What is the Naranja Town Site (NTS)?

The NTS is the name given to a 213-acre parcel located between Tangerine Road and Naranja Drive about one mile east of La Cañada Drive. Oro Valley purchased the property and commissioned a master plan for a multigenerational community recreation facility at the site. The main entrance would be on Tangerine Road, with additional access from Naranja Drive.

What does the master plan include?

The proposal describes a landscaped park that includes fields for soccer, baseball and softball, as well as tennis and basketball courts. The master plan also provides for hiking trails, play structures for children, a dog park, a bicycle track (BMX), a skating facility and several large picnic, festival and other gathering areas sited to capture views of Pusch Ridge. 

While not included in the current bond proposal, the master plan also includes a performing arts venue, a community center with classrooms, an aquatic center and ample parking close to each of the park features. More than 1,000 residents participated in the process of selecting the amenities for the NTS.

How would the NTS development be funded?

The ballot question would allow Oro Valley to issue a maximum of $48.6 million in bonds to fund the initial phase of construction. Voters will be asked to approve a secondary property tax, calculated on the value of their home or business.

What is included in the current phase proposed in the bond election?

Why isn't the entire master plan being included in the bond?

The Town Council — with significant public input — deliberated for months and determined it would be in the town's best interest to implement the master plan in phases. Also, if the full master plan were constructed, the town would have needed to request a primary property tax be approved by the voters to cover the operating and maintenance costs.

When would construction start?

The NTS would be developed in multiple phases. If the bond issue is approved by voters this fall, design for the park elements would begin in January 2009, with construction beginning in phases thereafter. The outdoor recreation should be ready for use by the end of 2010. 

What about noise and dust during the construction?

Because of the unique terrain at the NTS, the planning team anticipates that less pollution would be generated during construction than is currently generated by the undeveloped site. Every effort would be made to control noise, and those whose homes are in proximity to the NTS would be kept informed regarding work schedules.

Is the park open for use prior to construction?

The park currently offers walking and hiking opportunities and is used by the town for some activities. Once construction begins, it will not be open to the public for safety considerations.

Would the park lighting comply with our community commitment to maintaining a “dark sky?”

Yes.

What is a secondary property tax?

Under Arizona law, secondary property taxes, calculated using home and commercial property values, can be used to pay for bond issues. Upon the maturity of the bond, the secondary tax would lapse.

As an Oro Valley resident, what would be the cost to me?

Based on a home with an estimated market value of $300,000, the owner would pay a secondary property tax of approximately $10.20 per month during the first year. Commercial property owners would also pay the tax, based on the estimated value of their property. While these bonds are outstanding, the secondary property tax would remain in place to pay the principal and interest until the bonds are paid in full.

Have population growth and changes in property values been considered in calculating the property tax?

In the last five years, Oro Valley’s property values have grown by an average of 16.11 percent per year and during the last 10 years the property values have grown by 14.48 percent per year. The calculations in estimating the property taxes were based on the average assessed value in Oro Valley and assume an annual average growth at 13.51 percent for the first 5 years and 2.7 percent growth per year thereafter.

What are the projected operating costs for the park and how would they be paid?

Operation and maintenance (O & M) costs for the park are estimated at $1.2 million. A portion of the town’s 6 percent bed tax would be used to pay for the annual O & M for this phase of construction for the park.

Is there a need to develop the NTS?

In 2001, Oro Valley created a citizens committee to explore the recreational needs of the town’s residents. The plan for the NTS was developed over an 18-month period with input from more than 1,000 residents. Nationally recognized experts helped guide the planning process and benchmarked the needs of Oro Valley against other U.S. communities. Applying national standards, even with the development of the NTS, the town would be about 140 acres short of the area required to satisfy the recreational needs of its residents.

Can changes be made to the master plan at this point?

No. The plan went through an extensive planning process by the community. It was adopted by the community and will be executed by their standards.

Has safety been considered?

Yes. The Oro Valley Police Department continues to be committed to the safety of all Oro Valley park facilities.

Does the park preserve natural resources?

The town is committed to open space preservation and has thus set aside 60 percent of the 213-acre park for preservation. This was also necessary to allow sensitive areas in the park to be retained and restored from previous damage caused by mining and other activities on the property in the past. Finally, the topography allowed the town to set aside these critically sensitive areas.

Has traffic been considered?

The access for the park along Naranja and Tangerine roads will be scaled to accommodate the projected traffic. All of these infrastructure improvements are included in the bond amount that goes before the voters in November 2008.

Where can I get more information about the plan for the NTS?

Up-to-date information and a detailed explanation of the plan can be accessed 24 hours a day/7 days a week at www.naranjatownsite.com. In addition, you may email Mary Davis or call at (520) 229-4712, or email Ainsley Reeder or call at (520) 229-5051.

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