HomeMy WebLinkAboutOrdinance - 22-01 - 1/5/2022 - Amending Oro Valley Zoning Code Chapter 27, General Development Standards, Sections 27.7, Off-Street1
COMPREHENSIVE PARKING CODE
AMENDMENTS
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TABLE OF CONTENTS
Zoning Code Amendments Cover Page Page 3
Chapter 23, Zoning Districts Page 4
Chapter 24, Supplementary District Regulations Page 8
Chapter 25, Use Regulations Page 12
Chapter 26, Subdivision and Site Plans Page 32
Chapter 27, General Development Standards Page 37
Chapter 31, Definitions Page 74
Planned Area Developments Amendments Cover Page Page 76
El Conquistador Country Club Planned Area Development Page 77
El Corredor Planned Area Development Page 82
La Reserve Planned Area Development Page 84
Melcor / River’s Edge Planned Area Development Page 92
Monterra Hills Planned Area Development Page 106
Nakoma Sky Planned Area Development Page 108
Rancho Vistoso Planned Area Development Page 109
Rooney Ranch Planned Area Development Page 113
Steam Pump Village Planned Area Development Page 124
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ZONING CODE AMENDMENTS
Deletions are shown with strikethrough, additions are shown in CAPS, sections which were unchanged are
indicated as such in CAPS, bold and underline.
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CHAPTER 23
ZONING DISTRICTS
Section 23.1 Districts and Boundaries Thereof
A. Division of Town into Districts; Enumeration
In order to classify, regulate, restrict and separate the use of land, building and structures; and to regulate and
to limit the type, height and bulk of buildings and structures; and to regulate the areas of yards and other open
areas around and between building and structures; and to regulate the density of dwelling units, the Town is
hereby divided into the following districts:
1. Single-Family Residential Districts
R1-300 Single-Family Residential District - 300,000 sq. ft. per lot
R1-144 Single-Family Residential District - 144,000 sq. ft. per lot
R1-72 Single-Family Residential District - 72,000 sq. ft. per lot
R1-43 Single-Family Residential District - 43,560 sq. ft. per lot
R1-36 Single-Family Residential District - 36,000 sq. ft. per lot
R1-20 Single-Family Residential District - 20,000 sq. ft. per lot
R1-10 Single-Family Residential District - 10,000 sq. ft. per lot
R1-7 Single-Family Residential District - 7,000 sq. ft. per lot
2. Multi-Family Residential Districts
R-4 Townhouse Residential District
R-4R Resort District
R-S Residential Service District
R-6 Multi-Family Residential District
3. Commercial and Other Districts
C-N Neighborhood Commercial District
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C-1 Commercial District
C-2 Commercial District
PS Private Schools District
T-P Technological Park
P-1 Parking District
POS Parks and Open Space
4. Planned Area Districts
PRD Planned Residential District
PAD Planned Area Development
5. Supplementary Districts
HDZ Hillside Development Zone
ORSCOD Oracle Road Scenic Corridor Overlay District
SECTIONS 23.1.B – 23.1.C NO CHANGES
SECTIONS 23.2 – 23.6 NO CHANGES
Section 23.7 Property Development Standards for Multi-Family Residential Districts
SECTIONS 23.7.A – 23.7.D NO CHANGES
D. R-S Residential Service District
The provisions of Section 23.4 and the following additional requirements shall apply in this district.
1. Standards for Townhouses
Whenever dwelling units are to be built as townhouses, the development standards in Section 23.7.B shall
apply.
2. Density
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The minimum gross land area per dwelling unit shall be five thousand four hundred fifty (5,450) square
feet.
3. Open Space Requirements
a. There shall be a minimum of thirty-six percent (36%) of the net lot area in open space.
b. Open space shall be provided in the following proportions:
i. A minimum of twelve percent (12%) of the net lot area shall be provided as frontage open
space to provide a setting for the building, visual continuity within the community and a variety
of spaces in the streetscape, except that the frontage open space shall not be required to exceed
fifty (50) square feet per one (1) foot on public street frontage excluding drives.
EXCEPTION: Where a lot has two (2) or more street frontages, there shall be no less than
twenty (20) square feet of open space per one (1) foot of street frontage for one (1) street and no
less than ten (10) square feet of open space per one (1) foot of street frontage excluding drives
for other street(s). In no case shall a building be closer than twenty (20) feet to the front lot line.
ii. A private outdoor living space shall be provided adjoining each dwelling unit equal to a
minimum of twenty (20) percent of the gross size of the dwelling unit, except that dwelling
units above the first story shall provide space equal to a minimum of ten percent (10%) of the
gross size of the dwelling unit. Outdoor living space on the ground level may be included in the
open space requirements.
iii. The remainder of the required open space shall be provided in common open space.
4. Building Height
a. If the R-S development abuts a single-family residential district or an alley abutting a single-
family residential district, the Town Council may limit the building height to one (1) story. The
Planning and Zoning Commission shall provide a recommendation to the Town Council regarding
the building height limitation.
5. Yards and Setbacks
a. Wherever an R-S development abuts an R-1 or R-4 District, or an alley abutting any of those
districts, a BUILDING setback of not less than forty (40) feet shall be maintained, except that
covered parking may be constructed to within thirty (30) feet of the adjacent TO THE REQUIRED
BUFFERYARD district boundary line.
b. Wherever an R-S development abuts any district other than R-1 or R-4 or abuts an alley adjacent
to such other district, a BUILDING setback of not less than twenty (20) feet shall be maintained
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except that covered parking may be constructed to within ten (10) feet of the adjacent TO THE
REQUIRED BUFFERYARD district boundary line.
c. Larger setbacks may be required if the existing or future development of the area around the site
warrants such larger setbacks.
d. All areas between a building and a street frontage, except for access drives and walks, shall be
open space. Where parking occurs between a building and street, an area thirty-five (35) feet in depth
between the street and parking shall be maintained in a landscaped setting. This depth may be
decreased to a minimum of twenty (20) feet if special circumstances warrant approval by the
Planning and Zoning Commission, such circumstances being:
i. Depressed parking.
ii. Wall and berming.
e. Walls and Fences
i. Walls and fences within the required frontage open space may not exceed three (3) feet in
height or except as otherwise approved by the Building Official and the Planning and Zoning
Administrator. Decisions may be appealed to the Town Council.
SECTION 23.7.E – NO CHANGES
SECTIONS 23.8 – 23.9 – NO CHANGES
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CHAPTER 24
SUPPLEMENTARY DISTRICT REGULATIONS
SECTIONS 24.1 – 24.2 – NO CHANGES
Section 24.3 PRD Planned Residential Development Regulations
A. Purpose
The purpose of the Planned Residential Development District is to encourage imaginative and innovative
planning of residential neighborhoods, to encourage the preservation of open space and significant natural
features, to offer a wide variety of dwelling unit types, to permit greater flexibility in design of residential
neighborhoods and to enable development of parcels of property that would be difficult to develop under
conventional zoning and subdivision regulations.
B. Applicability
These provisions apply to any application for a rezoning to the PRD District.
C. Property Development Standards
1. General
All land uses in a PRD District shall conform to the allowable uses and standards of the underlying
zoning districts.
Modification of the underlying district’s development standards may be allowed, as specifically permitted
in this section, where that modification will produce a living environment, landscape quality, and lifestyle
superior to that produced by the existing standards.
2. Maximum Property Size
No Planned Residential Developments shall be established on any parcel in excess of one hundred sixty
(160) acres of gross land area.
3. Minimum Number of Units and Maximum Density Requirements
a. There shall not be less than six (6) dwelling units in any Planned Residential Development.
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b. The density regulations of the zone in which the Planned Residential Development is located are
applied to the total area of the Planned Residential Development rather than separately to individual
lots.
c. A PRD development will have a maximum base density as follows:
Table 24-2.
Zone Maximum Dwelling Units per Gross
Acre
R1-36 1.0
R1-43 0.8
d. The density of a PRD development may be increased from the base density as allowed by the
criteria shown in the following table. Upon finding that one or more of the criteria set forth in the
table is exceeded to an extraordinary degree, the Town Council may approve a density increase
greater than that specified in any single criteria but in no case to exceed a combined total of 20%.
Table 24-3.
Activity Increase from Base
Density Requirements
Preservation of natural
features
5% Preservation of natural features shall include the preservation of major
washes, significant stands of native vegetation or other topographic or
scenic natural features, provided such features are left in their undisturbed
natural state.
Provision of common
open space
5% This shall mean the provision of common open space which is
distinguishable by its quantity or quality and which is readily accessible to
the residents of the development.
Innovative site plan 5% An innovative site plan shall mean a site plan which features a street
pattern which discourages through traffic, ensures the privacy of the
residents of the development and is in harmony with the topography and
other natural features. An innovative site plan could also include a variety
of lot sizes and dwelling unit types.
Interior amenities 5% Interior amenities shall mean the provision of private recreational
facilities such as tennis courts, recreation centers, bike paths and
equestrian trails which are accessible to the residents of the development.
Substantial public
benefit
5% Substantial public benefit shall mean the provision of public facilities that
are both unusual in character and serve the needs of an area greater than
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Activity Increase from Base
Density Requirements
the immediate development. No density increase for substantial public
benefit may be approved unless the public facilities provided are in excess
of the typically required street improvements, sidewalks, bike paths,
equestrian trails and drainage facilities.
4. Building Height
Building height shall not exceed 18 feet and shall not exceed 1 story within 50 feet of any R-1 district
boundary line.
5. Parking Requirements
Parking shall be provided as follows:
a. Efficiency and 1 bedroom dwelling units shall provide a minimum of 1 on-site resident parking
space plus 1 off-street guest parking space.
b. Dwelling units with 2 bedrooms shall provide a minimum of 2 on-site resident parking spaces
plus 1 off-street guest parking space.
c. Dwelling units with 3 or more bedrooms shall provide a minimum of 2 on-site resident parking
spaces plus 2 off-street guest parking spaces.
d. The required on-site resident parking shall be covered parking.
e. Adequate parking facilities for recreational vehicles shall be provided.
6. 5. Design Criteria
The Planned Residential Development shall observe the following design criteria:
a. The overall plan shall be comprehensive, embracing land, buildings, landscaping and their
interrelationships and shall conform in all respects to all adopted plans of all governmental agencies
for the area in which the proposed development is located.
b. Within the Planned Residential Development, units may be established of any size whatever but
shall be logical in size and shape and shall function by themselves and in relationship to other
development units within the district or adjacent property.
c. The plan shall provide for adequate open space, circulations, off-street parking and pertinent
amenities. Buildings, structures and facilities in the parcel shall be well integrated, oriented and
related to the topographic and natural landscape features of the site.
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d. The proposed development shall be compatible with existing and planned land use and with
circulations patterns on adjoining properties. It shall not constitute a disruptive element to the
neighborhood and community.
e. The internal street system shall not be a dominant feature in the overall design; rather it should be
designed for the efficient and safe flow of vehicles without creating a disruptive influence on the
activity and function of any common areas and facilities.
f. Common areas and recreational facilities shall be so located so as to be readily accessible to the
occupants of the dwelling units and shall be well related to any common open spaces provided.
g. Architectural harmony within the development and within the neighborhood and community
shall be obtained so far as practicable.
D. Application
The rezoning application shall follow the requirements of Section 22.3 with the following additions to enable
the Planning and Zoning Commission and the Town Council to make the determination that the modification
will produce a living environment, landscape quality, and lifestyle superior to that produced by the existing
standards:
1. A written narrative and graphic material to illustrate the conditions that the modified standards will
produce.
2. A general landscape plan.
E. Review and Required Findings
The rezoning review shall follow the procedures of Section 22.3. Before approval of an application for a
proposed PRD District, the Planning and Zoning Commission and Town Council must find:
1. That the development proposed is in substantial harmony with the General Plan of the Town of Oro
Valley and can be coordinated with existing and planned development of surrounding areas.
2. That the streets and thoroughfares proposed are suitable and adequate to serve the proposed uses and
the anticipated traffic which will be generated thereby.
3. The Planning and Zoning Commission and Town Council shall further find that the facts submitted
with the application and presented at the hearing will establish beyond a reasonable doubt that the
Planned Residential Development will constitute a residential environment of sustained desirability and
stability that will be in harmony with the character of the surrounding area; and that the sites proposed for
public facilities such as schools, playgrounds and parks are adequate to serve the anticipated population.
SECTIONS 24.4 – 24.8- NO CHANGES
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CHAPTER 25
USE REGULATIONS
Section 25.1 Requirements for Specific Uses
SECTION 25.1.A – NO CHANGES
B. Requirements for Specific Nonresidential Uses
1. Assisted Living Home
a. No assisted living home shall be located closer than one thousand (1,000) feet to another assisted
living home. The minimum one thousand (1,000) foot separation shall be maintained between
property lines, measured on a straight line.
b. No assisted living home shall contain more than ten (10) residents and an appropriate number of
support staff.
2. Animal Services
a. All ancillary short-term boarding and lodging activities shall be conducted within entirely
enclosed, soundproof buildings.
3. Bars
a. All outdoor patios or similar facilities shall be located a minimum of one hundred (100) feet from
any property used or intended for residential purposes.
b. The above distance shall be measured from the abutting edge of the residential district to the
closest property line or lease line of the bar use. The limit of the property line or lease line shall
include all required parking, landscaping, and setbacks of the specific bar use.
4. Commercial Stables
a. The minimum property size shall be ten (10) acres.
b. The proposed site shall not be adjacent to subdivided single-family residential property unless
that residential property contains an equestrian easement along the contiguous boundary.
c. The stable property shall contain a buffer strip one hundred (100) feet wide maintained in a
natural state, adjacent to all surrounding privately owned property. This strip shall be used only for
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occasional riding and not for keeping, pasturing or storing of animals, and not for training or other
regular or intensified activities.
d. There shall be a buffer strip forty (40) feet wide maintained and used as described above adjacent
to any street.
e. There shall be no shows or other activities that would generate more traffic than is normal to a
residential area unless the proposed site has direct access from a major arterial road. Permission for
such shows and activities may be obtained via a Special Use Permit.
f. All pasture and animal storage areas shall be enclosed with fences or walls a minimum of four (4)
feet six (6) inches in height.
g. All laws applicable to the public health must be complied with for the entire period of operation
of the stable.
h. All stable, activity and pasture areas that are not grassed shall be treated for dust control as
approved by the Town Council.
i. Adequate parking shall be shown on the site plan.
5. Communication Structures and Facilities
a. Antenna
i. Residential Antenna Standards
Antennas are permitted in all residential zoning districts, subject to the following conditions:
a) Ground-Mounted
1) A ground-mounted satellite dish that is one (1) meter (3.28 feet) or less in
diameter, with a maximum height of five (5) feet.
2) Free standing pole antennas are limited to the building height allowed in the
applicable zone.
3) Location
All ground-mounted antennas are to be located in the rear yard, unless rear yard
location provides an indirect line of site to the satellite, in which case may be located
in the side yard. All applicable setbacks for accessory buildings shall apply.
4) Screening
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All ground-mounted satellite dishes shall be screened up to five (5) feet with a solid
wall or landscaping, so as not to be visible from adjacent properties.
5) Color
Antennas that are not fully screened by a wall or landscaping are prohibited from
being either white or iridescent in color, and are encouraged to be a neutral color.
Fully screened antenna may be of any color.
b) Building-Mounted
1) A building-mounted satellite dish that is one (1) meter (3.28 feet) or less in
diameter and building-mounted antenna shall be permitted in any zoning district.
Such antenna shall be fully screened.
2) Color
Fully screened antenna may be of any color.
3) Height
The maximum height of the antenna shall be the minimum height necessary for
reception of radio waves.
c) Amateur Radio Equipment
1) The maximum height of the equipment, whether a fixed or “crank-up” style
structure, including antenna, shall be fifty (50) feet, measured from the ground to the
fully operational extent of the equipment.
2) The tower and equipment shall only be located in the rear yard.
3) There shall be a setback ratio of one to one (1:1) (one (1) foot of setback for each
foot in height from all buildings, property lines and overhead wires).
4) The equipment shall be operated only by a Federally licensed amateur radio
operator.
5) The base of the equipment shall not exceed a size greater than four (4) feet by
four (4) feet.
d) Satellite dishes exceeding one (1) meter diameter
Planning and Zoning Administrator approval is required for all ground- or building-
mounted satellite dish antennas over one (1) meter in diameter. All satellite dish antennas
over one (1) meter in diameter shall adhere to the following standards:
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1) A maximum diameter of fifteen (15) feet will be permitted.
2) Ground-mounted satellite dishes exceeding one (1) meter in diameter are
permitted only in the rear yard, unless rear yard location provides an indirect line of
sight to the satellite, in which case may be located in the side yard.
3) A minimum two-thirds (2/3) of the satellite dish must be screened with either
landscaping or a solid wall.
4) The maximum elevation of the foundation for a ground-mounted antenna is not to
exceed one (1) foot.
5) Height
The maximum height of a building-mounted antenna that is over one (1) meter in
diameter shall be the minimum height that is necessary for reception of radio waves.
ii. Commercial Antenna Standards
Antennas which are building mounted or ground mounted are permitted in all commercial or
industrial zoning districts, subject to the following conditions:
a) Ground-Mounted
1) Satellite dishes are limited to two (2) meters (6.56 feet) or less in diameter, and up
to five (5) feet in height.
2) Freestanding pole antennas are limited to the building height allowed in the
applicable zone.
3) Location
All ground-mounted antennas are to be located in the rear yard, unless rear yard
location provides an indirect line of sight to the satellite, in which case may be located
in the side yard. All applicable setbacks for accessory buildings shall apply.
4) Screening
All ground-mounted satellite dishes shall be screened five (5) feet up from the ground
with a solid wall or landscaping, so as not to be visible from adjacent properties.
5) Color
Antennas that are not screened by a wall or landscaping are prohibited from being
either white or iridescent in color, and are to be a neutral color. Fully screened
antennas may be of any color.
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b) Building-Mounted
1) A building-mounted antenna that is two (2) meters (6.56 feet) or less in diameter
shall be allowed to be mounted on the roof. Such antenna shall be fully screened from
the road and adjacent property.
2) Color
Fully screened antennas may be of any color.
c) Satellite dishes exceeding two (2) meters in diameter:
1) Approval from the Planning and Zoning Commission is required subject to the
following standards:
2) Maximum diameter: fifteen (15) feet.
3) Ground-mounted satellite dishes are permitted only in the rear yard, unless rear
yard location provides an indirect line of sight to the satellite, in which case may be
located in the side yard.
4) A minimum two-thirds (2/3) of the satellite dish must be screened with either
landscaping or a solid wall.
5) The maximum elevation of the foundation for ground-mounted antenna is not to
exceed one (1) foot.
6) Height
The maximum height of building-mounted antenna that is over two (2) meters in
diameter shall be the minimum height that is necessary for reception of radio waves.
b. Communication Facilities
i. Applicability
This section applies to all new communication facilities or new appurtenances to existing
facilities except:
a) Facilities used for police, fire, ambulance, and other emergency dispatch functions.
b) Small cell wireless facilities located in the public rights-of-way which shall adhere to
the standards, processes and fees established in the small cell wireless code.
c) Requirements preventing installation of a facility may be waived by the Planning and
Zoning Administrator when there is a conflict with Federal law.
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ii. General Requirements for All Communications Facilities
a) Stealth Applications
1) All facilities, including modifications to existing facilities, shall be constructed
using stealth applications. A stealth application entails the camouflaging of an
antenna, appurtenance, fixture, and/or structure with a building or the landscape in
terms of design, colors, materials, height, and width.
2) Site location and development shall preserve the existing character of the
surrounding community, buildings, land uses and zoning district. Facilities shall be
integrated through location and design to blend in with the existing characteristics of
the site. Existing on-site vegetation shall be preserved or improved, and disturbance
of the existing topography shall be minimized.
3) Antennas mounted on buildings, utility poles, or structures shall be covered by
appropriate casings that are designed to match existing structural or architectural
features.
4) The camouflaging of antennas shall include architectural integration, painting and
texturing to match the existing structure, or if groundmounted, of such design to be
compatibly integrated with the surrounding landscape. Where feasible, antennas can
be placed directly above, below or incorporated with vertical design elements of a
building to help in camouflaging.
b) No communication facilities shall be permitted on developed or undeveloped lots
where the primary use or purpose is for a dwelling.
c) Setback Requirements for All Ground-Mounted Facilities, Excluding Joint-Use
Installations on Street Lights, Traffic Lights, Electric Utility Poles and/or other Utility
Structures and Collocations on Existing Facilities
1) Structures are subject to the underlying zoning district building setbacks and must
be set back two (2) feet for every one (1) foot in height from the boundary of any
property where the primary use or purpose is for a dwelling, whichever is more
restrictive.
2) All new facilities within the Tangerine Road Corridor Overlay District and Oracle
Road Scenic Overlay District must be set back from the right-of-way edge by a
distance of three (3) feet for every one (1) foot in height.
d) Equipment Buildings and Cabinets
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1) Equipment buildings or cabinets shall be concealed from public view and made
compatible with the architecture of the surrounding buildings and consistent with the
general character of the area.
2) Above-ground equipment shall be completely screened from view by a
compatible solid wall or opaque fence except when a ground-mounted cabinet, or
combination of all cabinets, is smaller than one hundred eighty (180) cubic feet. Units
that are smaller than one hundred eighty (180) cubic feet may, at the discretion of the
Planning and Zoning Administrator, not be required to be screened from view if they
have been designed with a structure, materials, colors or detailing that emulates the
character of the area. All gates shall be opaque.
3) Equipment buildings must be placed in compliance with the underlying zoning
setbacks for accessory buildings.
4) The equipment building or cabinet must be regularly maintained.
5) The maximum building height shall not exceed eighteen (18) feet.
6) All above-ground equipment with air conditioning units shall be enclosed by
walls, if located within three hundred (300) feet of developed or undeveloped lots
where the primary use is or is platted for single-family dwellings.
7) Any exterior lighting, unless required by the Federal Aviation Administration,
shall be positioned within the walled area and shall be mounted below the height of
the screening fence or wall.
e) Additional Standards for Development in Parks and Open Space Zoning
For areas not utilized as a developed public or private park, golf course, or similar use, the
following standards shall apply:
1) All facilities must be collocated on an existing manmade structure or ground-
mounted and disguised as a natural feature such as rock or saguaro.
2) All accessory and equipment buildings shall be located underground unless they
can be entirely camouflaged as a natural feature.
3) New roads shall not be constructed to specifically access the site.
4) Significant resources, as defined in Section 27.6, may not be disturbed.
f) Discontinuance of Use
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1) Any antenna or tower for which the use is discontinued for six (6) months or more
shall be removed, and the property shall be restored to its condition prior to the
location of the antenna or tower, all at the expense of the provider. The Town may
require financial assurances to ensure compliance with this provision.
g) Noninterference with Public Safety
1) No wireless communication transmitter, receptor, or other facility shall interfere
with police, fire, and emergency public safety communications.
h) Technical Evaluation
1) The Town may engage the services of a third party consultant, at the applicant’s
sole expense, to evaluate the accuracy of the application, Federal Communications
Commission compliance, and other technical issues as needed.
i) Monopole and Tower Site Standards
1) Any new monopole shall be separated from the nearest monopole –regardless of
ownership and jurisdictional boundaries – by a distance of one-quarter (1/4) mile,
unless it is adjacent to an existing monopole or tower within a common screened wall.
2) New towers require a minimum separation of one (1) mile from any existing
tower – regardless of ownership and jurisdictional boundaries – unless one can verify
that no reasonable alternative exists.
3) All new monopoles or towers that are forty (40) feet or higher shall allow for
collocation by other wireless communication providers.
4) Use of guy wires is prohibited.
j) Collocations or Modifications to Existing Towers or Structures
1) The Planning and Zoning Administrator shall not deny any eligible collocations
or modifications to existing structures, except when the collocation or modification is
a substantial change to the physical dimensions of the structure, as defined below.
A) Substantial changes are those which meet any of the following criteria:
i) An increase in height of the utility poles that adds more than ten percent (10%) to the
original height or more than the height of one (1) additional antenna array with separation
from the nearest antenna array not to exceed twenty (20) feet, whichever is greater, up to a
maximum of eighty (80) feet.
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ii) An increase in height of the existing structures that adds more than ten percent (10%)
or more than ten (10) feet, whichever is greater, and not to exceed the regulated height of
the existing structure.
iii) The addition of an appurtenance that:
A) Protrudes from the edge of the structure more than six (6) feet; or
B) More than the width of the structure at the level of the appurtenance, whichever is
greater; or
C) Is more than twenty-five percent (25%) of the existing number of appurtenances.
iv) The installation of new equipment cabinets:
A) When there are no preexisting ground cabinets associated with the structure; or
B) More than the standard number of new equipment cabinets for the technology
involved, but not to exceed four (4) cabinets; or
C) More than ten (10%) percent larger in height or overall volume than any other
ground cabinets associated with the structure.
v) Entails any excavation or deployment outside the current site.
vi) Defeats existing concealment elements of the structure.
vii) Does not comply with conditions associated with prior approvals of the structure,
unless noncompliance is due to an increase in height, width, or addition of cabinets or
excavation that does not exceed the substantial change threshold.
2) Collocations or modifications that are substantial changes shall comply with the
Tier I, Tier II or major communication facility requirements of this code.
3) All collocations or modifications shall be constructed using stealth applications.
k) Access and Signage
1) All facilities, especially roof-mounted antennas, must be designed in a manner to
clearly prevent and/or deter access by the public.
2) All facilities shall be identified by a permanently installed plaque or marker, no
larger than four (4) inches by six (6) inches, clearly identifying the provider’s name,
address and emergency phone number. The sign shall be placed in a location visible
to passersby.
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l) Provider’s Communication Plan
1) The Provider Communication Plans shall be utilized to require collocation and/or
clustering of new facilities where technically feasible.
iii. Minor Communication Facilities
a) General Standards for Minor Facilities
1) Minor facilities may not exceed forty (40) feet in height unless otherwise
specified herein.
2) Minor facilities are exempt from parking requirements specified in Chapter 11
SECTION 27.7, unless required by Planning and Zoning Administrator or Planning
and Zoning Commission.
b) Tier I Minor Facilities
1) The Planning and Zoning Administrator shall make a determination on a Tier I
application.
2) All Tier I minor facilities shall be constructed using stealth applications that result
in the communication facility being entirely indiscernible as a facility because it
appears as a functional component of a building, structure, or the landscape.
3) All Tier I minor facilities shall meet the following criteria:
A) They shall be located on existing buildings, utility poles, communication
facilities, or other existing structures.
i) A replacement utility pole or structure may be utilized only if it closely resembles the
original utility pole or structure.
ii) The height of the utility poles, communication facilities, or other existing structures
shall not add more than twenty percent (20%) to the original height up to a maximum of
eighty (80) feet or the regulated height of the existing utility poles, communication
facilities, or other structures, whichever is less.
iii) For utility poles or other similar structures the diameter of the pole may be increased
up to sixty percent (60%).
B) Or they shall be located within concealment structures such as flag-poles, cacti,
or desert trees that are entirely camouflaged.
C) Unlimited collocations on all existing facilities.
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D) Flagpoles utilized as an alternative concealment structure shall not exceed one
and one-quarter (1.25) times the height of the nearest structure and a total diameter of
thirteen (13) inches.
c) Tier II Minor Facilities
1) The Planning and Zoning Commission shall make a final determination on all
Tier II applications, except when a proposed new facility exceeds the building height
restrictions of the underlying zoning district. In this case, the Planning and Zoning
Commission shall provide a recommendation prior to Town Council determination.
2) All property owners and HOAs within six hundred (600) feet of the facility will
be notified by mail and provided with fifteen (15) days to respond. The Planning and
Zoning Administrator may require a neighborhood meeting.
3) All Tier II minor facilities shall be constructed using stealth applications that
result in the communication facility being incorporated into a building, structure, or
the landscape to the greatest extent feasible; however, it remains discernible as a
facility.
4) All Tier II minor facilities shall meet the following criteria:
A) New monopoles or towers that are forty (40) feet or less in height. The
overall height may be increased to fifty (50) feet only if the site will be
immediately utilized for collocation. The increase in height will be the minimum
required to support collocation.
B) Collocation on existing structures is subject to the following requirements:
1) The height of the utility poles, communication facilities, or other existing
structures shall not add more than thirty percent (30%) to the original height up to a
maximum of eighty (80) feet or the regulated height of the existing utility poles,
communication facilities, or other structures, whichever is less.
2) For utility poles or other similar structures the diameter of the pole may be
increased up to sixty percent (60%).
iv. Major Communication Facilities
a) Major communication facilities are those facilities that do not meet the minor
communications facilities criteria.
b) They are subject to a conditional use permit and requirements of Section 22.5.
c) Tier II stealth criteria apply to all major communication facilities.
23
d) All major communication facilities shall meet the following criteria:
1) The height of a facility shall not exceed the height established in the criteria for
minor facilities, except that they are allowed up to one hundred fifty (150) feet in C-1,
C-2, and T-P Zoning Districts.
2) A minimum of one (1) parking space must be provided unless specifically waived
by Town Council.
SECTIONS 25.1.B.6 – 25.1.B.7 – NO CHANGES
8. Drive-Thru uses, Not including Banks
a. All drive-thru uses are subject to the requirements of subsections A.3 and B.6 of this section.
b. No drive-thru use may be visible from any public roadway or any property used or intended
for residential purposes.
C. LENGTH OF VEHICLE QUEUING TO ORDER/MENU BOARDS
AND/OR PICKUP WINDOWS SHALL BE DETERMINED BY USING
DRIVE-THRU VOLUME DATA FROM SIMILAR BUSINESSES IN
LOCATIONS WITH CORRESPONDING SITE DESIGN AND TRAFFIC
CHARACTERISTICS AS DETERMINED BY THE PLANNING AND
ZONING ADMINISTRATOR AND TOWN ENGINEER.
c. D. Any associated vehicle queuing is prohibited on roadways, drive aisles or other parking area
access lances (PAAL).
SECTIONS 25.1.B.9 – 25.1.B.34 – NO CHANGES
Section 25.2 Accessory Uses and Structures
A. Accessory Buildings – General
1. Accessory buildings shall not alter the principal use of the subject lot or adversely affect other
properties in the district.
2. Accessory buildings shall not be constructed upon a lot unless the construction of the main building
has actually commenced.
24
3. Accessory buildings shall not be permitted in a front yard, unless specifically permitted within the
applicable zoning district.
4. If setbacks for accessory buildings are not specifically called out within the applicable zoning district,
accessory buildings must meet all side setbacks and shall not be constructed closer than five (5) feet to
any rear lot line.
5. Accessory buildings used as a garage or carport having access from an alley shall not be located closer
than fifteen (15) feet to the center line of said alley.
((O)16-16, 12/07/16; (O)16-11, 09/07/16)
B. Abandoned or Junk Vehicles
1. All abandoned or junk vehicles undergoing major repairs or being restored shall be stored in an
enclosed area by the owner or occupant of the property upon which such vehicle is located in such a
manner as to not be visible from any point lying outside the property upon which abandoned or junk
vehicle is stored or parked.
2. For the purposes of this section:
a. Abandoned or junk vehicle means a vehicle or any major portion thereof that is incapable of
movement under its own power and will remain so without major repair or reconstruction.
b. Major repair means the removal from any vehicle of a major portion thereof including, but not
limited to, the differential, transmission, head, engine block or oil pan.
c. Vehicle means any self-propelled device in, upon, or by which any person or property is or may
be transported upon a public highway excepting devices moved by human power or used exclusively
upon stationary rails or tracks
((O)16-11, 09/07/16)
C. RECREATIONAL VEHICLE PARKING
RECREATION VEHICLES MAY NOT BE USED AS DWELLING UNITS AND SHALL NOT BE
CONNECTED TO UTILITIES (E.G. WATER, ELECTRIC, SEWER, ETC.).
C. D. Prohibited Uses
1. Ongoing garage sales, excluding private homeowners’ garage sales not exceeding one (1) garage sale
per quarter for a maximum of three (3) consecutive days.
2. Motorized outdoor sports activities such as radio controlled miniature airplanes, drones, motorcycle
track and go-cart racing.
25
((O)16-11, 09/07/16)
D. E. Home Occupations
1. Purpose
a. Permit residents of the community a broad choice in the use of their homes as a place of
livelihood and the production or supplementing of personal and family income.
b. Establish criteria and standards for home occupations conducted in dwelling units in residential
zones to ensure activities are incidental to, and compatible with, the residential character of the
neighborhood in which it is located.
2. Home occupations are allowed through a business license and zoning approval as either a Type I or
Type II use.
a. Type I home occupations shall not have a discernible impact on the residential character of the
neighborhood. Type I uses are allowed as regulated by subsection D.3 of this section with the
Planning and Zoning Administrator’s approval without a public hearing.
b. Type II home occupations may have the potential for a minor or adverse impact to the
neighborhood and are regulated by subsection D.3 of this section. Type II businesses include one (1)
or more of the following:
i. The primary business activity is outdoors.
ii. More than one (1) but not more than two (2) nonresident employees report to work at the
home.
iii. Care is offered for five (5) to ten (10) children, age twelve (12) and under. Arizona
Department of Health Services (ADHS) state approval is required.
iv. Home occupations resulting in visitors, customers, or deliveries with a potential for
creating vehicular traffic in excess of twenty-five percent (25%) above that normally and
reasonably occurring in a residential area as determined by the Planning and Zoning
Administrator, are to be reviewed by the Town as a Type II home occupation. Type II home
occupations may be authorized by the Planning and Zoning Commission only after a public
hearing, per subsection D.4.b of this section.
3. Home Occupation Standards
All home occupations, whether authorized and regulated as a Type I or Type II use, shall conform to the
following standards unless otherwise specified within this chapter:
a. General:
26
i. Hours of operations for external business activities, such as customer parking or deliveries,
shall be limited to between 7:00 a.m. and 8:00 p.m.
ii. The home occupation use shall not produce sustained or obnoxious odors, vibrations, glare,
fumes, dust, heat, or electric interference which are detectable to normal sensory perception
beyond the perimeter of the property.
iii. A home occupation must be primarily operated by person(s) dwelling in the home.
iv. When a dwelling is rented, the property owner must authorize, in writing, use of the home
as a place of business.
v. The following uses are prohibited due to the potential to have a negative or adverse impact
on the neighborhood:
a) The keeping, caring and/or sale of animals on the property.
b) Automobile, motorcycle, boat or any vehicle repair, parts sales, upholstery, detailing,
washing or painting on the property.
b. Employees:
i. Type I uses shall employ only those who reside in the home and may allow no more than
one (1) nonresident employee to work in the home at any given time.
ii. Type II uses may employ no more than two (2) nonresident employees to work at the home
at any given time.
iii. Additional individuals may be employed by or associated with the home occupation,
provided they do not report to the home for any purpose.
c. Accessory Building:
i. No more than one (1) detached accessory building shall be used for the home occupation.
ii. The business shall not occupy more than two hundred (200) square feet of floor area of the
detached accessory building.
d. Noise:
i. The home occupation shall not exceed noise levels in accordance with the town code, Article
10-1-4, Noise.
e. Parking:
27
i. The existing parking provided on the property shall be used to accommodate vehicles related
to the home business.
ii. Vehicles owned and/or used by the business that are parked at the home shall meet the
following standards:
a) No more than one (1) vehicle related to the home occupation shall be allowed on the
residential property.
b) The vehicle shall be limited to a passenger car, van or pickup truck.
c) The overall length of the vehicle shall not be more than twenty-five (25) feet and
overall height shall not be more than eight (8) feet.
d) Parking shall be on private property in a carport, garage or shielded from view from
adjoining properties by landscaping, fencing or screening material.
e) These standards will not apply to the personal vehicle of nonresident employees for
Type II occupations.
iii. Utility trailers used for the business shall be parked inside an enclosed building or screened
from view using opaque landscaping, fencing or other screening material.
iv. Deliveries for the business shall be limited to delivery trucks (SU-30, single unit truck)
who customarily deliver items to residential areas.
v. There shall be no deliveries during the hours of 8:00 p.m. to 7:00 a.m.
f. Property:
i. The home occupation shall be clearly incidental and subordinate to the residential use of the
property.
ii. A home occupation shall be conducted entirely within the primary dwelling unit or within a
detached accessory building. See subsection D.3.c of this section for accessory building
standards.
iii. There shall be no outdoor activities related to the home occupation on the premises with
the exception of playground equipment for child care or as allowed by subsection D.2.b of this
section.
iv. The business shall not occupy more than twenty-five percent (25%) of the entire primary
dwelling unit’s floor area.
28
v. There shall be no alteration of the residential floor plan which creates a solid barrier
between the home occupation area and the remaining floor area of the residence.
vi. There shall be no alteration of the property’s exterior residential appearance.
vii. Commercial dumpsters are prohibited.
g. Signs:
i. No signs shall be allowed for any home occupation pursuant to Section 28.9, Prohibited
Signs.
h. Storage and Equipment:
i. Storage of toxic, explosive, flammable, combustible, corrosive, etiologic, radioactive, or
other hazardous materials must comply with the current International Building Code and/or the
International Fire Code and shall not create an unsafe condition.
ii. There shall be no process or materials used which are hazardous to public health, safety or
welfare.
iii. There shall be no display of products or inventory at the home.
iv. There shall not be on-site storage of or use of tractor trailers, semi-trucks or heavy
equipment associated with the business.
4. Review Procedure
a. Type I Home Occupation
i. Application shall be made to the Town Clerk’s Office for review by the Planning and
Zoning Administrator.
b. Type II Home Occupation
i. Application shall be made to the Planning Department for review by the Planning and
Zoning Commission. Upon receipt of a complete submittal, the Town will notify the adjacent
property owners within three hundred (300) feet by mail and post the subject property with a
sign notifying the public of the application and meeting date.
c. Type II home occupation permits, which may be revocable, conditional, or valid for a term
period, may be granted or denied by the Planning and Zoning Commission after a public hearing and
a finding that the use meets the home occupation standards herein.
i. Decisions of the Planning and Zoning Commission may be appealed to the Town Council.
29
5. Validity of Type II Home Occupation Permit
The Planning and Zoning Administrator may cite any home occupation use for noncompliance with the
criteria set forth in this chapter and/or conditions set by the Planning and Zoning Commission.
Revocation may take place at any time it is determined the home occupation is in noncompliance. If the
permit is revoked, it becomes null and void, and said use shall be terminated immediately.
6. Inspections
A home occupation property owner shall permit inspections of the premises by the Planning and Zoning
Department to determine compliance with this chapter.
((O)16-11, 09/07/16)
E. F. Swimming Pools and Spas
1. No swimming pool or in-ground spa shall be located closer than five (5) feet to any rear property line.
2. No aboveground spa shall be located closer than three (3) feet to any rear property line.
3. Swimming pools and spas shall be subject to the front and side setbacks of the zone in which they are
permitted.
4. Any portion of a pool wall constructed with a distance from a property line less than the depth of the
pool may be subject to special structural requirements.
((O)18-15, 10/03/18)
Section 25.3 Temporary Uses and Structures
A. Special Uses
1. Special Use Permits
a. The Planning and Zoning Administrator may approve permits for special uses (see Chapter 31,
Definitions) for any temporary use of property, developed or undeveloped, within the Town of Oro
Valley.
b. Approval shall account for the potential negative impacts of the proposed special use on
surrounding properties with respect to:
i. Damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination;
ii. Hazard to persons and property from possible explosion, contamination, fire or flood;
30
iii. Unusual volume or character of traffic not adequately addressed through traffic control
measures; and,
iv. Compatibility of said special use with the surrounding area.
c. If potential negative impacts are not extant or can be mitigated, and all Town concerns are or can
be satisfied, the Planning and Zoning Administrator may approve and authorize issuance of the
requested special use permit. A time limit, not to exceed 60 days ONE (1) YEAR, and any other
conditions deemed necessary to protect the public health, safety and general welfare, may be
imposed as conditions:
d. At his/her discretion, the Planning and Zoning Administrator may grant temporary modifications
to Zoning Code requirements specific to the needs of a special use on a case-by-case basis. Any such
modification approved shall not be construed as precedent setting, nor shall it be deemed applicable
to any other special or permitted use.
2. Other permits required
Subsequent to approval, the applicant for the special use permit must obtain from the Town Clerk all
necessary business and tax licenses required to operate within the Town and any other required permits,
such as those for signs.
3. Revocation of Special Use Permit
The violation of any condition imposed by the Planning and Zoning Administrator on special use permit
approval shall constitute a violation of this ordinance and, subject to 24 hours’ notice, said permit may be
revoked. If revocation of a special use permit occurs, said special use must be curtailed at the end of the
24 hour notification period.
B. Basement or Cellar Occupancies
No basement or cellar shall be occupied for residential purposes until the remainder of the building has been
substantially completed, and in no event shall the basement or cellar be occupied for longer than two (2) years
from the time of completion of the basement or cellar.
C. Temporary Buildings
Temporary buildings that are used in conjunction with construction work only may be permitted in any district
during the period that the building is being constructed, but such temporary buildings shall be removed upon
completion or abandonment of the construction work. Absence of work on a project for 60 days will constitute
abandonment. Temporary buildings and trailers must be removed within 30 days of project completions.
D. Temporary Mobile Home Occupancies
31
Upon issuance of a building permit, a mobile home/trailer may be used for dwelling purposes for not more
than 180 days during construction of a residence on the same premises, which period may be extended for an
additional 90 days upon application to the Planning and Zoning Administrator if there is evidence of special
circumstances.
32
CHAPTER 26
SUBDIVISION AND SITE PLANS
SECTIONS 26.1 – 26.4 – NO CHANGES
Section 26.5 Provision of Recreational Area
SECTION 26.5.A – 26.5.C – NO CHANGES
D. Recreational Area Plan Standards
1. Site Location
a. Recreational areas shall be a focal point for passive and active recreational activities, and provide
a meaningful place for neighborhood gatherings and activities. Recreation areas shall be placed in a
highly visible area of the subdivision that is accessible via sidewalk, walking path, trail, and/or
bicycle or shared use path by all residents within the project.
b. Linear parks, as defined by this code and described in subsection D.2.h of this section, are
acceptable when they serve to improve access to recreational amenities and open space networks.
c. Passive recreation areas should be located in proximity to natural open space areas and
conserved, environmentally sensitive lands.
d. Recreational areas shall not include land, such as peaks, ridges, land fragments, land restricted by
Town policy, condition or ordinance, and land determined unusable for recreational purposes by the
Mayor and Town Council. Shallow retention basins (flood prone areas) may be approved for use as
recreational areas subject to recommendations by the Town Engineer and Planning and Zoning
Administrator. Decisions may be appealed to the Town Council.
e. In cases where a recreational area lies adjacent to a trail identified within the Eastern Pima
County Trails System Master Plan and/or the Oro Valley Trails Task Force Report and their
subsequent updates, a connection shall be provided between the recreational area and said trail.
2. Recreational Facilities Improvement Standards
a. Recreational area improvements shall be appropriate to the anticipated needs of the development.
b. Equipment installed within the recreational areas shall comply with the provisions of the
Americans with Disabilities Act (ADA).
33
c. Provision of one (1) active and one (1) passive amenity for the first half (1/2) acre or portion
thereof. For every additional half (1/2) acre (not fractions), an additional passive and active use shall
be provided up to the maximum provided by the following subsections:
i. A single park area may contain up to five (5) passive amenities. Examples of passive
amenities include turf areas, benches, picnic tables, shade structures, barbecue grills, pathways,
etc.
ii. A single park area may contain up to three (3) active amenities. Examples of active
amenities include basketball courts, volleyball courts, bocce courts, horseshoe pits, par courses,
etc.
d. Detailed schematics shall be provided for each proposed amenity with the final plat.
e. Credit for Enhanced Amenities
Credit for the additional cost of enhanced recreational amenities, including community swimming
pools, splash pads, skate/BMX parks, fully improved sports fields, and other amenities approved by
the Planning and Zoning Administrator, may be obtained against the recreation area requirement in
subsection C.1 of this section based on the following criteria:
i. The applicant shall submit a cost estimate summarizing the following:
a) Value of the land and cost of the improvements and amenities that would be required
by this code.
b) Value of the land and cost of the improvements and enhanced amenities proposed as
alternative means of compliance.
ii. Credit for the additional cost of the enhanced amenities may be received in the form of a
reduction to the required recreation land area.
iii. The extent of the credit shall be determined by the value of the enhanced amenity as
determined by the Town. The maximum reduction of recreation area requirement is one-half
(1/2) acre.
f. Credit for improved indoor recreational space may be obtained subject to the following criteria:
i. Improved community recreation rooms, community centers, gymnasiums, performance
space, or other recreation space accessible to all residents of a development shall receive credit
at a ratio of three to one (3:1) against the area requirement contained in subsection B.1 of this
section.
34
ii. Each active and passive amenity contained within an indoor recreational space shall receive
a credit to the recreational amenity requirements contained in subsections D.2.b, D.2.c, and
D.2.d of this section at a one to one (1:1) ratio.
g. When appropriate to the needs of the residents, tot lot amenities shall be required. Tot lots shall
include, at a minimum:
i. Play equipment area.
ii. Drinking fountain.
iii. Seating area (may include benches or seat walls) oriented towards the play equipment.
iv. Trash receptacle(s).
v. Bicycle parking with a four (4) bicycle minimum capacity.
vi. Picnic table.
vii. Limited turf area for activity areas only (less than fifteen percent (15%) of total
recreational area) may be provided.
h. Linear parks may be utilized to satisfy the recreational requirements of this section. Required
amenities include, at a minimum:
i. A shared use path for pedestrians and bicyclists.
ii. Seating area.
iii. Landscaping.
iv. Drinking fountain, if located within one hundred (100) feet of a potable water line.
v. Trash receptacle(s).
vi. Pet waste removal station(s).
vii. Exercise stations may be located within linear parks.
i. The location of the amenities along a linear park is subject to the approval of the Planning and
Zoning Administrator and PRLCR Director.
3. Play Equipment Standards
a. Applicant shall submit evidence that play equipment complies with the current American Society
for Testing and Materials (ASTM) safety standards for playground equipment.
35
b. Playground surface materials, including certified wood fiber, shredded rubber, poured-in-place
surfacing, or other acceptable material approved by the PRLCR Director, shall be placed at a
minimum depth of twelve (12) inches under the equipment.
c. No play equipment shall be located within thirty (30) feet of any road right-of-way, driveway or
alleyway, parking area, or single-family residential lot or single-family residential zone unless an
acceptable barrier is provided.
d. Play equipment or apparatus with a footprint of two hundred fifty (250) square feet or less must
be fully shaded with a UV-resistant sun shade or other appropriate shading material or structure as
approved by the Planning and Zoning Administrator and Permitting Division.
e. At least fifty percent (50%) of play equipment or apparatus must be fully shaded with a UV-
resistant sun shade or other appropriate shading material or structure as approved by the Planning
and Zoning Administrator and Permitting Division. This requirement shall be applied only to play
equipment or apparatus with a footprint of two hundred fifty (250) square feet or greater.
f. To maximize the safety of children, play spaces shall be located as to provide maximum visibility
from surrounding homes.
g. Play equipment shall not be located on a slope greater than four percent (4%).
4. Paved on-site or on-street parking adjacent to the recreation area shall be provided as follows
a. For developments of one hundred (100) dwelling units or less: one (1) parking space for every
twenty (20) dwelling units or portion thereof.
b. For developments with more than one hundred (100) units: one (1) additional parking space for
every forty (40) dwelling units or portion thereof over one hundred (100).
c. Mobility-impaired accessible spaces shall be provided as required in Section 27.7.E.
5. Crime Prevention Through Environmental Design (CPTED) Elements
a. Recreational area design shall consider the following CPTED elements:
i. Natural Surveillance
Emphasis on visibility of the recreational facilities, also known as “eyes on the street,” to deter
unauthorized users and activities.
ii. Access Control
Use of design elements to deny entrance to recreational facilities to unauthorized users and
activities.
36
6. All recreational areas shall post at least one (1) sign at the primary entrance(s) stating:
a. Hours of operation.
b. Park/recreational area rules.
c. Trespassing notice for unauthorized users, including citation of applicable ordinances/statutes.
d. Notice that all dogs must be kept on a leash (unless an approved off-leash area has been
designated).
e. Emergency (911) contact information to report suspicious or criminal activity.
f. If recreational area is privately operated, homeowners association contact information to report
maintenance or safety issues.
7. If a neighborhood watch exists, a sign shall be posted at the primary entrance(s) to the recreational
area.
8. If the recreational area abuts an environmentally sensitive lands (ESL) area, a sign shall be posted
every one hundred (100) feet at the border of the ESL area. The sign shall conform to the ESL sign
requirements per the environmentally sensitive lands ordinance (ESLO).
9. If provided, restroom facilities shall be located in a highly visible area and shall be free of shrubs that
reach a mature height greater than three (3) feet.
10. All lighting shall be consistent with the standards of Section 27.5 and must be turned off by 10:00
p.m.
11. If no lighting is provided, recreation area hours shall be limited to daylight hours only and shall be
posted on the informational sign(s) at the park entrance(s) required by subsection D.6 of this section.
SECTION 26.5.E – 26.5.F – NO CHANGES
SECTION 26.6 – NO CHANGES
37
CHAPTER 27
GENERAL DEVELOPMENT STANDARDS
SECTIONS 27.1 – 27.5 – NO CHANGES
Section 27.6 Landscape Conservation
SECTION 27.6.A – 27.6.B – NO CHANGES
C. Landscape Design
SECTIONS 27.6.C 1 – 27.6.C.3 – NO CHANGES
4. Buffer Yards
a. The purpose of buffer yards is to physically transition and visually minimize adjacent land uses,
thereby reducing or mitigating visual and living quality impacts associated with particular land uses.
b. Standards
i. A buffer yard consists of horizontal space (land) and vertical elements (plants, berms,
fences, or walls).
ii. Buffer yards shall be located on the outer perimeter of a parcel of land, adjacent to the
property lines. Buffer yards shall be located in common areas, not in individual lots.
iii. All plant materials used in required buffer yards shall be Type 1 or 2 water use. Type 3 or 4
plants may be utilized if the designer certifies availability of sufficient rainwater harvesting to
ensure survival and compliance with all landscape water plan requirements (subsection D.3 of
this section).
iv. When buffer yards occur adjacent to each other (i.e., along the property lines of two (2)
adjacent properties) the Planning and Zoning Administrator may require a pedestrian trail
running through the buffer yard(s). The Planning and Zoning Administrator may also require a
minimum twenty (20) foot wide corridor that provides pedestrian ingress/egress between the
two (2) properties from the adjoining buffer yards.
v. Buffer yards shall not be located within any portion of an existing or dedicated public or
private street or right-of-way, unless specifically permitted by zoning or approved by the Town
Engineer.
vi. Determination of buffer yard requirements:
A) Buffer yards for all zoning districts shall be provided as specified in Table 27-7.
38
B) Buffer yards between districts are not required where the boundary between the
districts is a street.
C) Buffer yards are not required within a POS (parks and open space) district for any
areas left as natural open space.
D) Where a development abuts a public street, buffer yards shall be provided along all
perimeter street frontages as provided in Tables 27-8 and 27-9.
E) Perimeter street buffer yards are not required where homes front on the perimeter
street.
F) Where conflicts with sight visibility, scenic views or other standards and requirements
occur, modification to the buffer yard requirements may be made by the Planning and
Zoning Administrator.
Table 27-7. Required Buffer Yards
Zoning District of Adjacent Development Site
Zoning District of Proposed
Development
R1-144, R1-72,
R1-43, R1-36,
R1-20
R1-10, R1-7, R-
4, SDH-6
R-4R, R-6, R-S,
POS, PS
C-N, C-1, C-2,
T-P, P-1
R1-144, R1-72, R1-43, R1-36, R1-20 No Buffer No Buffer No Buffer No Buffer
R1-10, R1-7, R-4, SDH-6 A No Buffer No Buffer No Buffer
R-4R, R-6, R-S, POS, PS B B A No Buffer
C-N, C-1, C-2, T-P, P-1 B B B No Buffer
Table 27-8. Required Perimeter Street Frontage Buffer Yards for Residential Uses
Perimeter Street Type ARTERIAL COLLECTOR RESIDENTIAL
Street Frontage Buffer Yard B (25' min) A (15' min) A (15' min)
Table 27-9. Required Perimeter Street Frontage Buffer Yards for Commercial Uses
Perimeter Street Type ARTERIAL COLLECTOR RESIDENTIAL
39
Street Frontage Buffer Yard B (30' min) B (30' min) B (30' min)
vii. Buffer Yards “A” and “B” are defined in the following tables:
Table 27-10. Required Plantings for Buffer Yard “a” “A”
Minimum Width 10' 15' 20'
Plants per 100 Lineal Feet 4 Trees
5 Shrubs or Cactus
10 Accents or Cactus
4 Trees
4 Shrubs or Cactus
8 Accents or Cactus
Natural Desert
Table 27-11. Required Plantings for Buffer Yard “B”
Minimum Width 15' 20' 30' 40'
Plants per 100 Lineal
Feet
5 Trees
8 Shrubs or Cactus
15 Accents or Cactus
4 Trees
7 Shrubs or Cactus
12 Accents or Cactus
4 Trees
5 Shrubs or Cactus
10 Accents or Cactus
Natural Desert
viii. The natural desert buffer areas must provide trees for visual relief and screening. Any
trees added to meet this requirement shall be grouped to buffer existing uses and to minimize
disturbance of natural desert areas.
c. Responsibility for Buffer Yard
i. When a use is the first to develop on two (2) adjacent vacant parcels, the first use shall
provide the required buffer per Table 27-7, based on existing zoning.
ii. The second property owner may develop an additional, parallel, full buffer yard as specified
in Table 27-7, Required Buffer Yards, or may supplement the requirements by using elements
of the existing, abutting property buffer yard as described below.
A) Deduct the width of the existing buffer yard from the required buffer yard width
specified in Table 27-7. The remaining width is the amount of land to be provided by the
second property owner to meet the buffer yard requirements.
B) Deduct the number of plants from the existing buffer yard from the number specified
for the required buffer yard in Table 27-7. The remaining number of plants shall be
provided on the second property to meet the buffer yard requirements.
C) The second property owner shall design the required buffer yard to be compatible with
the existing buffer yard.
40
d. Use of Buffer Yards
i. Individual or combined buffer yards of twenty-five (25) foot width, or wider, may be used
for passive recreation. They may contain sculpture, benches, and pedestrian, bike or equestrian
trails; provided, that:
A) For natural desert buffer yards, disturbance of existing plants shall be minimized. Any
disturbed areas shall be revegetated. Trees that must be moved shall be relocated within the
buffer yard.
B) For constructed buffer yards, no plant material shall be eliminated.
C) All other regulations of this section are met.
ii. In no event shall the following uses be permitted in buffer yards:
A) Playfields.
B) Stables.
C) Swimming pools.
D) Racquetball and tennis courts.
E) Other active, structured recreational uses.
F) Parking lots.
G) Circulation drives except at required access points.
5. Screening
a. The purpose of screening requirements is to provide a partial visual barrier between adjacent land
uses to enhance buffering, improve compatibility, aesthetics and visual quality of the community.
b. Standards
i. When new development is adjacent to developed residential uses, the entire perimeter
landscape buffer and screening along property lines common with the developed residential use
shall be installed in the first phase of the new development.
ii. Screening devices shall be installed and maintained in accordance with the following table:
Table 27-12. Required Screening
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Zoning District of Proposed
Development
Zoning District of Adjacent Development Site
R1-144, R1-72,
R1-43, R1-36, R1-
20
R1-10, R1-7, R-4,
SDH-6
R-4R, R-6, R-S,
POS, PS
C-N, C-1, C-2, T-
P, P-1
R1-144, R1-72, R1-43, R1-36,
R1-20
No No No No
R1-10, R1-7, R-4, SDH-6 Yes No No No
R-4R, R-6, R-S, POS, PS Yes No No No
C-N, C-1, C-2, T-P, P-1 Yes Yes Yes No
iii. The requirement for a screen may be waived or the height lowered by the Planning and
Zoning Administrator if the buffer yard, topography, or layout of development provides
adequate screening to surrounding properties, or if it would create an unsafe, unusable alley
between two (2) walls.
iv. The Planning and Zoning Administrator may increase the height of a wall and/or the
number of required plantings if the buffer yard, topography, or layout of the development does
not otherwise adequately screen surrounding properties.
v. Screening devices required by this section shall be masonry (or functionally similar
material) construction to provide a five (5) foot high screen. The screen shall create a complete
visual barrier for its entire height and length.
vi. Where new nonresidential development is adjacent to residential uses, the perimeter screen
must consist of a five (5) foot high (minimum) wall and desert trees. Tree spacing shall provide
for canopies at maturity to form a continuous visual screen.
vii. Solid walls greater than forty (40) feet in length shall be articulated or varied by using at
least two (2) of the following techniques:
A) Decorative features such as caps, patterns, and variations in texture or materials.
B) Use of swales, berms and landscaping.
C) Undulations or offset areas.
D) Varied setbacks.
viii. All required screening devices shall be architecturally compatible with the materials and
design of the buildings on the site.
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ix. Vegetation shall be required and maintained on the external side of a screen wall to provide
visual relief when viewed from the property being buffered. For residential development the
wall shall be on the property line of the lots and all of the vegetation buffer shall be outside the
wall in a common area.
x. Breaks in screens may be required by the Planning and Zoning Administrator to provide
pedestrian and bicycle access between residential areas and commercial/service uses,
particularly if these uses serve the adjoining neighborhood.
xi. Parking facilities and/or internal drives which abut a public right-of-way or where vehicle
headlights may shine on adjacent residences or natural open space shall provide a minimum
three and one-half (3 1/2) foot high decorative masonry wall and/or depressed parking, or a
combination thereof.
xii. All refuse areas shall be screened on three (3) sides with a six (6) foot masonry wall and
plantings and shall be finished to match the architectural character of the project. A self-closing,
self-latching gate shall be installed on the fourth side of the enclosure. The gate shall be
designed to provide a complete visual barrier and finished to match the architectural character
of the project.
xiii. All operations and storage shall be conducted within a completely enclosed building or
within an area enclosed by a solid wall at least six (6) feet in height; provided, that no objects
shall be stacked higher than the wall so erected.
XIV. LOADING AREAS SHALL BE FULLY SCREENED FROM ADJACENT
PROPERTIES, TRAILS, MULTI-USE PATHS, AND PUBLIC THOROUGHFARES WITH
THE FOLLOWING:
A) A MINIMUM SIX (6) FOOT HIGH OPAQUE SCREEN WITH LANDSCAPING ON
THE EXTERIOR OF THE WALL.
B) WHEN SCREENING THE LOADING ZONE REQUIRES GREATER THAN A SIX
(6) FOOT WALL, A COMBINATION OF THE FOLLOWING ADDITIONAL ELEMENTS
MAY BE APPROVED BY THE PLANNING AND ZONING ADMINISTRATOR TO MEET
THE DESIRED INTENT OF FULLY SCREENING ACTIVITIES AND VEHICLES:
i. TALLER DECORATIVE WALL
ii. EARTH BERMS
iii. CONTINUOUS TREE CANOPY,
iv. OTHER SIMILAR MEASURES
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C) THE REQUIRED SCREEN MAY BE WAIVED BY THE PLANNING AND ZONING
ADMINISTRATOR WHEN THE LOADING ZONE IS SCREENED BY NATRUAL
TOPOGRAPHY.
XV. DRIVE-THROUGH WINDOWS AND STACKING LANES SHALL BE SCREENED
FROM ALL PUBLIC THOROUGHFARES BY THE BUILDING ORIENTATION, A
SCREEN WALL OR OTHER COMBINATION AS APPROVED BY THE PLANNING AND
ZONING ADMINISTRATOR.
XVI. A MINIMUM FIVE (5) FOOT WIDE LANDSCAPE ISLAND IS REQUIRED AND
SHALL BE LOCATED ON THE OUTSIDE OF THE DRIVE-THROUGH LANE TO
SCREEN QUEUING AUTOMOBILES FROM ANY ADJACENT USE. A 3.5 FOOT WALL
IS REQUIRED WHERE QUEING VEHICLE HEADLIGHTS SHINE ON ADJACENT
PROPERTIES.
xiv. XIV. Additional screening requirements for a sexually oriented business:
A) Wrought-iron fencing shall be used to enhance surveillance. No solid block walls are
permitted, except in the following cases:
B) If a business adjoins a site utilized for residential purposes, a continuous solid eight (8)
foot high wall shall be utilized along the full length of the common adjoining property line.
C) If the business is located in a standalone pad, a combination solid and wrought-iron
eight (8) foot high view fence shall be utilized around the entire perimeter.
6. Off-Street Parking and Vehicle Use Areas
a. The purpose of parking and vehicle use area landscaping requirements is to provide pedestrian
refuge, adequate shade, heat reduction and visual relief. Landscape design is a primary component of
off-street parking areas.
b. Standards
i. Every sixth row of parking spaces shall be separated by a landscaped island measuring a
minimum ten (10) feet wide (inside of curb to inside of curb) running the length of the parking
row. Pedestrian walkways, four (4) feet in width, shall be provided inside the curb, running the
length of the parking row and meandering around the trees. The island shall include one (1)
canopy tree a minimum thirty-six (36) inch box in size for every six (6) parking spaces abutting
the island.
ii. Along each parking row, one (1) landscape island shall be provided for every nine (9)
parking spaces. The island shall measure a minimum of ten (10) feet wide and twenty (20) feet
in length. One (1) canopy tree shall be planted in each island.
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iii. Trees within parking islands shall be a minimum of twenty-four (24) inch boxed, or two (2)
inch spaded, or larger size.
iv. Light poles shall not be located within parking islands.
v. FOR AREAS WITH COVERED PARKING, LANDSCAPE ISLANDS ARE ONLY
REQUIRED AT THE ENDS OF THE PARKING AISLE. LANDSCAPE ISLAND TREES
(SECTION 27.6.C.6.B) ARE NOT REQUIRED IN THESE AREAS AND AN
ALTERNATIVE COMBINATION OF NATIVE SHRUBS, CACTUS AND ACCENTS MAY
BE APPROVED, SUBJECT TO PLANNING AND ZONING ADMINISTRATOR
APPROVAL.
v. VI. Parking area landscape islands may be SHALL BE designed to harvest rainwater, as
approved by the Town Engineer. This practice is encouraged to meet rainwater harvesting
volume requirements.
vi. Loading areas shall be screened from adjoining properties, , and public thoroughfares with a
six (6) foot high opaque screen, consisting of a decorative wall, earth berms, , or a combination
of such elements.
vii. If a loading zone is visible from an adjacent street, residential use, or residential zoning
district where development is anticipated, a minimum five (5) foot wide landscaped area must
be provided adjacent to required opaque screens.
viii. Drive-through windows and stacking lanes shall be screened from adjacent properties and
public thoroughfares with a five (5) foot wide landscape island. Screening shall be a minimum
of three (3) feet in height. The screen shall be located on the outside of the drive-through lane
and shall screen queuing automobiles from any adjacent use.
SECTIONS 27.6.C.7 – 27.6.C.8 – NO CHANGES
D. Irrigation and Water Management
NO CHANGES TO 27.6.D.1 – SECTION 27.6.D.2
3. Landscape Water Plan
a. To ensure irrigation efficiency and water conservation goals are accomplished, a landscape water
plan specifying a maximum amount of water to be applied on an annual basis shall be established
for any irrigated landscape.
b. The plan shall include:
i. Calculation of the monthly and total annual water use (gallons) required for all specified
plant materials at maturity stage.
ii. Specific water use reduction in accordance with subsections D.3.e and f of this section.
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iii. Delineation of project phases, if applicable, with corresponding water use details for each
phase so that actual water use can be clearly compared with allocated amounts.
c. The landscape water plan, including the reduction amounts, shall be listed on the landscape plans.
d. Plant water use calculations shall be based on the most current plant water use information from
the Arizona Department of Water Resources.
e. The irrigation reduction plan for landscaping shall be implemented three (3) years after issuance
of the first certificate of occupancy. Metered water use for landscape irrigation shall be reduced
by fifty percent (50%) five (5) years from the date of the issuance of the certificate of occupancy.
f. Eventual discontinuation of irrigation is preferred for all landscaped areas. Irrigation within the
following landscape areas must be discontinued from irrigation:
i. All vegetation located in buffer yards AND LANDSCAPE ISLANDS shall not receive
irrigation water after five (5) years from the certificate of occupancy date.
ii. All vegetation within roadway medians and rights-of-way shall not receive irrigation
water after five (5) years from the date of project completion.
g. THE LANDSCAPE PLAN MUST DEMONSTRATE HOW PLANT MATERIALS WILL BE
SUSTAINED FOLLOWING DISCONTINUATION OF IRRIGATION IN ACCORDANCE
WITH SECTION S7.6.D.3.F THROUGH APPROPRIATE USE OF PASSIVE RAINWATER
HARVESTING SYSTEMS OR OTHER METHODS AS APPROVED BY THE TOWN
ENGINEER AND PLANNING AND ZONING ADMINISTRATOR..
h. The annual water use for a project shall not exceed the annual landscape water plan.
i. Meter readings are to be accomplished as follows:
i. Irrigation meter readings shall be used to determine compliance with the landscape water
plan. Noncompliance is subject to penalties under Oro Valley Town Code.
ii. Meter readings shall be taken, at a minimum, on an annual basis. Monthly readings may
be required, at the discretion of Planning and Zoning Administrator, in order to address
noncompliance with the Water Plan.
iii. An initial meter reading taken prior to the issuance of the certificate of occupancy shall
be recorded for reference as part of water plan reporting requirements (subsection E.2.b
of this section).
j. The landscape rainwater plan shall not be enforced for the first year, commonly referred to as the
plant establishment period.
k. Within three (3) years from the date of issuance of a final certificate of occupancy, the applicant,
or a successor in interest, may request to revise the landscape rainwater plan. The request shall be
submitted to the Planning and Zoning Administrator. The request shall be granted only if one (1)
of the following applies:
i. A mathematical error was made in the calculation of water required for on-site
landscaping.
ii. Additional data on plant water consumption relevant to or relative to the subject site has
been obtained, and results indicated a needed change in landscape water plan calculations
included with the landscape plan.
4. Rainwater Harvesting
“Rainwater harvesting” is defined as intercepting, catching, storing, diverting, or directing storm water
runoff from roofs, parking areas, etc., during rain events and putting it to beneficial use. Adopted Town
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goals and policies specify the use of rainwater harvesting systems to supplement irrigation and reduce
water use while supporting the area’s flora and fauna.
a. Rainwater Harvesting Plan
i. The rainwater harvesting plan is required and shall:
A) Specify the rainwater harvesting system(s) to be utilized.
B) Integrate with the landscape water plan (subsection D.3 of this section) and include the
design details for implementing on-site rainwater harvesting.
C) Integrate with site grading design and show how any combination of capture,
conveyance, storage, and distribution will be utilized on site to harvest rainwater runoff.
D) Be provided concurrently with a development plan, preliminary plat, landscape plan,
and grading plan.
E) Be stamped by a registered landscape architect and civil engineer.
F) Ensure catchment of rainwater into all landscaped buffer yards, LANDSCAPE
ISLANDS, and common area landscaped elements.
G) When a project is phased, represent how each phase will meet rainwater harvesting
requirements.
H) For subdivisions that propose fully graded front yards, the plan shall include
alternatives to facilitate the construction of rainwater harvesting systems and specific
planting options on the variety of front yard configurations found in the proposed
subdivision. The plan shall be implemented on each lot prior to issuance of a certificate of
occupancy for that residence.
b. Rainwater Harvest System General Provisions
i. Both active and passive rainwater harvesting systems are permitted. Only passive systems
are required. Types of systems:
A) Passive System
Diverts or directs rainwater runoff to appropriate locations where it is collected and
allowed to infiltrate the soil naturally. This system contains no long-term storage
capabilities.
B) Active System
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This type of system employs a reservoir or other water storing apparatus to catch and store
rainwater for later use with conventional landscape irrigation systems. It typically involves
electric pumps and valves, and will be cross-connected to the site irrigation system.
ii. Passive rainwater harvesting systems shall provide for the drainage of rainwater into a
system of catchments on the site.
iii. Site discharge water budgeting shall be in accordance with the criteria set forth in Section
11.3.5 of the Town of Oro Valley Drainage Criteria Manual. Reductions in detention
requirements will not affect the overall site water budget requirements.
iv. Standing water must be managed as follows:
A) Standing water for passive rainwater harvesting systems must infiltrate or dissipate
within twelve (12) hours of rainfall cessation.
B) Active rainwater harvesting systems by definition shall be able to store water for
future use. All active rainwater harvesting storage systems must be enclosed, covered and
mosquito proof.
v. All water collected and utilized for rainwater harvesting from parking lots and streets must
meet the same discharge quality as stipulated within the Town of Oro Valley Drainage Criteria
Manual, Section 11.7, First Flush Requirements.
vi. Active rainwater harvesting systems shall be approved by the Town Engineer, and Building
Official. Systems that connect to a potable water supply must have backflow protection
installed and meet the requirements of Article 15-23 of the Town of Oro Valley Town Code,
Backflow Prevention and Cross-Connection Control Program.
vii. All passive rainwater harvesting catchment areas shall be vegetated. The landscape
architect shall certify that species appropriate to the anticipated level of water collection have
been utilized.
viii. Eighty (80) percent of the area within each linear buffer yard segment must be graded to a
minimum depth of four (4) inches to enable collection of rainwater with the following
exceptions:
A) The area or a portion thereof will remain undisturbed and in a natural state.
B) There are prohibitive site characteristics such as slope as determined by the Planning
and Zoning Administrator and the Town Engineer.
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IX. ALL PASSIVE RAINWATER HARVESTING AREAS SHALL BE MAINTAINED ON
A REGULAR BASIS BY THE PROPERTY OWNER OR PROPERTY OWNERS
ASSOCATION TO ENSURE CONSISTENT FUNCTIONALITY.
c. Rainwater Harvest System Single-Family and Townhouse Residential Provisions
i. There is not a minimum required volume of rainwater harvesting; however, design for water
catchments is required within all buffer yards, common areas, recreation areas, and front yards.
ii. For lots with fully graded front yards, catchment areas to utilize rainwater must be
established for plant use. At a minimum, depressions and/or wells must be established for all
trees.
iii. Plants in front yards, buffer yards, and common areas that require irrigation may not be
established in areas that are shaped in a manner to not enable partial containment of irrigation or
rainwater.
iv. Eighty (80) percent of the areas within recreation and common areas must be graded to a
minimum depth of four (4) inches to enable collection of rainwater deposited in the immediate
area with the following exceptions:
A) The area or a portion thereof will remain undisturbed and in a natural state.
B) There are prohibitive site characteristics such as slope as determined by the Planning
and Zoning Administrator and Town Engineer.
C) The specific footprint of a recreation fixture may be exempted when positive drainage
is required to ensure function and durability as determined by the Planning and Zoning
Administrator. Examples include swimming pools, tennis courts, and tot facilities.
v. Active systems may be established within building setbacks.
d. Rainwater Harvest System Multifamily Residential, Commercial, Technical Park, and Other
Nonresidential Provisions
i. Projects shall include a minimum volume of rainwater harvesting in accordance with the
following equation:
VWHgal = ΣAIS x 3,000 gal/acre
Where: VWHgal = Volume of rainwater harvesting in gallons
ΣAIS = Sum of all impervious surface areas including pavements, sidewalks, hardscape
elements, and buildings.
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ii. When a project is planned and developed in phases, each individual phase must
independently achieve the extent of rainwater harvesting required. Harvesting RAINWATER
HARVESTING requirements may not be transferred from one (1) phase to another.
iii. Rainwater harvesting basins may be combined with site detention basins; provided, that the
residual ponding will dissipate within twelve (12). This shall be demonstrated by a combination
of percolation, evapotranspiration and positive outflow device such as a metered pipe. At a
minimum, a positive outflow pipe shall be installed no higher than four (4) inches above the
basin invert.
iv. No passive rainwater harvesting basins shall be allowed within ten (10) feet of a building or
vertical structural element greater than four (4) feet in height without special structural
consideration and design approved by the Town Engineer and the Town Building and Safety
Official.
V. RECESSED LANDSCAPE ISLANDS, WHEN UTILIZED, SHALL BE DESIGNED IN
CONFORMANCE WITH THE FOLLOWING:
A) LANDSCAPE ISLANDS SHALL BE RECESSED BELOW THE SURROUNDING
GRADE OF HARDSCAPE AREAS AND PARKING SURFACES. THE DEPTH OF
THE INFILTRATION AREA SHALL BE SUFFICIENT FOR THE ANTICIPATED
VOLUMES OF RAINWATER AND THE INFILTRATION CHARACTERISTICS OF
THE UNDERLYING SOIL.
B) SOILS WITHIN INFILTRATION AREAS ARE MODIFIED AS NECESSARY TO
COUNTERACT THE EFFECTS OF MECHANICAL COMPACTION AND/OR POOR
SOIL INFILTRATION CONDITIONS IN ORDER TO ENSURE APPROPRIATE
WATER INFILTRATION.
D) DEPRESSED AREAS SHALL BE STABLIZED FOR DUST CONTROL THROUGH
THE USE OF ROCK, HYDROSEEDING OR OTHER STABLIZING TECHNIQUES
AND MATERIALS.
E) DEPRESSED AREAS SHALL NOT BE LOCATED IN PEDESTRIAN
CIRCULATION AREAS TO AVOID SOIL COMPACTION, EROSION AND
DAMAGE TO PLANTS, AND TO MINIMIZE THE RISK OF INJURY TO
PEDESTRIANS.
v. VI. Access is to be provided to all rainwater harvesting basins, appurtenant structures and
facilities. The following must be achieved to evaluate and provide access:
A) Clearly delineate area on the grading and landscape plans.
B) Position as to provide minimal disturbance to the site vegetation.
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C) Must be sized to enable maintenance by the methods with the least potential for
ground disturbance and reduction of planting area.
e. Detention Credit
Detention volume may be reduced at a one-to-one (1:1) volumetric ratio by the volume utilized for
rainwater harvesting. This volumetric ratio must be confirmed for the two (2), ten (10), twenty-five
(25) and one hundred (100) year storm events and approved by the Town Engineer.
5. Water Features
The use of water for ornamental purposes, such as water fountains, as a component of landscaping is not
permitted.
SECTION 27.6.E – NO CHANGES
Section 27.7 Off-Street Parking
A. Purpose
This Section establishes requirements for vehicle and bicycle parking consistent with the objectives of the
general plan and a balanced transportation system to promote public safety and environmental quality. These
regulations are intended to:
1. Ensure sufficient off-street vehicle and bicycle parking facilities by establishing parking requirements
for land uses.
2. Reduce the visual impact of mass “seas of parking” by distributing spaces around clusters of buildings.
3. Reduce excessive off-street parking by encouraging the shared use of vehicular use areas.
4. Promote pedestrian safety by separating vehicular use areas from pedestrian areas.
5. Encourage safe, convenient, and efficient design of parking spaces, circulation, and access areas.
6. Improve air quality by requiring paving of vehicular use areas.
7. Promote the enhancement of the community identity and the appearance of Town roadways and
development areas.
8. The Town of Oro Valley, in keeping with the Federal Clean Air Act, wishes to encourage the use of
alternative transportation modes such as the bicycle. Reducing the number of vehicular parking spaces in
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favor of bicycle parking spaces will help attain the standards of the Federal Clean Air Act, reduce
impervious surfaces, and save on land and development costs.
B. Applicability
The provisions of this Section apply to:
1. New Development
2. New Uses Replacing Existing Uses
Whenever the use of an existing development is changed to a new use which requires more parking
spaces under this Section than were required for the prior use, additional parking spaces shall be provided
in accordance with the requirements of this Section. No occupancy permit shall be issued until the
Planning and Planning and Zoning Administrator has approved the parking requirements for the new use.
3. Expansions
All projects that propose 25 percent or more cumulative addition or structural modifications such as
changes in square footage, gross floor area, building facade, etc. shall meet the requirements of this code
for the entire property. In addition, a 25 percent or more cumulative modification or replacement of
parking spaces or parking lot area shall meet the requirements of this code.
C. General Provisions
1. Parking Required for Uses Not Listed
Required parking for uses not listed in this section shall be determined by the Planning and Zoning
Administrator based on similar uses listed in this section.
2. SHARED PARKING
WHEN A MIX OF NON-RESIDENTIAL USES CREATES STAGGERED PEAK PERIODS OF
PARKING DEMAND, SHARED PARKING CALCULATIONS SHALL BE MADE TO REDUCE THE
TOTAL AMOUNT OF REQUIRED PARKING FOR RETAIL, OFFICE, INSTITUTIONAL AND
ENTERTAINMENT USES. TOTAL REQUIRED PARKING IS CALCULATED AS THE NUMBER
OF PARKING SPACES IDENTIFIED IN TABLE 27-14 LESS SHARED PARKING.
2. 3. Alternative Compliance
Upon written request by the applicant, the Planning and Zoning Commission may approve an alternative
parking ratio: WHEN TOTAL PROPOSED PARKING COUNTS RESULT IN INCREASES OR
DECREASES TO REQUIRED PARKING, AN ALTERNATIVE PARKING RATIO MAY BE
APPROVED, SUBJECT TO THE FOLLOWING:
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a. Review Criteria: To approve an alternative plan FOR AN ALTERNATIVE PARKING RATIO
TO BE APPROVED, the Planning and Zoning Commission must find that the proposed alternative
plan MUST accomplishes the purpose of this section equally well or better than the standards of this
section. The Planning and Zoning Commission shall consider SPECIFIC CONSIDERATIONS
INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING:
i. The number of employees occupying the building or land use and the number of expected
customers or clients.
ii. The availability of nearby parking (if any).
iii. Purchased or leased parking spaces in a municipal or private parking lot meeting the
requirements of the Town; trip reduction programs (if any).
iv. Any other factors that may be unique to the applicant’s development request.
v. Continuity and convenient proximity for pedestrians between or among existing or future
uses in the vicinity.
vi. Visual and aesthetic impact along the public street by placing parking lots to the rear or
alongside of buildings, to the maximum extent feasible. Visual and aesthetic impact of the
surrounding neighborhood.
VII. CONVENIENT ACCESS TO ALTERNATIVE MODES OF TRANSPORT
vii. VIII. Impact on any facilities serving alternative modes of transportation.
viii. IX. Impact on natural areas or features.
ix. X. Maintenance of mobility-impaired parking ratios.
B. INCREASES OF TEN (10) PERCENT OR LESS AND REDUCTIONS OF TWENTY (20)
PERCENT OR LESS TO REQUIRED PARKING SPACES IN TABLE 27-14 MAY BE
APPROVED BY THE PLANNING AND ZONING ADMINISTRATOR.
C. INCREASES OF MORE THAN TEN (10) PERCENT AND REDUCTIONS OF MORE
THAN TWENTY (20) PERCENT TO REQUIRED PARKING SPACES IN TABLE 27-14
REQUIRES PLANNING AND ZONING COMMISSION APPROVAL UNLESS OTHERWISE
ENABLED BY SECTION 24.9.C.3.
3. Multiple Principal Uses: Where there are multiple principal uses in a development, the sum of the
number of parking spaces required for the individual uses applies unless shared parking is approved per
subsection D.3 of this section., Shared Parking.
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4. Maintenance: The property owner shall be responsible for maintaining any vehicular use area in good
condition and free of refuse, WEEDS and debris.
5. Fractional Amounts: When the final result of the calculation of required vehicle or bicycle spaces
results in a fractional number, a fraction is adjusted to the next higher whole number.
6. Areas That May Not Be Used for Required Parking: Spaces in service bays, stacking areas, car wash
bays, at gasoline pumps or other hose locations, FIRE LANES or those used for the storage or display of
vehicles for sale or rent to the public are not considered off-street parking spaces and fire lanes.
7. Off-street parking required by this Chapter shall not be located within any public right-of-way,
UNLESS APPROVED BY THE TOWN ENGINEER AND PLANNING AND ZONING
ADMINISTRATOR.
7. 8. Building Permits: No building permit shall be issued until the applicant has presented satisfactory
evidence that sufficient property to provide parking to serve the intended use as required in this Chapter is
permanently available.
8. 9. Control of Parking Lots: Property used for parking shall be under the same ownership as and
contiguous to the generating use. When the property is not under the same ownership as the generating
use or is not contiguous to the generating use, the following shall apply:
a. It shall be zoned for parking only or the same district classification as the generating use.
b. A recommendation for approval by the Planning and Zoning Administrator shall be obtained
regarding the parking relationship to the generating use.
c. The owner(s) shall record restrictive covenants running with the land on the generating use and
parking properties specifying that the generating use cannot continue if the parking use is
discontinued. The form of said covenants shall be approved by the Town Attorney and may not be
released without the written consent of the Town of Oro Valley.
((O)17-05, 06/07/17; (O)11-15, 05/18/11)
D. Parking Lots – Required Number of Spaces for Type of Use
1. Residential Parking Requirements: Residential uses shall provide a minimum number of parking
spaces as defined by the standards below. Any increase or decrease in parking shall be in accordance with
subsection C.2 of this section.
a. Attached Dwellings: For each two (2) family and multi-family dwelling, there shall be parking
spaces provided as indicated by the following table:
Table 27-13. Attached Dwelling Parking
54
Unit Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling
One or less 1.5
Two 1.75
Three 2.0
Four 2.5
Plus one (1) space per every four (4) units for guest parking.
b. Guest Parking: Off-street guest parking spaces in multi-family developments shall be distributed
proportionally to effectively serve the dwelling units that they are intended to serve. Such parking
shall not be located more than two hundred (200) feet from any dwelling unit that is intended to be
served.
c. Single-Family Detached: For each single-family dwelling, there shall be at least two (2) parking
spaces and two (2) guest spaces. Parking of any vehicle in the front yard of a lot shall be prohibited
unless parked on a surface of asphalt, concrete, rock, or other similar inorganic material with a
permanent border.
d. Mobile Homes: There shall be two (2) parking spaces per dwelling unit and one (1) space per
four (4) units for guest parking.
e. Boarding Houses/Group Homes /Religious Quarters/Senior Care Facilities: One (1) per bedroom
or bed plus one (1) for each four (4) bedrooms or beds for guest parking, plus two (2) for every three
(3) employees. A minimum of fifty percent (50%) of the required parking for senior care facilities
shall be covered parking. This requirement may be reduced or waived by Town Council when the
applicant can demonstrate that the covered parking is not necessary to serve the expected needs of
the residents.
i. Recreational Uses Neighborhood Parks: For each recreational use/park located in any
district, there shall be three (3) parking spaces per acre of park area. All neighborhood parks of
less than one (1) acre shall provide a minimum of three (3) parking spaces.
ii. Non-Residential Parking Requirements: Non-residential uses shall provide parking spaces
as defined by the standards below. Any increase or decrease in parking shall be in accordance
with subsection D.5 of this section.
2. NONRESIDENTIAL PARKING REQUIREMENTS: The table below sets forth the number of
allowed REQUIRED parking spaces FOR NONRESIDENTIAL USES WITHIN THE TOWN based on
the square footage of the gross leasable area and of the occupancy of specified uses.
Table 27-14. Allowed Parking Spaces
55
Use Required Parking Sq. Ft.
Restaurants
a. Convenience Use 15/1000
b. Standard 10/1000
Bars, Taverns and Nightclubs 10/1000
Community Parks 5/acre
Commercial Recreational
a. Limited Indoor Recreation 6/1000
b. Outdoor .3/person
c. Bowling Alley 5/1000
Theaters 1/3 seats
General Retail 4/1000
Service Shop 4/1000
Shopping Center 5/1000
Medical Office 4.5/1000
Financial Services 3.5/1000
Grocery Store, Supermarket 6/1000
General Office 3/1000
Vehicle Servicing and Maintenance 5/1000
Repair Service 2/1000
Lodging Establishments 1/unit
Employees 1 per 2
Health Facilities
a. Hospitals 1/bed
Schools, Places of Worship or Assembly 1 per 4 seats and 2 per 3 employees
Child Care Centers 1/1000 and 2 per 3 employees
56
Use Required Parking Sq. Ft.
Industrial Employee Parking .75/employee
Table 27-14. Allowed REQUIRED Parking Spaces
PERMITTED USE PARKING SPACES / SQUARE FEET (UNLESS
OTHERWISE NOTED)
ACCESSORY BUILDINGS AND USES NOT APPLICABLE
COMMERCIAL STABLES .75/EMPLOYEE AND .75/HORSE STALL
FARMS & RANCHES 1 PER 2 EMPLOYEES
MARKETING OF PRODUCTS RAISED ON THE
PREMISES 4/1000
PLANT NURSERY 4/1000
BARS 20/1000
DISTILLERY .75/EMPLOYEE AND 20/1000 FOR BAR
ENTERTAINMENT AT BARS OR RESTAURANTS NOT APPLICABLE
MICROBREWERY .75/EMPLOYEE AND 20/1000 FOR BAR
MOBILE FOOD UNITS, INCLUDING FOOD TRUCKS NOT APPLICABLE
RESTAURANT 10/1000
RESTAURANT WITH DRIVE-IN/DRIVE-THRU SEE TABLE 27-15
FOOD PROCESSING, ARTISANAL .75/EMPLOYEE AND 4/1000 FOR PUBLIC USE
AREAS
FOOD PROCESSING, LARGE SCALE .75/EMPLOYEE AND 4/1000 FOR PUBLIC USE
AREAS
MANUFACTURING SERVICES, HEAVY .75/EMPLOYEE
MANUFACTURING SERVICES, LIGHT .75/EMPLOYEE
WAREHOUSING, HEAVY .75/EMPLOYEE
WAREHOUSING, LIGHT .75/EMPLOYEE
COMMUNICATION STUDIOS 3/1000
OFFICES 3/1000
RESEARCH & DEVELOPMENT 3/1000
CONVENIENCE MARKET 8/1000
DRIVE-THRU USES SEE TABLE 27-15
GENERAL RETAIL 4/1000
GROCERY STORE 5/1000
MARIJUANA ESTABLISHMENT 4/1000
WHOLESALING 4/1000
ANIMAL SERVICES 4.5/1000
COMMERCIAL OR FINE ARTS STUDIO 3/1000
57
PERMITTED USE PARKING SPACES / SQUARE FEET (UNLESS
OTHERWISE NOTED)
DAYCARE .75/EMPLOYEE AND 3/1000
DRIVE-THRU USES, NOT INCLUDING BANKS SEE TABLE 27-15
FINANCIAL SERVICES 3.5/1000
FUNERAL SERVICES 1 PER 4 SEATS AND 2 PER 3 EMPLOYEES
HOUSEHOLD SERVICES .75/EMPLOYEE AND 4/1000 FOR PUBLIC USE
AREAS
MEDICAL SERVICES 4.5/1000
PERSONAL SERVICES .75/EMPLOYEE AND 4/1000 FOR PUBLIC USE
AREAS
PRIVATE CLUBS WITHOUT ENTERTAINMENT 10/1000
PRIVATE CLUBS WITH ENTERTAINMENT 10/1000
SELF STORAGE 1 PER 50 UNITS
SENIOR CARE FACILITY SEE TABLE 27-16
SEXUALLY ORIENTED BUSINESSES 4/1000
TECHNICAL SERVICES 4/1000
THEATER 1/3 SEATS
GAS STATIONS 8/1000
PARTS STORE .75/EMPLOYEE AND 4/1000 FOR PUBLIC USE
AREAS
RENTAL ESTABLISHMENTS, LESS THAN 10
VEHICLES
.75/EMPLOYEE AND 1 PER 10 VEHICLES STORED
ON PREMISE
RENTAL ESTABLISHMENTS, OVER 10 VEHICLES .75/EMPLOYEE AND 1 PER 10 VEHICLES STORED
ON PREMISE
RENTAL ESTABLISHMENTS, MOVING SERVICES .75/EMPLOYEE AND 1 PER 10 VEHICLES STORED
ON PREMISE
VEHICLE REPAIR FACILITIES 5/1000
VEHICLE SALES 3/1000
VEHICLE STORAGE FACILITY, INCLUDING
PARKING GARAGE
.75/EMPLOYEE AND 1 PER 10 VEHICLES STORED
ON PREMISE
VEHICLE WASHES/DETAILING .75/EMPLOYEE
BOARDING HOUSE OR LODGING HOUSE 1/UNIT
GUEST RANCHES 1/UNIT
HOTELS/MOTELS .75/EMPLOYEE AND 1/UNIT
RESORTS .75/EMPLOYEE AND 1/UNIT
SHORT-TERM RENTAL PROPERTIES APPLICABLE RESIDENTIAL STANDARDS APPLY
ARTS & CULTURAL USE 3/1000
CEMETERY
OFFICES: CEMETERY OFFICES SHALL BE PARKED AS
AN OFFICE USE.
GROUNDS: .75 SPACES PER NON-OFFICE
EMPLOYEE SHALL BE PROVIDED AND INTERNAL
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PERMITTED USE PARKING SPACES / SQUARE FEET (UNLESS
OTHERWISE NOTED)
ROADWAYS OR ACCESS DRIVES SHALL
ACCOMMODATE PARALLEL PARKING.
FIRE STATIONS AND RESCUE FACILITIES, PRIVATE 3/1000 OF OFFICE SPACE
GENERAL AVIATION .75/EMPLOYEE AND 1/1000 FOR PUBLIC USE
AREAS
GOLF COURSE
PARKING FOR GOLF COURSES SHALL BE PROVIDED
THROUGH A SHARED PARKING ANALYSIS
INCLUDING ALL ASSOCIATED USES.
GOLF DRIVING RANGE OR MINIATURE GOLF,
STAND ALONE 2 PER BAY
GOVERNMENT SERVICES 1 PER 4 SEATS AND 2 PER 3 EMPLOYEES
RELIGIOUS INSTITUTIONS 1 PER 4 SEATS AND 2 PER 3 EMPLOYEES
SCHOOLS, PRIVATE 1 PER 4 SEATS AND 2 PER 3 EMPLOYEES
SCHOOLS, PUBLIC INCLUDING CHARTER
SCHOOLS NONE REQUIRED
UTILITIES, PRIVATELY OWNED .75/EMPLOYEE
UTILITY POLES AND ABOVE GROUND WIRES,
NEW NOT APPLICABLE
BUILDINGS AND FACILITIES, NOT-FOR-PROFIT
COMMUNITY SERVICE ORGANIZATIONS, SUCH
AS BOYS & GIRLS CLUBS OR YMCA
4/1000
BUILDINGS AND FACILITIES, PRIVATE, INCLUDING
FITNESS CENTERS OR HEALTH SPAS 4.5/1000
APARTMENTS SEE TABLE 27-13
ASSISTED LIVING HOME SEE TABLE 27-16
DWELLING UNITS, SINGLE-FAMILY 2 PARKING AND 2 GUEST SPACES
DWELLING UNITS, SITE-DELIVERED SINGLE-
FAMILY
2 PARKING AND 2 GUEST SPACES; OR IN SDH-6: 2
PARKING SPACES PER DWELLING UNIT AND 1
SPACE PER 4 DWELLING UNITS FOR GUEST
PARKING
DWELLING UNITS, ATTACHED, INCLUDING
CONDOMINIUM, PATIO HOME OR TOWNHOUSE SEE TABLE 27-13
HOME OCCUPATIONS
EXISTING PARKING PROVIDED ON PROPERTY
SHALL BE USED TO ACCOMMODATE VEHICLES
RELATED TO THE HOME BUSINESS. ADDITIONAL
REGULATIONS PROVIDED IN SECTION 25.2.D.3.E
MODEL HOMES, INCLUDING TEMPORARY REAL
ESTATE OFFICE
APPLICABLE RESIDENTIAL STANDARDS APPLY
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PERMITTED USE PARKING SPACES / SQUARE FEET (UNLESS
OTHERWISE NOTED)
ANTENNAS NONE REQUIRED
RECREATION AREA (100 OR FEWER HOMES) ONE (1) PARKING SPACE FOR EVERY TWENTY (20)
DWELLING UNITS OR PORTION THEREOF.
RECREATION AREA (GREATER THAN 100 HOMES)
ONE (1) ADDITIONAL PARKING SPACE FOR EVERY
FORTY (40) DWELLING UNITS OR PORTION
THEREOF OVER ONE HUNDRED (100).
COMMUNICATION FACILITIES, MAJOR 1 SPACE PER FACILITY
COMMUNICATION FACILITIES, MINOR NONE REQUIRED
TABLE 27.15 – REQUIRED PARKING SPACES FOR DRIVE-THRU USES
DRIVE-THRU USES TABLE
DRIVE-THRU USE PARKING SPACES / SQUARE FEET ADDITIONAL REQUIREMENTS
FOOD 15/1000
SECTION 25.1.B.8 AND
SECTION 27.6.D.5
BEVERAGE 9/1000
SECTION 25.1.B.8 AND
SECTION 27.6.D.5
FINANCIAL 3.5/1000
SECTION 25.1.B.8 AND
SECTION 27.6.D.5
TABLE 27.16 – REQUIRED PARKING SPACES FOR SENIOR CARE USES
SENIOR CARE FACILITY TABLE
FACILITY TYPE PARKING RATIO
INDEPENDENT LIVING .75/UNIT
ASSISTED LIVING .5 /BED, PLUS .75 PER EMPLOYEE
ASSISTED LIVING HOME
1 PER BEDROOM OR BED, PLUS 1 FOR EACH 4 BEDROOMS OR
BEDS FOR GUEST PARKING, PLUS 2 FOR EVERY 3 EMPLOYEES,
MINIMUM 50% COVERED PARKING
MEMORY / NURSE CARE .5 /BED, PLUS .75 PER EMPLOYEE
3. Shared Parking: When a mix of non-residential uses creates staggered peak periods of parking
demand, shared parking calculations shall be made to reduce the total amount of required parking for
retail, office, institutional and entertainment uses.
((O)15-16, 11/08/15)
E. Mobility-Impaired Accessible Spaces
1. MOBILITY-IMPAIRED ACCESSIBLE SPACES SHALL BE IN CONFORMANCE WITH ALL
FEDERAL, STATE AND LOCAL REQUIREMENTS, INCLUDING, BUT NOT LIMITED,
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STANDARDS FOR THE SIZE, NUMBER REQUIRED, LOCATION AND MARKING FOR
ACCESSIBLE PARKING.. Design Standard:
a. Width eight (8) feet with a five (5) foot wide adjacent aisle for access to and from the side of a
vehicle .
b. Other dimensions; same as those for standard vehicles.
c. The parking space and adjacent aisle shall have a slope less than 1:50 (2 percent).
2. Location: Mobility-impaired parking spaces shall be located as close as possible to the nearest
accessible building entrance, using the shortest accessible route of travel possible. When practical, the
accessible route of travel shall not cross lanes for vehicular traffic. When crossing vehicle traffic lanes is
necessary, the route shall be designated and marked as a crosswalk.
3. Marking: Every mobility-impaired parking space shall be identified by a sign, centered between three
(3) feet and five (5) feet above the parking surface, at the head of the parking space. The sign shall
include the international symbol of accessibility and state RESERVED or equivalent language.
4. Number of Spaces: Each parking lot shall contain at least the minimum specified number of mobility-
impaired spaces as provided in the table below.
Table 27-15. Number of Mobility Impaired Parking Spaces
Total Parking Spaces in Lot_Minimum
Required Number of Accessible Spaces_
1-25 1
26-50 2
51-75 3
76-100 4
101-150 5
151-200 6
201-300 7
301-400 8
401-500 9
501-1000 2% of total space
Over 1000 20 spaces plus 1 space for every 100 spaces or fraction thereof over 1000
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5. Van Accessible Spaces: One (1) space per every eight (8) mobility impaired parking spaces or fraction
thereof.
a. Width: Eight (8) feet with an eight (8) foot adjacent aisle.
b. Other dimensions; same as those for standard vehicles.
c. Height Clearance: 98 inches vertical clearance is required.
F. Bicycle Parking
1. Types:
a. Class I: Provides covered, secured bicycle parking that insures protection against direct sunlight
and theft of the entire bicycle, its components, and accessories such as commuting bags, etc. Class I
facilities include bicycle lockers, check-in facilities, monitored parking, restricted access parking or
other means which provide the above level of security as approved by the Planning and Planning and
Zoning Administrator.
b. Class II: Provides a stationary object that is permanently fixed to the ground or physically
attached to a structure to which the operator can lock the bicycle, such as single or multiple bicycle
racks. These facilities must be located in a highly visible area that is in close proximity to the
primary entrance of the structure it serves, and disbursed DISTRIBUTED conveniently throughout
the development, AND not blocking pedestrian access.
2. Number Required: Provide bicycle parking spaces at the rate of:
a. One (1) bicycle parking space per twenty (20) required vehicular parking spaces, but in all cases
shall provide a minimum of two (2) bicycle spaces, except gas stations having no convenience use
(mini-mart).
b. All spaces shall be Class II spaces as defined in subsection F.2 of this section, Bicycle Parking
Requirements, except MULTI-FAMILY RESIDENTIAL, Professional Offices, Retail Uses,
Recreational Uses, Theaters, and Industrial Uses, shall provide ten percent (10%) percent of the
required bicycle parking as Class I spaces.
c. The maximum number of required spaces shall be one hundred (100) bicycle-parking spaces.
d. Any increase or decrease in parking shall be in accordance with subsection D.3 of this section.
3. Credit for Bicycle Parking Facilities:
Performance Standards: The Planning and Planning and Zoning Administrator may authorize reductions
to on-site parking requirements for all non-residential uses, for the provision of bicycle facilities, as
follows:
62
a. One (1) vehicular space per four (4) Class I bicycle spaces.
b. Two (2) vehicular spaces per one (1) shower.
c. The number of vehicular spaces required shall not be reduced by more than five (5) percent.
((O)16-16, 12/07/16)
G. On-Site Circulation
1. Access Drives:
a. Access drives shall provide adequate storage length to prevent stopped vehicles from obstructing
entering vehicles or vehicles traveling along internal circulation roadways.
b. Entrances shall provide adequate turning radius for the design vehicle.
c. Curbs, walls, berms, landscaping, or other barriers shall be employed to prevent ingress or egress
at any point other than the approved entrances and exits.
d. A minimum of 150 feet measured at the centerline shall separate any entrances or exits from the
nearest intersecting street centerline.
e. Entrances and exit drives are limited to two (2) per 300 feet of frontage, with a minimum spacing
of 150 feet between centerlines.
f. Cross corner sight visibility shall be provided in accordance with the Oro Valley Subdivision
Street Standards.
g. The Town Engineer shall approve any deviation from these requirements.
2. Ring Roads:
Definition: A Ring Road is defined as a roadway encircling a commercial, office or industrial complex
with no on street parking, frequent curb cuts to adjacent parking aisles, and parking internal to the ring
road.
a. Ring roads shall be designed with 30 MPH design standards and signed at 15 MPH.
b. Ring roads shall be a minimum of 28 feet in width.
c. Sight visibility triangles for 30 MPH shall be a minimum along ring roads.
D. RING ROADS ARE REQUIRED IN ALL SHOPPING CENTERS GENERATING MORE
THAN 5,000 AVERAGE DAILY TRIPS (ADT).
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E. THE TOWN ENGINEER SHALL APPROVE ANY DEVIATION FROM THESE
REQUIREMENTS.
3. Perimeter Drive:
Definition: A Perimeter Drive is defined as a roadway next to a building or group of buildings inside a
Ring Road. A Perimeter Drive may be used for pick-up and drop-off of passengers or cargo.
a. Perimeter drives shall NOT have uninterrupted distances greater than 400 feet.
b. Perimeter drives shall be no wider than 28 feet with no parking, except as defined above.
c. Short radius curves are encouraged along the perimeter roads to limit speeds.
d. Sight visibility triangles for 20 MPH shall be a minimum along perimeter drives.
E. PERIMETER DRIVES SHALL BE DESIGNED TO DISCOURAGE THROUGH TRAFFIC IN
SHOPPING CENTERS WITH ACCESS DRIVES AND RING ROADS.
4. Parking Aisles:
a. Parking aisles shall not be designed to THAT require or encourage vehicles to back into a street,
RING ROAD, PERIMETER DRIVE, pedestrian way, or alley in order to leave the parking lot or
maneuver out of a parking space.
b. Parking aisles shall not be designed to carry more than 1000 vehicles per day.
c. Parking aisles shall not be longer than 300 feet without a break in circulation.
d. The preferred parking format is 45 degree parking on one-way parking aisles. Other parking
configurations may be accepted provided it does not result in increased pedestrian-vehicular
conflicts, and is consistent with Table 27-16.
Table 27-16. Off-Street Parking
MOTOR VEHICLE PARKING AREA DIMENSIONS
A B C D E F
0° 9.0' 12.0' 23.0' 28.0'
20° 9.0' 16.3' 12.0' 57.6' 44.6'
30° 9.0' 18.6' 12.0' 29.6' 49.2'
45° 9.0' 21.2' 13.0' 14.1' 55.4'
64
MOTOR VEHICLE PARKING AREA DIMENSIONS
A B C D E F
60° 9.0' 22.5' 18.0' 13.0' 63.0'
70° 9.0' 22.3' 19.0' 11.5' 63.6'
80° 9.0' 21.5' 24.0' 10.6' 67.0'
90° 9.0' 20.0' 24.0' 10.0' 64.0'
Elements
A. Parking Angle
B. Space Width
C. Space Depth
D. Aisle Width
E. Curb Length
F. Center to Center Width of Double Row and Aisle
Minimum 2 - way traffic aisle width: 24'
Minimum 1 - way traffic aisle width: 12'
Minimum 1 - way fire lane access aisle width: 20'
i. End islands shall be sufficiently large to assure adequate cross corner sight visibility with the
intersecting access drive.
65
e. Passenger Drop-Off Points: Drop-off points, separated from street traffic lanes, ring roads,
parking aisles, loading areas, access drives, or perimeter roads, and readily accessible without
hazardous maneuvering, shall be provided in conjunction with the following uses: senior care
facilities, hotels, motels, resorts, hospitals and clinics, educational facilities, libraries, and day care
centers with fifty (50) or more students or children, religious facilities with one hundred (100) or
more seats, transit terminals, park and ride lots, major recreational facilities, public buildings,
financial services greater than five thousand (5,000) square feet of gross floor area, shopping centers
and other office/commercial uses and restaurants. Passenger drop-off points for senior care facilities
shall include a shade structure with bench seating.
f. Transit Stops: Any Commercial, Office, or Industrial development of a minimum one hundred
thousand (100,000) square feet IN SIZE OR GREATER shall provide transit STOPS IN
ACCORDANCE WITH STANDARDS ESTABLISHED BY THE TOWN ENGINEER turn-outs.
G. Transit turn-outs STOPS shall be centrally located for ease of access and shall be in sufficient
numbers TO SERVE THE NEEDS OF AREA USERS. IN AREAS WHERE MULTIPLE USES
WOULD REQUIRE A STOP, AND ONE HAS BEEN PROVIDED TO SERVE THE AREA, THE
TOWN ENGINEER MAY WAIVE THIS REQUIREMENT. and designed in accordance with the
standards established by the Town Engineer.
g. H. Carpools: Off street parking provided for all employment uses requiring eighty (80) or more
spaces shall provide at least ten (10) percent of the total parking area as designated for use by car
pools, and be clearly signed and managed to that end. Carpool parking shall be as close to the
building as possible, without impeding visitor or mobility-impaired parking. Where car pool parking
is provided by this Section, the required parking may be reduced by five (5) percent.
((O)15-16, 11/08/15)
H. Design and Improvement Standards
1. Parking Lot Layout (Design)
A. THE TOWN ENGINEER AND PLANNING AND ZONING ADMINISTRATOR MAY
APPROVE THE CONVERSION OF OFF-STREET PARKING WITHIN PARKING LOTS TO
OTHER ALTERNATIVE USES (E.G. OUTDOOR DINING, FARMERS MARKETS, ETC.) AS
DESCRIBED BELOW:
I. TEMPORARY CONVERSION FOR A CONTINUOUS PERIOD OF TIME REQUIRES A
SPECIAL USE PERMIT IN ACCORDANCE WITH SECTION 25.3.A.
II. INTERMITTENT CONVERSION FOR PERIODS OF TIME THAT DO NOT IMPACT
PEAK PARKING PERIODS FOR OTHER USES WITHIN THE CENTER.
66
III. PERMANENT CONVERSION REQUIRES A REVISION TO THE APPROVED SITE
AND LANDSCAPE PLANS.
B. REVIEW CRITERIA: FOR THE CONVERSION OF ANY OFF-STREET PARKING AREA TO
BE APPROVED, THE PLAN MUST ACCOMPLISH THE PURPOSE OF THIS SECTION.
SPECIFIC CONSIDERATIONS INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING:
I. ADEQUATE PARKING IS AVAILABLE FOR ALL USES FOLLOWING THE
CONVERSION.
II. TRAFFIC AND CIRCULATION (BOTH VEHICULAR AND PEDESTRIAN) WITHIN
THE CENTER ARE NOT SIGNIFICANTLY IMPACTED AS DETERMINED BY THE TOWN
ENGINEER AND PLANNING AND ZONING ADMINISTRATOR.
a. C. Parking Space Dimension: Parking spaces shall be a minimum of nine (9) feet in width and
twenty (20) feet in length. Parallel parking spaces shall be a minimum of eight (8) feet in width and
twenty-three (23) feet in length. Motorcycle parking spaces, if provided, shall be in addition to any
required parking and shall be a minimum of three (3) feet in width and ten (10) feet in length.
I. STANDARD PARKING SPACES SHALL BE A MINIMUM OF NINE (9) FEET IN
WIDTH AND TWENTY (20) FEET IN LENGTH.
II. PARALLEL PARKING SPACES SHALL BE A MINIMUM OF EIGHT (8) FEET IN
WIDTH AND TWENTY-THREE (23) FEET IN LENGTH.
III. MOTORCYCLE PARKING SPACES, IF PROVIDED, SHALL BE IN ADDITION TO
ANY REQUIRED PARKING AND SHALL BE A MINIMUM OF THREE (3) FEET IN
WIDTH AND TEN (10) FEET IN LENGTH.
b. D. Parking Structures: Parking structures, including underground parking, are recognized as a
means to conserve on-site open space and are encouraged as an alternative to developing all required
parking as surface lots. As an incentive, allowable floor area ratios (FAR) may be increased up to ten
percent (10%) for every one hundred (100) underground parking spaces or aboveground parking
structures.
c. E. Circulation Routes: Parking lots shall provide well-defined circulation routes for vehicles,
bicycles, and pedestrians. Layout and design shall anticipate the needs of users and provide
continuity between vehicular circulation, parking, pedestrian and bicycle circulation.
d. F. Traffic Control Devices: Standard traffic control signs and devices shall be used to direct
traffic, where necessary, within a parking lot and must incorporate traffic calming methods in the
design. Parking lot sign standards shall be in accordance with Chapter 28.
67
e. G. Orientation: All parking lots shall include walkways that are located in places that are logical,
safe, and convenient for pedestrians.
f. H. Landscape Islands: To the maximum extent feasible, landscaped islands with curbs shall be
used to define parking lot entrances, the ends of all parking aisles and the location and pattern of
primary internal access drives, and to provide pedestrian refuge areas and walkways.
I. Every nine (9) parking spaces shall have a landscaped island. The dimensions of which shall be ten
(10) feet outside edge to outside edge of curb and the curb shall be a minimum of eight (8) inches in
width. The length shall be forty (40) feet outside edge to outside edge of curb. For single loaded
parking the landscaped island shall be ten (10) feet outside edge to outside edge of curb and twenty
(20) feet in length outside edge to outside edge. The provisions of Section 27.6, Landscape
Conservation, shall apply.
g. J. Shopping Cart Bays: Parking areas where shopping carts are an integral part of the commercial
business shall be designed to accommodate shopping cart storage. Cart storage spaces shall be
integrated into the landscape areas within the parking area and shall be placed appropriately to
accommodate the maximum number of parking spaces. Cart storage spaces shall be a minimum of
four (4) feet wide and a maximum of nine (9) feet wide and the length shall be no longer than the
depth of a parking stall. The minimum height shall be forty-five (45) inches measured from finished
grade. Any lot for retail stores such as grocery or home improvements, and containing one hundred
(100) or more parking spaces shall install at least one (1) shopping cart bay per eighty-five (85)
spaces provided. The Planning and Zoning Administrator and Town Engineer may increase or
decrease the number of shopping cart bays.
h. K. At a minimum shopping cart bays shall be constructed of opaque material that may consist of
the following: landscaping, berming, and/or masonry block faced with the same material of the
serving store. Such bays shall be maintained by the serving store or the Property Owners
Association, if any, or the property owner/management company of the center. The Planning and
Zoning Administrator shall have the right to inspect such bays and cite the serving store, Property
68
Owners Association, or property owner/management company if such bays are not kept in good
condition and properly maintained.
i. L. Points of Conflict: The lot layout shall specifically address the interrelation of pedestrian,
vehicular and bicycle circulation in order to provide continuous and direct pedestrian access with a
minimum of driveway and drive aisle crossings. Required treatment such as raised pedestrian
crossings, forecourts and landings, special paving, signs, lights, and bollards shall be provided at
significant points of conflict.
j. M. Lot Size/Scale: Large surface parking lots shall be visually and functionally segmented into
several smaller lots according to the following standards:
i. Large parking lots shall be divided into smaller sections by landscape areas. Each section
shall contain a maximum of two hundred (200) parking spaces.
ii. Parking bays shall extend no more than nine (9) parking spaces without an intervening tree
landscape island or landscaped peninsula. The provisions of Section 27.6, Landscape
Conservation, shall apply.
iii. No more than fifty percent (50%) of the off-street parking area be located in the front yard
(see definition of front yard, Chapter 31).
k. N. Truck Traffic: All development that generates truck traffic that may adversely affect a
neighborhood by creating noise, dust, or odor problems shall avoid or mitigate those impacts either
through physical design or operational procedures and Section 27.8, Off-Street Loading.
O. REFUSE: ALL PARKING LOTS SHALL INCLUDE SUFFICIENT REFUSE COLLECTION
AREAS TO SERVE THE INTENDED USES, SUBJECT TO THE FOLLOWING:
69
I. ALL ASPECTS OF REFUSE COLLECTION, INCLUDING GREASE COLLECTION
CONTAINERS, MUST BE FULLY ENCLOSED IN ACCORDANCE WITH SECTION
27.6.C.5.XII,
II. REFUSE LOCATIONS ARE SUBJECT TO THE BUILDING SETBACK OF THE
ZONING DISTRICT WHEN ADJACENT TO ANY PROPERTY USED, ZONED, OR
DESIGNATED BY THE GENERAL PLAN FOR RESIDENTIAL PURPOSES.
III. REFUSE PICK-UP ONLY PERMITTED FROM DAWN TO DUSK.
2. Improvement Standards
All public and private parking areas except for residential uses permitted in the R-1 and R-4 Districts shall
be improved and maintained to the following standards:
a. Slope and Grading: The finished grade of the parking lot shall be in accordance with the Town’s
grading standards. Grading of a site shall benefit landscaped areas IN ACCORDANCE WITH
SECTION 27.6.C.4 and conform to the requirements of the Town’s Grading Ordinance, Section
27.9. Below-grade or recessed parking lots are encouraged and may be required by the Planning and
Zoning Administrator or the Town Engineer to provide additional screening from major
thoroughfares or residential areas.
b. Drainage: In addition to the Town’s drainage requirements, drainage flow shall be considered a
resource and be designed to benefit landscaped areas on the development site IN ACCORDANCE
WITH SECTION 27.6.C.4. Erosion control measures shall be designed and implemented to control
drainage flow from impervious areas onto abutting soil surfaces.
c. Surfacing: All non-landscaped parking areas shall be paved with a durable asphalt, concrete,
stone, tile, or brick surface, consistent with pavement design principles and engineered according to
soil conditions and wheel-loads. Pedestrian use areas and crossings within parking areas shall be
paved with tile, brick, concrete pavers, colored asphalt, patterned and colored concrete, or asphalt.
d. Barriers: Parking areas and spaces shall be provided with bumper barriers, wheel stops or wheel
stop curbing designed to prevent parked vehicles from extending beyond the property lines,
damaging adjacent landscaping, walls or buildings, or overhanging sidewalk areas. Wheel stops or
wheel stop curbing shall be located three (3) feet from the front of the parking space. No barriers
shall be required for head-to-head parking.
e. Pavement Marking: Parking spaces in paved parking areas shall be permanently marked with
striping. Space lines shall be a minimum of four (4) inches wide, white paint or plastic, and extend
for a minimum of ten (10) feet for interior lines. End lines shall extend the full length of the space.
f. Lighting: All parking areas shall comply with the Town of Oro Valley Outdoor Lighting Code,
Section 27.5, Outdoor Lighting.
70
((O)11-15, 05/18/11)
Section 27.8 Off-Street Loading
A. Applicability
The provisions of this section apply to:
1. New development.
2. New uses locating in an existing development, as required in Section 27.7.B.2.
3. Any expansion of an existing use or any addition of a new use to an existing development, as required
in Section 27.7.B.3.
B. General Regulations
All buildings hereafter erected or established shall have and maintain loading spaces as determined by the
Town Engineer subject to conditions herein.
1. No part of an alley or street, including public walkway’S easements and fire lanes, shall be used for
loading or maneuvering unless so designated by the Town APPROVED BY THE TOWN ENGINEER
AND PLANNING AND ZONING ADMINSTRATOR.
2. No loading space that is provided in an approved development shall hereafter be eliminated, reduced
or converted unless equivalent facilities are provided elsewhere.
3. All required loading spaces shall be located on the same lot OR WITHIN THE SAME CENTER as the
use served.
4. Use of Loading Space: A loading space shall not be used for the repair, storage, or dismantling of
vehicles or to satisfy the area requirements for off-street parking and no general storage.
5. Mixed Uses: If there are mixed uses, the total requirements for off-street loading spaces are the sum of
the individual requirements of the various uses.
6. Modification of Requirements: The Town Engineer AND PLANNING AND ZONING
ADMINISTRATOR may reduce the number and location of required loading spaces where he or she
determines that an unusual situation exists MULTIPLE USES EXIST WITHIN A CENTER AND A
SHARED OFF-STREET LOADING SPACE(S) CAN SERVE MORE THAN ONE.
((O)11-15, 05/18/11)
C. Design Standards
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1. Location of Loading Space: Required off-street loading spaces shall be located:
a. Onsite ON THE SAME LOT OR WITHIN THE SAME CENTER and no further than 100 feet
from the building served.
b. No closer than 30 feet to any property used, zoned, or designated by the General Plan, for
residential purposes.
2. Dimensions:
a. A required loading space for commercial, institutional, or office use shall be at least 12 feet wide
by 35 feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of
15 feet.
b. A required loading space for an industrial use shall be a minimum of 12 feet by 45 feet in length
with a minimum height clearance of 15 feet.
3. Access: Each loading space shall be accessible from a street or from an aisle or drive connecting with a
street. Such access may be combined with access to a parking lot if designed in a manner that will not
disrupt normal traffic flow. Access to loading spaces shall not be blocked by other loading spaces, stacked
goods, permanent or movable structures of any type including trash receptacles or compactors, nor shall
any loading space interfere with any fire exit or emergency access or fire lanes.
4. Prohibited Location: No loading space shall be located within the right-of-way of any street, ACCESS
OR PERIMETER DRIVE, PARKING AREA ACCESS LANE (PAAL), roadway, or public alley, or in
any designated off-street parking area. At no time shall any part of a truck or van be allowed into a public
thoroughfare or right-of-way while the truck or van is being loaded or unloaded.
5. Maneuvering: Adequate off-street maneuvering area shall be provided on-site and not within any
public street right-of-way.
6. Accessibility: All loading spaces shall be accessible at all times from a street, alley, or driveway
intended to serve such off-street loading areas. Access to loading areas may be provided by way of
designated off-street parking areas using only marked aisles for such access. If access to loading spaces
involves the utilization of off-street parking areas, no interference of any type shall be permitted in terms
of the normal use and function of said off-street parking lot, and no designated off-street parking area or
space shall be infringed upon at any time for the movement of any vehicle waiting to gain access to said
loading space.
7. Enclosure of Loading Space: Required off-street loading space may be partially or entirely enclosed
within a building, provided the building meets all the requirements pertaining to required setbacks.
8. Screening: The Oro Valley Landscaping Standards shall apply.
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9. Lighting: Lighting in a loading area, if installed, shall be in accordance with Oro Valley Zoning Code
Revised, Section 27.5.
10. Surfacing: An outdoor loading space shall be surfaced in such a manner as to make it weatherproof
and dust-proof in accordance with the provisions of Section 27.7.F.5.b.iii, Surfacing.
D. Off-Street Loading Required
1. Retail establishments, Restaurants, Industrial, manufacturing, Warehouse, Wholesale Uses, Freight
Terminals or Hospitals having an aggregate gross floor area of 5,000 square feet or more.
Table 27-17. Off-Street Loading
Gross Floor Area Number of Spaces
Square feet
5,000 - 24,999 1
25,000 - 49,999 2
50,000 - 99,999 3
100,000 - 174,999 4
175,000 - 249,999 5
For each additional 75,000 square feet (or fraction thereof) of gross floor area, one (1) additional loading
space shall be provided.
2. Public Assembly uses, such as auditoriums, and hotels.
Table 27-18. Off-Street Loading
Gross Floor Area Number of Spaces
Square feet
5,000 - 24,999 1
30,000 - 129,999 2
130,000 - 229,999 3
For each additional 100,000 square feet (or fraction thereof) of gross floor area, one (1) additional loading
space shall be provided.
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3. Office uses shall provide one (1) loading space for the first 5,000 to 100,000 square feet with one (1)
additional loading space for each additional 100,000 square feet of floor area or fraction thereof.
4. Office uses may, in-lieu of providing loading spaces as per the above, may provide loading space for
UPS, FedEx, Office Supply delivers DELIVERIES within the passenger drop-off area, provided that the
drive aisle is a minimum of 30 feet in width or a loading zone may be designated and marked within the
parking lot.
SECTION 27.9 – 27.10 NO CHANGES
SECTIONS 27.10.A – 27.10.E – NO CHANGES
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CHAPTER 31
DEFINITIONS
RAINWATER HARVESTING
THE INTERCEPTING, CATCHING, STORING, DIVERTING, OR DIRECTING STORM WATER
RUNOFF FROM ROOFS, PARKING AREAS, ETC., DURING RAIN EVENTS AND PUTTING IT TO
BENEFICIAL USE.
RAINWATER HARVESTING INFILITRATION AREA
PERVIOUS AREAS OF A SITE WHERE HARVESTED WATER COLLECTS AND SOAKS INTO THE
SUBSURFACE TO SUPPORT LANDSCAPE PLANTS.
RAINWATER HARVESTING PASSIVE SYSTEM
A SYSTEM THAT DIVERTS OR DIRECTS RAINWATER RUNOFF TO APPROPRIATE LOCATIONS
WHERE IT IS COLLECTED AND ALLOWED TO INFILTRATE THE SOIL NATURALLY. THIS
SYSTEM CONTAINS NO LONG-TERM STORAGE CAPABILITIES.
RAINWATER HARVESTING ACTIVE SYSTEM
A SYSTEMT THAT EMPLOYS A RESERVOIR OR OTHER WATER STORING APPARATUS TO
CATCH AND STORE RAINWATER FOR LATER USE WITH CONVENTIONAL LANDSCAPE
IRRIGATION SYSTEMS. IT TYPICALLY INVOLVES ELECTRIC PUMPS, VALVES AND WILL BE
CROSS-CONNECTED TO THE SITE IRRIGATION SYSTEM.
Vehicle
A device in, on or by which a person or property is or may be transported or drawn. A DEVICE IN, UPON,
OR BY WHICH A PERSON OR PROPERTY IS OR MAY BE TRANSPORTED OR DRAWN/PULLED
INCLUDING SELF-PROPELLED AUTONOMOUS VEHICLES.
VEHICLE, ABANDONED OR JUNK
A VEHICLE OR ANY MAJOR PRTION THEREOF THAT IS INCAPABLE OF MOVEMENT UNDER ITS
OWN POWER AND WILL REMAIN SO WITHOUT MAJOR REPAIR OR RECONSTRUCTION. MAJOR
PORTION MEANS, BUT IS NOT LIMITED TO, THE REMOVAL OF THE DIFFERENTIAL,
TRANSMISSION, HEAD, ENGINE BLOCK OR OIL PAN.
Vehicle Dealer
An agency selling new or used motor vehicles and providing services commonly associated with motor vehicle
sales.
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VEHICLE, GROSS VEHICLE WEIGHT RATING
THE VALUE SPECIFIED BY THE MANUFACTURER AS THE LOADED WEIGHT OF THE VEHICLE
VEHICLE, MAJOR REPAIRS
THE REMOVAL FROM ANY VEHICLE OF A MAJOR PORTION THEREOF INCLUDING, BUT NOT
LIMITED TO, THE DIFFERENTIAL, TRANSMISSION, HEAD, ENGINE BLOCK OR OIL PAN.
VEHICLE, RECREATIONAL
A VEHICLE OR VEHICLE COMBINATION THAT IS MORE THAN TWENTY-SIX THOUSAND
(26,000) POUNDS GROSS VEHICLE WEIGHT RATING AND THAT IS DESIGNED AND
EXCLUSIVELY USED FOR PRIVATE PLEASURE, INCLUDING, BUT NOT LIMITIED TO, VEHICLES
COMMONLY REFERED TO AS MOTORHOMES, PICK-UP TRUCKS WITH CAMPERS, TRAVEL
TRAILERS, TOY HAULERS, BOAT TRAILERS AND HORSE TRAILERS USED EXCLUSIVELY TO
TRANSPORT PERSONAL POSSESIONS OR PERSONS FOR NONCOMMERCIAL PURPOSES
Vehicle Repair
All aspects of motor vehicle repair including, but not limited to, lubrication, tune-up, and preventive
maintenance.
Vehicle Repair Facility
A facility that provides for the repair or maintenance of motor vehicles.
Vehicle Storage Facility
A facility whose primary purpose is the temporary storage of motor vehicles, including parking garages.
Vehicle Wash
A convenience use for the cleaning and washing of motor vehicles including interior cleaning and vacuuming
and waxing.
Veterinary Services
An establishment where animals or pets are given medical or surgical treatment and are cared for during the
time of such treatment.
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PLANNED AREA DEVELOPMENT (PAD)
AMENDMENTS
Additions shown in CAPS, deletions shown in strikethrough. Unchanged sections of PADs are not referenced.
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El Conquistador Country Club Planned Area Development
Section 1.6 Development Areas and Uses
Development of the various areas as shown on Exhibit B will be in accordance with the policies and intent
stated herein. The project will provide for a planned mixed-use development that is in harmony with the
General Plan of the Town of Oro Valley. The uses and development within each area, together with the
limitations on such, shall be as follows:
A. Development Area A
1. Uses Permitted - Residential dwelling units together with all accessory structures including recreation
and social center buildings provided however, that common wall units are permitted; golf course,
clubhouse and related golf course facilities, equestrian and stable facilities. Equestrian and stable facilities
are subject to the following conditions:
a. The stable property shall contain a buffer strip 20 feet wide, maintained as a solid landscape
screen, adjacent to all surrounding residential property.
b. All pasture and animal storage areas shall be enclosed with fences or walls of a minimum of
4’6” height.
c. All laws applicable to the public health must be complied with for the entire period of operation
of the stable.
d. All stable, activity, and pasture areas that are not grassed shall be treated for dust control as
approved by the Town Council
e. Adequate parking shall be shown on the site plan. (Ord. 79)
2. Building Setback Requirements:
a. 25 feet adjacent to the Plan boundary or development areas of lesser density.
b. An average of 20 feet where abutting any public streets.
c. Whenever the plan boundary abuts any single-family residential district (R-1) or an alley
abutting such district, a setback of 25 feet shall be provided for single-story structures and an
additional depth of 10 feet shall be provided for each additional story. (Ord. 79)
3. Average Minimum Useable Open Space Per Residential Dwelling Unit - 500 square feet.
4. Maximum Height - Three stories or 38 feet except when a structure is within 25 feet of the boundary of
the Plan Area, in which case the height shall not exceed two stories.
5. Required Parking - Shall be in accordance with the required parking schedule as described in Section
VII of this Plan.
B. Development Area B
1. Uses Permitted - Residential dwelling units together with all accessory structures including
recreation and social center buildings, provided however, that common wall units are permitted; golf
course, clubhouse and related golf course facilities.
2. Building Setback Requirements:
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a. 25 feet adjacent to the Plan boundary or development areas of lesser density.
b. An average of 20 feet where abutting any public streets.
c. Whenever the plan boundary abuts any single-family residential district (R-1) or an alley
abutting such district, a setback of 25 feet shall be provided for single-story structures and an
additional depth of 10 feet shall be provided for each additional story. (Ord. 79)
3. Average Minimum Useable Open Space Per Residential Dwelling Unit - 500 square feet.
4. Maximum Height - Three stories or 38 feet except when a structure is within 25 feet of the
boundary of the Plan Area, in which case the height shall not exceed two stories. For the portion of
Development Area B west of and adjacent to the segment of Development Area D located at the
northwest corner of Lambert Lane and La Canada Drive, no structure over two stories shall be built.
No structure shall be built over 18 feet in height above the existing natural ridgeline elevation as
shown on the designated Planned Area ridgeline map dated 11-16-83 and attached as Exhibit F. (Ord.
79)
5. Required Parking - Shall be in accordance with the required parking schedule as described in
Section VII of this Plan.
C. Development Area C
1. Uses Permitted - Residential dwelling units, commercial and public offices, service retail uses,
restaurants, recreational facilities, provided however, that common wall units are permitted; golf
course, clubhouse and related golf course facilities. Office and retail uses may include, with the
exception of hotels, those uses permitted in the C-2 Commercial District of the OVZCR. Conditional
uses shall require a use permit. (Ord. 79)
2. Building Setback Requirements:
a. 25 feet adjacent to the Plan boundary or development areas of lesser density.
b. An average of 20 feet where abutting any public streets, and, additionally, with regard to
parcel H only the following shall apply.
(1) Front yard setbacks may be reduced to a minimum of 15 feet for homes which
incorporate a side entry garage.
(2) Landscaping within the driveway site visibility triangle of all homes be limited to
30 inch maximum height for all shrubs and groundcover and that any trees planted
within the sight visibility triangle maintain the entire canopy 6 feet above ground
level.
(3) All streets within the proposed subdivision shall maintain a minimum right-of-
way width of 32 feet. In addition, a 6.5 foot roadway maintenance, pedestrian refuge,
signage and utility easement shall be provided on both sides of all rights-of-way.
(Ord. 92-21)
c. Whenever the plan boundary abuts any single-family residential district (R-1) or an alley
abutting such district, a setback of 25 feet shall be provided for single-story structures and an
additional depth of 10 feet shall be provided for each additional story. (Ord. 79)
3. Average Minimum Useable Open Space Per Residential Dwelling Unit - 300 square feet.
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4. Maximum Height - Three stories or 38 feet except when a structure is within 25 feet of the
boundary of the Plan Area, in which case the height shall not exceed two stories.
5. Required Parking - Shall be in accordance with the required parking schedule as described in
Section VII of this Plan.
D. Development Area D
1. Uses Permitted - Residential dwelling units, commercial and public offices, service retail uses,
restaurants, recreational facilities, provided however, that common wall units are permitted; hotel; golf
course, clubhouse and related golf course facilities. Office and retail uses may include, with the
exception of hotels, those uses permitted in the C-2 Commercial District of the OVZCR. Conditional
uses shall require a use permit. (Ord. 79)
Resort hotels and Western Town with equestrian activities are permitted. Permitted appurtenant uses
include small retail shops, restaurants, cocktail lounges with live music and/or patron dancing, day
nursery, game center, health studio or fitness center, satellite receiving earth station, and stable and
equestrian facilities an exhibition arena. (Ord. 79)
Equestrian and stable facilities are subject to the following conditions:
a. The stable property shall contain a buffer strip 20 feet wide, maintained as a solid
landscape screen, adjacent to all surrounding residential property.
b. All pasture and animal storage areas shall be enclosed with fences or walls of a minimum
of 4’6” height.
c. All laws applicable to the public health must be complied with for the entire period of
operation of the stable.
d. All stable, activity, and pasture areas that are not grassed shall be treated for dust control as
approved by the Town Council.
e. Adequate parking shall be shown on the site plan. (Ord. 79)
2. Building Setback Requirements:
a. 25 feet adjacent to the Plan boundary or development areas of lesser density.
b. An average of 20 feet where abutting any public streets. And, additionally, with regard to
Village 16 only, the following shall apply:
(1) Front yard setbacks may be reduced to a minimum of 12 feet for homes which
incorporate a side entry garage only.
(2) Corner lots shall not be eligible for the setback modification.
(3) Any lot which incorporates the reduced setbacks shall be abutted on both its right
and left sides by a minimum of two consecutive lots which utilize 20 foot setbacks.
(4) No two lots directly opposite each other on the same street may incorporate the
reduced setbacks.
(5) Any two-story segment of a given dwelling unit must be set back at least 20 feet
from the front property line.
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(6) Landscaping within the driveway site visibility triangle of side entry garage
homes shall be limited to 30 inch maximum height.
(7) This pad amendment shall apply only to Village 16 of Canada Hills.
(8) That a garage of a house with a side entry garage may not abut the driveway on
an adjoining lot. (Ord. 90-7)
c. Whenever the plan boundary abuts any single-family residential district (R-1) or an alley
abutting such district, a setback of 25 feet shall be provided for single-story structures and an
additional depth of 10 feet shall be provided for each additional story. (Ord 79)
3. Maximum Total Building Coverage - 80% of lot area.
4. Average Minimum Useable Open Space Per Residential Dwelling Unit Excluding Hotel Rooms -
300 square feet.
5. Maximum Building Height - Three stories or 38 feet except when a structure is within 25 feet of the
boundary of the Plan Area, in which case the height shall not exceed two stories.
6. Required Parking - Shall be in accordance with the required parking schedule as described in
Section VII of this Plan.
Section 1.7 Traffic Plan
The traffic plan for the El Conquistador Country Club Plan Area consists of the dedication of the necessary
right-of-way for public streets, private streets, AND pedestrian systems., parking and off-street loading
requirements. Roads and streets within the Plan shall be constructed by the Developer and shall be subject to
the Town of Oro Valley review during the development plan process, and shall be subject to either the Town
of Oro Valley requirements or, in the case of arterial streets, the standard Pima County Highway Department
requirements.
A. Dedicated Streets – Dedicated collector streets within the Plan shall have a maximum right-of way of 80
feet and be constructed in accordance with the Town of Oro Valley standards. The major arterial roadways;
Naranja, Lambert Lane, La Cholla and La Canada, shall have right-of-way widths as required by the Pima
County Highway Department and shall be constructed in accordance with the requirements of Pima County.
B. Private Streets - All other streets shall be privately owned and maintained and shall have not less than 24
feet of pavement, and shall meet the Town of Oro Valley requirements for private streets.
C. Traffic Study - A detailed Traffic Study shall be prepared and submitted for review to the Town of Oro
Valley upon completion of the first phase of residential development. The Study shall be updated as each
increment of 250 units of residential development is completed. The Study shall project estimated traffic
volumes and patterns and provide for the necessary traffic signals and pedestrian linkages. The installation of
traffic signals, subject to review and approval of the Town Engineer, shall be the responsibility of the
Developer. Maximum separation and protection of pedestrian access routes from vehicular traffic arteries shall
be provided along with the provision for pedestrian circulation routes within the Plan.
D. Parking Area Requirements
1. Single family detached units - 2.0 spaces per unit.
2. Townhomes, condominiums and multi-family units:
Studio and one bedroom units = 1.5 spaces per unit.
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Two, three and four bedroom units = 2.0 spaces per unit.
3. Non-residential uses:
Office - One space for each 300 square feet of floor area.
Retail - One space for each 250 square feet of floor area.
Restaurant - One space for each 200 square feet of floor area.
Lodge/Hotel - One space for each room or rental unit.
E. Parking Spaces - Perpendicular parking spaces shall provide a minimum width of 8.5 feet and have a stall
depth of 17.5 feet from the traffic aisle to the wheel stop. An additional 2-1/2 feet clear shall be provided
beyond the wheel stop for vehicle overhang.
FD. Landscaping - All streets and parking areas shall be landscaped as provided in Section IX, Landscaping
Requirements.
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El Corredor Planned Area Development
II. PAD Proposal
C. Development Standards
The PAD seeks to conform to the plan goals and policies established in the Town of Oro
Valley General Plan. In order to achieve those goals, the PAD will provide appropriate
transitioning to surrounding development through the use of development standards. The
entire site will meet the PAD criteria by the completion of the last new building.
The PAD shall be considered as a single parcel. for the purpose of building setback, buffer
requirements and other similar development standards that would otherwise apply to
separately owned lots or parcels under the Oro Valley Zoning Code. All new development
within the PAD shall conform to applicable building, fire and other life safety standards.
These standards will supersede the standards in the Town of Oro Valley Zoning Code Chapter
23 Zoning Districts and Chapter 25 Use Regulations, except where specific references to such
standards are provided in this section of the document. WHERE SILENT, ORO VALLEY
ZONING CODE REVISED (OVZCR) STANDARDS SHALL APPLY
1. Site Development
2. Vehicular Parking
To accommodate for a thriving mixed-use community, the El Corredor PAD
vehicular parking spaces shall be a minimum of 9 feet wide by 19 feet long for onsite
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spaces. Off-site trailhead parking spaces shall be a minimum of 9 feet wide by 20
feet long.
ADA accessible parking will be provided in accordance with ADA requirements
from the 2010 ADA Standards for Accessible Design and ICC/ANSI 117.1, 2003
Edition. Accessible spaces and “Van Accessible” spaces will connect to the
accessible route as required by the 2010 ADA Standards for accessible design and
ICC/ANSI 117.1, 2003 Edition. Newly constructed sidewalks and curb ramps will
comply with accessibility requirements as required. The entire circulation system
will meet these requirements by the issuance of the last Certificate of Occupancy for
the last new building to be built on-site.
In accordance with agreements made with the adjoining neighbors:
• A minimum of 8 parking spaces located within the PAD district shall be
designated for Pusch Ridge Wilderness Trail users. This parking area shall
be dedicated to and maintained by the Coronado National Forest, and
• Limited recreational vehicle parking restrictions shall be included in the Covenants, Conditions and
Restrictions.
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La Reserve Planned Area Development
Section 1.8 Development Area and Uses
Development of the various areas as shown on Exhibit N and defined by legal descriptions will be in
accordance with the policies and intent stated herein. The project will provide for a planned mixed use
development that is in harmony with the General Plan of the Town of Oro Valley. The uses and development
within each area, together with the limitations on such shall be as follows:
A. Development Area A – Wilderness Area. Uses Permitted - This is the area adjacent to the Coronado
National Forest as shown on the Concept Plan. Its purpose is to provide protection from development and
human encroachment upon the big horn sheep habitat in Pusch Ridge. All development is restricted from these
areas and the activity of humans and domestic animals will be controlled, except for the existing roadway, over
a portion of the Wilderness Area which may be improved by the developer and utilized as a construction
access road during the construction of improvements in the area known as "Fingers". Upon completion of said
construction, the roadway will be abandoned and completely revegetated utilizing material from Appendix A.
B. Development Area B - Single Family Lots.
1. Uses Permitted. Single family detached units, accessory buildings, private swimming pools, private
tennis courts, (if approved by the Architectural Control Committee), guest houses and model homes.
2. Maximum Residential Density - 36 units
3. Property Development Standards.
a. Minimum lot area - 36,000 square feet
b. Minimum lot width - 100 feet average
c. Density - one principal dwelling unit per lot.
d. Landscaping Requirements - All onsite landscaping, including perimeter landscaping, shall
be in conformance with La Reserve Design Guidelines.
e. Walls, fences and required screening to be constructed per Owners specifications as shown
in Exhibit O, P, and Q.
4. Maximum Building Height - 30 feet
5. Yard Setbacks 20 foot - front yard 10 foot - side yards 10 foot - rear yard
6. Detached Accessory Buildings
a. Permitted Coverage - 15% of total area of rear and side yards.
b. Minimum distance to main building - 10 feet
c. Building height - not to exceed main structure
7. Required Parking - Shall be in accordance with the required parking schedule as described in
Section XII of this Plan.
C. Development Area C - Cluster Housing.
1. Uses Permitted - Single family attached and detached units, single family dwellings having either
party walls or walled courtyards, condominiums, model homes, temporary real estate office, accessory
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buildings and uses customarily incidental to the permitted uses, including garages, home occupations,
swimming pools, and recreation buildings.
*The only exception to the uses permitted in Development Area C (cluster housing) is, that the owner
reserves the right to convert the existing information center into a restaurant, office, conference center,
activity center, museum, or other similar use.
2. Maximum Residential Density-1500 units total.
3. Property Development Standards .
a. Minimum property size - 43,560 square feet
b. Minimum lot area - none
c. Gross acreage: 632 acres (approximate)
d. Net (buildable) acreage: 404 acres (approximate)
e. Building Height - 30 feet
f. Distance between buildings - not less than 10 feet
g. Landscaping requirements - All onsite landscaping, including perimeter landscaping, shall
be in conformance with La Reserve Design Guidelines
h. Minimum building setback requirements for attached units - None.
i. Minimum building setback requirements for detached units:
15 foot - front yard
5 foot - side yard
15 foot - rear yard
j. Site setbacks - Where Area C abuts Area B, a yard of 25' for one story units and 35' for two
story units. Where Area C abuts any other area, a yard of 10' is required.
k. Walls, Fences and Required Screening - To be constructed per owners specifications as
shown in Exhibits O, P and Q.
l. Access - As shown on tentative and final plats.
m. Signs - As covered by Section XVI of the Plan.
4. Required Parking - Shall be in accordance with the required parking schedule as described in
Section XII of this Plan.
D. Development Area D - Multi-family, Office, Retail, Commercial.
1. Uses Permitted - Multi-family residential, resort hotel, medical facilities, retail business,
commercial, professional offices, restaurants, banks and financial institutions, post office, pre-school,
theater and health care, together with all accessory structures including recreational and social center
buildings, model homes and temporary real estate sales offices.
2. Maximum Residential Density - 1,000 Units Total
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3. Property Development Standards .
a. Minimum property size – None.
b. Gross acreage: 75 acres
c. Density - maximum of 30 units per acre.
d. Building Height - 35 feet
e. Distance Between Buildings - There shall be not less than ten (10) feet between an
accessory building and a main building or between two main buildings.
f. Landscaping Requirements - A minimum of 25 percent of the total development area shall
be left as open space. This open space shall be either: a design element of the development
used as an amenity for the direct benefit of its residents; or, an area of land unimproved and
not occupied by structures or man-made impervious surfaces. All disturbed areas shall be
revegetated using plant from the approved list and shall be in conformance with La Reserve
Design Guidelines.
g. Minimum Setback Requirements:
20 foot building setback from any road
40 feet building setback from any residential development in developed areas A, B,
C and E.
h. Minimum Yard Requirements:
Front Yard - None.
Side Yard – None.
Rear Yard – None.
i. Walls, fences and screening requirements - To be constructed per owners specifications as
shown in Exhibits O, P and Q.
j. Required Parking - Shall be in accordance with the required parking schedule as described
in Section XII of this Plan.
kJ. Signs - The provisions of Chapter XVI of the Plan shall apply.
E. Development Area E - Campus Park Industrial.
1. Uses Permitted.
a. Technological park uses in accordance with the OVZCR T-P district.
b. Primary Uses.
1) Administrative and professional offices;
2) Apparel (clothing and other products manufactured from textiles);
3) Art needlework and handweaving;
4) Manufacture of:
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Cameras and other photographic equipment and supplies,
Dentures and drugs,
Jewelry,
Leather products: Including shoes and machine belting (excluding tanning),
Luggage,
Musical Instruments,
Orthopedic and medical supplies (such as artificial limbs, braces, supports
and stretchers),
Small paper products (such as envelopes, stationery, bags, boxes and
wallpaper printing),
Plastic products: But not including the processing of the raw material,
Precision instruments (such as optical, medical and drafting),
Silverware, plate and sterling,
Sporting and athletic equipment,
Toys;
5) Manufacture and assembly of electrical and electronic products;
6) Manufacture and packaging of beverage products;
7) Manufacture and service of data systems;
8) Ink mixing and packaging and inked ribbons;
9) Laboratories: Medical, dental, research, experimental and testing;
10) Printing, newspaper publishing and binding: Including engraving and photo-
engraving;
11) Soap and detergents: Packaging only;
12) Warehousing;
13) Wholesale business storage;
14) Any other manufacturing uses that are similar to those listed above.
c. Secondary Uses.
1) Restaurant facilities, provided such use is accessory to an industrial facility;
2) Child care centers;
3) Banking or financial facilities;
4) Recreational facilities including tennis courts, health clubs, basketball courts, and
other similar amenities;
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5) An individual dwelling unit for a caretaker.
d. Uses on Lots 10, 11 and 12, Foothills Business Park.
1) Commercial use in accordance with the OVZCR C-1 district subject to the
following conditions:
a) The second ingress/egress point linking the Stallard cul-de-sac bulb to
Oracle Road shall not be permitted, unless a traffic impact analysis,
approved by ADOT and the Town Engineer, provides significant evidence
of need. Access to Lots 10, 11 and 12 shall be from Hanley Blvd. or Stallard
Place only.
b) All users of Lots 10, 11 and 12 shall provide parking and primary access
from the east or south sides of the buildings.
c) Architectural detailing shall be embellished on the west sides of the
buildings and loading and service area shall be oriented away from Oracle
Road.
d) All structures shall utilize a similar architectural style chosen from the
architectural guidelines of the Oracle Road Scenic Corridor Overlay District.
The architectural style and color palette chosen shall complement the
existing structures in Foothills Business Park.
e) If one development crosses lot lines, the lots shall be legally combined by
a recorded document and a copy of said document shall be placed on file at
the Town of Oro Valley.
f) Adequate parking, per Article 1 l-1, shall be provided for each individual
use (existing parking areas may not be included), unless the Planning and
Zoning Director approves shared parking, based on use and hours of
operation.
gF) With the exception of Sec. 10-407D, no. 2 (setbacks) and Sec. 10-407D,
no. 4a (open space), the regulations and standards of the Oracle Road Scenic
Corridor Overlay District (ORSCOD) shall apply.
hG) “Convenience Uses,” as defined in the OVZCR, shall not be permitted
on Lots 10 through 12, Foothills Business Park. (Ord. 97-24)
2) Uses Prohibited - Uses classified as Hazardous Materials Manufacturing, Heavy
Equipment Manufacturing, Perishable Goods Manufacturing, Refining and Salvaging
are excluded.
3) Performance Standards - The following performance standards shall apply to all
uses within Development Area E:
a) Noise or Vibration - No noise or vibration shall be permitted which is
discernible beyond the lot line to the human sense of feeling for: Three
minutes or more duration in any one hour of the day between the hours of
seven a.m. to seven p.m.; or
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Thirty seconds or more duration in any one hour during the hours of seven
p.m. and seven a.m.
b) Smoke - No emission of smoke from any source shall be permitted.
c) Odors - No emission of odorous gases or other odorous matter shall be
permitted.
d) Fly Ash, Dust Fumes, Vapors, Gases and other Forms of Air Pollution -
No emission shall be permitted which can cause any damage to health,
damage to animals or vegetation, or damage to or soiling of other forms of
property.
e) Liquid and Solid Waste - No waste shall be discharged in the streets,
drainageways or on any property except in appropriately designed disposal
systems.
f) Radioactive Materials. Manufacturing activities involving the use,
storage, or disposal of radioactive materials are prohibited except for those
materials which do not become an integral part of the manufactured product,
or which are exempt from licensing requirements by the Arizona Atomic
Energy Commission or its legally established successor, or used for medical
diagnosis and therapy and for educational or industrial research and
development.
For the purpose of this subsection, "research and development" means
either:
i) Theoretical analysis, exploration or experimentation, or
ii) The extension of investigative findings and theories of a
scientific or technical nature into practical application of
experimental and demonstration purposes, including production and
testing of models, equipment, materials, etc.
2. Certifications. The Zoning Administrator shall not issue a permit for any use until:
a. The applicant has provided the required number of plans showing any certificates that may
be required by the department of transportation and flood control district, traffic engineer and
health department director, certifying that said use complies with all laws and regulations
under their jurisdiction; and
b. The Zoning Administrator has determined that the use complies with this section.
3. Conditions for Secondary Uses. No use permit for secondary uses shall be granted unless the
following conditions are met:
a. The use shall be compatible with the other uses in the Development Area E and with any
neighboring residential developments and in particular shall not unduly affect them due to:
1) Increased automobile traffic, and
2) Noise generated from within the site;
b. Evidence is provided of a need related to a primary use;
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c. Such a use shall be intended primarily for the personal convenience of employees;
d. The floor area for secondary uses shall not exceed 10 percent of the total enclosed floor
area on the site;
e. No sign or window display shall be visible from any public way;
f. Entrance to such shall be only from the interior of the industrial site.
4. Property Development Standards.
a. Minimum property size - None.
b. Maximum Total Building Coverage - 50%.
c. Building Height - 36 feet on property fronting Oracle Road or 50 feet, except when the
property is within 150 feet of a property used or intended for residential purposes, then the
building height shall be limited to 42 feet.
The above distance shall be measured from the abutting edge of any property used or
intended for residential purposes to the closest property line or lease line of the tech-park
development. The limit of the property line or lease line shall include all required parking,
landscaping, and setbacks of the tech-park development.
d. There shall be not less than ten (10) feet between an accessory building and a main
building or between two main buildings.
e. Landscaping Requirements - A minimum of 10% of the site area (lot) shall be permanently
landscaped using planting material from the approved list. All landscaping plans will be
approved per La Reserve or Foothills Business Park Conditions, Covenants and Restrictions.
f. Minimum Setback Requirements.
1) 50 foot minimum building setback from the outer edge of the right-of-way of
Oracle Road.
2) 25 foot building setback from any road.
3) 40 foot building setback from any residential development.
g. Minimum Yard Requirements.
1) 25 foot Front Yard.
2) 15 foot Side Yards.
3) 20 foot Rear Yards.
h. Walls, Fences and Screening - to be constructed per owner’s specifications as shown in
Exhibits O, P and Q.
i. Required Parking - shall be in accordance with the required parking schedule as described
in Section XII.
jI. Signs - The provisions of Chapter XVI of the Plan shall apply.
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Section 1.12 Parking Area Requirements
A. Wilderness lots and single family detached units - 2.0 spaces per unit.
B. Townhomes - 2.0 spaces per unit.
C. Condominiums and multi-family units:
1. Studio and one bedroom units 1.5 spaces per unit.
2. Two, three and four bedroom units - 2.0 spaces per unit.
D. Non-residential Uses.
1. Office - One space for each 300 square feet of floor area.
2. Retail - One space for each 250 square feet of floor area.
3. Restaurant, cafe, bar, cocktail lounge and similar uses One parking space for each 50 square feet of
indoor public floor area, and one parking space for each 200 square feet of outdoor patio area.
4. Lodge/Hotel/Destination Resort - One space for each room or rental unit.
5. Manufacturing/Industrial - One space for each 500 square feet of floor area.
6. Warehouse/Wholesale - One space for each 800 square feet of floor area or one space per
employee, whichever is greater.
E. Parking Spaces. Perpendicular parking spaces shall provide a minimum width of 8.5 feet and have a stall
depth of 17.5 feet from the traffic aisle to the wheel stop. An additional 21/2 feet clear shall be provided
beyond the wheel stop for vehicle overhang.
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Melcor / River’s Edge Planned Area Development
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TABLE 2
RIVERS EDGE PAD
PREVAILING DEVELOPMENT STANDARDS
ORO VALLEY STANDARD PREVAILING PIMA COUNTY STANDARD
CHAPTER 20 GENERAL PROVISIONS 18.01 General Provisions
OVZCR CHAPTER 31 DEFINITIONS 18.03 General Definitions
OVZCR CHAPTER 23 ZONING DISTRICTS 18.07 General Regulations and Exceptions
OVZCR CHAPTER 23 ZONING DISTRICTS 18.09 General Residential and Rural Zoning
Provisions
OVZCR CHAPTER 23 ZONING DISTRICTS 18.17, 18.23, 18.29, 18.31, 18.43, AND 18.45
District Regulations (see App.A)
OVZCR ADDENDUM I HILLSIDE
DEVELOPMENT ZONE
18.61 Hillside Development Overlay Zone
OVZCR SECTION 27.6 LANDSCAPE
CONSERVATION
18.73 Landscaping, Buffering, and Screening
Standards
Article 11 Parking and Loading Requirements 18.75 Off-street Parking & Loading Standards
OVZCR CHAPTER 28 SIGNS 18.79 Sign Standards
OVZCR SECTION 27.9 GRADING 18.81 Grading Standards
OVZCR SECTION 26.5 PROVISION OF
RECREATIONAL AREA
No Requirement
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95
96
97
98
99
100
101
102
103
104
105
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Monterra Hills Planned Area Development
SECTION 1.3 UNDERLYING ZONING DISTRICTS
C. TZ-TR MULTI-FAMILY RESIDENCE ZONE
Sec. 301 Permitted uses.
1. Uses permitted:
a. Single dwelling;
b. Duplex dwelling;
c. Multiple dwelling;
d. Recreational facilities;
e. Temporary manufactured or mobile housing;
f. Private school;
g. Temporary real estate office;
h. College or governmental structure;
i. Community service agency;
j. Library;
k. Playground or athletic field;
l. Museum.
m. Hospital or sanatorium;
n. Clinic or dispensary;
o. Professional or semi-professional office;
p. Motel or hotel, together with the following accessory uses located on the premises and having no
exterior entrance closer than one hundred feet to a public street:
(1) Retail shops,
(2) Personal services,
(3) Recreational facilities,
(4) Restaurant,
(5) Beverage service;
q. Administrative, engineering, scientific research, design or experimentation facility, and such
processing and fabrication as may be necessary thereto, provided:
(1) All such operations be completely housed within buildings located on a site of no less
than ten thousand square feet,
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(2) All such buildings shall set back not less than twenty-five feet from any property line
abutting a residential zone,
(3) A dust-proofed off-street parking area be provided for all such vehicles incidental to said
operation,
(4) One additional such parking space be provided for each three persons regularly employed on said premises,
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Nakoma Sky Planned Area Development
PART II: LAND USE PROPOSAL
……………………………………………………………………………………………………………………
…………………………………………..
II-R. Parking
The parking standards in the Design Standards for the Town of Oro Valley (Addendum A, Adopted by
Ordinance #11-20 on July 6, 2011) shall apply to this project.
The following are the specific minimum parking requirements for this project:
• Commercial/Retail: Minimum 1 space per 500 square feet of building area.
• Professional office: Minimum 1 space per 500 square feet of building area.
• Detached residential unit: Minimum of 1 space per unit to be contained within garage or on
driveway. Minimum 1 space per every four units for guest parking (guest parking is permitted
on driveways).
• Attached residential unit: Minimum of 1 space per unit to be contained within garage or on
driveway. Minimum 1 space per every four units for guest parking (guest parking is permitted
on driveways).
• Apartment unit: Minimum of 1 space per unit.
• Long term care facility and assisted living facility: Minimum 0.25 per bed or unit and 2
spaces per every three employees.
• Community park: Minimum 5 spaces per acre.
• Shared parking shall be permitted as per the Oro Valley Zoning Code.
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Rancho Vistoso Planned Area Development
Section 1.2 The Rancho Vistoso PAD Policies
C. Neighborhood Policies.
NEIGHBORHOOD #3.
1. This plan shall adhere to all Rancho Vistoso PAD General policies.
2. Floodplain Encroachment.
a. Proposed maximum floodplain encroachment subject to review and approval in the subdivision
platting process.
b. Encroachment along Big Wash shall not increase the flow velocity so as to adversely affect
downstream property, as determined in the subdivision platting process.
3. Open Space.
a. Open space shall be dedicated to, and maintained by, the applicable property owner’s association.
b. The regulatory floodplain of Big Wash shall be dedicated to the Pima County Flood Control
District.
4. Circulation.
a. All public streets, with the exception of Rancho Vistoso Boulevard shall have adjoining sidewalks
on one side.
b. Paths and trails within a planning unit shall be constructed by the developer and maintained by the
applicable homeowner’s association.
c. A separate pedestrian path shall be constructed by the developer along Rancho Vistoso Boulevard.
Bike lanes shall be striped on collectors and as shown on the Rancho Vistoso PAD Plan.
d. The equestrian trail through Big Wash shall be dedicated to Pima County.
5. Planning Unit Boundary. Planning unit boundaries are shown adjacent to R.O.W.s for graphic purposes.
The actual boundary shall be the centerline of the R.O.W.
6. Recreation Areas. The recreation area as shown on the PAD plan shall be built by the developer and
dedicated to and maintained by the applicable Property owner’s association.
7. Transportation. The ultimate cross-section of the entire roadway network shall be the responsibility of the
owner/developer or its assigns.
8. Flood Control District. All washes with a 100-year peak discharge which equals or exceeds 2,000 CFS must
be dedicated to Pima County in fee simple. Other washes shall be evaluated in the subdivision platting process
for dedication to Pima County.
9. Tangerine Road. Access from Tangerine Road will be solely from the interchange designated between Big
Wash Bridge and Oracle Road (Tucson-Florence Highway, U.S.89)
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10. Land Use.
a. The following land uses shall be prohibited within C-1 designated areas along Oracle Road:
Automobile mechanical repair, Automobile parking lot, Automobile lubrication and oil change
operation, Billiard or pool hall, Convenience store per OVZCR Sec. 31.86(d), Gasoline service
station, Mechanical and electronic games arcade, Self-service car wash, Tire store, Recreational
vehicle storage, funeral chapel or mortuary, and sexually-oriented businesses.
b. Retail development within C-1 designated areas along Oracle Road shall not be “strip center” style
(i.e. arranged as an open air center configured in a linear form, where stores sit side-by-side in a long
and narrow row of stores).
c. No more than 75,000 square feet of gross floor area permitted per individual retail business within
C-1 designated areas along Oracle Road. Expansions beyond 75,000 square feet of gross floor area per
individual retail business may only be allowed with a Conditional Use Permit.
d. On-site parking for medical offices shall be provided at the ratio of no more than 5.75 spaces per
1,000 square feet of gross floor area.
eD. Assisted living/skilled nursing/continuum of care facilities shall be permitted on Parcels 3-BB, 3-
CC, and within the Innovation Corporate Center.
…………………………………………………………..
Neighborhood #5
NEIGHBORHOOD #10.
14. Additional building setback requirements related to the development of Parcel N: With regard to building
setback: Where the front yard setback is twenty feet, the building setback may be reduced to five feet. Where
the side and rear yard setback is five feet, the building setback may be reduced to zero feet, with the following
additional conditions:
a. No more than ten percent of the units shall be closer than twenty feet to the back of the curb. The
remaining units shall have no less than a twenty foot garage setback from the curb.
b. An adequate number of off-street and off-lot parking spaces shall be provided for visitors as
required by the OVZCR, one per four dwelling units.
cB. Signage shall be provided limiting on-street parking to one side of the street with no overnight
on-street parking allowed.
dC. Additional open space shall be provided equal to the amount of reduced front yard setbacks.
eD. The distance between buildings shall be no less than ten feet.
(Ord. 97-32)
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…………………………………………………………..
Section 1.3 Land Use/Additional Material
B. Residential Development Standards.
The residential development standards of height, density, permitted use and yard setbacks for Rancho Vistoso
are listed on the following pages. Illustrative sections follow the standards and graphically portray the
conditions that the modified standards will produce.
7. Parking Requirements for Residential Uses
a. Dwelling Units. A minimum of two on site parking spaces for each dwelling unit shall be
provided.
…………………………………………………………..
D. Types of Commercial Uses/Commercial Development Standards.
The locations of all the C-l and C-2 districts are shown on the PAD Development Plan. The allowable uses for
each of these districts are contained on the following pages under “Uses”. The standards of height, setbacks,
open space and required yards for the C-1 and C-2 districts are contained on the following pages. Commercial
illustrative sections follow and graphically portray the conditions that the modified standards will produce.
1. COMMUNITY COMMERCIAL (C-1).
b. Permitted Uses
4) Administrative, engineering, scientific research and development, design or
experimentation facility, and such treatment, processing, and fabrication as may be
necessary thereto; provided that:
a) All such operations be completely housed within buildings located on a
site of not less than ten thousand square feet;
b) All such buildings shall be set back not less than twenty-five feet from
any property line abutting a residential zone;
c) A dust-proofed, off-street parking area be provided for all vehicles
incidental to said operation;
d) One additional parking space be provided for each three persons
regularly employed on said premises;
eC) A masonry wall or a screened planting, not less than five feet high, shall
be erected and maintained on any property line directly abutting any
residential zones;
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fD) Any activity conducted on said premises shall be free of dust, noxious
smoke, fumes, odors or unusual vibrations or noise discernible beyond the
property line;
gE) The architecture of all structures shall be compatible with the
surrounding area; and
hF) All open areas of an improved lot shall be maintained in a dust-free
condition by landscaping with trees, shrubs, suitable ground cover,
undisturbed natural growth, or by covering with material that will provide an
all-weather surface.
…………………………………………………………..
H. Office Park Development Standards. The Office Park development standards of height, setbacks, open
space and yards are listed in the following pages.
An illustrative section follows the standards and graphically portrays the conditions that the modified standards
will produce.
1. Office/Research Park (CPI)
d. Parking for office uses: On-site parking is to be provided at the ratio of a minimum of one space per 250
square feet.
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Rooney Ranch Planned Area Development
Rooney Ranch Oro Valley Center Planned Area Development District #6
Area A
Sub-Area 1
Commercial 25.18 acres
Primary Uses
Business and professional services (Article 8.7, Section 8.703, A 1., pp. 8-29, including
Medical Institutions), neighborhood commercial (Oro Valley Zoning Code C-N) with one
“Convenience Use,” limited to “grocery store convenience use with ancillary gas sales,”
excluding fast food, will be permitted in the area south and east of the intersection of North
First Avenue and (the new) Lambert Lane, provided it is attached to other C-N uses and
complies with the Oro Valley Convenience Use Ordinance except for locational requirements
Uses shall be restricted to commercial offices, multifamily residential, and other permitted
uses per the PAD. Any ancillary retail uses shall be limited to 25% of the gross floor area per
structure.
Alternate Uses
Churches and retail uses ancillary to office use such as print shops, travel, financial services,
and small food retail as long as ancillary uses are contained within office structures
(excluding fast foods).
Development Criteria
A. Setback - Landscaped building setback of 20 feet from North First Avenue.
B. Building Height - Maximum of 25 feet.
C. Maximum Density - Floor Area Ratio of .40.
D. Minimum Landscape Requirement - 15% (subject to “I” of Landscaping Policy). No
bufferyards will be required between like uses. (Ord. 97-17)
E. Parking Requirement - Per Chapter ii of Oro Valley Zoning revised, note that mixed use
development optimizes the use parking infrastructure with its “combination of uses” (See H,
P. H-3).
FE. Revegetation of graded areas is to proceed as delineated in the “Revegetation Concept for
Oro Valley Center Grading Plan” and shall include the transplanting of native specimen trees
from within the site to the right-of-way along both North First Avenue and the intersection of
Lambert Lane.
GF. That area formerly designated as a potential site for Town Hall may be developed with
the same uses, commercial or office, as the balance of that area historically known as sub-area
A-1. Commercial uses are limited to 25 % of the gross floor area per structure. Multi-family
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residential development shall not be permitted. The FAR for this area is limited to .40. (Ord.
97-17)
Sub-Area 2
Neighborhood Recreation 2.83 acres
Primary Uses
Recreation, Small sporting courts
Alternate Uses
Ancillary retail such as food concession if located within main structure and not fast food,
temporary real estate sales and marketing. Uses shall be restricted to those directly supporting
recreational activities.
Development Criteria
A. Setback - 25 feet from loop road.
B. Building Height - 26 feet maximum.
C. Maximum Density - Floor Area Ratio of .25.
D. Minimum Landscaping Requirement – 15% (subject to “I” of Landscaping Policy).
E. Parking Requirement - Per Chapter 11 of the Oro Valley Zoning Code Revised.
FE. Improved recreational facilities shall be a minimum of one acre for direct use by the
multifamily dwellings of Sub-Area 3.
GF. No slope in excess of 15% may be graded or disturbed except for construction of the
main east/west access road and drainage, and then only to the extent necessary for such
construction. If this restriction makes this sub-area undevelopable, then Sub-Area 2 shall be
included in Sub-Area 3 and the recreation facility shall be relocated elsewhere in Sub Area 3.
………………………………………………..
Sub-Area 4
Single Family Residential 29.61 acres
Primary Uses
Uses shall be restricted to single family residential.
Alternate Uses
Homeowners’ association facilities, model homes, and temporary real estate sales and
marketing facilities.
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Development Criteria
A. Setback - For the single family area (Area A, Sub-Area 4), the PAD proposes that because
of the nature of the enclave, the urban design theme, and the panorama of views critical to the
effective marketing of the project, various setback requirements be eliminated in favor of
performance standards which meet the intents of setbacks while allowing for flexibility in a
comprehensively planned subdivision. They are as follows (see also the figure which
follows):
1. No buildings may be positioned to encroach on any right-of-way or property other
than the primary lot on which the building sits.
2. No buildings may be positioned to impede proper driving site angles or other
driving safety requirements.
3. Each dwelling shall, in addition to any garages, have at least two full off street
parking spaces having dimensions of no less than 9 feet by 20 feet and not
encroaching on any part of the right-of-way.
43. All buildings not attached must be at least ten feet apart.
54. Zero side lot lines are permitted.
65. Rear lot setbacks shall provide 25 feet between structures.
76. Building setbacks from lot lines abutting multifamily areas shall be 20 feet.
87. Front yard setback shall be a minimum of 20 feet from curb line to provide an
open, non-congested street scene.
98. The minimum lot size shall be 8,000 square feet.
B. Building Height – 26 feet maximum.
C. Maximum Density – Shall not exceed 3 RAC overall.
D. Minimum Landscape Requirement – 15% (subject to “I” of Landscaping Policy).
E. Parking Requirement – Per Chapter 11 of the Oro Valley Zoning Code Revised.
FE. A minimum of two acres of improved recreational facilities shall be provided for the use
of single family residents in Sub-Area 4.
GF. Filled areas adjacent to the CDO Wash shall be bank stabilized as approved by the Town
Engineer and subject to the Pima County Flood Control District.
Area B
Area B
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Business Hotel, Business and Professional Office, Multifamily Residential, Retail/Financial
Offices, Retail Center and Retail/Convenience Use 19.8 acres
Primary Uses
Hotel/Motel (C-2), General office with ancillary uses within office structures, congregate care
facility (C-2), restaurants, restaurants with lounges, financial institutions, small office cluster,
small retail area, retail center (C-2), and one retail/convenience use gasoline sales, located in
the area formerly known as sub-area 6.
Alternate Uses
Retail, business and professional offices. Uses shall be restricted to general offices or
restaurant and other permitted uses as determined from those provided in the C-1 District of
the Oro Valley Zoning Code Revised, and multifamily.
Development Criteria
A. Setbacks - 2:1 ratio with building height, Setback for C-2 uses - 60 feet from Oracle Road
and North First Avenue. It is the intent to preclude C-2 uses closer than 60 feet from
roadways to create alternating setbacks along Oracle Road which can easily be
accommodated in this large parcel. Otherwise, setback should be a 2:1 ratio with building
height. (Ord. 97-17) Rear Setback: 30 feet. (Ord. 98-47)
B. Building Heights - Maximum 25 feet for all buildings within 100 feet of Oracle Road. All
of others 33 feet to top of parapet. campaniles and clock towers and other significant vertical
architectural statements of the mission vernacular shall have a maximum height of 45 feet.2
(Ord. 98-47)
C. Maximum Density - Floor Area Ratio of 40% (Ord. 97-17)
D. Minimum Landscape Requirements - 15% (subject to "I" of the Landscaping Policy). No
bufferyards will be required between like uses. " A minimum 10' Buffer Yard A shall be
located along the rear property line. A 3' high wall shall be constructed the full length of the
rear property next to the wash, with landscaping provided on the wash side of the wall. (Ord.
98-47)
E. Parking Requirements – 1 space per 300 square feet of commercial floor area, otherwise in
accordance with Chapter 11 of the Oro Valley Zoning Code Revised with particular note of
the "combination of uses" provision. (Ord. 98-47)
FE. Auto service bays shall not face Oracle Road.
GF. Any proposed changes to Area B access shall be subject to approval by the Town
Engineer and ADOT. A significant PAD amendment for Area B access modifications may be
required by the Town Engineer, as deemed necessary, depending upon the impacts to traffic
circulation in and around the First Avenue/Oracle Road intersection. (Ord. 97-17)
HG. A detailed traffic impact analysis, in accordance with the revisions to Sec. 9-102
approved by the Planning Commission on August 1, 1989, shall be submitted with the final
development plan for this project. That traffic impact analysis must be approved by the Town
Engineer and the Arizona Department of Transportation prior to development plan approval.
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IH. The limited exceptions for the Rooney Ranch PAD from the ORSCOD shall not be
eliminated by this amendment, but these exceptions shall remain in effect. (Ord. 97-17)
JI. Outdoor Displays- permitted with the following conditions:
l . Outdoor displays shall only occur in those areas so indicated on the development
plan for Area B.
2. The outdoor display area shall be clearly delineated by architectural features, and
shall be screened by significant architectural elements such as arcading, columns etc.
A minimum 6' wide sidewalk area shall remain clear for pedestrian circulation.
Outdoor displays shall not be permitted within 6' of the entry doors.
3. No items in the outdoor display area shall exceed six feet. Plants, shrubs, trees,
landscape display presentations, and items with significant vertical elements, such as
patio furniture umbrellas, shall be exempt.
4. No outdoor display items shall be left out overnight. Plants, shrubs, trees, and
landscape display presentations are exempt from this requirement.
5. One large movable planter, containing a tree (6' minimum height) or shrub (4'
minimum height), shall be required per every 20 linear feet of outdoor display area to
provide additional landscaping and screening elements. The placement of the
planters shall not interfere with the operations of the loading zone, nor shall the
planters occupy the minimum 6' wide sidewalk area reserved for pedestrian
circulation.
6. Products or product displays shall not be mounted on exterior structural walls.
7. Outdoor storage of items is prohibited. Delivery items shall be placed within the
store by the end of the business day.
8. 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.
9. Permitted Outdoor Display Items - Permitted items for outdoor display are listed in
Appendix A. Items allowed for display are to be restricted to items of a seasonal
nature, and are not to include construction materials or construction equipment. Items
may be added to Appendix A upon administrative review and approval of the
Planning and Zoning Administrator of the Town of Oro Valley.
10. Outdoor display signage shall not include fluorescent or iridescent colors, and
shall be limited to four square feet in size per display.
11. Permitted Outdoor Display Items - Area B, Rooney Ranch PAD, shall be as
follows:
A. Plants, shrubs, and trees
B. Outdoor patio furniture
C. Picnic tables
D. Gardening tools
E. Power tools
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F. Consumer electrical appliances, not to include heavy equipment.
G. Lawn and gardening equipment
H. Paving stones, and other hard landscaping materials, as incorporated into
a landscape display presentation only.
I. Gas ranges, BBQ's, etc.
J. Seasonal items
K. Rugs
L. Other analogous items.
11. 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. (Ord. 98-47)
KJ. Signs
Signs are allowed in accordance with the following table, “Area B Sign Guidelines.” The
following requirements shall also apply:
1. The Home Depot logo illustrated on the side elevation of the Home Depot store
shall have a maximum height of 6', as the maximum logo size permitted by the
proposed Area B Sign Guidelines.
2. As per the proposed Area B Sign Guidelines, the Home Depot logo illustrated on
the side elevation of the Home Depot store shall only emit muted orange, internal
illumination from the characters, not the full face internal illumination as illustrated.
3. The Area B Sign Guidelines shall be amended as follows:
• Halo illumination shall be of white color only
• Monument Sign Size: max height 8' on Oracle Road, and 6' on N. First
Avenue
• Monument Sign Illumination: Halo-illuminated text, internally illuminated
logos, characters only emitting light
• Monument Sign Max Logo Size: replace " 10' 6" " with " 8' ".
(()rd. 98-50)
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Area D
39.6 acres
Primary Uses
Uses shall be derived from those permitted under C-1, of the Oro Valley Zoning Code Revised, except
that a hotel/motel shall be permitted, and convenience uses,, including clustering. Restaurant
convenience uses, as defined in the OVZCR, shall be limited to four in number, with or without
“drive-in or drive-through” features, and shall be integrated one with another structurally and/or with a
unified traffic plan. Service stations shall be limited to a maximum of two. The other uses will be
complementary auto uses exclusive of automobile sales or rental. (Ord. 97-17)
Development Criteria
A. Setbacks - 2:1 ratio with building height,
B. Building Heights - The maximum building height in area D shall be 30’. Building heights within 100’ of
First Avenue or 200’ of Oracle Road will be limited to 25’ unless approved for 30’ by the Council after
Development Review Board review..
C. Maximum Density - Floor Area Ratio .40
D. Minimum Landscape Requirements - 15% (subject to "I" of the Landscaping Policy). No bufferyard will be
required for like uses.
E. Parking Requirements - Per Chapter 11 of the Oro Valley Zoning Code Revised with ' particular note of the
"combination of uses" provision
FE. Convenience uses shall not exceed four drive-in or drive-through facilities provided that a safe traffic plan
be submitted for outside window pick-up.
GF. The Oro Valley Convenience Use ordinance shall apply, except for locational requirements.
HG. Auto service bays shall not face Oracle Road.
IH. The limited exceptions for the Rooney Ranch PAD from the ORSCOD shall not be eliminated by this
amendment, but these exceptions shall remain in effect. (Ord. 97-17)
JI. Signs Signs are permitted in accordance with the table “Parcel D Sign Guidlelines.” (Ord. 99-59)
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Area E
Map CC-E
The area contains 6.06 acres southwest of the intersection of the two major arterials (New Lambert
Lane and North First Avenue). The road fills for the new CDO bridge approach caused the parcel to
lay as much as 20 feet below the street grades. This will require some filling (as discussed in the
grading plan) to the extent that buildings will be able to meet street grade with a single level of
covered parking or office space “below grade.” Whether office or parking, the subgrade area is an
opportunity to maintain buildings which appear to be only 25 feet while screening large parking areas
from development and residences to the north of the site.
Primary Uses
Business and professional offices and other permitted uses as stated within this sub-area.
Alternate Uses
Churches and retail uses ancillary to office use such as print shops, travel, financial services, office
services, and snack bars or small cafeterias which must be contained within the office structures
(excluding fast foods).
Development Criteria
A. Setback – Landscaped building setback of 20 feet from North First Avenue and Lambert Lane.
B. Building Height – 30 feet above the grade of the intersection of North First Avenue and Lambert
Lane.
C. Maximum Density – Floor Area Ratio of .55.
D. Parking Requirement – Per Chapter 11 of the Oro Valley Zoning Code Revised with particular note
of the “combination of uses” provision.
ED. Below grade development shall be restricted to parking facilities.
Area F
Map CC-F
This 2.21-acre tract is located northwest of the intersection of two major arterial streets (new Lambert
Lane and North First Avenue). The CDO bridge approach fill work has resulted in the tract being
below the surrounding street grades by 8 to 10 feet. The area now appears as an unsightly scraped pit
which needs to be filled to grade to be rendered useful. Its position on a well-defined parcel
surrounded by streets on all four sides and at a busy intersection of two arterials makes it particularly
suitable for retail use with an emphasis on neighborhood convenience.
Primary Uses
Uses shall be restricted to business or professional offices as permitted from the uses delineated under
C-1 of the Oro Valley Zoning Code Revised.
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Development Criteria
A. Setback - Minimum landscaped building setback of 20 feet from North First Avenue and Lambert
Lane.
B. Building Height - Building height shall not exceed one story and not exceed 15 feet.
C. Maximum Density - Floor Area Ratio shall not exceed .25.
D. Minimum Landscaping Requirement - 15% (subject to “I” of Landscaping Policy).
E. Parking Requirement - Per Chapter 11 of the Oro Valley Zoning Code Revised.
FE. Other Requirements - The western edge of the subject property shall be provided with a landscape
strip a minimum of 10 feet in width. Plantings shall include a minimum of 8 canopy trees and 30
shrubs per every 100 linear feet of frontage.
Area G
Map CC-G
Area G is a 3.22-acre triangular tract fronting for 725 feet along Oracle Road and for 550 feet along
Old Lambert Lane. It is the “gateway” parcel when traveling north on Oracle Road toward the
proposed Town Center. Its excellent exposure and medial cut make it suitable for intensive
commercial development. Retail and convenience uses were kept in the main areas of Tracts B and D
to the northwest in deference to Oro Valley’s desire to concentrate the retail in a comprehensive block
near the North First Avenue intersection. Campus Office (business and professional office) is now
planned for this entry parcel.
Primary Uses
Uses shall be restricted to business and professional offices as provided under C-1 of the Oro Valley
Zoning Code Revised and other permitted uses of the PAD and ancillary retail shall not exceed 25%
of the gross floor area per structure.
Development Criteria
A. Setback - Landscaped building setback of 25 feet.
B. Building Height - Maximum building height not exceed 30 feet.
C. Maximum Density - Floor Area Ratio shall not exceed .25.
D. Minimum Landscape Requirement - 15% (subject to “I” of Landscaping Policy).
E. Parking Requirement - Per Chapter 11 of the Oro Valley Zoning Code Revised.
Area H
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Map CC-H
This 27.74-acre tract will be masterplanned as previously noted. Areas H and I shall be excluded from
the rezoning conditions approved as per this PAD. Proposals for the use of Areas H and I shall be
forwarded as per the provisions of Article 3 of the Oro Valley Zoning Code Revised.
Primary Uses
Full service resort hotel, Office, and Office/hotel ancillary uses.
Development Criteria
A. Setback – Not less than 50% of the building height from Oracle Road.
B. Building Height – Offices: not more than 40 feet; Hotel: not more than 50 feet.
C. Maximum Floor Area Coverage – Office: 1.0; Hotel: 1.0.
D. Minimum Landscape Requirement – 15% of the gross land area including appropriate portions of
surrounding rights-of-way.
E. Parking Requirements – Per Chapter 11 of the Oro Valley Zoning Code Revised with particular
note of the “combination of uses” provision.
Area I
Map CC-I
As in the case of Area H, this area is also being masterplanned. Areas H and I shall be excluded from
the rezoning conditions approved as per this PAD. Proposals for the use of Areas H and I shall be
forwarded as per the provisions of Article 3 of the Oro Valley Zoning Code Revised. Area I
Residential/Recreation 113.4 acres
Primary Uses
Recreational facilities, Multifamily residential, and Single family residential.
Alternate Uses
General office, Churches, Private schools in lower flat areas only.
Development Criteria
A. Setback – None.
B. Building Height – Recreational structures – 36 feet: Office – 36 feet: Multifamily residential – 36
feet; Single family residential – 26 feet.
C. Maximum Density/Floor Area Coverage – Recreational - .35; Office - .35; Multifamily residential
– 17 units/acre; Single family residential – 5 units/acre.
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D. Minimum Landscape Requirement – 15% of gross land area including right-of-way of Rooney
Wash.
E. Parking Requirement – Per Chapter 11 of the Oro Valley Zoning Code Revised with particular note of the
“combination of uses” provision.
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Steam Pump Village Planned Area Development
Section 1.3 PLANNED AREA DEVELOPMENT STANDARDS
A. Development Performance Standards
…………………………..
5. The parking provision and design requirements of the OVZCR shall apply, with the following
exceptions:
• A 1 space per 300 square feet parking ratio shall apply to all uses except for self-storage use and
associated administrative office, which shall require one (1) motor vehicle parking space per fifty (50)
self-storage units.
• The location of parking spaces are to be distributed across the site, with a goal of 75% maximum of
the parking occurring in front of the buildings, with 25% minimum of the spaces located to the sides
and rear of the structures. (Ord. 99-52)
…………………………..
B. Design Guidelines
…………………………..
4. Site Development
a. Setbacks
- Avoid long linear vistas and building edges within the variations in setbacks.
- Random setbacks of buildings and landscaping are encouraged.
b. Parking
- Parking shall be provided in accordance with Oro Valley Zoning Code Chapter 11
in place at the time of PAD approval, unless modified herein. Parking areas shall be
designed to facilitate both vehicular and pedestrian movements.
- Parking areas shall incorporate both landscaping and screening to make them
visually compatible with their surroundings
…………………………..
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C. Plan Administration
1. Implementation
Development will be implemented in conformance with the regulations and guidance contained within
the Steam Pump Village PAD. This section contains the procedures for administration of the
provisions contained herein.
Adoption - The Steam Pump Village PAD Plan will be processed in and may be amended
from time to time in accordance with such provisions.
Administration and Enforcement - The PAD shall be administered and enforced by the Town
Planning Manager and Director/ Building Official. Input from the Steam Pump Village
Design Review Committee is encouraged.
Minor Changes - The Planning and Zoning Director may allow minor changes to the criteria
set forth in the Steam Pump Village PAD Plan, provided said changes are not in conflict with
the overall intent as expressed in the Plan. Minor changes do not include anything which
alters allowable uses, building heights, floor area ratios, and landscape coverages or parking
requirements. Any changes must conform to the Town of Oro Valley Zoning Code or as
modified herein. Significant changes to the PAD will be governed by the Planning and
Zoning Department's significant change policy.
Amendments - The approved Steam Pump Village PAD Plan may be amended from time to
time by the Town of Oro Valley. Proposed amendments shall be submitted by the Owner to
the Planning and Zoning Director for review along with a report describing the proposed
amendments and recommendations. All amendments shall conform to the procedures outlined
under Section 22.3 of the Oro Valley Zoning Code.
Severability - If any provision, sentence, clause, section or subsection or phrase of this Plan is for any reason
held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion or
portions of this Plan.