Valley Vista Residents Deserve Answers

Residents express frustration over street conditions
Residents of the Valley Vista subdivision in Oro Valley are increasingly frustrated by the deteriorating condition of their streets. Visible settlement, sinkholes, and shifting pavers have become common sights, raising serious concerns about the safety and durability of the infrastructure. This after being "inconvenienced" by the repair of sinking sewer pipes and water damage at the sewerage lift station.

These issues have left many questioning whether anyone is taking their concerns seriously.

The genesis of the problem lies in floodplain construction
The roots of Valley Vista’s problems can be traced back to its construction within the Big Wash floodplain, a decision highlighted in a February 2024 LOVE article titled “Homes Built in Big Wash Floodplain”. The subdivision was built on backfilled soils prone to subsidence, especially when exposed to water infiltration. These geological challenges were not adequately addressed during construction, leading to the infrastructure failures now plaguing the community.

Worried residents hope to get answers this week

Discrepancies in town communication fuel resident distrust
Confusion and suspicion among residents have been exacerbated by conflicting information from town officials. A significant point of contention is the depth of street excavation required to properly address the street issues. While a geotechnical report from Ninyo & Moore recommended 48 inches of excavation, Town Engineer Paul Keesler communicated a much shallower 17-inch depth to residents. This discrepancy has led to growing distrust, with residents questioning the accuracy and transparency of the information provided by the town.

Lack of updates from town officials creates communication gaps
Adding to the frustration is the lack of consistent communication from town officials. According to an email chain dated September 2, 2024, the Town Council has not been updated on the situation at Valley Vista since February, leaving residents in the dark about the ongoing efforts to address the problems. Key stakeholders, such as the geotechnical engineers from Ninyo & Moore, have also been excluded from recent communications, further fueling concerns about whether the full scope of the issues is being transparently addressed.

What happens here matters to the town (and to you)

What happens with these streets is crucial. Once the town formally accepts them, they become town property, making the town responsible for their maintenance. It's imperative that all faults and issues with all the streets in Valley Vista be thoroughly identified and resolved before any handover occurs. Right now, it’s Pulte Homes' responsibility to address and fix these problems. If left unidentified or unresolved, these issues will be the town's burden, and by extension, your burden a a taxpayer. The town must ensure these all of these streets are in top condition before assuming responsibility.

An "open house" scheduled for September 12th aims to address concerns
In response to mounting concerns, the Town of Oro Valley has scheduled an open house this Thursday from 6:00 to 7:30 PM at the Oro Valley Council Chambers. This meeting will be an opportunity for residents to learn more about the upcoming street replacement project and to voice their concerns directly to town officials and representatives from Pulte Group. The open house will feature several stations covering topics such as the breadth of the work, the cross-section of the streets being repaired, the project schedule, and the involvement of Pima County Wastewater.

But one council member doesn't think the "open house" goes far enough

One council member, Tim Bohen, opposes the open house format chosen for the September 12 meeting. Bohen has been following Valley Vista situation closely. In fact, he is the only Council Member doing so. He tells us that the standard practice in Oro Valley has been to hold recorded, sit-down meetings where all attendees can ask questions, receive answers, and make public comments in a transparent manner. This traditional format allows for a clear record and ensures that everyone hears the same information. In contrast, the come-and-go Open House format cannot be effectively recorded, making it difficult to hold officials accountable. 

Bohen is also concerned about Town Engineer Paul Keesler's previous statements, which he believes have been proven untrue and were part of an effort to create separate narratives for the Council and the residents. He views the Open House as another tactic to avoid full transparency and accountability, further complicating the already tense situation at Valley Vista.

LOVE's Opinion: Valley Vista residents need to organize into a cohesive group and act in a united manner to address this and possible future issues

Valley Vista residents have yet to organize as a cohesive group, instead waiting individually for updates from Town staff. Perhaps they believe that the Town is acting in their best interest, but history shows otherwise. Town staff played a role in encouraging the Council to approve the general plan amendment and zoning change in 2017 and subsequently approved the necessary permits throughout the development process. This indicates a level of complicity. At some point, a significant mistake was made—perhaps the Town did not thoroughly investigate the quality of the soil being brought into the area. In addition, a review of the project's history reveals that soild concerns were never discussed before the Planning and Zoning Commission or the Council in 2017. 

There is plenty of blame to go around!

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Homes Built In Big Wash Floodplain Facing Huge Challenge

Maybe building homes in a flood plain is not a good idea after all
A few years ago, the Hirmath led council, which included current Council Member Steve Solomon, approved a land swap that resulted in homes being build in the Big Wash Flood Plain. Today a development, Valley Vista, faces significant challenges because it was built on loose flood plain soil, soil that is subject to collapsing when water gets to it. 

It has taken two years and the effort of the current council to unveil the problem...
...a problem that came to everyone's attention when two properties in the development began subsiding. The council directed staff to "get answers" as to why this happened.  Staff reported their findings at last week's meeting.  It was only after questioning by Council Member Tim Bohen that the significant long term problems in the area came to light.

Staff Report: Two properties sank because of a drinking water line leaking into soil that is subject to collapse when it gets wet
The subsidence of two homes, each on the side of Pima County’s “lift station,” in the Valley Vista Subdivision was caused when the soil beneath the homes compacted because of an 80,000 gallon drinking water leak that occurred in late December of 2021. The leak was a water intake pipe joint at the station. Pima County never reported the leak to the town. Indeed, it took Oro Valley town staff months, working with an outside consultant, Ninyo & Moore, to determine the that leak had occurred. The town believes that the joint was leaking for two years prior to the major break in 2021.

The amount of the leak was far greater than the station’s normal water use. The lift station has the town’s water smart system installed but never set “alerts” so they they would know that an unusual amount of water was being used.

Pulte Homes, the subdivision developer, remediated the sinking of the two homes by installing ram jack piers along he perimeter of the houses. The piles extend to around 70 feel deep to bedrock.

Town Staff did not discuss many other issues raised by the Ninyo & Moore report. It was only after questioning by Council Member Tim Bohen and some residents of the development that other "sinking" issues, more long term and more concerning emerged.

The homes in Valley Vista sit on "alluvial" soil... the development sits in the Big Wash floodplain 

Why 70 feet to bedrock? Because the soil between the top soil and the bedrock are “alluvial sediments”. These are materials such as clay, silt, sand, gravel, and organic matter that have been deposited by running water in various environments like stream beds, floodplains,…or beaches.  A 2018 geological report, one submitted to the town as part of the development process, notes that these soil condition exist throughout the development. (Source: Consultant report page 4)

Alluvial soil collapses when wet 

That same report states that the “… subsurface soils were loose to medium dense and susceptible to hydro-collapse.” (Source: Consultant report page 4). In other words, these soils are prone to suddenly settling or compacting when they become wet. The report continues: “The results of the consolidation tests indicate moderate to very severe collapse potential upon saturation…that these settlement prone soils extend to substantial depths.” (Source: Consultant report page 11). In fact, the 2018 study concluded that “…that the subsurface soils were loose to medium dense and susceptible to hydro -collapse.” (Source: Consultant report page 4)

Streets also subject to future subsidence 

The report notes that future subsidence of the roadways should be expected. Fortunately, the town has not accepted the streets yet. These are still Pulte Homes responsibility. The report recommends that an extensive rebuild be done ((Source: Consultant report page 12).  Pulte recently recently sealed some of the streets in the development. Our guess: Sealing cracks. Resealing will not solve the problem of future subsidence

Never again?
The reason they are homes built in the wash is because former Mayor Hiremath and his council, including current council member Steve Solomon, approved a land swap that enabled that development. Hopefully, there will be no more building in Big Wash approved by this or any future council.

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Note to homewowners in the Valley Vista Subdivision 

All homeowners in the area need to be vigilant to make sure they have water smart installed; that unlike Pima County they set excessive water use alerts; and that they investigate immediately if there is an alert. Any leak from the street line to their homes is their problem. It’s not the town’s. Our experience is that the Town will offer you no help when you have a leak.

The type of leak from the street to a home is that development will prove be difficult to identify visually. This is because, the water from the leak goes straight down and does not rise to the surface until the ground is saturated. Fortunately, residents should be able to identify a leak before it does too much damage because the line to the residential home is 5/8 inch diameter. The line to the lift station is 2 inch diameter.

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Sinking Houses Delay GPA Request

Located near Big Wash

The Oro Valley Town Council voted unanimously to continue a type-2 general plan amendment (GPA) request to build 51 medium density single-family homes off the Moore Loop Road. The property is located on the edge of Big Wash.

Concerns of sinking homes

Several council members expressed concern about the soil’s suitability for housing in this area, given the subsidence of two homes, the (sewage system) lift station and a street in the nearby Valley Vista development. 

Caused by moisture reactive soil

The subsidence is attributed to a layer of soil that is reactive to moisture. One home has been jacked up 18 inches. The town has not yet determined the source of the moisture, whether it’s groundwater, gray water, or another factor – it remains uncertain.  You can watch Town Engineer and Director of Public Works Paul Keelser explain the current situation at Valley Vista.

Keesler: Special conditions needed

As a result of this situation, Keesler recommended special conditions of approval for the proposed 51 home project. This included a provision that "Additional soils testing during construction may be required in locations and to specifications as determined by the Town Engineer;" and "All homes will need gutter systems directing roof drainage to the adjacent street."

Council wants more soil testing

Despite these provisions, the council wants to proceed with utmost caution. Council Member Jones-Ivey expressed concern about whether the applicant and the town had conducted sufficiently thorough ground testing to ensure the prevention of subsidence, especially given that certain soil in the area is known to absorb moisture. Also the soil in Big Wash, which is adjacent to the project, does absorb water. Others voiced similar concerns. Thus, the council voted to continue the hearing to a future, unspecified date.

Uncertain as to when the proposed amendment will be back

The applicant, seeking clarification, asked for specific metrics beyond “more ground testing needs to be done.” Council provided no guidance. 

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Bits and Pieces

Meet the "cops" tonight... Bring the kids!

"The Oro Valley Police Department, in partnership with Walmart, will be hosting the annual National Night Out at Walmart Shopping Center located at 2150 E. Tangerine Rd, Oro Valley, Arizona. Costumes are encouraged! Join us for a fun night with lots of activities for children including Motor Demos, prizes for kids, displays from local fire and law enforcement agencies and of course.... CANDY!" The event is from 6:00 to 8:00 pm.

New Online Water portal starting this January

"The Town of Oro Valley Water Utility is excited to announce the implementation of a new and improved online customer portal that will make account payments and management easier than ever before! The self-service portal will allow customers to set up convenient payment methods, update contact information and access historical billing statements. The new system also means your bill will have a new look. The Water Utility is planning to launch the new customer portal in January, so keep an eye on your upcoming Water Utility bills and on the Town’s website for complete details, including helpful information on how to set up your new account." (Source: Oro Valley Vista Newsletter, November 2021)

Town has fourteen job openings

The Town has fourteen open position. These include a lifeguard position, fitness instructors, parks and recreation event volunteers and an entry level police officer position. Click here or visit www.orovalleyaz.gov and click on the blue “Apply for Jobs” button." (Source: Oro Valley Vista Newsletter, November 2021) 

Big Wash trail head under construction

Big Wash Trailhead users will start seeing construction equipment and activity as crews begin to clear vegetation adjacent to the trailhead for future bank protection. But rest assured, the trail and parking lot will remain open, with no detours or closures.

The Big Wash Trailhead is located along East Rancho Vistoso Boulevard at North Del Webb Boulevard, and the clearing, immediately to the south and west of the trailhead, is associated with the new Tranquilo at Rancho Vistoso subdivision. The subdivision, which is in the early stages of grading, will eventually have 227 homes.

 
Throughout the project, the trailhead parking lot will remain open, and trail users should continue to access the trailhead using the current entrance on East Rancho Vistoso Boulevard.

 
The Tranquilo development will include future improvements to the trailhead. New bank protection will safeguard the trailhead from future flooding and erosion. Eventually, once bank protection is finished, the Big Wash Trail will be extended south to Tangerine Road.

 
There is no set date as to when construction will be finished. On-site signage will indicate any changes that may impact trail users. The Town of Oro Valley’s intent is to keep the trailhead and trail open for the duration of this project by coordinating with Pima County and the developer. In the meantime, users should be mindful of traffic control, signage and construction equipment. Be safe and have fun, Oro Valley! (Source: Town of Oro Valley, Parks and Recreation Weekly Guide)

Pusch Ridge Golf Course Pre-Opening Event Saturday

The Friends of Pusch Ridge Golf, the Town of Oro Valley, and Indigo Golf are hosting a pre opening event at the Pusch Ridge Course this Saturday. The event is sold out. A majority of the Oro Valley Town Council may attend a Grand Pre-Opening.

$245,000 in two added funding "sources" enrich the town's Town's Community Center Fund 

This is from one of our readers: 

"Any wonder why the CCF balance is improving? It's because the CCF now takes in $125,000 from HOA's and now also forgoes the $120,000 annual pay back for a net gain of $245,000 per year. The Town has now muddied the waters regarding the Community Center Fund (CCF). It was noticed that the CCF did not transfer its yearly obligation of $120,000 to the General Fund (GF). This was a promise made by the Hiremath council in 2015 when they transferred $1.2 million from the General Fund into the Community Center Fund to "kick start" the CCF. The obligation was to pay back the GF $120,000/year for 10 years. 

I asked why the $120,000 payment was not made this year. 

According to the Town Manager, Mary Jacobs, "The Town Council’s action to broaden the use of the Community Center Fund to include the capital financing of Parks and Recreation projects results in the use of Community Center Fund dollars toward projects that have otherwise been planned for expenditure out of the General Fund. The $120,000 was used toward the calculation of the maximum amount the Town could safely bond from the fund."

Bits and Pieces

Will council reconsider parks and recreation bond?

Monday, we wrote that Town staff failed to include in the bond documents the specific uses the funds from the recently approved $25 million parks and recreation bond issue are to be used. Tuesday, we wrote five reasons why it’s entirely possible that the funds will be spent on items different from those approved by council in July. 

There is no motion to reconsider the parks and recreation bond vote.  It may be that this town council wants the use of these funds to be subject to change.  This will leave a rather large sum of funds available for the next council to spend.

Big Wash Trail Head to remain open during construction

"Big Wash Trailhead users will start seeing construction equipment and activity as crews begin to clear vegetation adjacent to the trailhead for future bank protection. But rest assured, the trail and parking lot will remain open, with no detours or closures...The Tranquilo development will include future improvements to the trailhead. New bank protection will protect the trailhead from future flooding and erosion. Eventually, once bank protection is finished, the Big Wash Trail will be extended south to Tangerine Road. ." (Source: Town of Oro Valley Press Release) 

Tranquilo is the project where homes are being built down towards the wash.  Learn more here.

Steam Pump Ranch Concert Tonight

Friday night concerts are back at steam pump ranch. The time is 7-9:30 pm. "This is a FREE event, no registration required DETAILS: Friday Night Concerts are back on the lawn at Steam Pump Ranch! The music on October 1 will be performed by Good Trouble (classic rock/Motown). A food truck and a smoothie vendor will have treats available for purchase. Beer and wine will be available thanks to the Oro Valley Lions Club and Hensley Beverage Company. We recommend coming early and bringing your own chairs and blankets." (Town of Oro Valley Parks and Recreation email)

Bits and Pieces

Town Considers Allowing More Noise From Businesses To  Residential Areas
Those living near commercial property beware. On July 7, the Planning and Zoning Commission approved a measure that would reduce the "quiet enjoyment" of your home if you are located near a commercial property. This was pointed out o us in the recent appearance of Tim Bohen on Jim Horn's Oro Valley Podcast.

Currently, commercial endeavors are not allowed to have noise from their business be more than 40db as measured at the property line of a residence. For example, if you live near a restaurant that has an outside speakers or events, the noise level can not be more than 40db to your property line. Town staff and Planning and Zoning Commission want to change this to 55db. on average and 75db at the max. 75db is equivalent to the sound of a vacuum cleaner. (source). You read about the proposed change here.
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Could flooding happen to the homes in Big Wash?
 "TUCSON (AP) — Pima County authorities say many homes and businesses could face flood damage in the wake of the latest large wildfire in the Tucson area. The lightning-caused Bighorn Fire started on June 5 and charred more than 187 square miles in and near the Santa Catalina Mountains before it was fully contained last Thursday.

The Arizona Daily reports that close to 1,000 homes and businesses lying along a number of washes could be flooded during a 100-year storm. That’s more than double the 431 landowners in those areas who got letters from the county in late June telling them their homes could be flooded during a big storm." (source) You can watch of video of flood debri pouring down the CDO wash on July 15 at this link.

Paving on La Cholla next week, as project nears completion

As LOVE previously reported, the construction of LaCholla is near. Final paving starts next week. 

"La Cholla Blvd from Overton Road to Lambert Lane will get the final layer of asphalt starting August 5 through August 14. The down side… paving is like watching paint dry. It takes 4 hours from when the pavement is laid to it being hardened and capable of being driven on. Just a suggestion, try to keep out of the area for those days or be patient because it may be some time before you can make a turn on to certain roadways. After that some stripping work a few extra tweaks and the will move to the next section to the north to complete! So if you do drive the area mark it in your calendar and don’t be surprised!" (Source: Town of Oro Valley)

The Solomon Chronicles. Part 2. Voting Record 2016-2018

With the Town Council election on the horizon, LOVE will be presenting a series of articles entitled, “The Solomon Chronicles,” highlighting the abysmal record of Councilmember Steve Solomon who is running for re-election. This weekly series will highlight his 4-year record of incivility and his interdependent relationship with local developers. This series was written by a LOVE contributor and contains a synopsis of previous LOVE articles plus new information.
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Today’s article presents excerpts from Councilmember Solomon’s voting record from November 2016 to April 2018 and focuses on his repeated catering to developers.

Solomon thumbed his nose at the citizens on his first night in office
November 16, 2016. Solomon was sworn into office. That very same night, he voted to approve a Major General Plan Amendment to amend the Land Use Map at Rancho Vistoso Blvd. and Vistoso Highlands Drive (17 acres) FROM Neighborhood Commercial/Office TO Medium Density Residential.

Why was this important? Solomon’s vote was noteworthy because it came just 8 days after the new 2016 General Plan had been approved by Oro Valley voters! Think about that. A plan that was 3 years in the making (September 2013 – September 2016), a plan written and approved by the people of Oro Valley to reflect OUR community values, was altered by Steve Solomon (and the rest of the former Hiremath council) during their very first meeting. On his very first night in office, Solomon’s first order of business was to thumb his nose at the citizens. This would be a harbinger of what was to come.

Apparently, all those Oro Valley voices coming together to present a clear vision of what we wanted for our town was of no value or importance to Steve Solomon.

Approved the grading of rolling hills
November 16, 2016. Yes, we’re still on the same night and he wasn’t done yet. Remember the beautiful rolling hills that were once present on the east side of First Avenue? Town Code does not allow grading of hills by more than 6 feet. Solomon voted to allow a portion of those hills to be graded down 12-15 feet to accommodate the residential development known as Sanctuary at Silverhawke.

Approved a storage facility at the historic Steam Pump Ranch
March 15, 2017. Solomon voted to allow a 107,544 square foot, 3-story storage facility containing approx. 750 storage units at the historic Steam Pump Village despite residents speaking against it during the Public Hearing. Residents pointed out that it was not consistent with the vision, guiding principles, goals and policies of the General Plan. One of those residents pointed out that even the Town Staff found that it met ONLY ONE of the 10 goals in the General Plan.

Additionally, this area was slated to be part of the Main Streets district which was to include areas for shopping and dining along the CDO wash…another reason that a 3-story storage facility was not appropriate for this area.

Tangerine North Annexation, Shannon 80, and Big Wash General Plan Amendments
December 6, 2017. Despite a huge resident turnout at this council meeting and strong vocal opposition from residents, Solomon voted to approve ALL of the following:

• Tangerine North Annexation. Solomon voted to approve a General Plan Amendment to extend the Oro Valley planning area boundary to include 302 acres currently zoned for 3.3 acre residential on the north side of Tangerine (between Coyote Crossing and Thornydale) and to give it a new designation of Master Planned Community. In other words, say goodbye to 3.3 acre minimum lot sizes.

• Shannon 80. Solomon voted to approve a General Plan Amendment to change the land use on 76 acres on the east side of Shannon Road FROM Rural low density residential TO Low density residential-1. He then voted to approve the rezoning from R1-144 to R1-36. However, due to ESLO criteria, the minimum lot size actually allowed is just 8,750 square feet! This is totally incompatible with existing homes in that area which are custom homes on lot sizes of 144,000 sf and larger (3.3 acres and up).

• Big Wash. Solomon voted to approve a General Plan Amendment to change land use and zoning designations for 108 acres of undeveloped land in a FLOODPLAIN located along Honeybee Wash and Big Wash to allow 408 homes on lot sizes of 7,200 sf lots and 5,400 sf lots on mass-graded sites.

Saguaros Viejos
April 4, 2018. Despite this parcel (west side of La Cholla between Glover and Naranja) already having been rezoned from R1-144 (144,000 sf) down to R1-20 (20,000 sf) just two years earlier, Solomon voted to approve yet another rezoning down to even smaller lots of R1-7 (7,000 sf).

This pristine desert parcel (85 acres), originally zoned for 3.3 acre rural residential lots with no mass grading, will now be built as 7,000 sf lots with mass grading and cookie-cutter 2-story homes. This is not compatible with the surrounding homes, including custom homes on 3.3 acre lots and semi-custom homes with an average lot size of 18,500 sf. Numerous residents spoke in opposition to this rezoning.

Solomon’s legacy – 588 acres of pristine desert irreparably transformed
This is just a small sample from Solomon’s first 18 months in office! It reveals that his loyalty is not to the people, but rather to wealthy land speculators and developers. For anyone who still doesn’t know this, Steve Solomon is also a developer. He is the owner of Canada Vistas, a real estate development/homebuilding business.

NOTE: Councilmember Bill Rodman who is also running for re-election also voted to approve all of the above general plan amendments and rezonings. Do you want to re-elect these two incumbents and give them another 4-year long license to continue rezoning what little land is left of our once beautiful Oro Valley desert landscape?

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The Solomon Chronicles: Part 3. “Who funded Solomon’s 2016 Town Council campaign?” will be published next Wednesday.

Guest View: Diane Peters ~ The “Art” of Time Management

As you begin reading this article, you might ask yourself…what does this have to do with Oro Valley? Bear with me for a moment and it will become clear.

Have you ever been on the Internet, perhaps Facebook, and you've clicked on a video that is of interest to you? Maybe it was a heartwarming video of a soldier being reunited with his dog that he hasn’t seen in a year. Maybe it was a stunningly beautiful nature video. That’s what you chose to watch…and then BAM!!!...your video is interrupted with a commercial for dental implants or car insurance. You’re annoyed, yes? The commercial might last only 30 seconds, but 30 seconds seems like an eternity when you’re not interested in the topic and you’re waiting to see something else.

And this brings me to the “Youth Art Program by the Arts and Culture Ambassadors” that I and many others have been forced to sit through during council meetings when we are there to listen to and perhaps speak on an agenda item that is of importance to us.

The only “art” I want to see at a Town Council meeting is the “Art of Time Management.”

It’s not that I don’t appreciate art. I love art. One of my favorite past-times is visiting art museums and art galleries. But when I’m in an art gallery, I don’t want to discuss town business or politics. And when I’m at a Town Council meeting, I don’t want to sit through a Youth Art presentation. I decided to speak on this issue because the Youth Arts Presentation was just on the council agenda four months in a row (Oct-Nov-Dec-Jan).

Town business should be the #1 priority
We have approximately 17 town council meetings per year. These meetings should be for critical town business, not for art shows. It’s a disservice to the residents who are waiting to speak on an issue of importance to them (usually a development proposal) to have to first sit though these presentations which usually last anywhere from 8 to 13 minutes. I remember one marathon presentation that went on for over 30 minutes, at which point I got up and walked out, missing the agenda item that prompted me to attend the meeting in the first place.

Another meeting where the inclusion of the Youth Art Program was particularly annoying was the December 6, 2017 meeting. The room was packed that night due to the agenda containing FOUR PUBLIC HEARINGS on contentious development proposals. These included:

• General Plan amendment regarding the 302 acre Tangerine North Annexation
• General Plan amendment and rezoning for a 131 acre residential development in Big Wash
• General Plan amendment for a 76 acre residential development on Shannon Road
• General Plan amendment to change a 15 acre property from office park to residential

The town had to know that this meeting would be a standing room only crowd, packed with residents who were opposed to these development proposals, and that this meeting would last for hours. The room was packed and the meeting lasted 4 hours and 34 minutes, not ending until 10:30 PM. This was not the appropriate time to include a Youth Art presentation on the agenda.

On that particular evening, (former) Mayor Hiremath asked those who were there for the above agenda items to give up their seats to the parents and kids because the room was over capacity. [You can watch the full video clip above.  A partial transcript of his speech is below.]

HIREMATH: “Because it’s such a packed house…would people who are not here for the Youth Art presentation please relinquish your seat and just kind of wait outside so the parents and kids can get a seat?...We have an ask from the Fire Marshall because we’re over capacity.”

A time and a place for everything
My point is that people come to town meetings to listen to and speak on important issues. Therefore, Youth Art would be better celebrated in a place where parents and friends could appreciate it. I’d like to suggest that Youth Art be displayed at the library where people can enjoy it on their own time.

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Diane Peters has lived in Oro Valley since 2003, moving here to escape the humidity of the East Coast. She’s been involved in OV politics and development issues since 2006. In 2014, she organized a citizens group, Citizen Advocates of the Oro Valley General Plan, who over a 9-month period, successfully negotiated a controversial 200-acre development project. In her past life, she worked in medical research at various University Hospitals in New England. Her interests include reading, writing, nature photography, travel, art galleries, museums, and politics.

Mark Your Calendars ~ Upcoming Town Meetings

During the next two weeks, there are four town meetings scheduled regarding development issues in Oro Valley (General Plan Amendments and Rezonings) and the Community Center Golf Courses. We know that this is a busy time of year for many people but we hope that each of our readers will make an effort to attend at least one of these important meetings.

Keep in mind that the 2016 General Plan (a 10-year plan) was approved just one year ago by Oro Valley voters, yet developers are already looking for changes.

THIS WEEK’S MEETINGS

Wednesday, December 6th at 6 PM

Council Meeting – Town Council Chambers

Big Wash GPA and Rezoning; Shannon Road GPA and Rezoning

(1) Big Wash General Plan Amendment and Rezoning
Approximately 108 acres between Moore Road on the west and Rancho Vistoso Blvd. on the east

The applicant’s proposal includes the following three zoning designations:

Medium Density Residential (7,200 square foot lots)
Medium-High Density Residential (5,400 square foot lots)*
Open Space

*This designation “is intended to provide individual single-family ownership through patio homes and townhouses.”

If approved, this proposal will allow two massive developments with over 400 homes and mass grading in the FLOODPLAIN of Honeybee Wash and Big Wash.

View the Big Wash Project Fact Sheet HERE

(2) Shannon Road General Plan Amendment and Rezoning
76-acre property, east side of Shannon, south of IRHS

Applicant desires to change the zoning FROM R1-144 large-lot residential (3.3 acre lots) TO R1-36 small lot cluster residential with minimum lot sizes of 7,500 square feet with just 5 foot side setbacks (10 feet of space between each home.)

View the Shannon Road Project Fact Sheet HERE

A LARGE RESIDENT TURN-OUT IS IMPERATIVE AT THIS MEETING.   If you would like to speak during the meeting, please complete a Blue Speaker Card located on the back counter in council chambers.

Thursday, December 7th at 6 PM

Neighborhood Meeting – Casas Church, 10,801 N LaCholla Blvd.

Saguaro Viejos Rezoning

175 lot subdivision on 85 acres on the NW Corner of Naranja Drive and LaCholla Blvd.

Rezoning FROM R1-20 (20,000 sf lots) single-family residential TO R1-7 (7,000 sf lots) single-family residential

NOTE: The town already granted a rezoning on this property in approximately 2009 from 3.3 acre rural residential (144,000 square foot lots) to 20,000 square foot lots. The applicant is now requesting to rezone the lot sizes even further, down to a minimum lot size of 6,000 sf.

View the Saguaro Viejos Project Fact Sheet HERE


NEXT WEEK’S MEETINGS

Tuesday, December 12th at 6 PM

Community Meeting – Town Council Chambers

Golf Courses Update

Special meeting with Town Manager, Mary Jacobs.

Ms. Jacobs will review the Golf Consultants’ recommendations (from the $50,000 Golf Consultants’ Report) and also where the Town currently stands in the process of evaluating golf operations. Attendees will have an opportunity to ask questions and offer feedback.

The final recommendation to Council will be presented in January 2018.

You can view the entire Golf Consultants’ Report HERE and the briefer Executive Summary HERE

Wednesday, December 13th at 6 PM

Public Meeting/Neighborhood Meeting – Hilton El Conquistador

Proposed Development - Commercial/Senior Care/Apartments

25 acres located on the NE and SE corners of Oracle Road and El Conquistador Way
This project is located within the Oracle Road Scenic Corridor.

The applicant is proposing to rezone the property FROM single-family residential R1-144 (144,000 sf lots), Resort District and Technology Park TO Planned Area Development with an underlying zoning designation of Neighborhood Commercial.

View the Project Fact Sheet HERE

NOTE: This property is owned by HSL Properties (Humberto Lopez, who infamously dumped the money losing golf courses on the town and who has donated almost $80,000 to the campaigns of all 7 current sitting council members.)

$15,730 to the 2014 Election campaigns of Hiremath-Hornat-Snider-Waters
$25,750 to the 2015 Recall Election of Hiremath-Hornat-Snider-Waters
$38,000 to the 2015 Election campaigns of Pina-Rodman-Solomon

Editorial ~ Speak up and Stop the Development of Big Wash

Big Wash General Plan Amendment and Rezoning

Wednesday, December 6, 2017 at 6:00 PM

Town Council Chambers, 11,000 N LaCanada Drive

PUBLIC HEARING: Big Wash General Plan Amendment and Rezoning discussion and possible action regarding approximately 108 acres located north of Tangerine Road between the future Moore Road loop on the west and Rancho Vistoso Blvd. on the east. The applicant seeks to change the existing development rights on the property. (Details below under Two New General Plan Amendments.)

The Building Frenzy
The Oro Valley building frenzy that we are all witnessing will continue as long as there is money to be made and as long as Mayor Hiremath and his submissive council are in office. Builders and developers have been feeding at the trough for the past year taking advantage of the passive 7-member pro-development council.

Let’s take a drive
A drive up First Avenue from Oracle Road to Rancho Vistoso Blvd. vividly shows Oro Valley’s new skyline -- Cat and Komatsu bulldozers and tractors framed against our once magnificent view of Pusch Ridge. This has become the new normal with our developer-run town. The picture below shows the grading that is already underway.

• Able to reap tall buildings in a single council meeting
At First and Lambert Lane we see the south entrance to Nakoma Sky, our new assisted living complex. This property will feature a 5-story building that was approved by Mayor Hiremath and Councilmembers Hornat, Snider, and Waters (who received $65,654 in campaign contributions from builders, developers, realtors, and brokers during the 2015 recall election). It was also approved by current councilmember Bill Rodman when he was on the Planning & Zoning Commission.

You can be sure that this 5-story building will set the stage for the introduction of more high-rise structures in Oro Valley to solve the developer “problem” of diminishing buildable land.

• South of Tangerine – Palisades
Further north on First at Naranja Drive we see the main entrance to Nakoma Sky where the natural ridge has been bulldozed for stop light access to the project whose boundary extends east to the CDO wash.

Continuing north towards Tangerine we pass construction and grading on both sides of E. Palisades road. The earth moving is so extensive that E. Palisades has been severed to allow graders free movement north and south across the road. We can only speculate the traffic and access problems these projects will add to our trips.

• North of Tangerine – Moore Road
Crossing Tangerine to Rancho Vistoso Blvd. we see that all the flat ridge lots to the east have been developed.

But at the juncture with Moore Road, a major change is occurring. A traffic light is being installed and Moore Road has been extended into a new development to the east. This is not an access road into another plateau development, but a serious traffic mover. The road curves around the model homes and dips down into big wash where the pavement stops. The roadway continues as a graded entrance for - you guessed it - Cat and Komatsu earth movers now tearing up Big Wash for more homes.

Two new General Plan Amendments
As if this isn’t enough wanton destruction of our once pristine desert surroundings, our “never met a developer they didn’t like” mayor and council will most likely amend our 2016 voter-approved General Plan to rezone Big Wash and Honeybee Wash parcels to change land use and zoning designations for undeveloped parcels loacted along Honeybee Wash and Big Wash. This will allow 408 homes in two additional subdivisions.

The western development will contain 166 homes with minimum 6,000 square foot lots and building heights of 30 feet (two stories). Moore Road will be extended and loop south through the wash back to a point of connection with Arrowsmith Drive.

The eastern development will contain 242 homes at the juncture of Big Wash and Honebee Wash. The development will require its own access road from Rancho Vistoso Blvd. – between Sun City Oro Valley and the Big Wash Bridge – that will loop around the Estates at High Mesa to access the new homes.

View the LOCATION MAP here.  View the TENTATIVE DEVELOPMENT PLAN here.

Let’s Make a Deal
The applicant is Paul Oland of the WLB Group. William Walker (owner of WLB) donated $1,000 to the YES on 454 PAC in support of the $17 million dollar Naranja Park Bond that was supported by the mayor and council. As previously reported on LOVE, The WLB Group frequently appears before council to request land use changes, rezoning requests, and grading waivers to accommodate their Oro Valley developments. Since history has shown that the town council always acquiesce to these requests, LOVE has always viewed these developer donations as a Quid pro quo.

It’s time to show up and speak up
Over 100 pages of opposition letters were already submitted to Planning and Zoning for their October 3rd and November 8th meetings. Despite these letters of opposition, P&Z recommended forwarding the application to the council for a vote. Therefore, we urge you to add your voice to the opposition.

Let the council know that residents do not want these General Plan and PAD Amendments and that this rampant development and destruction of nature, wildlife habitat, and our peaceful surroundings has got to stop.

Keep the momentum going
Keep in mind that the recent 71% to 29% defeat of the Naranja Park Bond was a huge blow to the Town Council who had previously convinced themselves that the citizens of Oro Valley are in agreement with the direction in which this council has taken our town.

A large resident turn-out at the December 6th meeting in addition to the recent landslide defeat of the Naranja Park Bond will send them a message that citizens are informed and are tired of being dismissed.

LOVE Contributor ~ Proposed Big Wash - Rancho Vistoso General Plan & PAD Amendments (Part 2)

Another Neighborhood Meeting…another proposal to build 500-600 new homes on 108 acres of undeveloped land. Another group of irritated residents asking what reasons they can provide that will convince the town to say "No." Part 1 was published yesterday. Today we present the Question and Answer portion of the meeting.

Neighborhood questions and concerns

What is the benefit to the community of this General Plan Amendment?
Staff responded that the Amendment will minimize the impact to Open Space areas in terms of hillside/flood plain encroachment into Big Wash. No other benefits were presented.

When will construction start if these General Plan and PAD Amendments are approved?
Ground breaking is anticipated in 2019.

What are the setbacks between homes?
10 feet.

How will this area be accessed?
The development of these parcels will expand Moore Road, which will loop back south to the intersection of Rancho Vistoso Boulevard and Arrowsmith Drive.

Is there a housing shortage?
There is a strong demand for housing because Oro Valley is a great place to live. Rancho Vistoso was developed at roughly two-thirds of its originally envisioned residential density because people wanted larger lots than designated in the original PAD.

Why then, do developers continue to seek and receive approval for “postage stamp size lots” throughout Oro Valley? Why blade some of the Town’s most pristine land for more cookie cutter houses?

What about the $60K premium I paid for my view lot on the ridge? My builder assured me that nothing could be built in the wash because it’s a flood plain.
The lower parcels have been in the Plan for over 30 years. There is a 60 to 100 foot drop so the building heights of the new homes will be well below the existing homes. They will not block the view of the wash or the mountains.

What is the distance between the Horizons Neighborhood homes and the school property?
200 to 300 feet.

Isn’t the General Plan supposed to be “Our Voice?”
One astute gentleman commented that the General Plan is such that he “could make a case for this amendment anywhere in the country.” A cursory review of the Vision page in the General Plan confirms that statement.

How can Oro Valley "manage growth" when some residents are concerned about rapid growth and others think the current growth rate is about right?

How can Oro Valley preserve the scenic beauty and environment and keep its small-town, neighborly feel when there are numerous proposals (not yet approved) on OV Projects to add 1,700 to 1,870 new homes, not including potential annexations?

The General Plan is supposed to be “Our Voice.” Yet this and other significant changes through General Plan Amendments are not what we approved. 

Learn more about this project HERE

LOVE Contributor ~ Proposed Big Wash - Rancho Vistoso General Plan & PAD Amendments (Part 1)

Another Neighborhood Meeting…another proposal to build 500-600 new homes on 108 acres of undeveloped land. Another group of irritated residents asking what reasons they can provide that will convince the town to say "No."

Current Entitlements vs. Requested Proposal
The land in question is located due west of the intersection of Rancho Vistoso Blvd and Moore Road, along the Honey Bee Wash and the Big Wash. To be fair, there are existing entitlements for development of this land. The designated land uses currently in the General Plan allow Open Space, Park, Resort/Golf Course and Medium Density Residential. This is what Vistoso Partners is entitled to develop.

However, they want to eliminate the Resort/Golf Course use and add High Density Residential to the mix. They are not entitled to that change unless the Town Council approves it. Council approval will also then be required to amend the 1987 Rancho Vistoso PAD zoning to match the revised General Plan.

Only a “smattering” of attendees were familiar with Oro Valley’s General Plan
Paul Oland of the WLB Group, representing Vistoso Partners, began his portion of the Neighborhood Meeting with the question, “How many of you are familiar with the General Plan document?” When only a few hands were raised, Oland acknowledged, “A smattering.”

That’s all? The General Plan was just approved by 70% of Oro Valley voters in the 2016 election. How many residents voted for it without knowing what was in it and now regret their decision? And why it is being changed so quickly? Could there be any connection to the development community’s generous campaign donations to all seven members of Council?

Reconfiguring the Parcels
Mr. Oland continued his presentation, referring to maps to explain the somewhat complicated parcel shuffle in Neighborhood 5. The golf course (designated as a place holder for Parcel 5-I when the school rejected that location for its middle school) will be eliminated and Parcels 5-M, 5-O, and 5-Q will be reconfigured since they no longer need to fit around the golf course envelope.

Proposed Land Use

Reconfiguring and clustering the parcels for development will “allow for more efficient infrastructure, less hillside disturbance, and less wash disturbance.” Portions of the sites will be mass graded. A park will be developed and the Rancho Vistoso HOA will assume responsibilities for it. All remaining land outside of the subject development parcels will be re-designated as Open Space.

Flood Zone, Cultural Resources, and Wildlife Concerns
Portions of the site have been designated as Zone A by FEMA, meaning the area is subject to a one percent or greater annual chance of flooding in any given year. Zone A requires the mandatory purchase of flood insurance per FEMA.gov.

There are no known cultural resources on this land based on a 1986 survey. If any ground-disturbing activities reveal the presence of undiscovered human remains or funerary objects, construction will stop within the area of the remains.

When asked about a wildlife study, Mr. Oland responded that 50% of the Rancho Vistoso PAD was set aside for Open Space protection in 1987, which included the most sensitive areas and major wash/wildlife corridors.

One would suspect that wildlife movement would have changed during the past 30 years as a result of development. And in fact, an Arizona Game and Fish Department Environmental Online Review contained in the PAD Amendment Site Analysis requested further coordination to:

(1) provide project species specific recommendations for wildlife and plants predicted to be within the project vicinity, and

(2) address the needs of wildlife in regards to movement, connectivity, and access to habitat needs.

History of the School Site
The former school/current golf course site, Parcel 5-I, was reallocated to Parcel 5-R (behind Safeway) in 2009. It's important to understand why Amphi rejected the former site for a school. According to a 2008 Council Communication, Parcel 5-I is "located near the confluence of the Honey Bee and Big Washes, an environmentally sensitive area that has challenges for access and hydrology." Yet if this General Plan Amendment is approved, residential development will be allowed in this flood plain. 

Part 2 will be published tomorrow and includes the Question and Answer portion of the meeting.

Two Important Neighborhood Meetings this Week

During both meetings, the applicant will provide a presentation and Town staff will facilitate the meeting. The focus will be on addressing your questions and concerns.

For more information on either of these two proposals, please contact Michael Spaeth at mspaeth@orovalleyaz.gov


Neighborhood Meeting
Tangerine State Land General Plan Amendment

Wednesday, August 2, 2017

6:00 PM

Casas Church

10,801 N. LaCholla Blvd.

This proposed amendment will extend the General Plan Planning Boundary and add a land use designation of Master Planned Community to 321 acres of State-owned property at the NW intersection of W. Tangerine and N. Coyote Crossing (and bordered by W. Moore Road and N. Thornydale Road).

For more information, click HERE

Neighborhood Meeting
Big Wash General Plan and Planned Area Development (PAD) Amendments

Thursday, August 3, 2017
6:00 PM

Icagen

2090 E. Innovation Park Drive

This proposed amendment is for the remaining undeveloped parcels in Rancho Vistoso Neighborhood 5, comprising approx. 108 acres between the future Moore Road loop on the west and Rancho Vistoso Blvd. on the east.

For more information, click HERE