What is The Shops at Tangerine?

The Shops at Tangerine is being planned to complement the town’s vision for the future, bringing a centrally located shopping, dining and entertainment destination to this rapidly growing area. Ultimately, the project could integrate regional and power center shopping development with complementary uses such as a large-format retail uses, automotive development and a hotel.

What is the timing?

Westcor’s philosophy has always been that retail developments should source demand, not drive it. For us, it’s about developing the right project in the right place at the right time. As the market for The Shops at Tangerine continues to mature, we expect that this project will be built out in phases based on when our retailers say the time is right for this location.

Right now, we expect that the power center and auto development would occur first, followed by the regional shopping center. We don’t have a specific time frame today, but we have submitted a re-zoning application to the Town of Marana for approval. We are hopeful that we will be able to successfully complete this process by spring 2008.

How large is The Shops at Tangerine?

The total site is approximately 281 acres, and the current project plan proposes a regional retail center of approximately 125 acres and an adjacent auto development of approximately 110 acres.

Where will it be?

The Shops at Tangerine will be located on the northwest corner of Interstate 10 and Tangerine Road, just three miles from Marana’s town center.

What will The Shops at Tangerine look like?

Because retail design is constantly evolving, it is too early to say exactly what The Shops at Tangerine will look like. Right now, we expect that it will be a flexible site plan that could blend department stores, theaters and restaurants with large-format retailers and specialty shops and boutiques.

Which shops and restaurants will be part of The Shops at Tangerine?

Retailers typically plan and begin finalizing their expansion plans 12-18 months before they open a new location. Because we are very early in the planning and entitlement stage, we do not have a list of signed retailers for The Shops at Tangerine. We can tell you that we expect this project to deliver a strong mix of shopping, dining and entertainment.

How does the project fit into Marana’s future?

When we originally identified this site as the optimal location for a new regional shopping center, we saw this project as the next extension in serving the growing Tucson metropolitan area and an opportunity to play a role in the future of Marana. The Shops at Tangerine corresponds to the Northwest Marana General Plan, which calls for a strategic concentration of commercial development along main transportation arteries that will anchor future economic corridors.

Will there be changes to the Tangerine Road/Interstate 10 interchange?

As it exists today, the Tangerine Road interchange has limited left-turn capability and intersects with the Union Pacific Railroad Tracks, causing congestion. In looking ahead, the Town of Marana and ADOT recognized that this interchange won’t be sufficient to the traffic flow that will be generated as the town continues to grow.

The Arizona Department of Transportation and Town of Marana have been working with us and several neighboring landowners to explore what improvements are needed. Under the guidance of the Town and ADOT, we have been working with TY Lin International, a locally based but internationally recognized engineering and transportation design firm, to facilitate and fund the necessary traffic and engineering studies.

Will there be other infrastructure improvements?

One of the first critical steps in developing a project of this size is to identify the current and future infrastructure – on the site itself and in relation to the site. Before we can look at developing the project, we need to look at how we create the necessary support systems, such as roadway improvements that provide ingress and egress to the site, freeway interchanges with ample capacity, and water and sewer systems. Right now, we are in the process of identifying those needs.