A proposal for a drive-through coffee shop at the corner of Tangerine Road and Innovation Park sparked discussion among Oro Valley’s Planning and Zoning Commission at its August 13 meeting. The proposed 2,400-square-foot Starbucks coffee shop is part of an office and restaurant project on 5.6 acres, located at the northeast corner of Tangerine Road and Innovation Park. The coffee shop requires both a text amendment to the Rancho Vistoso Planned Area Development (RV PAD) and a conditional use permit (CUP) in order for it to be created and operated.
Developer requests a text amendment for direct access to Tangerine Road
The primary request involves amending the RV PAD to enable access onto Tangerine Road. Currently, the PAD prohibits access between Big Wash Bridge and Oracle Road based on outdated plans from when the road was envisioned as a major highway. However, the applicant argues that the new access is essential for improving traffic flow and the overall viability of the project, which is located in the Economic Expansion Zone (EEZ).
The second request is for a conditional use permit to allow the drive-through feature of the coffee shop. Traffic and noise studies conducted as part of the application show that the site can accommodate the anticipated vehicle stacking, with space for up to 17 vehicles without disrupting nearby traffic. The proposal also meets the town’s zoning code requirements and is seen as a beneficial addition to the area’s commercial landscape.
The Planning and Zoning Commission questioned the need for Tangerine Road access
During the Planning and Zoning Commission’s discussion, members raised questions about the necessity of the Tangerine Road access, given that the property could also be accessed from Innovation Park Drive. Concerns were also expressed regarding the potential for additional access points being requested in the future. The applicant and town staff reassured the committee that all future access requests would be subject to strict safety and spacing requirements.
They noted traffic and pedestrian safety challenges
The Commission discussed pedestrian connectivity, especially for those walking from nearby facilities like Oro Valley Hospital. Although no new pedestrian crosswalks are planned, town staff assured the commission that the existing intersection light is considered sufficient for safe crossing. The applicant, represented by Paul Oland of Paradigm Land Design, emphasized that the site is designed with pedestrian traffic in mind, with pathways connecting key areas within the development.
In the end, the Commission unanimously approved both requests
The Commission voted unanimously (7-0) to approve both the text amendment and the CUP. The approval is seen as a key step in moving the project forward, paving the way for the development to include the coffee shop, which is expected to become a popular spot for nearby businesses and residents alike.
Final decision now rests with the Town Council
With the Commission’s approval, the proposal now heads to the Town Council for a public hearing and final review. At that meeting, the applicant will likely argue that the project enhances the area’s commercial offerings by providing both a convenient stop for coffee lovers and an economic boost to the surrounding business district.
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