For the past several weeks, we have been discussing the concept of a mixed used zoning code. Problem is: Most of us really don't understand it. Or, if we do, are passionate for or against it. So, we felt, in the interested of engaging is honest conversation, that we would present more information on it. Understanding "mixed use" matters to you because it could become part of the Oro Valley code and be applied to a lot next to you.Resident Bill Adler kindly agreed to present two guest views discussing what this zoning code is and how it would work in Oro Valley. To date, some of you have commented on Bill's guest views. Oro Valley resident John Musolf has provided his insights regarding mixed use. They follow:
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"During the past year or so, I've invested some time in learning about "mixed use" and town staff's view of how it would apply to Oro Valley. I've read about it, discussed it, and attended town staff's discussion of it. So, when resident Bill Adler posted his guest view I was very interested in it because Bill is very knowledgeable of all things "code" in Oro Valley. Also, Bill has not "ax to grind".
To some extent, the views expressed by resident Bill in his two guest views and what I have learned do "square." The concept of mixed use does provide great flexibility when it comes to what can be built on a property. It does provide for customization to suit to the unusual topographies in Oro Valley.
In his discussion, Bill introduced the word “customization” to describe the mixed use concept. If we leave the mixed use "customization" up to the developer however, I am concerned that we will cede control of what ends up on any piece of land to the developer, then to town staff and then to the town council. We can end up with a hodge-podge of property use. I wonder: Doesn't is that vagueness make the mixed use concept confusing?
This Mixed Use designation does sound ideal on the surface. To be fair to Bill, it may work in a large land area that is being built primarily as a shopping mall but contains apartments above (vertically) or town homes adjacent (horizontal) to the shopping mall and parking garages.
I have personally seen this accomplished in Wisconsin where I lived years ago.
Bayshore Town Center (formerly called Bayshore Mall) is a shopping mall/mixed use retail complex in Glendale, Wisconsin anchored by Sears, Boston Store, and Kohl's. Originally an outdoor strip mall built in 1954, it was converted into an enclosed mall in 1974. In 2006, it was remodeled and an outdoor shopping district was constructed on parts of the former parking lot, which required the construction of parking garages.
In spite of the parking garages, street driving and parking is still allowed within the retail complex making it only partially pedestrian friendly.
The project included 1.3 million square feet of retail space (over 80 tenants) such as department stores, retail apparel shops (men, women, children), toy stores, specialty shops, service retail (banks), technology stores (Apple) entertainment (theatre), restaurants, surrounding a 1-acre town-square park.
Included in the project were upscale apartments. They are really nice!
Does Oro Valley have the huge parcels needed to make the mixed use concept feasible? Many of the remaining parcels in Oro Valley are smaller and some are in-fill spaces. If a mixed use designation is applied in those places, could it mean that a gas station, liquor store, or a medical marijuana store could be built and “integrated” next door to your family residential home?
The most important question still to be answered: How will the “integrated” Mixed Use land use designation provide measurable direct benefits for the majority of individual citizens of Oro Valley?"
John Musolf
Oro Valley Resident
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8 comments:
You would think that King Kong was coming to Oro Valley and lay waste to the area.
I truly don’t understand the phobia that seems to be gripping some in our community over Mixed Use. It is a zoning designation folks. It is not a disease that is going to attack and leave residents helpless, moneyless or homeless. It’s a zoning designation just like R1-144, Neighborhood Commercial, C-1 or 2, R1-36. It’s a tool in an urban planning tool box. And like any other code in the book it will be molded, shaped and massaged as time goes on to make sure that it works for the betterment of the community.
The fear is the MISUSE of a Mixed-Use code that will be molded, shaped and massaged as time passes.
You know Cares, your comment is a glowing example of the negativity that is rampant among some LOVE posters. Your starting, middle and ending point is opposition.
I can not agree with OVOT more. Mixed use, when correctly designed, is wonderful.
Further, given the dreck which is now OV commercial real estate, Mixed use could not be worse than what we have now.
OVOT
Per usual you equate concern with negativity or opposition.
Your typical response is trying to belittle any statement anyone makes about any subject. I don’t recall implying that mixed use would result in your silly statement: “It is not a disease that is going to attack and leave residents helpless, moneyless or homeless”.
If anyone has a phobia about mixed use I would suggest you look in a mirror, Don.
In my discussion of mixed use you might have missed the fact that I observed that mixed use does work in certain situations. I even gave a concrete example of where it had worked in Glendale, Wisconsin called “Bayshore Town Center” that mixed commercial with apartment homes in a vertical development that was highly successful.
I also made the following statement: “To some extent, the views expressed by resident Bill in his two guest views and what I have learned do "square." The concept of mixed use does provide great flexibility when it comes to what can be built on a property. It does provide for customization to suit to the unusual topographies in Oro Valley”.
Bill Adler is an example of a concerned citizen working for the betterment of Oro Valley. This kind of person I will listen to!
John Musolf
OVOT
Per usual you equate concern with negativity or opposition.
Your typical response is trying to belittle any statement anyone makes about any subject. I don’t recall implying that mixed use would result in your silly statement: “It is not a disease that is going to attack and leave residents helpless, moneyless or homeless”.
If anyone has a phobia about mixed use I would suggest you look in a mirror, Don.
In my discussion of mixed use you might have missed the fact that I observed that mixed use does work in certain situations. I even gave a concrete example of where it had worked in Glendale, Wisconsin called “Bayshore Town Center” that mixed commercial with apartment homes in a vertical development that was highly successful.
I also made the following statement: “To some extent, the views expressed by resident Bill in his two guest views and what I have learned do "square." The concept of mixed use does provide great flexibility when it comes to what can be built on a property. It does provide for customization to suit to the unusual topographies in Oro Valley”.
Bill Adler is an example of a concerned citizen working for the betterment of Oro Valley. This kind of person I will listen to!
John Musolf
John....Did I mention you? No. My statement is not only limited to this series of postings but the several dozen that have been posted over the past several years.
When I make a statement or post an opinion you call it an attempt to "belittle". When you make a statement or comment we are all supposed to bow. That's not the way it works. Maybe we should bow twice since you posted it twice.
OVOT...
I was merely stating my fear of what could happen.
I have been looking for a perfect mixed-use area for many years. It would be delightful to live where I could walk to cafes, museums, theaters, stores and high-end shops. Unfortunately, Oro Valley will not be able to offer this.
That is why I fear what will happen.
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