are
numerous resort areas and golf clubs, including the following:
1. Oro Valley Country Club (1/2 mile)
2. The various courses at Rancho Vistoso (2-4 miles)
3. The El Conquistador Country Club (2-1/2 miles)
4. Sheraton El Conquistador Resort(abutting the site)
f. Linear Trail System - Pima County is planning a linear Park and Trail System along
the Canada del Oro Wash.
2. General Onsite Open Space (Exhibit K-2)
3. Additional Information-The proposed PAD will not have a large residential component but it
views open space and recreation systems more as a provision of visitor and customer
amenity and to accommodate and encourage pedestrian access to and movement within the
proposed commercial area.
125865.1
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EXHIBIT K- I :
OFT-SITE PARKS & RECREATION AREAS 1"=0.5 M[.
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EXHIBIT K-2:
NATURAL AND DEVELOPED OPEN SPACE
APPROXIMATE AREA OF NATURAL
1"=600'
AND DEVELOPED OPEN SPACE /\
L. CULTURAL RESOURCES
1. Letter from the Arizona State Museum. A letter from the Arizona State Museum has
been included in this document as Exhibit L-1.
2. Archaeological Report. Prior to any ground modification activities, an archaeological
report shall be completed..
125865.1
L-1
THE UNIVERSITY OF
Arizona State Museum
ARIZONA®
Tucson,Arizona 85721-0026 TUCSON ARIZONA
(520)621-6281
FAX(520)621-2976
July 5,2001
Mr.Gustav P. Oland/Planner
THE WLB GROUP,INC. •
4444 East Broadway Blvd.
Tucson,AZ 85711
Dear Mr.Oland:
Thank you for your request of June 25th for an archaeological site file check for
property described as 144-Acre parcel located at the Southeast corner of Oracle Road and
First Avenue;Sections 7& 18,T12S,R 14E,BLB.No. 181057-A-007.
The Archaeological Site Files at the Arizona State Museum have been consulted
with the following results. Based on your map it was a bit difficult to match it up with
what I work with here in the office. However,it looks like most of the area has been
surveyed in 1988-93,and there is one site in Section 7 AZ BB:9:2(ASM),and one in
Section 18 AZ BB:9:225(ASM). The site in Section 7 may just be to the outside of the
subject property,but that in Section 18 is definitely in. Since the survey was done so
long ago,both the State Museum and the Pima County Cultural Resource Office
recommend that the area be resurveyed prior to any ground modification activities. In the
event that cultural remains are found,then a data recovery program(which may include:
monitoring,testing,and/or excavation)may be required of those areas impacted by the
development. Clearance on this property would not be recommended until after
archaeological investigations have been completed by a qualified(based on standards
established by the State Historic Preservation Office)archaeologist.
If you have any questions,please feel free to contact me at 621-4011. Please feel
free to email at surban@u.ariozna.edu. Billing for this file check will be sent at a later
date.
If
Sincerely,
VA/C/4 7?/1/j
Sharon F.Urban(Miss)
Public Archaeologist
sfu
7,0
EXHIBIT
ARIZONA STATE MUSEUM LETTER
The
WLB
Group.1.6101U3 L_2 1:\181057\PAROLS H APO I\PAD Dowherfr,PAD ExHiB rs ExL 1ASOALL-nuLowic
M. COMPOSITE EXHIBIT
1. General Composite Exhibit-Exhibit M-1 shows a collection of environmental considerations.
Soils were not included since all three soils groups,though each dictating a different design
in terms of load-bearing or landscaping, are suitable for development.
a. Hydrology-Engineered channel bottoms are shown as well as an unprotected area
on the north parcel and an undeveloped side-wash area on the south property
flowing into the Rooney Wash.
b. Topography-Areas having slopes in excess of 25 percent are shown. These areas
would dictate restricted low density development or should remain undeveloped.
c. Vegetation and Wildlife - The high density vegetation areas (and accompanying
wildlife habitats) are shown.
125865.1
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CHARACTERISTICS
HYDROLOGY: ENGINEERED CHANNEL BEDS AND FLOOD PLAINS
TOPOGRAPHY: SLOPES OF GREATER THAN 25%
VEGETATION: AREAS OF HIGH VEGETATIVE DENSITY
EXHIBIT M- 1 :
COMPOSITE MAP
CONTAINS NO ABOVE CHARACTERISTICS
1”=640'
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L!19105TPARcas H Ano l\PAD Dc +f\PAD Ewers\DNI Ccuposrmowc
SECTION II
LAND USE PROPOSAL
A. PROJECT OVERVIEW
General Urban Land Use Strategy-The Town of Oro Valley General Plan"Focus 2020"recognizes
that lands in the immediate vicinity of Oracle Road and North First Avenue are appropriately
projected to be higher density urban and commercial developments than lands away from the
intersection and the contributing corridors. It is the intent of the proposed PAD that there be created
a high quality and discernable Oro Valley Town Centre which focuses on that major intersection
which also is located near the very geographical center of the Town's projected incorporated area.
The proposal is for a commercial core which includes residential, office, hotel, retail, restaurant and
entertainment facilities, medical facilities, and neighborhood convenience retail. The mix of uses is
not only intended to extend the times during which the center is active, but also to maximize the use
of amenities and infrastructure in a series of often non-conflicting peak periods of demand. The
land use mix also is designed to create a destination critical mass for services and a potential urban
synergy. Because of the nature of the street and drainage network, the project is primarily
segmented into commercial/office/apartment uses north of the proposed Pusch View Lane
extension and single family residential south of the proposed Pusch View Lane extension. Exhibit
AA-1, Preliminary Conceptual Site Plan, demonstrates the general land use proposed for the
development.
The Land Use Plan for this project has been developed based on design principles of the New
Urbanist Movement. These include pedestrian scale, pedestrian access and movement, traffic
control via physical barriers, mix of retail with residential and office, and access to natural open
space. The primary focus of the development is an old "main street theme" which features on-
street parking, buildings located close to the street,office and apartments above the retail uses with
sit down restaurants focused around a village commons area. Buildings are architecturally "four
sided"with parking located in small groups on all four sides of the buildings. Landscaped pedestrian
pathways connect the various retail areas emphasizing the importance of pedestrian movement
rather than automobile movement. The design principles of New Urbanism will be further utilized to
evaluate the Development Plan and Architectural review for each individual building.
125865.1
AA-1
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W LB 08.06.2002
GroupWLB NO.181057-A007
L'\181057\PARcns H AND I\PAD DocIA406\PAD EJwerts\ExAA2fusc11 VIEW LANEOMRi
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L'\181057\PARcas H AND I PAD Docuiew PAD EXHIBITS\DA...,SFcnor1S.DWG
B. COMMUNITY GOALS AND POLICIES
Goals
1. To create a master planned community which effectively serves the Town of Oro Valley as
an efficient and discernable "center," or commercial core, and which is compatible with
surrounding uses.
2. Through the comprehensive planning approach on a significantly large, centrally-located
tract, establish an economically viable critical mass of urban services to cause it to be a
regionally important commercial destination.
3. Through the PAD process, comprehensively plan higher development intensities on
environmentally sound sites while planning lower densities or eliminating development
altogether where slopes and unique vegetation warrant.
4. Through a master planned urban design, position and develop elements to maximize views,
minimize the loss of views of adjacent land uses and create a very"readable" urban texture
or"sense of place" and "function."
5. Through the vegetation and landscaping plans, create and preserve excellent microclimates
which become quality amenities for tenants,customers,and other visitors while perpetuating
the sense of"indigenous" Arizona upland landscape.
6. Through the use of sensitive grading plans and re-vegetation, create and treat cut slopes
such that they will appear not to have been disturbed.
7. Through vision, experience, and creativity, develop an excellent commercial core which is
effectively new, exciting, and different to the extent that it offers a distinctive and excellent
alternative to other business, retail, and residential areas in the northern Tucson
metropolitan region.
Policies
1. Oracle Road Scenic Corridor Overlay District - The subject parcel is located within the
jurisdiction of the Oracle Road Scenic Corridor Overlay District(ORSCOD); therefore, it is
subject to the provisions of that overlay district. The Oro Valley Town Centre PAD controls
and coordinates approximately 141 acres in this corridor. With a few exceptions, this PAD
complies with the ORSCOD. The primary exceptions involve five areas, listed as follows:
building heights, setbacks along Oracle Road, floor area ratio, free-standing building pads
and landscape/screening treatment standards.
As stated in the ORSCOD, the intent of the ordinance is to establish the physical form and
continuity of character in the ORSCOD before uncoordinated development occurs,depriving
the area of its natural scenic beauty. The scenic beauty presented by the corridor consists
125865.1
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primarily of the background views of the Santa Catalina Mountains and Pusch Ridge. This
commercial portion of this project strives to protect these views by placing buildings and
other site improvements in the valleys, thereby preserving ridge tops in their natural
condition.
The rationale for deviating from ORSCOD in these four areas is discussed below:
a. Height Limitations-The Oro Valley Town Centre at Rooney Ranch proposes various
building heights necessary for one,two and five story development appropriate for a
strong commercial core in a mixed-use neighborhood/community commercial land
use designation. However, ORSCOD restricts the heights of buildings within 300
feet of the Oracle Road ROW to 18 feet. This limitation would severely constrain
implementation of the General Plan and PAD policies.
Also, based on the results of the View Corridor Analysis completed for Oro Valley
Town Centre, a minimum of 60% of the frontage to a depth of 300 feet along the
east side of Oracle Road will be maintained as a view corridor and will not be
used for building purposes. Although the buildings within 300 feet will, under this
proposal, exceed 18 feet, they will not negatively affect the view corridors.
b. Setbacks-The apparent intent is to preserve both foreground views and background
views of the mountains. There are areas along Oracle Road where a 100-foot buffer
is appropriate. Those areas are where the viewshed is at essentially the same
elevation as the roadway. In the case of Oro Valley Town Centre at Rooney Ranch,
the viewshed is the background views of the Santa Catalina Mountains and Pusch
Ridge beyond the site.The dense vegetation located in a 30 feet wide strip adjacent
to the right-of-way, which will for the most part be retained, limits the foreground
viewshed. It is the intent of the Oro Valley Town Centre at Rooney Ranch to
preserve this strip of natural vegetation as a part of the overall effort to preserve
significant natural vegetation on the site. In short, this PAD proposes a 30-foot
enhanced landscape buffer adjacent to the east right-of-way line of Oracle Road.
c. Floor area ratio—The ORSCOD permits a floor area ratio (FAR)of.25 for sites two
acres or larger. The FAR of the Oro Valley Town Centre, based on the total square
footage shown on the TDP, and further based only on the net commercial acreage,
is approximately.29. However, the approximate FAR,when including the 66 acres
of open space designated within this project, is .12. The purpose of these
calculations is to demonstrate that this project is sensitive to the natural environment,
through both the preservation of open space and the placement of commercial
development in areas requiring little topographic manipulation. As such, the large
amount of open space within the project as a whole will offset the proposed ceilings
for FAR (.40 in Parcel H and .35 in the commercial portion of Parcel I).
d. Free-standing building pads—The ORSCOD states that free-standing building pads
only be permitted with a minimum of 50,000 square feet of gross floor area in the
principal structure. The changes proposed to this timing issue are specifically
addresses in Section (II)(B)(8).
e. Landscape/screening treatment standards—This PAD complies with the ORSCOD
landscape standards and guidelines with the one exception. The ORSCOD requires
125865.1
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that within 100-feet of the Oracle Road right-of-way, tree species be restricted to the
following: Blue and Foothills Palo Verde (Cercidium floridum and C. microphyllum),
Mesquite (Prosopis spp.) and Ironwood (Olneya tesota). It further states that all
introduced shrubs, accents and ground covers shall comply with the Oro Valley
Approved Plant List.
Oro Valley Town Centre will announce its entries in part through the use of
vegetation. As a means of creating visual interest and a unique identity for the
project, each entry to the project will have a unique blend of plants and will have its
own unique species of tree. In order to accomplish this, trees other than those
identified in the ORSCOD must be located within 100-feet of the Oracle Road right-
of-way. The species proposed are discussed in detail in Section (II), (E) of this
document.
2. Hydrology—With any form of development comes the compaction of soils and the coverage
of surfaces with impervious materials, both of which tend to reduce the ability of the ground
to absorb rainfall in addition to accelerating runoff. The Oro Valley Town Centre PAD is
unique in the sense that, for typical rainfall events, the runoff from the proposed
development areas have a sufficient opportunity to be absorbed locally in the sand channel
which transects the site(Rooney Wash). In the less common rainfall events where intensity
and duration are considerable, the ground will become saturated and cause runoffs
comparable to developed surfaces. In any event, it shall be the policy of the PAD to adhere
to the following:
a. Not to disturb surfaces and vegetation in areas which will remain undeveloped.
b. Outside of roofed areas, streets, parking areas, and sidewalks, to minimize the use
of impermeable materials on the surfaces of the developed areas.
c. To develop local retention in swales and other re-vegetated open spaces following
the completion of development.
d. On larger local drainageways (in excess of 500 cfs) where stabilized side
embankments may be needed to protect against erosion,the channel bottoms will be
designed to maximize infiltration by leaving them as sand and gravel, cobbles, native
vegetation, or a combination of the three.
e. On smaller local drainageways (less than 500 cfs), the design will accommodate
maximum infiltration by utilizing stone, gravel and sand, and vegetation where
feasible. Where not feasible, drainage may be through underground pipe systems.
f. It is the intent of Canada Del Oro Partners to bridge or cross both Rooney Wash and the
unnamed wash coming from the El Conquistador Resort to the south in several places.
These crossings may be in the form of clear span bridges, box culverts, pipe crossings
or dip sections as required by the hydrology report, and in compliance with OVZCR and
the Town's Floodplain Management Ordinance. Crossing shall be for either pedestrians
or vehicles.
g. The developer shall be required to submit the supporting engineering studies and plans
for a Flood Insurance Rate Map amendment to the appropriate local government to
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facilitate the CLOMR and LOMR prior to the issuance of a building permit in any area
affected by the map revision.
3. Grading—Recognizing that since the adoption of Rooney Ranch Oro Valley Center PAD in
February 1989, the Town of Oro Valley has adopted numerous grading ordinances and
revisions to those ordinances. The intent of these ordinances and their revisions have been
to protect our Sonoran Desert and to assure that any disturbance of the existing landscape
would be mitigated. That is also the intent of this Grading Standard for Rooney Ranch Oro
Valley Town Centre. This Grading Standard adopts the current Oro Valley Grading
Ordinance with only a few exceptions. These exceptions are Section 15-401 A and Section
15-405 of the Oro Valley Zoning Code Revised.
In large part, Area H and the majority of Area I comply with Chapter 15 of the Oro Valley
Zoning Code Revised, Grading Ordinance, with the possible exception of Section 15-409,
Phased Grading.
Given the nature of Parcel I, it will be necessary to make cuts and fills which exceed the
limitations of Section 15-401A. A grading plan for Parcel I is included in this PAD. Once
approved by Council, it shall serve as the Grading Concept by which any subsequent
development must comply and adhere. This plan shall be accompanied by a landscape
mitigation plan defining mitigation procedures for exposed slopes.
With regard to Section 15-405, 25 percent slopes will be mapped and any encroachment will
be mitigated on a 1:1 basis via a set-aside of land with slopes less than 25 percent.
These considerations will allow the site to be developed and at the same time avoid scarring
and other adverse visual impacts from cut, fill and any other type of ground disturbance.
It should also be noted that approximately 60%of Area I will remain in a natural, undisturbed
condition. A portion of this undisturbed area will act as an approximately 800-foot buffer
yard between the proposed residential development in Area I and the existing residential
communities to the east of the subject property.
Refer to section (II)(D)for a detailed discussion of the grading concept.
4. Landscaping —The more specific criteria for re-vegetation of areas disturbed by approved
grading follows the development proposal. However, from a general policy standpoint:
a. All trees that can be reasonably salvaged will be transplanted by tree spade
immediately to a landscape buffer area along a nearby roadway where final plans
allow it to be left as a permanent part of the landscape. These trees will be irrigated
over a couple of seasons to allow them to become established and acclimated to
survival on rainfall.
b. All other more local development projects will salvage trees from the building pads
and move them to local parking islands and landscape areas by tree spade, thus
utilizing the PAD area as its own nursery.
c. Salvageable trees that cannot be spaded shall be side-boxed.
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d. Common Bermuda grass, mulberry trees and olive trees are specifically excluded
from use in the landscaping of this PAD.
e. For re-vegetation purposes, installation of long-term irrigation subsequent to the
removal of temporary irrigation may be required.
f. Along Oracle Road there shall be a 30-foot landscape area(except at vehicle access
points). One-third of the required landscape strip may be provided within the public
right-of-way if approved by the Arizona Department of Transportation, the Zoning
Administrator, and Town Engineer. Where Rooney Wash is adjacent to Oracle
Road the wash in its existing state may serve as the 30-foot landscape area.
g. Along Pusch View Lane there shall be a 20-foot landscape area except at vehicle
access points.
h. For the purpose of this PAD, natural open space is defined as any natural,
completely undisturbed, desert area. Landscaped open space shall include all
landscaped plazas, grass and trees, fountains, landscaped sidewalks within a
landscaped setting, sitting areas,and landscaped areas exclusive of parking areas.
Within the landscape strip along Oracle Road and Pusch View Lane rights-of-way,a
three-foot high berm or a three-foot masonry wall, or both, will be required.
5. Setbacks
a. Building setbacks shall be 5 feet from the Pusch View Lane right-of-way and 30 feet
from Oracle Road right-of-way.
6. Building Height
a. For the purpose of this PAD and due to landform situations, building heights will be
considered as the distance from finish grade to the top of the roof (ridge) or as
otherwise depicted in the OVZCR. Mechanical penthouses must be set back from
the edge of the roof more than 10 feet.
b. Architectural elements such as campaniles, clock towers, and steeples are
encouraged. They may be freestanding as a campanile might be, or more
commonly as an integrated part of a building or building group. They may be taller
than the surrounding structures, not to exceed ten feet above the maximum building
height.
c. Building heights shall be as defined by the Oro Valley Zoning Code Revised except
C-1 uses shall not exceed 35 feet and hotel uses shall not exceed 75 feet exclusive
of architectural elements.
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7. Signs
a. Signs shall comply with the Oro Valley Zoning Code Revised. A comprehensive sign
plan shall be developed for Oro Valley Town Centre and will comply with Section 12-
104 of the OVZCR. The comprehensive sign plan prior will be submitted prior to
obtaining any sign permits for the property.
8. Phasing
a. The phasing of the project will be a combination of the following buildings and site
infrastructure:
Proposed Phase Associated Phase
A, B, C, or E Main Street; D and F or D and H or F and G or H
and I
L J or K
Plaza
0, M, or N Pusch View Lane
Main Street
J or K Plaza
P, Q, R, S Pusch View Lane; 1st Avenue motor bridge over
Rooney Wash
Residential Pusch View Lane
b. A pedestrian master plan with associated landscaping and amenities is to be submitted
with the first phase Development Plan and Landscape Plan.
9. Public Improvements
a. Assessments. CDO intends to participate with an Oracle Road Improvement District
under the following conditions:
1. No residential properties will be assessed as part of the District.
2. Any assessment of the commercial properties is contingent upon the
adoption of this PAD.
3. Assessments are to be based solely on the zoning allowed by this PAD.
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b. The developer shall dedicate the proposed extension of Pusch View Lane from
Oracle Road to the east abutment of the bridge over Rooney Wash. All other
internal roads shall remain private.
c. The developer shall participate on a pro rata basis with respect to the right-of-way
improvements, including right-of-way dedication, additional ingress/egress lanes,
additional travel lanes,and installation of medians and landscaping as defined by the
Oracle Road Improvement District, and based on improvements recommended by
the traffic impact report for this project.
10. General PAD Administration
a. All significant changes to the Oro Valley Town Centre at Rooney Ranch PAD shall be
submitted to the Planning Commission and the Mayor and Council as amendments to
the PAD in accordance with Article 3-1 of the Oro Valley Zoning Code Revised. Any
proposed changes to the PAD shall be submitted to the Planning and Zoning
Administrator, who shall review the item and ascertain whether or not the change is
significant based on the following criteria, 1 through 5. The Planning and Zoning
Administrator may send any change to a hearing by either DRB and Town Council or
Planning and Zoning Commission and Town Council. The representatives of the La
Reserve Home Owner's Association will be notified in writing of any request made for
any change to the PAD including any change requiring administrative review; they will
have the opportunity to respond to such a notice and to participate in any such request
for change.
For the purposes of the PAD, significant changes shall include, but not be limited to,
the following:
1. Any change to the permitted use. Permitted uses shall mean the primary
and alternative uses contained in the PAD submittal.
2. Any change, modification or deletion to an approved PAD policy.
3. Any change to the development standards or zoning conditions set forth in
the PAD, including proposed changes to height, setbacks, open space
requirements, parking,floor area ratios, and density, as defined in this PAD.
4. Any change to the Tentative Development Plan(TDP)included as part of this
rezoning which would vary any material terms or conditions of the rezoning,
which would modify any proposed density standards, any kinds of street or
land improvements proposed affecting the standards for vehicular circulation,
signs and nuisance controls intended for the development. DRB shall also
review changes to the TDP.
b. Nothing in this section shall be deemed to authorize the Planning and Zoning
Administrator to modify or approve any aspects of development reserved to the
Development Review Board pursuant to Article 3-3 of the Oro Valley Zoning Code
Revised.
125865.1
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c. All development plans, preliminary plats and submittals shall conform to the standards
contained in Oro Valley Zoning Codes in effect at the time of that submittal which are not
specifically modified by the provisions of the PAD.
d. Where an interpretation of the PAD is required, OVZCR Section 1-502(1) shall govern.
e. The Oro Valley Town Centre PAD may be amended from time to time. Proposed
amendments shall be submitted by the owners of a development area to the Planning
Commission and Town Council as outlined in Article 3-1 of the Oro Valley Zoning Code
Revised.
f. If any provision, sentence,clause, section or subsection or phrase of this PAD is for any
reason held to invalid or unconstitutional,such decision shall not affect the validity of the
remaining portion or portions of this PAD.
g. Where the PAD document is silent on an issue, OVZCR shall prevail.
11. Development Plan Review
a. The PAD shall be implemented through Development Plan review as provided in the
OVZCR, Articles 3-3 and 4-5. The developer shall have the ability to determine the
extent of any area to which a development plan will apply, subject to the
requirements that such individual development plans shall be consistent with and
implement the Tentative Development Plan (TDP).
The PAD will be approved with the TDP, and final development plans will be
processed for individual portions of the PAD area as they are developed.
125865.1
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C. PLANNED AREA DEVELOPMENT PROPOSAL
General Keeping in mind the mixed use/commercial core concepts discussed in the Project
Overview Section, the Proposal Section deals specifically with the areas of
development, their primary uses, and the alternative uses as well as development
criteria.
125865.1
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Area H
Area H is proposed to be a regional Commercial Center. The more intense commercial activities
front on Oracle Road and Pusch View Lane near the intersection. The land use mix includes retail,
including outdoor sales, theaters (movies and live)financial institutions, convenience uses, office,
multi-family and hotel. No more than three "Convenience Uses" as defined in the Oro Valley
Convenience Use Ordinance shall be allowed.There shall be no fast food, drive-through or drive-in
restaurants, gas stations, or car washes allowed unless specifically permitted by Mayor and Council.
The area contains approximately 45.7 acres (27.7 acres of Parcel H and 18 acres of Parcel I).
Primary Uses Restaurants, Hotels/Motels, Financial Institutions, Health Club, Lounge,
Retail Center (C-2) including Outdoor Display, Theaters (including movies
and live performances), Retail/Convenience Use subject to OVZCR
Convenience Use Ordinance 9-110 (except 9-110Q), Multi-Family
Residential, Business and Professional Offices. Convenience Uses shall not
require a conditional use permit, as the policies and conditions of the Oro
Valley Town Centre PAD negate the need for a conditional use permit.
Development Criteria
1. Setbacks -
a. From Oracle Road right-of-way- 30 foot minimum.
b. From Pusch View Lane right-of-way- 5 foot minimum.
2. Building Heights-Maximum of 35 feet for all buildings within 100 feet of Oracle Road. Hotel
uses shall be limited to a 75 foot maximum height. Maximum height of all campaniles,clock
towers,or other significant vertical architectural statements shall not exceed ten feet beyond
the maximum height of the building.
3. Maximum Density- Floor Area Ratio of .40. Floor Area Ratio is the ratio of gross building
floor area to the net lot area of the building site.
4. Minimum Landscape Requirements-25 percent(subject to"I"of the Landscape Policy). No
buffer yards will be required between similar uses. A minimum 15 foot Buffer Yard A shall
be located along the rear property line. A 6 foot high wall shall be constructed the full length
of the rear property line next to La Reserve, with landscaping provided on the Oro Valley
Town Centre side of the wall as well as the La Reserve side of the wall. The landscaping on
the La Reserve side of the wall shall be consistent with the existing La Reserve landscaping
and color scheme.
5. Parking Requirements— Parking shall comply with OVZCR Chapter 27.
6. Outdoor Displays -with the following conditions:
a. Subject to OVZCR § 9-118.
b. The outdoor display area shall be clearly delineated by architectural features, and
shall be screened by significant architectural elements such as arcading, columns
125865 1
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etc. A minimum 6-foot wide sidewalk area shall remain clear for pedestrian
circulation. Outdoor displays shall not be permitted within 6 feet of the entry doors.
c. No items in the outdoor display area shall exceed six feet. Plants, shrubs, trees,
landscape display presentations, and items with significant vertical elements.
d. No outdoor display items shall be left out overnight. Plants, shrubs, trees, and
landscape display presentations are exempt from this requirement.
e. Outdoor storage of items is prohibited. Delivery items shall be placed within the
store by the end of the business day.
f. Seasonal outdoor sales events, such as Christmas tree sales, outside of the
designated outdoor display area shall be subject to a Special Use Permit under the
OVZCR.
g. Outdoor display signage shall not include fluorescent or iridescent colors, and shall
be limited to four square feet in size per display.
h. Review and Regulation of Outdoor Displays - Outdoor displays shall be subject to
the review and regulation of the Planning and Zoning Administrator of the Town of
Oro Valley. A violation of the above outdoor display criteria shall result in a written
violation notification addressed to the store manager.
Upon a violation of the outdoor display criteria, the offending party will be given a
written notice of violation, and a copy of the notice shall be posted on the offending
item(s). If the violation is not corrected within 72 hours, the offending party shall be
issued a citation, and a copy of the citation shall be posted on the offending item(s).
Upon five citations within a one-year period the Planning and Zoning Administrator
shall review the outdoor display privileges of the offending party,and the party will be
notified in writing of the review. The Planning and Zoning Administrator may
suspend or revoke the outdoor display privileges of any or all items of the offending
party. The Planning and Zoning Administrator will notify the party in writing of his or
her decision within two weeks of the notice of review of outdoor display privileges.
The decision of the Planning and Zoning Administrator may be appealed to the
Board of Adjustment.
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Area I
Area I is proposed as single family development of medium to medium high density. The area
contains 85.6 acres.
Area I Residential/Recreation 85.6 acres
Primary Uses Recreational facilities(HOA maintained)and single family residential
Alternate Uses General office, including medical, medical laboratory, real estate,
financial and other uses approved by the Planning and Zoning
Administrator.
Development Criteria
1. Setbacks - Office - Front- 5 feet
Rear- 10 feet
Side - 5 feet
Residential - Front- 20 feet
Rear- 12 feet
Side - 5 feet (corner lots add 5 feet), 0 feet for patio homes or
attached units.
2. Building Height- Office - 30 feet; Single family attached residential - 25 feet; Single family
residential - 25 feet. Residential area patio homes closest to El Conquistador shall be
limited to single story.
3. Maximum Density/Floor Area Coverage-Office- .35; Single family attached residential-10
units/acre; Single family residential - 4-8 units/acre.
4. Minimum Landscaping Requirement-25 percent of gross land area. A minimum 100 foot
natural buffer yard shall be required along the ROW for Oracle for residential development
and a 30 foot enhanced buffer yard along the ROW for Oracle Road shall be required for
office development.
5. Parking Requirement- Per Oro Valley Zoning Code, Revised.
6. Outdoor Displays -There shall be no outdoor displays.
125865.1
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D. CONCEPTUAL GRADING CONCEPT
1. General - All of the areas of the Oro Valley Town Centre will have some building pad and
surface drainage alterations as would any typical development project. This section of the
PAD proposal, however, will address a more complicated and comprehensive grading
concept which specifically impacts on the following areas:
A. Area H
B. Area I
The following grading standards(demonstrated in graphic format in Exhibits DD-4 thru DD-
8) apply to Oro Valley Town Centre at Rooney Ranch:
• The general thrust of the grading concept is to utilize contour grading and
landscaping techniques in the creation of cut slopes to achieve appearances that
emulate natural, undisturbed slopes.
• All disturbed areas with 3:1 slopes or less will be re-vegetated or landscaped to
control dust and stabilize the slope. The intent is to restore disturbed slopes to a
condition that emulates the pre-disturbed condition. The methodology used shall be
consistent with the requirements as outlined in Exhibit DD-7. This methodology
involves planting disturbed slopes with a minimum of 20 trees, 40 shrubs and 45
accents per every 10,000 square feet of graded area.
• 25 percent slopes will be mapped and any encroachment will be mitigated on a 1:1
basis via a set-aside of land with slopes less than 25 percent.
• Long slopes will be designed to include bench terraces. Terraces, walls or other
approved treatment shall be required for cut and fill slopes greater than 10 feet in
height. Refer to Exhibit DD-9 for a depiction of a terraced retaining wall.
• The overall shape, height and grade of any cut or fill slope will be designed to
simulate the existing natural contours and scale of the natural terrain of the site.
• In situations where cut or fill slopes are greater that 5 feet in height and exceed 100
feet in length, the contours of the slope will be manipulated and curved in an
undulating fashion in order to reflect the natural terrain.
• Rounded edges and smooth transitions will be utilized so that grading blends into the
existing topography.
• Careful site planning will minimize the potential for erosion, flood hazards or
unsightly scars.
• Vegetation in the bottom of the fill areas will be salvaged and reused on re-
sculptured cut embankments and along rights of way.
125865.1
DD-1
• This project will be developed in phases; grading of the site will follow these phases,
ensuring that only areas under immediate development are disturbed. Furthermore,
all graded areas shall be re-vegetated, stabilized and/or constructed prior to the
expiration of the grading permit. If any portion of the phase is not developed within
12 months, the salvaged vegetation not used on the developed portion of the site
shall be replanted on the undeveloped portion of the site.
• Cut slopes will be sculpted and re-vegetated to emulate naturally existing slopes.
• The vegetation of the filled tracts along the street rights of way will dramatically
improve their appearance over existing conditions.
• Variety in undulating slope banks and gradients will assist in the creation of slopes
with natural appearances.
• Seeding and erosion control techniques shall be employed, such as wood fiber
hydromulch, drilled seed with straw mulch and jute matting.
• Where possible, shielded cuts will be utilized.
2. Areas H & I No localized slope in Areas H & I in excess of 25 percent, as designated by
Exhibit B-1, topography and slope analysis may be graded or disturbed, except as provided
in the attached grading plan. It is recognized that Exhibit B-1 may not be completely accurate
and the developer shall resubmit a more accurate exhibit at the time of Development Plan
submittal or Tentative Plat submittal, which depicts all 25 percent or greater slopes. This
exhibit shall be based on an in-field survey and staked in the field for review and verification
by the Town Engineer prior to approval of development.
Slopes in excess of 25 percent in Areas H & I may be graded as shown on the attached
grading plan.
In large part, Area H and the majority of Area I comply with Chapter 15 of the Oro Valley
Zoning Code Revised, Grading Ordinance, with the possible exception of Section 15-409,
Phased Grading.
It should also be noted that approximately 60%of Area I will remain in a natural, undisturbed
condition. A portion of this undisturbed area will act as an approximately 800-foot buffer
yard between the proposed residential development in Area I and the existing residential
communities to the west of the subject property.
3. Average Cross Slope: The average cross slope for the site has been calculated as follows:
ACS = 2 (Contour Interval) x 523,081 (Length of Contour Lines) x .0023
141.1 (Area in Acres)
= 17.04%
125865.1
DD-2
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EXHIBIT DD-3: APPROXIMATE GUT & FILL, AMOUNTS
(SOUTHEAST Q UA
DRAIN OF COMMERCIAL, AREA)
TOTAL ADJUSTED CUT: +35,000 CU.YDS. NOT
TOTAL ADJUSTED FILL: ±90,000 CU.YDS. TO SCALE
IMPORT REQUIRED: ±55,000 CU.YDS. ,N
The (IMPORT TO BE RECEIVED FROM SOUTHWEST QUADRANT) Mr
WLB _04.20.2002
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EXHIBIT
DDC: GRADING AMID TERRACING
TECHNIQUES
The WL9 ,,,
WLBWLB L11etceTPoaaasH No nAw DATI ar, Minium I DM
Group
DD-8
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/
BUFFERYARD REQUIREMENTS FOR GRADED AREAS
Minimum of 12 trees per every 10,000 square feet of graded area
Minimum of 30 shrubs per every 10,000 square feet of graded area
Minimum of 35 accents per every 10,000 square feet of graded area
• Planting palette shall conform to the approved Oro Valley Zoning Code, Chapter 2,
Addendum "A-1", Oro Valley Approved Plant List(All Areas).
• Planting scheme (spacing, density, grouping, selection, etc.)is intended to emulate
the existing natural environment.
• Top 4-6"of inert soil to be removed, stored, and reapplied after installation of landscaping.
EXHIBIT DD-7: CONCEPTUAL, PLANTING
PLAN FOR GRADED AREAS
1"=20r
iN
NW
The WLB VVLB No. ., ,,�7
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=
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Natural Grade . " •s,117,, ', , / iffiti.L \--
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ile
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EXHIBIT DD-8: TERRACED
RETAINING WALL
1/4"=1'
\
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WLBW1113 Mr
L11e1061 casHuoMAD oa,p erfimnal taws
Group
DD-10
E. PROJECT DESIGN CRITERIA
The purpose of these design guidelines is to provide an overall framework for development and to
create a cohesive project at Oro Valley Town Centre. The guidelines will provide standards for
architectural style, landscape standards, height, colors,exterior materials,a process for approval for
all development projects and construction regulations.
1. ARCHITECTURAL DESIGN CRITERIA
a. Statement of Intent:
The architectural style for Oro Valley Town Centre at Rooney Ranch is intended to contribute to and
create of a sense of place. The architectural flavor for this project will include specific elements that
create a pleasing and attractive quality to the buildings. The character of the architecture is regional
in form, derived from the regional historical styles. The intended project architectural character is
illustrated by the rendering of commercial/retail and office buildings, Exhibit EE-3. Building forms
respond to and support the planning concepts,functional uses,environmental conditions and views
toward the Catalina Mountains.
b. General Commercial Zone Design Criteria
The criteria discussed in this section apply to all architectural elements contained within the Oro
Valley Town Centre Commercial Zone.
i. Design Standards
• Buildings will respond to their proposed use with a combination of massing, shapes and
materials that will create an authentic,enjoyable place for shopping,working or relaxing.
• All buildings should have proportions and an overall scale that relates to the pedestrian.
If the building height exceeds 18 feet, molding,trimming, and/or running relief work shall
be applied to the façade between 15 and 20 feet above-grade to break up the building
elevation. An over-head shade structure may be used to meet these criteria.
• Building placement is such that it creates outdoor spaces where people may gather for
activities
• The base of buildings shall be accented by a transition in material, an applied molding,
pedestal, and/or plinth.
• Buildings shall be placed close to the adjoining street and any breaks between buildings
shall be wide enough to allow for pedestrian movement while at the same time restricting
vehicular access. Where necessary, pedestrian sidewalk may be widened to allow for
outdoor restaurant seating.
• Buildings are to use a multi-color palette to enhance the architectural detailing of the
facades, i.e., reliefs, cornices, architraves, friezes, lintels, sills, trim, applied columns,
pilasters and blind arcades.
EE-1
• Finished building material must be applied to all exterior sides of buildings and
structures. Each material will be used to express its characteristics in an appropriate
manner with colors and textures compatible with the natural surroundings and other
buildings and structures in the general vicinity.
• Flat roofs shall have a parapet that extends past the roofline and must hide all vent pipes
and other mechanical systems protruding above the plane of the roof. Parapets must
have an entablature consisting of a cornice, frieze and architrave. The cornice and
architrave must be distinguishable from the frieze and the rest of the building by a
change in material and/or color. Colors with a low light reflectivity value shall be used on
flat roofs.
• Fenestrations should be recessed to allow a break in the building façade and provide
articulation. All openings should be accented by trim, lintels, and/or sills, which should
be accentuated by a different use of materials and/or color. Fenestrations should
comprise the majority of the main entry elevation.
• Entryways should be recessed to break up the main building façade and should utilize
archways and vaulted ceilings to provide further articulation.
• Where pedestrian access is planned,overhead shading should be provided. Acceptable
shading strategies include overhead vegetation, awnings, trelliswork, arcades or a
variation thereof. This will provide weather protection and further serve to articulate
building facades and streetscape character.
• Roof lines will vary through elevation changes.
• Heights and massing should be varied in order to provide visual relief and to maintain
views.
• Color selection is to reflect the rich and varied colors of the desert.
ii. Exterior Colors
• Plans and specifications submitted to the Architectural Review Committee must include
detail of the exterior color scheme including all exterior surfaces. Exterior surfaces must
be compatible with the other buildings in the neighborhood.
• Any repainting or redecorating of exterior surfaces will also require submission of a color
scheme to the Architectural Review Committee for approval.
iii. Building Materials
• Finished building materials must be applied to all exterior sides of buildings and
structures. Each material will be used to express its characteristics in an appropriate
manner with colors and textures consistent with the architectural character of the project
and expressed in Exhibits EE-1, 2 and 3 and compatible with the natural surroundings
and other buildings and structures in the general vicinity.
EE-2
• Permitted exterior finished materials include plastered unit masonry, adobe,slump,split
or textured decorative block, and rough sawn wood. Other materials may be approved
by the Architectural Review Committee. Accent panels of wood or brick may be utilized
if approved by the Architectural Review Committee.
• Construction materials, such as tilt-up concrete, smooth-faced concrete block,
prefabricated steel panels, and other similar material shall be avoided, unless the
exterior surface is covered with an architectural treatment acceptable to the Architectural
Review Committee.
iv. Roofs
• "Built-up"type roof covering materials shall not be visible from view as determined by the
Architectural Review Committee.
• Generally acceptable roof covering materials shall be standing seam steel,concrete tile,
or clay tile. Other materials may be approved by the Architectural Review Committee.
Colors must conform to the overall natural desert color palette and must be approved by
the committee.
• Overhead screens, shade covers, patio roofs, and other similar structures shall be
constructed of materials and color to match or complement the main roof.
• Colors and materials with a low light reflectivity value(not to exceed 50%)shall be used
on flat roofs.
• The exterior visible portion of a skylight must be bronze or a similar dark color to blend in
with the colors of the roof. The interior of the skylight may be white or a light color.
• All vent pipe stacks and any equipment protruding above the plane of the roof and visible
from neighboring property must be painted and/or screened to match the roof as
approved by the Architectural Review Committee.
c. COMMERCIAL ZONE — SPECIFIC AREA CRITERIA
The criteria discussed in this section are specific to sub-areas with the Oro Valley Town Centre and
include the mini-department store area, the hotel area and the main street area.
i. Mini-Department Store and Hotel Area
These two areas have been grouped together due to the relative similarity in size of the
proposed buildings.
In addition to the general criteria outlined Section (E)(1)(b)(i)— General Commercial Zone
Design Criteria,the following additional criteria apply to the Mini-Department Store and Hotel
Areas:
EE-3
• Facades and Exterior Walls-The building shall be designed in such a way that reduces
the mass and impersonal appearance of the building and will provide visual interest
consistent with the character, identity and scale of Oro Valley Town Centre. Long
building walls shall be broken up with projections or recessions with depths of at least
three (3) percent of the façade length along all sides of the building.
• Detail Features - Provide architectural features that contribute to visual interest at the
pedestrian scale and reduce the massive aesthetic effects by breaking up the building
wall,front, side or rear with color,texture change,wall offsets, reveals or projecting ribs.
Utilize pedestrian-scale features at ground level, such as planters and benches.
• Entryways-The building design shall provide design elements that provide users of the
building orientation on accessibility and that add aesthetically pleasing character to
buildings by providing clearly defined, highly visible building entrances.
• For the mini-department store, OVZCR Chapter 16, Sections 16-103(4)(a-c)shall apply.
ii. Main Street Area
In addition to the general criteria outlined Section (E)(1)(b)(i)— General Commercial Zone
Design Criteria, the following additional criteria are proposed to apply to the Main Street
Area.
• Continuity of Architectural Forms and Elements and Recognition of Experience/Sense of
Place—The Statement of Intent and Overall Design Criteria(described earlier in Section
E of this PAD)provide the specific architectural guidelines for this area; however,due to
the presence of the main street area as a focal point within the development and due to
the fact that its elements serve significantly in the creation of a sense of place and
unique identity for Oro Valley Town Centre, its importance cannot be overstated. In
order to convey a character synonymous with a traditional main street theme, the
backbone of the development, this area depends heavily on architectural articulation,
attention to scale, connectivity of architectural elements and buildings that stand close to
the street for the establishment of a character synonymous with a traditional main street
theme. The intent of the area is to provide the user of the space, whether they be
moving through as a pedestrian or traveling through in a vehicle, with an experience
founded upon the design principles of New Urbanism. As such, it is particularly
important that the buildings in the main street employ as many of the design criteria
outlined in this section as possible.
• As a means of further guiding the development and creation of the main street
experience, photographs, character vignettes and an architectural rendering have been
included in this PAD as Exhibits EE-1, 2 and 3. These exhibits depict many key
architectural elements, including the following:
-Arcades and other shading strategies to serve pedestrians(both on street level and
second stories), such as awnings above window headers on the first floor, or
canopies along with landscaping to provide shade
-Variety of roof types and lines
EE-4
- Fenestrations and accent trim to provide building articulation
- Placement of buildings close to the adjoining street
-Variety of colors respectful of tones native to the desert environment
EE-5
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d. Residential Zone Design
i. Criteria
• Residential structures and community features shall be coordinated in architectural
materials, details and quality. Community features include bus recreational facilities and
pedestrian access features.
• Colors used on any buildings in the residential are shall not exceed 50% reflectivity
value.
• Building mass is probably the most prominent design feature of a project. The design of
attached residential units should avoid long, unbroken building facades without the use
of offsets as an integral part of the facade design.
• Interesting building massing can be achieved without superficial design elements
through the use of the following features:two-story structures can be combined with one-
story structures with the use of projecting balconies, recessed porches, entries and
enclosures.
• Units will be designed to have a low level profile and integrate into the natural terrain of
the site to minimize views from Oracle Road. Residential units highly visible from Oracle
Road shall not exceed 18 feet in height.
• Garage design shall comply with Section 16-1 of the OVZCR.
• Chimneys shall be compatible in materials to the accompanying structure.
i i. Roofs
• Roofs shall be colored to blend with surrounding geology.
• A range of roof forms and roof pitch adds an appealing visual context to the
community/streetsca pe.
e. Public Areas
i. Roadway Entries
• In the area where Pusch View Lane enters the site, an entry statement and sense of
arrival should be created through landscaping, Public Art, and/or monumentation.
• The entry to the residential area must be designed to have a sense of arrival by
incorporating monumentation, landscaping, or gates.
• Decorative paving shall be used at major intersections.
EE-11
ii. Motor and Pedestrian Bridges
• DRB shall review pedestrian and motor bridges for consistency with overall project
design
iii. Pedestrian System
• The pedestrian system within the project shall include amenities such as benches,
shade structures, and water fountains to encourage pedestrian use. Landscaping will
also be an integral part of the pedestrian system to offer shade and to define the trail.
• Pedestrian crossings of roads shall adhere to the standards as established by the
Manual on Uniform Traffic Control Devices (MUTCD).
f. Procedures
i. All buildings, roof types, designs, covering color and material, exterior building materials,
exterior colors (color chips to be submitted) and other improvements erected within Oro
Valley Town Centre must be approved by the Architectural Review Committee prior to
submittal to Town of Oro Valley or the commencement of construction.
ii. Preliminary architectural designs for all buildings and structures must be reviewed and
tentatively approved by the Architectural Review Committee prior to the preparation of final
plans to be submitted to the Town.
iii. The Architectural Review Committee encourages building designs and the use of
materials consistent with the architectural character of the project and expressed in Exhibits
EE-1, 2 and 3. Architectural design should also be sensitive to and compatible with the
natural desert environment.
iv. Developer shall control the Architectural Review Committee.
2. LANDSCAPE DESIGN CRITERIA
a. Statement of Intent:
The landscape architecture of the project, and specifically the types and placement of plants, is
a critical element in the creation of a sense of place. Through the use of different effects and
strategies to create several themes throughout the project, plants will serve to provide this
project with a unique sense of identity. For instance, the buffer yards around the perimeter of
the site will, in large part, adhere to the plant list found in the newly proposed landscape section
of the OVZCR. It is, however, in the interior portions of the project that a different palette is
proposed for this project. The proposed plant palette contains species of plants, some of which
are not indigenous to the Southwest or the Sonoran Desert; they are, however, recommended
by the following books widely used by Landscape Architects in dry climates:
"Plants for Dry Climates," by Warren Jones and Mary Rose Duffield
"Native Plants for Southern Landscapes," by Judy Mielke
"Low Water Use Plants," by Carol Shuler
EE-12
In order to create a hierarchy of vehicular passages within the project, a particular tree species
will be chosen to represent different areas of the project. For instance, the "main street" area will
have its own tree species which lines the vehicular passage and serves to further differentiate
the area from other portions of the site. Also, designed within the project are several courtyards
or plazas intended to attract pedestrians for sitting, gathering, or for passing through to other
areas of the project(see Exhibits EE-5 and 6). These areas will be enhanced through the use of
shade trees, lush-appearing shrubs and richly colored groundcovers. Turf will also be used in
these areas. In essence, the plants will contribute to the creation of microclimates, which are
especially desirable in heat of summer.
Project entries will also be enhanced through the use of vegetation. Each entry to the project will
have a unique blend of plants and will have its own unique species of tree. See character
sketch of entry monumentation and landscaping in Exhibit EE-4.
The landscaping of this project is not only functional, but is also a crucial element in the creation
of a sense of place. It will be used to announce arrival at the site, will serve to help move people
through the spaces and to serve to slow them down and cause them to sit and linger in others.
It will be compatible with and enhance the architecture of the project, helping to provide
definition of scale.
b. Guidelines:
i. Site Resource Inventory and Native Plant Preservation,Salvage and Mitigation Plans shall
be prepared and submitted to the Town of Oro Valley in accordance with the standards set
forth in Section 14 of the Oro Valley Code.
ii. All plant material is to be irrigated with an automatic underground drip irrigation system.
iii. Plant materials listed in Chapter 10 of the Oro Valley Zoning Code revised "Oracle Road
District Regulations" (p. 10-36) are required in the subject district and area acceptable
elsewhere as "native vegetation" except that palms may be permitted by the owner under
approved conditions such as in a heavily maintained and irrigated courtyard as a feature.
Allowable palms include: Mexican Fan Palm,Windmill Palm, Date Palm, Canary Island Date
Palm, Mediterranean Fan Palm, Pindo Palm, Mexican Blue Palm and the Sago Palm.
iv. Turf may be used in courtyard, patio, oasis, pedestrian and specialty areas. Overall, the
turf may not exceed 15 percent of the total landscape area.
v. Each parcel or lot within the overall site shall be landscaped similarly. Fifty percent of the
proposed plant materials shall match adjacent landscape areas within the project.
vi. All buffer yard walls shall be a maximum of 35 inches in height except along La Reserve
Drive where the wall shall be a minimum of 6 feet in height.
vii. The buffer yard walls shall be all the same color and material as selected by the Master
Developer. The walls adjacent to and facing La Reserve Drive will conform to colors
designated by the La Reserve Home Owner's Association architectural guidelines and
covenants, thereby creating uniformity with the existing walls within La Reserve.
EE-13
viii. Certain plants are specifically prohibited as they may be a fire hazard, an ecological
nuisance, an aesthetic detriment, or produce noxious seed and pollen conditions. They are:
• Conifers such as pines, cedars, cypress, or juniper(not indigenous in appearance).
• Noxious pollen producers such as olive trees, except"Swan Hill"olives, mulberry,all
varieties of citrus, and common Bermuda grass.
• Non-native grasses which may take over a landscape or serve as fuel for fires.
ix. General - It is the intent of the owner to further regulate landscape colors, materials, and
placement so as to achieve a very native and consistent environment throughout the PAD
area and the landscaping and color scheme present on La Reserve Drive.
x. All planting islands in the parking lot are to be a minimum of 5 feet wide.
xi. All roads in the development(See Exhibit AA-2 for example of cross-section of road)are
to be landscaped on both sides of the road with trees, shrubs and groundcover. The roads
are to be landscaped in such a manner as to achieve a "tree-lined boulevard" effect. As
such,tree spacing should be twenty-five feet on center. Landscaping shall not encroach into
the clear zones on Pusch View Lane.
xii. Strive to preserve washes in their natural condition.
xiii. Provide landscaping to complement site architecture, highlight the built environment,
define pedestrian circulation and announce building entrances.
xiv. Provide distinctive landscaping and hardscape at strategic key intersections and other
focal points.
xv. Place plant materials to maximize shade for pedestrians and to provide shade for
buildings to promote energy efficiency. Shade trees or arcades or shade structures shall be
provided at building entrances and along pedestrian ways throughout the project.
xvi. Utilize plant materials to screen undesirable views and parking/loading areas.
xvii. Water harvesting will be incorporated for pads and paved surfaces where possible.
xviii.Approved landscaping pursuant to landscape plan for each phase of development is to
be installed and maintained prior to the issuance of a certificate of occupancy,subject to the
following:
• A minimum 30-foot landscape buffer is required along Oracle Road.
• All areas, other than those covered by buildings or paving for required parking, shall
be landscaped or maintained as natural.
• Landscaping islands in accordance with the Town's off-street parking ordinance shall
be provided in all parking areas.
EE-14
• Existing vegetation along Oracle Road shall be preserved to the greatest extent
possible. A complete salvage plan per OVZCR Section 14-1 shall be prepared and
submitted with each development plan or tentative plat.
EE-15
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EE-18
EXHIBIT EE-9
ORO VALLEY TOWN CENTRE RECOMMENDED PLANT LIST
TREES: *Fraxinus greggii (10'-12')
Little Leaf Ash
Acacia abyssinica (Height: 15'-25')
Abyssinian Acacia *Fraxinus velutina (25'-30')
Arizona Ash
Acacia farnesiana (15'-25')
Sweet Acacia *Geijera parviflora (15'-20')
Australian Willow
Acacia smallii (15'-25')
Sweet Acacia *Jacaranda mimosifolia (30'-35')
Jacaranda
Acacia stenphylla (20'-30')
Shoestring Acacia Lysiloma candida (10'-15')
Palo Blanco
Acacia salicina (20'-30')
Willow Acacia Lysiloma thornberi (15'-20')
Fern of the Desert
Acacia willardiana (15'-20')
Palo Blanco Olea europaea "Swan Hill" (15'-25')
Swan Hill Olive
*Albizia julibrissin (15'-20')
Silk Tree Olneya tesota (20'-30')
Ironwood
Brachychiton populneus (30'-35')
Bottle Tree Pistacia chinensis (20'-30')
Chinese Pistache
Cercidium floridum (25'-30')
Blue Palo Verde Pithecellobium flexicaule (15'-20')
Texas Ebony
*Cercidium "Hybrid" (20'-25')
Desert Museum Pithecellobium mexicanum (20'-25')
Mexican Ebony
Cercidium microphyllum (10'-15')
Little Leaf Palo Verde Pithecellobium pallens (20'-25')
Apes Earring
Cercidium praecox (15'-20')
Palo Brea *Platanus wrightii (30'-40')
Arizona Sycamore
Cercis canadensis mexicana (10'-15')
Mexican Redbud Prosopis alba `Thornless' (20'-30')
White Mesquite
Chilopsis linearis (20'-25')
Desert Willow Prosopis chilensis (20'-30')
Chilean Mesquite
EE-19
Prosopis glandulosa (25'-35')
Honey Mesquite Agave colorata
Mescal Ceniza
Prosopis pubescens (10'-15')
Fremont Screwbean *Agave deserti
Desert Agave
Prosopis velutina (20'-25')
Velvet Mesquite *Agave geminiflora
Twin-flowered Agave
*Prunus cerasifera "Atropurpurea" (10'-
15') *Agave havardiana
Purple Leaf Plumb Harvard Agave
*Quercus buckleyi "Red Rock" (25'-30') *Agave lechuguilla
Red Rock Oak Lechuguilla
Quercus ilex (25'-30') *Agave murpheyi
Holly Oak Murphy Agave
*Quercus polymorpha (25'-30') *Agave neomexicana
Monterrey Oak New Mexico Agave
Quercus suber (25'-30') Agave ocahui
Cork Oak Ocahui Agave
Quercus viriginiana "Heritage" (25'-30') Agave palmeri
Heritage Oak Palmer's Agave
Rhus lancea (20'-25') *Agave parrasana
African Sumac NCN
Sophora secundiflora (10'-15') *Agave parryi
Texas Mountain Laurel Artichoke Agave
*Agave schidigera "Durango Delight"
SHRUBS AND ACCENTS: Durango Delight Agave
Acacia berlandieri *Agave toumeyana
Guahillo Toumey's Agave
Acacia constricta *Agave utahensis
Whitethorn Acacia Utah Agave
Acacia greggii Agave vilmoriana
Catsclaw Acacia Octopus Agave
*Acacia schottii Agave vitorriae-reginae
Schott Acacia Queen Victoria's Agave
*Agave chrysantha *Aloe dawei
Golden Flowered Agave Dawe's Aloe
EE-20
Aloe ferox Caesalipinia mexicana
Cape Aloe Mexican Bird of Paradise
*Aloe striata Caesalipinia pulcherrima
Coral Aloe Red Bird of Paradise
*Aloe vera Calliandra californica
Medicinal Aloe Baja Fairy Duster
Ambrosia ambrosioides Calliandra eriophylla
Giant Bursage Fairy Duster
Ambrosia deltoidea Calylophus hartwegii
Bursage Calylophus
Anisacanthus thurberi Carnegiea gigantea
Desert Honeysuckle Saguaro
*Aristida purpurea Cassia wislizeni
Purple Threeawn Shrubby Cassia
Asclepias subulata Celtis pallida
Desert Milkweed Desert Hackberry
*Asparagus densiflorus "Myers" Celtis reticulata
Myers Asparagus Netleaf Hackberry
Atriplex canescens *Chrysactinia mexicana
Fourwing Saltbush Damianita
Atriplex lentiflormis *Condalia globosa
Quail Brush Bitter Condalia
*Bacharris "Centennial" Cordia parvifolia
Centennial Coyote Bush Little Leaf Cordia
*Bacharris pilularis *Cycas revoluta
Dwraf Coyote Bush Sago Palm
Baileya multiradiata Dalea bicolor
Desert Marigold Indigo Bush
Bougainvillea spp. *Dalea capitata
Bougainvillea Golden Dalea
*Bulbine frutescens Dalea frutescens
Bulbine Black Dalea
Caesalipinia gilliesii Dalea greggii
Yellow Bird of Paradise Trailing Indigo Bush
EE-21
Dalea pulchra Euphorbia rigida
Bush Dalea Gopher Plant
Dalea versicolor Feijoa sellowiana
Wislizenus Dalea Pineapple Guava
Dasylirion acrotriche Ferrocactus wislizenii
Green Desert Spoon Barrel Cactus
*Dasylirion longissima Fouquieria splendens
Tothless Spoon Ocotillo
Dasylirion wheeleri *Gaura lindheimeri
Desert Spoon Gaura
Dodonaea viscosa Hesperaloe funifera
Hopbush Coahilian Herperaloe
Dyssodia acerosa Hesperaloe parviflora
Dyssodia Red Yucca
Echinocactus grusonii *Hymenoxys acaulis
Golden Barrel Cactus Angelita Daisy
Echinocereus engelmannii Hyptis emoryi
Hedgehog Desert Lavender
Encelia californica Jatropha cardiophylla
Brown Eyed Susan Limberbush
Encelia farinosa Leucophyllum laevigatum
Brittle Bush Chihuahuan Rain Sage
Ephedra spp. Justicia california
Mormon Tea Chuparosa
*Eremophila species "Valentine" Justicia spicigera
Valentine Shrub Mexican Honeysuckle
*Ericameria laricifolia Lantana spp.
Turpentine Bush Lantana
*Eriogonum fasciculatum Larrea tridentata
California Buckwheat Creosote Bush
*Eschscholzia californica Leucophyllum frutescens
California Poppy Texas Ranger
*Eschscholzia mexicana Leucophyllum laevigatum
Mexican Poppy Chihuahuan Rain Sage
EE-22
*Lotus rigidus Penstemon eatonii
Deer Vetch Firecracker Penstemon
*Lycium pallidum *Penstemon palmeri
Squawberry Palmer's Penstemon
Macfadyena unguis-cati Penstemon parryi
Cat's Claw Vine Parry's Penstemon
Melampodium leucanthum Penstemon pseudospectabalis
Blackfoot Daisy Canyon Penstemon
Mimosa biuncifera Penstemon superbus
Catclaw Mimosa Suberb Penstemon
Mimosa dysocarpa *Plumbago auriculata
Velvetpod Mimosa Blue Cape Plumbago
*Muhlenbergia capillaris "Regal Mist" *Plumbago scandens
Regal Mist White Plumbago
*Muhlenbergia lindheimeri"Autumn Glow" Prunus caroliniana
Autumn Glow Carolina Laurel Cherry
Myoporum parvifolium Psilostrophe cooperi
Trailing Myoporum Paperflower
Myrtus communis "Compacta" Punica granatum
Compact Myrtle Pomegranate
Nolina microcarpa Rhus ovata
Bear Grass Sugarbush
Oenothera berlandieri Rosmarinus spp.
Mexican Evening Primrose Rosemary
Oenothera stubei Ruellia californica
Chihuahuan Primrose Sonoran Desert Ruellia
Opuntia basilaris Ruellia peninsularis
Beaver Tail Cactus Baja Ruellia
Opuntia microdasys Salvia greggii
Bunny Ears Autumn Salvia
Opuntia violaceae santa rita Salvia clevelandii
Santa Rita Prickly Pear Chaparral Sage
Salvia leucantha
Opuntia spp. Mexican Bush Sage
Cholla and Prickly Pear
EE-23
*Salvia microphylla
Red Bush Sage Yucca baccata
Banana Yucca
Santolina chamaecyparissus
Lavender Cotton Yucca brevifolia
Joshua Tree
Santolina virens
Lavender Cotton Yucca elata
Soaptree Yucca
Simmondsia chinensis
Jojoba *Yucca faxoniana
Spanish Bayonet
*Spaeralcea ambigua
Globemallow Yucca rigida
Blue Yucca
*Stachys coccinea
Texas Betony Yucca whipplei
Our Lord's Candle
*Trixis californica
Trixis Zauschneria californica
Hummingbird Trumpet Bush
Vauquelinia californica
Arizona Rosewood Zinnia acerosa
Desert Zinnia
Verbena gooddingii
Goodding Verbena Zizyphus obtrusifolia
Grey Thorn
Verbena peruviana
Peruvian Verbena *Zexmenia hispida
"Devil's River"
*Verbena rigida
Sandpaper Verbena
Viquiera deltoidea *Denotes plant species that is not on the
Goldeneye
Oro Valley Approved Plant List.
EE-24
F. SIGNS
1. Signs shall comply with the Oro Valley Zoning Code Revised. A comprehensive sign plan
shall be developed for Oro Valley Town Centre and will comply with Section 12-104 of the
OVZCR. The comprehensive sign plan prior will be submitted prior to obtaining any sign
permits for the property.
FF-1
G. NOISE ABATEMENT
1. Noise abatement shall be addressed as outlined on the Oro Valley Zoning Code Revised
with the following additional restrictions:
a. There shall be no delivery or loading operations for commercial uses between
10:00 p.m. and 7:00 a.m.
b. No trash shall be removed for the commercial uses between 10:00 p.m. and 7:00 a.m.
c. Delivery trucks shall not be parked in close proximity to or within designated delivery or
loading areas during non-delivery hours with motors and/or refrigeration/generators
running, unless the area where trucks are parked is set back at least 300 feet from
residential property. The setback does not apply if the main building is located between
the truck parking and residential use or residentially zoned property to act as the screen.
d. Delivery trucks shall not be left idling between the hours of 6:00 p.m. and 7:00 a.m.
GG-1
H. LIGHTING
1. Lighting shall be in conformance with the proposed Chapter 17 Outdoor Lighting section
of the Oro Valley Zoning Code Revised.
HH-i