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LA RESERVE
PLANNED AREA DEVELOPMENT DISTRICT (PAD #4)

This planned area development is included in your selections.

Oro Valley, Arizona

ADOPTED BY ORDINANCE (O)97-24 SEPTEMBER 3,1997

Developed By: The Estes Co.

Prepared By: Dooley-Jones do Associates, Inc.

March 27, 1986

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La Reserve is a planned residential, commercial, recreational and industrial community of approximately 1,114 acres located north of Tucson just below Pusch Ridge of the Santa Catalina Mountains.

This master planned community evolved out of numerous studies and analyses to understand the complex natural ecology of the area as well as the urban services required to provide a high standard of living. The result of these studies is a combination of residential, commercial and technical park uses incorporating the natural desert surroundings to create a quality urban environment sensitive to and compatible with the natural ecosystems.

Design guidelines have been prepared as a regulatory mechanism and information source to ensure that planning policies are carried out in an environmentally sensitive manner and that the philosophies which have guided the La Reserve Plan are followed in order to maintain a mutually beneficial relationship with this unique desert setting.

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The La Reserve Planned Area Development ("PAD") District is prepared in accordance with the provisions of Article 10-3 of the Oro Valley Zoning Code Revised ("OVZCR"). The stated purpose of Oro Valley's PAD District is to enable and encourage the planned development of large tracts of land which are under unified ownership or control so as to achieve land development patterns which will maintain and enhance the physical, social and economic values of an area.

Such areas may be provided with a combination of land uses including a variety of residential types, commercial, technical and public areas designed in accordance with modern land planning principles and development techniques, and arranged in such a manner so as to be properly related to each other in the community, with a planned throughfare system and other public facilities.

The PAD District and procedures were established to provide a land developer with assurance that specific uses prepared from time to time in accordance with an approved development plan would be accepted by the Town, and to provide the Town Planning Commission and Mayor and Town Council with a long-term proposal for the development of a given area.

The La Reserve Project is ideally suited for the provisions of a PAD District due to its unified ownership or control, and its size of approximately 1,114± acres.

The purpose of the La Reserve Plan is to establish a PAD District, to identify the specific exceptions and modifications, and to promote the purposes of the PAD District described in Section 10-301 of the OVZCR.

Traditional zoning and other land use plans allow a wide range of uses, yet provide few performance standards for development. The purpose of the La Reserve Plan (the Plan) is to provide predetermined performance standards and prescribe specific uses. The standards and uses specified in the Plan and any resulting modifications to the Town's property development standards will produce a living environment, landscape quality and lifestyle superior to that of existing standards while maintaining a sensitivity to surrounding land uses.

The La Reserve Plan delineates all allowable uses within each development area, and the standards, conditions and restrictions within the development. The Plan also prescribes the procedures for review, adoption, and enforcement.

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The terms and definitions used in this plan shall be those as defined in Article 2-1 of the OVZCR with the following exceptions:

A. Developer - An individual or entity who acquires or leases development areas as defined herein, in the La Reserve Project, for the purpose of development in accordance with the Plan.

B. Development Areas - Areas A through E, as described on the Concept Plan are designated subareas of the La Reserve Project having specified permitted uses and regulations covering the development of those uses.

C. Owner - The Estes Co., P.O. Box 17360, Tucson, Arizona 87531, and/or such other person(s) as The Estes Co. may designate in writing as being an "Owner" hereunder.

D. Plan - This plan for the La Reserve Planned Area Development District and the Development Standards of the CC ac R's recorded in Book 7414 Page 1370, et seq.

E. Oro Valley Zoning Code Revised (OVZCR) - Shall mean the Oro Valley Zoning Code Revised as adopted by the Mayor and Town Council on March 13, 1981 by Ordinance No. 48 as it may be amended.

F. Building Height - Building height shall be measured from the respective finish floor to the highest point of the coping of a flat roof or the highest point of a parapet, or to the highest point of a mansard roof, or to the highest gable of a pitch or hip roof for each building segment, pursuant to the examples shown on Figures 1, 2 and 3 of Exhibit B (Building Heights).

G. Floor Area - Floor areas as used to determine floor area ratios and parking ratios shall include the gross horizontal areas of the floors within any exterior walls of the building on, above or below grade excluding areas used for elevator shafts, stairwells or mechanical equipment rooms.

H. Concept Plan - document which shows the distribution of land uses within the Plan Area and is included in the Plan as Exhibit N. All Development Site Plans shall be prepared and submitted for approval in accordance with the uses shown on the Concept Plan.

I. Development Site Plan - document which will provide the information necessary for the Town of Oro Valley to review and approve proposed developments. The Development Site Plan shall include plans for the location of buildings, parking areas, traffic circulation, recreation, landscaping, areas and treatment of refuse collection, fire hydrant locations and utility easements. A Development Site Plan shall conform in all basic aspects to the La Reserve Plan and the Concept Plan.

J. Restaurant - hall mean a public eating place, in or outdoors, with or without service of alcoholic beverages and with or without entertainment facilities.

K. Residential Densities - shall mean the number of residences allowed per acre. Residential densities may not be transferred from one development area to another.

L. Professional Office - A place where professional or semi­professional services are provided, or a particular kind of business is transacted, excluding retail and wholesale trade as a principal use. Support retail functions such as athletic clubs, pharmacies, restaurants and other limited uses, not to exceed 25% of the gross floor area, are permitted as secondary accessory uses to offices. Banks and savings and loan institutions shall be deemed to be office uses.

M. Wilderness - Perhaps the most significant planned use of land on La Reserve is the area to be left undisturbed and maintained as permanent wilderness. These areas are used as a natural buffer between the La Reserve development and the Coronado National Forest. The intention is to minimize the adverse effect of development to the national forest.

N. Covenants, Conditions and Restrictions - Declaration of covenants, conditions, restrictions and assessments, charges, servitudes, liens, reservations, and easements for La Reserve, as recorded in Docket 7414, Page 1370-1422, as the same maybe amended or restated from time to time.

O. Design Guidelines - The "La Reserve Design Guidelines", as defined in the Covenants, Conditions, and Restrictions, and as amended from time to time.

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This section examines developed or manmade features in the vicinity of La Reserve. Topics discussed include: existing area development, area planned land use and onsite planned land use and zoning,

A. Existing Area Development. The surrounding land uses include residential development, a resort hotel, La Canada Hills Country Club and vacant land, see Exhibit C. West of La Reserve, the dominant land use is the El Conquistador Resort Hotel. Facilities include restaurants, nine hole golf course, tennis courts, riding stable and other associates uses. Integrated within the El Conquistador Resort is a 193 townhome development known as El Conquistador Resort Patio Homes. South of El Conquistador Resort is Pusch Ridge Estates, a single family residential subdivision. This area was incorporated into the Town of Oro Valley in July, 1980. Further west of Oracle Highway, land uses include single family residences, townhomes, apartments and mobile homes.

North, adjacent to La Reserve, is the site for the new Garrett AiResearch Facility. Rough grading is complete and the construction of the initial facility has begun. Garrett AiResearch is an electronics research and assembly corporation.

North of Oracle Highway, uses include a ranch house, cultivated fields and vacant land. Adjacent to La Reserve's most northern boundary is Catalina State Park. It encompasses 5,500 acres to be used for camping, picnicking, an equestrian center and hiking trails.

Existing onsite land use includes the Foothills Business Park adjacent to Oracle Highway and La Reserve Subdivision, Lots 1 through 24 on the southern portion of La Reserve.

B. Planned Land Use. Four land use plans adopted by Pima County will influence the future growth and development of the northwest area. These plans are: Tortolita Area Plan, Tortolita Community Plan, Rancho Vistoso Community Plan and the Thermal Belt Area Plan. Two proposed plans, the Pusch Ridge Wilderness Plan and a Recreational Plan for Catalina State Park will also influence the development of La Reserve property. The location of these plans are shown on the Area Plan Map, Exhibit D.

1. Tortolita Area Plan. This plan was adopted by the Pima County Board of Supervisors in September, 1977 and introduced urban densities to the northwest. The plan identifies seven land use categories. They are urban, suburban, reserve, conservation, agriculture, rural communities and parks. La Reserve is located within the Tortolita Area Plan and designates La Reserve as urban uses.

2. Tortolita Community Plan. This plan was adopted in October, 1977 by Pima County and revised in May, 1982. It provides for a variety of residential uses along with some commercial and industrial. It proposes some of the highest densities per square mile in the metropolitan area. When developed, the plan will accommodate 203,700 people.

3. Rancho Vistoso Community Plan. This plan was adopted in October 1977 by Pima County and involved a land trade which provided authorization for the creation of Catalina State Park. Rancho Vistoso is surrounded by the Tortolita Area Plan and is adjacent to the western boundary of La Reserve. The 8800 acre development proposes a variety of residential densities along with commercial, industrial and open space uses. When developed the plan will accommodate 42,000 people.

4. Thermal Belt Area Plan. This plan was adopted by the Board of Supervisors on February 16, 1960. It provides for low density residential land uses with high density residential and commercial land uses along the Tucson-Florence Highway. It is substantially developed with approximately 12,100 people residing in the area.

5. Oro Valley Area Plan. The plan was adopted September 26, 1985 by the Town of Oro Valley, Arizona as part of the Town's general plan. The plan provides for low density land uses with high density and commercial land uses along Tucson-Florence Highway. It is substantially developed with approximately 2855 people residing in the area.

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This section examines two major categories of site characteristics, natural features and developed features. The Natural Features inventory includes: landform, slope, geology, soils, hydrology, vegetation, wildlife and archaeology. The Developed Features inventory includes: Oro Valley area existing land use, La Reserve planned land use, & La Reserve's existing zoning.

A. Location. La Reserve is located immediately east of the Town of Oro Valley, between the Canada del Oro Wash and the western slope of the Santa Catalina Mountains (Exhibit A). The Location Map shows La Reserve relative to Oro Valley, Tucson and the surrounding area. The property is bounded on the north by the Catalina State Park, on the east by the Coronado National Forest and on the west by Oracle Road, U.S. 89 and the Town of Oro Valley. La Reserve covers 1114.22 acres divided between Sections 5, 7, 8 &18 of Township 12 South, Range 14 East, Pima County, Arizona. The development of La Reserve is in progress and is contained within the Plan Area.

B. Legal Description

Legal description is attached in the Appendix.

C. Natural Features.

1. Landform. La Reserve is situated on the western slope of Pusch Ridge in the Santa Catalina Mountains. Roughly one third of the property is in the Canada del Oro floodplain between elevations of 2550 to 2650 feet. From the floodplain the land slopes upward toward the foothills to the eastern property line and ranges in elevations up to 3200 feet. Outside the property line, the land continues to rise to the rock faces of Pusch Ridge to the peak at 6200 feet. From the base of the mountains along the eastern property line, natural drainageways run down to the floodplain carving convex fan terraces over much of the property area. The drainageways have cut deeply into the gravel surface and created hills between their paths across the terraces. Toward the floodplain there is evidence of erosion of the drainageway walls which reach depths of over 10 feet.

2. Slope. The slope section is divided into two parts: slope occurrence, and slope stability. Information was obtained from the article "Slope Form and Stability in the Northwest Portion of the Mount Lemmon Quadrangle, Pima County", reprinted from Arizona Bureau of Mines Fieldnotes, Vol. 6, No. 2.

a. Slope Occurrence. Slopes range from less than 5 percent to over 50 percent on the La Reserve Property. These are identified on the Slope Map (Exhibit E). The flattest portion of the site is located along the floodplain of the Canada del Oro Wash. Here the average slope is between 0 and 5 percent. The convex fan terraces which rise above the Canada del Oro floodplain have slopes ranging from 5 to 50 percent. However, many of the tops of these fan terraces are broad, with slopes ranging from 0 to 15 percent, which would make ideal building sites. Very steep areas over 50 percent slope are found on a small portion of the property along the drainageways which bisect the fan terraces.

b. Slope Stability. Slope stability indicates the ability of an unmodified area to resist slump, landslide and surface erosion. Analysis of slope stability is based on assessment of slope angle, underlying site materials, and water table levels. Exhibit F, Slope Stability, locates four of the five major classifications of slope stability found on La Reserve property. The fifth classification, Lowest Stability, is not found on the property.

In general, the slopes found on La Reserve are stable, largely because rainfall is low, clay is lacking, and slopes have not been modified by man. Most of the property has a moderate stability classification and is subject to minor debris slides under saturated conditions. A small percentage of the area bordering the Canada del Oro Wash has low slope stability, due to the fairly high percentage of clay in the alluvium. The stability classifications are described below.

c. Highest Stability. 0-25% slopes with bare to thin cover of surface material underlain by hard rock. No significant possibility of downslope movement.

d. High Stability. Up to 45% slopes of poorly consolidated, fine grained alluvium, subject to minor soil slumps where highly saturated with water or loose, rounded deposits underlying 15% to 45% slopes of well cemented Fort Lowell Formation, subject to minor debris slides.

e. Moderate Stability. Very steep competent rock slopes up to 100% or slopes in poorly consolidated fine-grained alluvium up to 45%, or loose, well-rounded, surficial deposits overlying 15%-45% slopes of well-cemented Fort Lowell Formation. Slopes subject to minor debris slides in well-rounded alluvial material. Soils subject to minor soil slumps in fine-grained deposits where highly saturated with water.

f. Generally Low Stability. Slopes up to 25% of poorly consolidated fine-grained alluvial deposits containing a high percentage of clay material, subject to slumping and high soil erosion during saturation or steep slopes up to 100% of moderately cemented alluvium bordering floodplain scarps or on slopes with vegetation, producing small terrace-like features subject to failure or very steep rock slopes containing a thin surficial deposit of taluvium (rock rubble and weathered soil-size particles), subject to failure.

g. Low Stability. Very steep slopes in highly fractured and weathered rock, subject to rock falls. This classification is not found on the map for the La Reserve property.

3. Geology. The following report is compiled from U.S. Geological Survey material and research and analysis provided by Ms. Jan Wilt, M.S. Geology. This section includes investigation of geological formation, bedrock, soil formation and seismic risk

a. Geological Formations. The three geological formations within the property boundaries are indicated on the Geology Map, Exhibit G.

1) Intrusive and Metamorphic Rock. The two southeasterly corners of La Reserve consist of bedrock composed of intrusive granitic rocks. They possess a high compressive strength and could support structural development. The major limitation with these bedrock formations is the need for blasting to provide for underground utilities, prepare building sites and cut roads on a hillside areas.

2)  Alluvial Deposits, Undifferentiated. The alluvial deposits compose the largest geo-form portion of La Reserve. Those are characterized by accumulations of boulders, gravel, and coarse sand deposited by dry streams. Alluvial deposits provide a moderate to excellent base for structural development. The alluvial fill is easy to work with except where a calcium carbonate hardpan occurs.

3)  Stream and Floodplain Alluvial Deposits. The third geo-form is stream and floodplain alluvial deposits found in the area adjacent to and parallel with Tucson-Oracle Highway. This category is characterized by stream channel deposits composed primarily of gravel and gravelly sand mixed with silt. Natural stream channels and floodplains are a poor base for structural development.

b. Bedrock. Soil depth to bedrock is indicated on Exhibit H, Bedrock Map. Since alluvial deposits are quite deep and because there is little bedrock found on most of the property, no construction constraints are imposed. However, in the southeastern portions of the property, consolidated rock is located under the igneous rock formation and will cause some constraints in this limited area.

c. Soil Formation. Soil development is related to the age of the geomorphic surfaces in Canada del Oro Valley. After the Canada del Oro Valley was dropped down along the Pirate Fault about 12 million years ago, the basin began to fill with sand, gravel, and other sediments derived from erosion of the mountains. These sediments were deposited as alluvial fans or debris and mud flows issuing from the steep mountains onto the flat valley. Fine-grained deposits filled the basins until about S million years ago when through streams cut a drainage system to the ocean. These streams then deposited coarser-grained materials along their courses as they meandered across the valleys; gravels were especially abundant during the early ice ages. During the last million years, the rivers began downcutting into the basin fill, leaving terrace gravels and other deposits on the higher geomorphic surfaces near the edges of the valleys.

d. Seismic Risk. The Pirate Fault, which bounds the northwest side of the Santa Catalina Mountains and cuts across the southeast corners of La Reserve, is a range-bounding fault with over 6000 feet of displacement. Similar range-bounding faults were active throughout Southern Arizona between 12-10 million years ago. Although the Pirate Fault has probably not been active during the last million years, structures should not be built across faults because the materials on either side react differently to loading.

e. Soils. A preliminary soils report was conducted by Marco Engineering titled Rooney Ranch Development for The Estes Co., August 14, 1981, Job No. 810701. A complete report is available for review from Dooley-Jones a Associates, Inc.

The investigation was conducted for residential, one, two and three story townhouses. This investigation was conducted to furnish the necessary information for the foundation designs, excavation and site preparation for this project. It was assumed that the multi-story townhouses are to be of masonry and wood construction.

Results. Within the site location, the soil types can be divided into two areas. The first area consists of the soil in the floodprone area where borings 3, 4 and 5 are located (see Soils Map, Exhibit I). This material from the surface down to 20.0 feet is a gravelly sand with small amounts of silt near the surface. The material is fine-grained and loose at the surface becoming progressively coarser and denser with depth.

The second area consists of the soil within the low lying desert foothills and arroyos on the western edge of the Catalina Mountains. Boring 1, 2, 6, 7 and 8 and Classification tests indicate that this soil is a silty sand throughout. At deeper depths, lenses of pure sand and gravels with large cobbles, boulders and fractured rock were encountered.

Tests indicated the native soil throughout the site is non-plastic with low cohesive properties exhibited by the silt. Due to this low plasticity the soil is not seriously expansive and all excavated material should be satisfactory for compacted fill.

The soil within the floodprone area is highly collapsible and well graded which gives it the potential' to consolidate readily. The upper 12 to 18 inches of the natural soil is loose and will need preconsolidation. The upper 8 inches of soil under building slabs in the floodprone area must be scarified, watered and compacted at 95% of maximum density. In areas of cut under building slabs the soil must first be excavated then the natural ground compacted. Structural backfill should be placed in 8 to 10 inch lifts and compacted.

The soil within the low lying foothills and arroyos is slightly collapsible near the surface but with increasing depth becomes progressively denser and quite stable. With the large cuts anticipated the loose surface material will be removed and eliminate any settlement problems.

The surface of the natural soil should be scarified, watered and compacted to a depth of 6 inches beneath all fills and building areas. In areas of fill the natural ground must be compacted first then the structural backfill placed in 8 to 10 inch lifts and compacted. With anticipated heavy cuts in the foothills and arroyos area, utility trenching is likely to be a problem. Over most of this area large cobbles, boulders and fractured rock will be found at shallow depths after excavation making trench excavation extremely difficult. To help alleviate this anticipated problem, utility trenches should be designed and excavated in areas of fill whenever possible.

Utility trenches which are not under structures or asphalt pavement can be water 'settled to adequate compaction. Vertical slope stability is expected to be good, however, all slopes subjected to moving water will erode severely.

Because of the size and number of large rocks, it will be necessary to use care in the placing of the rock in the fill to prevent a concentration which will allow large voids not filled with lines.

Specific recommendations regarding footing types and widths, slab thickness, and compaction are available in the complete report.

f. Vegetation. The vegetation on the La Reserve property lies within the Sonoran Desert scrub subdivision of the Lower Sonoran Life Zone. This has been a ranching area that has been grazed for many years. The native vegetation has been disturbed from grazing and is not in its original condition. Vegetation communities include: Riparian-Arroyo Association, Pal Verde-Saguaro Association and Grassland Association. These communities are identified on the Vegetation Map, Exhibit J.

Riparian-Arroyo Association:. Riparian vegetation is present along stream channels and washes, their associates terraces, and in areas where groundwater is at a shallow depth. In the vicinity of La Reserve, this vegetation is found along the Canada del Oro Wash and its tributaries. Natural vegetation includes mesquite, creosote bush, palo verde, shakeweed, burroweed, annual grasses and weeds. This vegetation provides a particularly abundant amount of wildlife, with birds being predominant.

Palo Verde - Saguaro Association:. The Palo Verde-Saguaro community is a complex assemblage of plants composed of small trees, such as foothill palo verde and ironwood, shrubs, such as creosite bush and bursage; as well as the giant saguaro and several other species of cacti. This community occupies mountain slopes above the creosote community. Specific vegetation identified include palo verde, whitehorn, mesquite, bursage, creosote bush, ironwood, saguaro and other cacti and sparse grasses. Because of the diversity and density plant life, this community is regarded as scenic, therefore providing good building sites.

Desert Plant Species Found On-Site

Botanical Name

Common Name

Occurrence

Cercidium microphyllum

Foothill palo verde

majority of overstory

Acacia constricta

Whitehorn

in and along drainages

A. greggii

Catclaw

scattered in drainages

Prosopis velutina

Velvet mesquite

rare, drainages only

Larrea tridentata

Creosote bush

common, scattered

Ambrosia deltoidea

Triangle-leaf bursage

majority of understory

Opuntia pheacantha discata

Englemann prickly pear

common, scattered

O. versicolor

Staghorn cholla

common, scattered

Ferocactus wislizenii

Barrel cactus

scattered

Koeberlinia spinosa

Allthorn

scattered

Jatropha cardiophylla

Limberbush

rare, south slopes only

Carnegiea gigantea

Saguaro

common, dense to scattered

Fouquieria splendens

Ocotillo

common, scattered

Opuntia leptocaulis

Christmas cholla

rare, along drainages

Calliandra eriophylla

Fairyduster

rare, along drainages

Baccharis sarathroides

Desert broom

scattered to moderate density on disturbed

Psilotrophe cooperi

Paper flower

scattered to moderate density on disturbed Assorted perennial and annual grasses, forbes and weeds.

g. Wildlife. Information regarding this wildlife inventory was provided by the Santa Catalina State Park Plan, by S.W.C.A., Inc., the developer's environmental consultant, from the feasibility study for the proposed Rancho Romero State Park, and from discussion with wildlife personnel of the Coronado National Forest, Santa Catalina Mountains.

(1) Birds

The avian species found on the property include gambel's quail, white-winged doves, and other migratory species, predators including the red-tailed and Cooper's hawks, and the golden eagle. A variety of songbirds and woodpeckers also inhabit the property. There are no rare or endangered species living in the region of La Reserve property. Birds are particularly abundant in the drainageways where riparian vegetation provides protection and roosting places. The avian wildlife now inhabiting the area will be substantially reduced in number when development and associated urban noise, domestic pets, and children disturb the natural habitat.

(2) Reptiles

The reptilian wildlife now inhabiting La Reserve include a variety of lizards as well as three protected species, the Gila Monster, the horned lizard and the desert tortoise. Property development will initially reduce or drive out many species from La Reserve to the surrounding land. Within a years’ time the remaining or relocated reptile population will reach an ecological balance.

(3) Mammals

A number of mammal species presently inhabit the La Reserve property including rodents, rabbits, javalina, coyotes, mule deer, white tail deer and bobcat.

(4) Big Horn Sheep

Evidence indicates that Big Horn Sheep inhabit Pusch Ridge and migrate down to lower elevations close to Catalina State Park. The presence of Big Horn Sheep in the Catalina Mountains was investigated in the preparation of the feasibility study for Rancho Romero and Catalina State Park located just north of La Reserve.

Due to the impact the development will have upon all the natural wildlife, numerous measures were imposed in effort to minimize negative impact. These measures include providing a natural buffer area, construction guidelines and certain domestic pet restrictions. Specific regulations are available in the La Reserve Community Design Guidelines established by The Estes Co.

h. Archeology. The locations of four archaeological sites on La Reserve property have been recorded by the Arizona State Museum, University of Arizona. These sites were discovered in surveys of Section 7 and the western portion of Section 8, Township 12 South, Range 14 East and are identified on Exhibit K, the Archaeological Map. In archaeological survey, the findings and location of the sites are noted and left intact. The majority of the property has not been surveyed.

The entire Canada del Oro was an active area in prehistoric times. The flood plain was probably farmed by a large population that inhabited villages on the terraces above the wash. Occupation of these villages possibly dated from 300-500 A.D. through 1500 A.D.

i. Drainage. Description La Reserve is comprised of prime foothills land and flatlands of the Canada del Oro Valley. Watersheds traversing the parcel originate at the north slopes of Pusch Peak, Bighorn and Table Mountains and descend onto the foothills and floodplain of the CDO. The major watercourses trend in a northwest direction as they emerge upon the Canada del Oro floodplain. The Tucson-Oracle-Florence Highway, U.S. 89, is at the northwest property line. The CDO Wash is adjacent to the north property line and continues in a southwest direction beyond the highway. Please refer to the Exhibit L.

j. Hydrology. The surface runoff for the La Reserve area is drained by two major channels: the Foothills Channel along the west slopes of the Pusch Ridge and the Rooney Wash channel at the southwest "panhandle" the property. See Exhibit M.

All streams are dry most of the year due to limited precipitation. During summer months, moist air from the Gulf of Mexico creates conditions during which intense rainfall can occur. During this period, stream channels may often run for several hours at a time.

Presently all property on La Reserve is flood protected from local onsite and offsite runoff, as well as Canada del Oro 100-year flows. All of the Canada del Oro is channelized with soil cement adjacent to La Reserve. All onsite Foothills and Rooney channels drain into the CDO channel system.

Generalized flood information is available for the La Reserve property. The La Reserve channelization and flood control structures were coordinated with the Pima County Department of Transportation and Flood Control District Canada del Oro Master Flood Control Plan. In addition, there have been three major site studies investigating the La Reserve properties prepared by Dooley Jones & Associates. These reports are listed below and are available for review upon request.

Hydraulic, hydrologic, and sedimentation analysis for floodproofing Rooney Ranch (now known as La Reserve), prepared by Dooley-Jones & Associates for The Estes Co., revised June, 1983, DJA Job No. 80­010.52.

La Reserve Master Drainage report, prepared by Dooley-Jones & Associates for The Estes Co., March 1984, DJA Job No. 80-010.25. This report was approved by Pima County Floodplain Management, May, 1984.

Hydrologic and Hydraulic Report for the Panhandle Roads at La Reserve, prepared by Dooley-Jones & Associates, for The Estes Co., May, 1984, DJA Job No. 80-010.06. This report was approved by Pima County Floodplain Management, June, 1984.

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The major objectives of the La Reserve Plan are:

A. To provide a planned development so as to achieve the desired land development patterns which will maintain and enhance the physical, social and economic values of the area.

B. To provide for residential development that creates a stable residential environment compatible with the surrounding area.

C. To provide commercial, recreational and non-residential uses so that such development will be appropriate in area, location and overall planning for the purpose intended.

D. To provide for the efficient expansion and use of support services, roads and utilities, and other public services.

E. To generate tax revenues.

F. To create a high level quality development in the Town of Oro Valley which maximizes architectural, landscape architectural. and site development controls.

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In order to achieve the development objectives, the following policies shall be applied in the design, management, and regulation of development within the La Reserve Plan Area:

A. Qualitative standards of development are incorporated into the plan to provide imaginative and efficient design and management.

B. Residential areas shall be protected from non-residential development areas.

C. The design and control of pedestrian and vehicular circulation shall be coordinated to provide safe and convenient access throughout the Plan Area.

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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 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

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.

k. 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:

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;

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.

g) 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.

h) “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

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;

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.

j. Signs - The provisions of Chapter XVI of the Plan shall apply.

*NOTE: Projects within the Foothills Business Park (a portion of this Development Area E) will be reviewed and approved not under the La Reserve CC&Rs (as defined herein) but instead will be consistent with that declaration of establishment of the Covenants, Conditions and Restrictions for Foothills Business Park as recorded in Book 7230, pages 1309 through 1329.

(Ord. (O)20-06)

This section is included in your selections.

Since the development of almost 2 square miles of land from passive ranch land into an active community would impact existing transportation facilities and require additional facilities, a detailed transportation study was prepared and submitted for review to Pima County. The study projected estimated traffic volumes and patterns and recommended a roadway system to adequately serve traffic needs within the development area. The study also identified the required roadway widths within the planned development.

A. Assumed Development. The following table shows the assumed development of La Reserve, for estimating future traffic demands.

Land Use Type

Acres

Dwellings

Population

Residential

SR

NA

40

96

CR1

NA

30

72

CR2

NA

1175

2820

TR

NA

1160

2784

Non-Residential

B. Trip Generation. Total trips produced and attracted by La Reserve's assumed development multiplied by the rates given below totaled 19,700 and 20,200 respectively.

VEHICLE TRIP GENERATION RATES

Type of Land Use

Rate

Productions

SR

9.5 trips/DU

CR-1

9.5 trips/DU

CR-2

9.5 trips/DU

TR (Apartments)

6.8 trips/DU

Attractions

CB-1 (Shopping)

760 trips/acre

CB-1 (Offices)

88 trips/acre

CPI

55 trips/acre

Factors for generation of vehicle trips by land use were taken from the ADOT publication "Trip Generation Intensity Factors" (TGIF).

C. Trip Distribution. It was estimated that approximately 33 percent of all trips produced would be attracted by land uses within La Reserve. 32 percent of all trips attracted would be produced within La Reserve with a resultant 68 percent of trips being attracted from trip producers outside of the La Reserve Area.

Travel through the La Reserve area on the interior roadway system would be insignificant.

Trip Distribution Summary

Internal-Internal Trips

6,500

Internal-External Trips

26,900

Total Trips

33,400

Internal - Internal traffic demands were generated by estimating trips between zones, based on the number of trips produced, and the relative attractive power of each zone. Internal-External traffic demands were generated based upon data provided by the Pima Association of Governments Transportation Planning Division (PAGTAPD).

D. Traffic Assignment. Trips between internal areas were assigned to the roadway network on a zone-to-zone basis utilizing the apparent minimum time path. Trips between internal zones and external areas were also assigned to the roadway networks based on the apparent minimum time path. In all instances, allowances were made for dividing trip exchanges were differences between alternative paths were not readily discernible.

E. Estimated Travel. Exhibit R, Transportation Map, shows the estimated travel at saturation resulting from the trip generation, trip distribution, and traffic assignment processes described previously.

F. Roadway Cross-sections. Based upon the estimated travel demand, roadway cross-sections were developed (see Exhibit S, Roadway Sections). The criteria used to relate cross-section to traffic volume was taken from Pima County's Department of Transportation and Flood Control District publication "Facility Implementation Plan for the Southeast Area Plan", April 1980. The criteria are listed below:

Cross-Section Width

Maximum A.D.T. Capacity at Level of Service "D" 1

2 Lane

15,000

4 Lane

36,000

6 Lane

54,000

8 Lane and Wider

66,000 and more

Level of Service is a qualitative measure of a number of factors, which effect the operating conditions at certain traffic volumes. When compared with the capacity, Level of Service "D" approaches unstable flow, with tolerable operating speeds being maintained although considerably affected by changes in operating conditions. Fluctuations in volume and temporary restrictions to flow may cause substantial drops in operating speeds. Drivers may have little freedom to maneuver, with relatively lower comfort and convenience, but overall conditions may be tolerable for short periods of time. The required sub-base material for each road type will vary depending on existing soil conditions and shall be determined for each road prior to construction based on the recommendations of a professional Soils Engineer.

G. Alternate Modes of Travel. The size and location of La Reserve with respect to the remainder of the Tucson Metropolitan Area precludes the consideration of mass transit in any conventional sense for use as an internal travel mode. Commuter buses to concentrations of employment may well be justified in future years.

Bicycle travel both for commuting and pleasure appears to be gaining popularity in the Tucson Metropolitan area. Provision of bike paths adjacent to the traveled way on U.S. 89 (Oracle Highway) maybe most appropriate.

H. Transportation Summary. Traffic generated by the La Reserve Development will impact on the local collectors and residential streets within the project. All streets within La Reserve will be built and financed by developers. Maintenance of these facilities will be the responsibility of various homeowner and business associations.

The existing system contained approximately 2.2 lane-miles of paved roads adjacent to the boundaries of La Reserve. Facility needs at saturation represent an increase of 12 lane-miles (adjacent to and within La Reserve) for a total of 14.7 lane-miles to accommodate estimated travel. See Transportation Map, Exhibit R.

Adjacent to La Reserve, traffic will impact U.S. 89 (a state and federal facility) and, to a lesser extent, L1 Conquistador Way (an Oro Valley facility). No other single traffic artery or combination of arteries in Pima County will experience any significant impact from the development of the La Reserve project.

The owner and developer of La Reserve has already contributed substantial sums for the improvement of U.S. 89 in the vicinity of the project. Traffic from La Reserve destined for the remainder of Pima County will utilize U.S. 89 and various arterial streets, collectors and local streets in Pima County, Oro Valley and the City of Tucson.

This section is included in your selections.

Only those areas crosshatched on Exhibit T shall be included within the hillside district of the Town of Oro Valley. Development within those areas shall be subject to the requirement of the Town of Oro Valley's Hillside District Regulations. No portion of the area crosshatched on Exhibit T shall be deemed to be included in a Hillside Conservation Area. Use of the area crosshatched on Exhibit T shall be governed by the declarations of covenants dated April 16, 1986. Any area disturbed by construction shall be revegetated with plants from the approved plant list from Appendix A.

This section is included in your selections.

A. The La Reserve Plan Area will be developed so as do preserve the natural character and aesthetic values of the area. Development considerations shall include:

1. Evaluation and planning for soil conditions and foundation bearing values.

2. Minimizing the external visual impact of the proposed development.

3. Minimizing the potential for erosion, flood hazards, or scars.

B. Development within the Plan Area will accommodate these considerations by:

1. Providing foundation and footing designs prepared on a site-specific basis for the various soil conditions by a Professional Engineer.

2. Providing for development of slopes and ridges by the use of innovative hillside and hilltop development methods while protecting the area's natural character and resources. Development of slopes and ridges include:

a. Minimizing all areas of exposed cuts or fill per La Reserve Design Guidelines.

b. Filled areas will be sloped to approximate the natural slopes and conditions per La Reserve Design Guidelines.

c. Disturbed areas will be revegetated to provide a natural appearance per La Reserve Design Guidelines.

This section is included in your selections.

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.

This section is included in your selections.

Plant materials, ground cover and irrigation techniques shall be utilized throughout the Plan Area in a manner that enhances low water consumption and provides an aesthetic quality. All landscape plans must be in accordance with the La Reserve Conditions, Covenants and Restrictions.

A. Street Landscaping. A comprehensive streetscape design is to be incorporated into the design of all collector streets. This includes curb treatment and special landscape treatment in selected areas. A program of revegetation will be undertaken adjacent to roadways to minimize the impact of paved area on the surrounding desert environment.

B. Project Entries. Entries serving the La Reserve Area Plan Development may consist of a combination of an entry/guard gate, decorative walls, special signage, enriched landscaping, a widened roadway and a special paving treatment.

C. Adjoining Public Streets. Shall be landscaped to a minimum depth of five feet from the property line. A minimum of 5% of the total area of abutting parking lots shall be landscaped. No landscaped area shall be less than 50 square feet in size.

D. Landscape Maintenance Plan. Shall be reviewed and approved as hereinafter provided.

E. Lighting. Parking lot lighting shall be screened, cut-off type luminares and shall meet all La Reserve Design Guidelines for parking lot lighting.

F. Walls and Screens. Walls and screens shall be a minimum of three feet in height and shall conform to the requirements of the owners specifications as shown by Exhibits O, P and Q.

G. Plant List. A list of acceptable drought-resistant and native plants is attached as Appendix A.

This section is included in your selections.

A. All Development Site Plans, subdivision plats, development plans, planning studies, documents and specifications shall conform in all basic aspects to the requirements of the La Reserve PAD, and when approved, shall authorize the development of the land subject to the applicable codes of the Town of Oro Valley. The Concept Plan, attached hereto as Exhibit N, shows the distribution of land uses within the Plan Area. Any changes to the boundaries shown on the Concept Plan shall be treated as an amendment to this Plan.

B. Submittal Requirements Prior to any development occurring in a development area, a Development Site Plan shall be submitted by a developer to the Owner for its review and approval. Development Site Plans and details as outlined below showing primary building locations and heights, parking layout, access and landscaped areas are encouraged to be submitted for a preliminary review at any time prior to the final Development Site Plan submittal.

C. Contents. The Development Site Plan submitted by a developer shall meet the requirements specified in Section 10-303 of the OVZCR and shall also include the following:

1. Landscape Revegetation and Maintenance Plan. A landscape and maintenance plan shall be prepared at a sufficient scale so as to show the location, size and species of all plant material, and the proposed water or irrigation system to be used along with a maintenance schedule.

2. Floor Plans. Floor plans of the first floor and any basement or subsurface parking of all buildings shall be prepared to evaluate adequate circulation. The floor plans shall be fully dimensioned and uses indicated thereon. Floor plans for other typical floors shall also be submitted.

3. Elevation Renderings. Renderings shall be prepared so as to depict views of typical sides of the proposed buildings and structures. Perspective drawings may be submitted in place of elevations.

4. Sign Plans. A plan shall be prepared showing the location, size and lighting sources of all signs and all other advertising devices.

5. Lighting Plans. A lighting plan shall be prepared for all parking areas and vehicular and pedestrian circulation areas to indicate the type and sizing of all lighting structures, and illumination levels and specifications.

6. Additional Information. Such other statistical or graphical information or material as maybe reasonably required by the owner or Oro Valley Zoning Administrator to depict unique characteristics of the site or proposed development.

D. Approval of Development Site Plans and Plats (Collectively "Development Plans")

1. Owner Review. A Development Plan shall be submitted to the Owner or his representatives who shall have 15 working days to review the submitted Development Plan for conformance with the Plan, covenants conditions and restrictions, and the design guidelines. Within the 15 days, Owner shall give written approval of the submitted Development Plan, or reject the plan with written comments. After addressing the Owner's comments, the developer shall resubmit the Development Plan to the Owner, who shall have 15 days to review the resubmitted Development Plan.

2. Town of Oro Valley Review. After obtaining written approval by the Owner, the developer shall submit the Development Plan to the Town's Zoning Administrator and/or Town's Engineer for review and approval. The Zoning Administrator shall verify that written approval has been obtained from the Owner prior to Town review. Notwithstanding any development review procedures described in Article 3-3 and Chapter 4 of the OVZCR, - the procedures described in this Section shall be used for the review of Development Plans submitted pursuant to the Plan.

If the Town's Zoning Administrator determines that the development standards contained in this Plan have not been met, the Development Plan will be returned to the Developer with written comments. If revisions are required to the Development Plan, the Developer shall make the necessary revisions and resubmit the Development Plan, first to Owner, then to the Town.

When the development standards of the Plan have been met, the Zoning Administrator will forward the Development Plan to the Development Review Board for review at their next regularly scheduled meeting. The Development Review Board will forward the Development Plan to the Mayor and Council for consideration at its next regularly scheduled meeting, not less than 10 days after said recommendations are forwarded to the Town Council from the Development Review Board.

3. Approval. The Mayor and Council shall act upon the submitted Development Plan at the next regularly scheduled public meeting. Compliance with the development standards of this Plan shall be the sole basis for action by the Mayor and Council, except that the Mayor and Council may defer action in order to obtain additional information where the Mayor and Council determine that a Development Plan, as submitted, may pose a hazard to the public health, safety and welfare.

4. Effect of Town Approval. No building permits shall be issued for construction on any lot, piece or parcel of land that is not a part of a recorded subdivision plat unless a development plan for such land has been approved in accordance with this P.A.D.

This section is included in your selections.

Before improvement plans are submitted to the Owner for approval, the engineer of record shall certify to the Town of Oro Valley that all improvement plans have been designed in accordance with the following standards. Upon receipt of such certified plans, Oro Valley Town Engineer will accept and approve all drawings and specifications.

A. Roads. Roads designed to Oro Valley standards where applicable, otherwise to AASHTO standards. Sight visibility triangles shall be designed to City of Tucson Standards. Cross sections shall be designed per exhibits (page 60). All roads within La Reserve will be private, and are not dedicated nor accepted by the Town of Oro Valley.

B. Paving. Paving and subgrade thickness shall be as recommended by a registered soils engineer.

C. Sewer. Private sewers shall be designed to UBC specification and public sewers designed to Pima County Standards.

D. Water. Water plans shall be designed in accordance to Foothills Water Company Standards.

E. Grading. Grading plans shall be designed to conform to the standards as generally outlined in the Plan and detailed in the La Reserve Design Guidelines.

F. Drainage. All drainage improvements shall be prepared by a registered professional engineer based upon the previously approved hydrologic and hydraulic studies prepared by Dooley-Jones & Associates (see page 36).

G. Construction Inspection and Certification. The engineer of record shall inspect the construction of all facilities and infrastructure (excluding foundations and structures) and certify to the Town of Oro Valley that construction is in accordance with the approved plans.

This section is included in your selections.

All signs within the La Reserve Plan Area shall conform to the requirements of the La Reserve Design Guidelines, Conditions, Covenants and Restrictions and/or the specifications in Exhibits O, P, and Q. The following provisions shall govern:

A. No advertising devices shall be permitted which rotate, move or create the illusion of movement, or have any visible moving, revolving or rotating surface or parts.

B. No part of any illuminated advertising device or any lights shall revolve, rotate, move, change color or vacillate.

C. No off premise signage, except for directional signs, shall be allowed.

This section is included in your selections.

A. Adoption. The PAD shall be adopted in accordance with the provisions of the OVZCR.

B. Interpretation. Where any ambiguity arises as to the terms of this Plan, the OVZCR shall govern.

C. Enforcement. The Zoning Administrator shall be responsible for enforcement of this Plan.

D. Minor Changes. The Zoning Administrator may allow minor changes requested by developers to the criteria set forth in the Development Site Plan providing they are not in conflict with the overall intent as expressed in the Plan. The Owner shall be notified prior to such changes. Minor changes do not include anything which alters allowable use of buildings, heights, or residential densities. Any changes must conform to the appropriate section of the OVZCR as modified herein.

E. Amendments. The approved Plan may be amended from time to time. Proposed amendments shall be submitted by the Owner to the Planning Commission and Town Council as outlined in Article 3­1 of the OVZCR.

F. 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.

G. Certification. The Developer's Engineer shall submit all plans for roadways, grading, sewers and water to the Town of Oro Valley. The Town Engineer will certify that the plans conform to the standards outlined in this PAD. When approved, the developer's Engineer shall monitor and inspect construction. Upon completion of the construction,, the Developer's Engineer shall certify in writing to the Town Engineer that the improvements were built in accordance with the approved plans and specifications.

This appendix is included in your selections.

LEGAL DESCRIPTION. PREPARED FOR THE ESTES CO. DJA JOB NO. 80-010.64 MAY 20, 1985

La Reserve Boundary (Excluding AiResearch Parcel). All that certain portion of land situated in portions of Sections 5, 7, 8, and 18, Township 12 South, Range 14 East, Gila and Salt River Meridian, Pima County, Arizona, more particularly described as follows:

Beginning at the northeast corner of said Section 18, Thence South 00°06'41" East along the east line of said Section a distance of 2607.87 feet to the east quarter corner of said Section; Thence South 00°06'42" East along said east line a distance of 2607.88 feet to the southeast corner of said section; Thence South 89°52'59" West along south line of said Section a distance of 2610.08 feet to the south quarter corner of said Section; Thence North 00°20'47" East along the south-north quarter line of said Section a distance of 2617.23 feet to the interior quarter corner; Thence North 00°20'42" East along said quarter line a distance of 2622.13 feet to the south quarter corner of said Section 7; Thence North 00°23'36" West along the south-north quarter line of said Section 7, a distance of 2537.83 feet to a point of intersection with the non-tangent curved easterly right-of-way line of Tucson-Florence (U.S. 89) Highway, from which a radial line bears South 43°27'35" East a distance of 16270.23 feet to the center; Thence-northeasterly along the arc of said curved right-of-way line to the right a distance of 2243.07 feet through a central angle of 07°53'56" to a point of tangency; Thence North 54°26'21" East along said right-of-way line a distance of 1059.72 feet to a point on the west line of said Section 8, from which the northwest corner of said Section bears North 00°04'09" East a distance of 640.50 feet;

Thence continue North 54°26'21" East along said right-of-way line a distance of 986.06 feet to a point of curve to the left having a radius of 3919.72 feet; Thence northeasterly along the arc of said curve a distance of 110.16 feet through a central angle of 01°36'37" to a point on the south line of Section 5, from which the southwest corner of said Section bears North 89°53'21" West a distance of 890.09 feet; Thence continue along the arc of said curved right-of-way line to the left a distance of 1721.72 feet through a central angle of 25°10'01" to a point of intersection with the non-tangent north line of the south half of the south half of said Section 5; Thence departing said right-of-way line South 89°42'42" East along said north line a distance of 602.48 feet;

Thence South 89°00'16" East along said north line a distance of 1308.34 feet; Thence South 00°14'12" East a distance of 1276.46 feet to a point on the south line of said Section 5; Thence North 03°56'08" East a distance of 206.75 feet; Thence South 37°38'47" East a distance of 259.73 feet to a point on the north line of Section 8, from which the north quarter corner bears South 89°47'53" West a distance of 1498.13 feet; Thence South 35°23'22" East a distance of 489.06 feet; Thence South 35°23'58" East a distance of 213.34 feet; Thence South 35°19'01" East a distance of 249.55 feet; Thence South 54°26'06" East a distance of 688.89 feet to a point on the east line of said Section 8;

Thence South 00°01'51" East along said east line a distance of 4080.53 feet to the southeast corner of said Section;

Thence North 89°47'48" West along the south line of said Section a distance of 5202.24 feet to the southwest corner of said Section, said corner being the point of beginning;

EXCEPT: The following described parcels:

Parcels 1 through 5 as recorded in Docket 7224 at Page 1387 of Records of Pima County, Arizona. Said portion of land containing 1114.22 acres, more or less. MO: JM:pw W-LEG-2

APPROVED PLANT LIST. The Architectural Review Committee has found the plants included in the following list to be inherently compatible with the natural desert within the existing La Reserve area. Landscaping and revegetation within the transition and walled areas with these plants is encouraged by the ARC. All Sonoran Desert species of cacti are acceptable for use within the La Reserve community. Species known to occur within the Tucson Basin and not included on this list are acceptable for planting, subject to the approval of the ARC. Written approval must be obtained from the ARC prior to revegetation with species not included on this list. Other plant material maybe subsequently added to or deleted from this list as determined appropriate for the La Reserve community by the Architectural Review Committee. It is suggested that Arizona Flora:-2nd Edition. Kearney and Peebles; University of California Press, 1960, be used as the standard reference for clarification of questions concerning plants.

We have attempted to list native plants or indigenous plants. This refers to species which have not been introduced in the last 50 years and which grow within the immediate biogeographical zone or range. By definition, therefore, a plant which occurs within the, range of "Sonoran" plants but only in Mexico would not be considered "native" to the Tucson Basin. Some exceptions have been allowed to promote use of plants which possess exceptional characteristics appropriate to the La Reserve community. Plants names preceded by an asterisk indicate species which are located most easily through commercial outlets. Following the approved plant list is a detailed description of selected plants to assist the residents and builders of La Reserve to select appropriately for their specific landscape requirements.

Abutilon californicum

California Abutilon

Acacia angustissima

Fern Acacia

A. constricta

White Thorn Acacia

A. craspedocarpa

Leather Leaf Acacia

*A. farnesiana

Sweet Acacia

A. greggii

Catclaw Acacia

A. millefolia

Santa Rita Acacia

*A. redolens

Prostrate Acacia (non-native but “naturalized”

*Agave species

Century Plants, Spanish Daggers

*A. palmeri

Palmer Agave

*A. schottii

Amole

*A. utahensis

Utah Agave

Aloysia lycioides

White Bush

Amaranthus palmeri

Palmers Amaranth

Amaranthus palmeri

Silktassel

Ambrosia deltoidea

Bur Sage

Anisacanthus thurberi

Chuparosa (Desert Honeysuckle)

Arctostaphylos pungeus

Pointleaf Manzanita

Artemisia ludoviciana

Native Worm Wood, White Sage

A. dracunculoides

Prairie Broomweed

Asclepias subulata

Desert Milkweed

*Atriplex canescens

Four Wing Salt Bush

A. hymenelytra

Desert Holly

A. lentiformis

Quail Bush

A. mulleri

A. nummularia

Old Man Salt Bush

A. polycarpa

Desert Salt Bush, Cattle Spinach

*A. sernibaccata

Australian Salt Bush (non-native but “naturalized”

Bebbia juncea

Bebbia

Beloperone californica

Chuparosa

Berberis haematocarpa

Red Barberry

Buddleja marrubifolia

Wooley Butterfly Bush, Summer Lilac

Bursera Fagaroides

Elephant Tree

B. microphylla

Elephant Tree

Caesalphina gillessi

Yellow Bird of Paradise (non­native but “naturalized”

*C. pulcherrima

Mexican Bird of Paradise (non­native but “naturalized”

Calliandra californica

Fairy Duster

*C. eriophylla

Fairy Duster, False Mesquite

C. penninsularis

Fairy Duster

Canotia holacantha

Crucifixion Thorn

Carlowrightia arizonica

Carlowrightia

*Carnegiea gigantean

Saguaro

*Cassia artemesioides

Feathery Cassia

C. circinnata

C. covesii

Desert Senna

C. goldmannil

C. leptophylla

C. nemophylla

Green Feathery Cassia

C. philodinea

Silver Cassia

C. purpussiae

C. sturtii

Strurts Cassia

C. wislizenii

Shrubby Cassia

Celtis pallida

Desert Hackberry

C. reticulate

Netleaf Hackberry, Palo Blanco

*Cercidium floridum

Blue Palo Verde

*C. microphyllurn

Foothill Palo Verde

C. praecox

Palo Brea, Sonoran Palo Verde

Cerocarpus montanus

Mountain Mahogany

*Chilopsis linearis

Desert Willow, Desert Catalpa

Clianthus formosus

Sturts Desert Pea

Condalia lycioides

Graythorn

C. spathulata

Mexican Crucillo

Cordia parviflora

Crossosoma bigelovii

Crossosoma

*Dales greggii

Indigo Bush

D. formosa

Feather Dalea

D. pulchra

Gregg Dalea

D. parryi

D. Wislizenil

Indigo Bush

D. neomexicana

D. pogonethera

*Dasyliron wheeleri

Desert Spoon

*Dodonaea viscosa

Hop Bush

Echinocereus englemannii

Hedgehog Cholla

E. triglochidiatus

Claret Cup Hedgehog

*Encelia farinose

Brittle Bush

Ephedria trifurca

Mormon Tea

Eriogonum fasciculatum

Buckwheat

Fallugia paradoxa

Apache Plume

Fendlera rupicola

Cliffendlerbush

Ferocactus wislizenii

Barrel Cactus

*Fouquieria splendens

Ocotillo

Franseria ambrosioides

Canyon Ragweed

Gutierrezia californica

Snakeweed

Haplopappus laricifolia

Turpentine Bush

H. tenuisectus

Burro Weed

Hedcoma nanum

Mockpenny Royal

*Hesperaloe parviflora

Red Yucca (non-native but “naturalized”)

Holacanthea emoryi

Crucifixion thorn

Hyptis emoryi

Desert Lavendar

Janusia gracilis

Janusia

Jatrophia cardiophylla

Limber Bush

Jojoba simmondsia

Jojoba

Krameria grayi

White Ratany

*Larrea tridentate

Creosote Bush

*Leucophyllum frutescens

Texas Ranger (non-native but “naturalized”)

Lupine spp.

Lycium andersoni

Anderson Lycium

L. berbandieri var. longistylurn

Berlandier’s Wolfberry

L. exsertum

Thornbush

L. fremonti

Wolfberry, Tomatillo

L. macrodon

Thornbush

L. pallidium

Wolfberry

Lysilorna candida

Palo Blanco

*L. thornberi

Fern of the Desert

Mammilaria microcarpa

Fish-Hook

M. aggregate

Pincushion

Mimosa biuncifera

Catclaw, Wait-a-Minute Bush

M. dysocarpa

Velvet Pod Mimosa

Mimulus cardinalis

M. glabratus

M. guttatus

M. nasutus

M. pilosus

M. rulbellus

Nicotiana spp.

Wild Tobacco

Nolina bigelovii

Bigelow Nolina

N. microcarpa

Beargrass

*Oenothera berlandieri

Mexican Primrose (non-native but “naturalized”

Olneya tesota

Ironwood

O. fesota

Ironwood

Opuntia acanthocarpa

Staghorn Cholla

O. bigelovii

Teddy Bear Cholla

O. englemannii

Englemann Prickly Pear

O. fulgida

Spiney Chainfruit Cholla

O. fulgida var. mammillata

Smooth Chainfruit Cholla

O. phaecantha

Sprawling Prickly Pear

O. spinosior

Cane Cholla

O. versicolor

Staghorn Cholla

Penstomen dasyphyllus

P. microphyllus

P. parryi

P. pseudospectabalis

P. thurberi

Philostrophe cooperi

Paperflower

*Prosopis alba

Argentine Mesquite (non-native but “naturalized”

*P. chilensis

Chilean Mesquite (non-native

but “naturalized”

*P. hybrid

South American Mesquite (non­native but “naturalized”

P. juliflora

Western Honey Mesquite

P. juliflora var. velutina

Velvet Mesquite

P. pubescens

Fremont Screwbean

*Quercus terbinella

Canyon Oak

Rahymnus betulaefolia

Birch-leaf buckthorn

R. crocea

Redberry

*Rhus ovata

Mountain Laurel

R. trilobata

Squaw (skunk) Bush

Ruellia nudiflora

Salvia carnosa

S. columbariac

Chia

S. henryi

S. parryi

Parrys groundsel

S. pinquifolia

S. columbariac

Chia

S. quercelorum

Senica amissa

S. lemmoni

Lemmons groundsel

S. subincisa

S. vulgaris

S. longilobus

Threadleaf groundsel

Seneco salignus

Willow-leaf groundsel

*Simmondsia chinensis

Jojoba, Goat Nut (non-native but “naturalized”)

Sophora formosa

*Tecoma stans

Trumpetbush, Arizona Yellow Bells

Vaquilinea californica

Arizona Rosewood

Viguieria deltoidea

Golden Eye

V. Tomentosa

Golden Eye

Vitis arizonica

Arizona Grape

Yucca baccata

Banana Yucca

*Y. elato

Soap Tree Yucca

Y. schottii

Schott’s Yucca

Y. thornberi

Thornberry Yucca

Zauschneria latifolia

Hummingbird Flower

Zizyphus obtusifolia

Greythorn, White Crucillo