[Ed Note: In this posting, Mark Berg is referring to our posting entitled: "Rancho Vistoso Alert: Rezoning Of Ford Property Is Being Evalatuated".]
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Great work LOVE for again keeping our community informed.
A few thoughts in response to yours, playing Devil's advocate at times:
“The impact on the adjacent residential neighborhood will be substantial. The neighborhood has almost 500 single family homes. There are but two entrances in and out of their area, one of which is on to Ranch Vistoso Blvd. The impact of 256 rental units adding an additional 400 plus cars to the roadway daily will be enormous in terms of road traffic and, of course, additional pollution.”
RESPONSE:
These are 'high' end apartments at $100/sq ft so may be less likely to attract renters who are disrespectful of the neighborhood. Many of us have lived in such apartments and although they are not single family homes, they are not necessarily detractors to the community (think of the apartments at Pusch Wilderness Drive before they were made into condos). These didn't disrupt the community and remember, each one of these tenants lives and shops in OV which equals $$$ for our business and community). A;so, these roads are made to handle more traffic than they currently do. 400 cars a day increase? Even counting a coming and going trip (800 trips) divided by 16 hours in the day when you aren't sleeping, thats only 50 cars an hour)
“There is no guarantee that can be given regarding whether the apartments will be residential upscale, which would suit the adjacent neighborhood, or low income housing, which will not. This is true regardless of what the developer may say.”
RESPONSE:
The 'guarantee' is that the city zones the area and assures the construction and planning is up to standard. They cannot build a slum under the permit they receive.
“What will be the impact on crime in the area? Generally, there is more crime attendant with rental units than with single family residencies.”
RESPONSE:
This may or may not be true generally as you note. Again, look to other similarly priced apartments for comparison crime statistics. In addition, OV has more than enough police to handle the addition of these residents, we all know that!
“We are a bit hard pressed to see how, in this dismal economy, a major new apartment complex, no matter how pretty, has any economic viability (item c). So, as a minimum, the Developer should be asked to provide an Economic Feasibility Study, prepared by an independent third party, that verifies that this project is economically feasible. Otherwise, we could wind up with bladed land with no properties on it or empty units subject to degrading. Either way, the Town should investigate this aspect of the request.”
RESPONSE:
Good point on requiring the city to investigate on what would happen with an unfinished property, but I would caution all of us to avoid "back seat driving" and second guessing any business person or developer. Who knows? This may or may not be successful, but as lovers of freedom and free enterprise we KNOW it's not government's role to second guess business. This is what developers do for a living. Let them decide if it's worth the risk. Moreover, without building in the established city, they will more likely head to the outskirts and develop more open desert, decreasing the quality of environment for us all through further urban sprawl.
“We also fail to see how, given its impact on the "neighborhood" (item d), it would have any community acceptance by those who live in the neighborhood. It will likely reduce their property values since it could possibly block their view of the Catalina's, views for which many of them were charged extra when they purchased their homes.”
RESPONSE:
This gets close to "I'm on board, pull up the ladder." Wouldn't it have been nice for the few people who lived in Oro Vally in 1980 to keep the down just as it was then? No traffic at all, great views everywhere, no pesky neighbors? If you may more for a view that's lost, that's what happens when a city grows. Don't like it? Move to a place with a view and try again.
“What is the impact on our town's infrastructure? For example, what is the impact on our water system? What is the impact on our Police Department? What will the town need to do to accommodate the increased traffic: Widen the roadways of Innovation Drive/Commerce Loop, add traffic controls, or increase speed limits?”
RESPONSE:
Good points to raise, all of them, but, all of these are city duties to consider. Let the city decide if the infrastructure can handle it. That's why we elect and pay these people who are experts in city planning.
Marc Berg
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