Last week, the Oro Valley Town Council, 7-0, approved the conceptual site plan for a 345 single family home development to be constructed in Rancho Vistoso. The property, often called the "donut hole", is located at Moore Road, Rancho Vistoso Blvd and LaCanada, as we reported in March.The developer, Maracay Homes of Scottsdale, will build the project in 6 distinct gated neighborhoods. The development will surround 8 of the back 9 holes of the Vistoso Golf Course. The lots will range from 4,000 to 11,000 square feet. The total property is 123 acres.
The property was once known by native americans as "Sleeping Snake Village." It has been cleared for development by the State as all artifacts have been removed.
It is likely that the development will have its own sub homeowners association under the Ranch Vistoso master homeowners associations. The associations are responsible for maintaining private roads, local parks and local recreation areas.
"Rancho Vistoso we see as being a signature opportunity for us," noted Tom Lemon of Maracay Homes, at the hearing. He continued, "Its an opportunity to expand our footprint in Oro Valley....We really tried to understand the [existing] residents' issues."
Paul Oland of WLB Management touched on the the larger issues that residents expressed during neighborhood meeting and how these issues were mitigated in the conceptual design:
- Increased the home set back from the golf course to recognize how the golf course actually "plays"
- Reconfigured the traffic connections at Pebble Creek and LaCanada to accommodate increased traffic. Town staff anticipates minimal traffic impact from on La Canada for the property.
- Reduced some homes to one story, as Tom Lemon mentioned, along the western edge of the golf course to continue the views of existing homes. The existing homes are located across the golf course.
"The existing entitlements on this property is for 1,100 units," Oland noted. Some areas are presently designated as high density, which allows 3-story, multi-density. The Maracay plan does not propose that. "We're going from 9 homes per acre that's allowed, down to less than 3."
Mayor Hiremath asked why Maracay was going to build a third of the homes that they could put on there. Oland responded: "Its a function of market demand. Oro Valley is where people want to live. People want to come and they want to move up here. As Tom mentioned this [development will have homes that are] all the way...up to executive level housing that is being proposed and those market segments demand a certain size lot....There is a lot of offering here."
The developer noted that they are expecting a premium price for the lot given its location, views and proximity to the golf course and that they are confident that the course will be in operation of a long time.
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This project looks like a win for everyone. "I can't envision any better development" for that property, noted one neighbor.
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5 comments:
In one section it says, "the lots will range from 4,000 to 11,000 square feet."
Further along in the article, Paul Oland of WLB Management says, "We're going from 9 homes per acre that's allowed, down to less than 3."
An 11,000 square foot lot (the LARGEST lot size they're using) is 1/4 acre or 4 homes per acre. How does that equate to less than 3 homes per acre?
Is the 4,000 square foot lot size a typo? It would equate to 1/10 of an acre (or 10 homes per acre).
Oh my!
345(homes to be built)/123 acres =
2.604873 per acre.
2.604873 is less than 3.0
Finally, a builder who sees the need for fewer homes per acre. He even stated, "It's a function of market demand."
Cares.....Your comment is music to my ears. "Market Demand" does drive the market place and it should be an important factor in our planning process.
In Oro Valley, "market demand" changes over a very short period of time. Each time another builder comes before Council, the "market demand" changes. Sadly, their demand for MORE homes on LESS property seems to be the norm.
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