Adler Makes A Case For "Mixed Use" Zoning Code Designation

 A "Mixed Use" designation to the Oro Valley zoning code would allow a landowner to apply to have various facilities on the property they own.  For example, the property might include a combination of commercial properties, single family homes, apartments, or any other type of facility.

There are some who believe that adding this designation to the Oro Valley code would mean disaster for Oro Valley. There are others who think it is a rather benign change.   We thought that our blog could be useful in "fleshing out" the opinions. So, last week, we began the discussion with our posting: "Mixed Use: A Bad Thing To Some-A Good Thing To Others."  This week we continue the discussion.
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Resident Bill Adler is a proponent of adding the code.  Bill, a long-time Oro Valley resident, is active today, and has been active for many years in Oro Valley.  In 2005, during the process of getting the last general plan approved, Bill opposed the mixed used designation.  It was eventually left out of the plan.  Now, Bill is in favor of adding it to the plan.  We ask why?

"Two basic differences; Then, Mixed Use was imposed upon specific pieces of vacant property on the Land Use Map replacing previously approved land use designations. Also, there was no definition of Mixed Use. I was told, we'll get to that when we create the ordinance. 

Now, there is no imposition of a Mixed Use designation on the Land Use Map. Owners of property have the designations approved in 2003-5. They - obviously - can submit a General Plan Amendment to change the designation, and we have several attempts to do that every year. Secondly, there is now a definition of Mixed Use. It necessarily is vague, because Mixed Use is a varied designation custom designed to the property. However, the vague nature of Mixed Use is clear - if that isn't an oxymoron - by allowing the customization of use to the particularities."

Those who oppose adding the mixed use designation to the code think that it should be approved by the voters as part of the 2015 general plan vote if, indeed it is to be included at all; that is should not be "snuck into" the Oro Valley codes using a minor amendment.   So, we asked Bill: "Where's the fire?"

"If the issue really is why NOW versus some later time, all Oro Valley people need to do is look at the vacant property available. There's hilly property behind Home Depot that runs past Naranja Drive on the east to Palisades.  Unless that property is fully graded which would ruin the beauty of the contours, clearly the land must be customized as to use. The R1-7 ( minimum of 7,000 sq.ft. lots ) as presently zoned would maximize profits but irreparably damage the aesthetics of a high profile piece of land. 

If we offer to a property owner the option of customizing rather than standard development categories and density, we can achieve a "win-win". 

When the General Plan revision is underway, this new element would be presented, and clearly the interested residents can grasp the detail as offered and respond. So the public is not being circumvented."