Every parcel of land in Oro Valley has a permitted use, defined by the town’s zoning code. A permitted use is a legal right that defines how the land can be developed or used under the town’s zoning code. Any change to a permitted requires Town Council approval. The approval results in a zoning change, and sometimes an amendment to the general plan (GPA).
Tonight, the Town Council will discuss an application to change a permitted use: A GPA and zoning change for property at the intersection of Moore Road and La Cañada Drive.
Northridge Subdivision proposal
The parcel under evaluation is called Northridge Estates, a proposed 31-lot single-family development on 35.4 acres of vacant land at the southwest corner of Moore Road and La Cañada Drive. The property, owned by the estate of Dewayne and Daniella Hopson, is currently permitted by the general plan for low density residential use. The developer is Insight Homes, LLC. The developer and the land owner are being represented by Paul Oland of Paradigm Land Design. Oland, a non Oro Valley resident, is involved in almost all of the GPA and/or rezoning requests that are made of the town. If approved, the GPA and rezoning change will allow for more homes, immediately increasing the vacant land's market value by permitting higher-density development.
Proposed changes to zoning
The amendment seeks to change part of the site’s designation from Low Density Residential 2 (LDR2) to Medium Density Residential (MDR) and rezone the land from low density to medium density use. According the the GPA amendment request, this would create lot sizes consistent with nearby subdivisions. The plan includes 47% open space preservation, pedestrian connectivity with a public trail easement, and a private recreation area.
Conditions for project approval
Conditions, approved by the Planning and Zoning Commission when it voted in favor the the changes, are proposed to ensure the development aligns with community standards. Landscaping along Moore Road, including boulders and shallow-rooted vegetation, will prevent parking along the sidewalks. Future homeowner-installed walls must match the design and materials of neighboring properties, as specified in the community’s Covenants, Conditions, and Restrictions (CC&Rs).
Northridge Subdivision proposal
The parcel under evaluation is called Northridge Estates, a proposed 31-lot single-family development on 35.4 acres of vacant land at the southwest corner of Moore Road and La Cañada Drive. The property, owned by the estate of Dewayne and Daniella Hopson, is currently permitted by the general plan for low density residential use. The developer is Insight Homes, LLC. The developer and the land owner are being represented by Paul Oland of Paradigm Land Design. Oland, a non Oro Valley resident, is involved in almost all of the GPA and/or rezoning requests that are made of the town. If approved, the GPA and rezoning change will allow for more homes, immediately increasing the vacant land's market value by permitting higher-density development.
The amendment seeks to change part of the site’s designation from Low Density Residential 2 (LDR2) to Medium Density Residential (MDR) and rezone the land from low density to medium density use. According the the GPA amendment request, this would create lot sizes consistent with nearby subdivisions. The plan includes 47% open space preservation, pedestrian connectivity with a public trail easement, and a private recreation area.
Conditions for project approval
Conditions, approved by the Planning and Zoning Commission when it voted in favor the the changes, are proposed to ensure the development aligns with community standards. Landscaping along Moore Road, including boulders and shallow-rooted vegetation, will prevent parking along the sidewalks. Future homeowner-installed walls must match the design and materials of neighboring properties, as specified in the community’s Covenants, Conditions, and Restrictions (CC&Rs).
Applicant: Development will fit well within the area and within existing town requirements
According to the General Plan Amendment application, Insight Homes has a proven track record in Oro Valley, including the development of the La Cañada Ridge neighborhood, located directly south of the proposed Northridge Estates site. La Cañada Ridge features "...luxury custom homes on generously sized lots" and has set a standard for high-quality, low-density residential development in the area. Insight Homes has been active in Marana in the Tortolita Vistas Phase II development; building and selling homes in the low seven figures.
Applicant: Development aligns with 2016 General Plan
The applicant believes that Northridge Estates project aligns Oro Valley’s “Your Voice, Our Future” General Plan by emphasizing compatibility with surrounding neighborhoods, environmental preservation, and enhanced pedestrian connectivity. Public outreach has addressed concerns such as traffic impacts and parking issues along Moore Road, and the builder has committed to incorporating measures like wildlife-friendly infrastructure, mitigation of unauthorized parking, and adherence to Environmentally Sensitive Lands Ordinance (ESLO) requirements.
This is a public hearing
Residents will have the opportunity to present their thoughts on the GPA/Zoning request tonight. "Your feedback is critical in helping to shape the proposal that will ultimately be considered by the Town Council. The Town encourages participation from surrounding neighbors and interested parties." (Source)
Check back here. We will update you on tonight’s discussion.
Check back here. We will update you on tonight’s discussion.
- - -
