Council To Consider General Plan Amendment Tonight... Public Input Invited

Oro Valley land use change under discussion
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).

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)

UPDATE:

The Oro Valley Town Council took the following actions regarding the proposed 31-lot single-family subdivision at the southwest corner of Moore Road and La Cañada Drive:

• Approved Resolution No. R25-02 (General Plan Amendment):
  The Council unanimously approved the amendment to change the land use designation for the eastern portion of the site from low-density residential to medium-density residential. This approval was necessary to proceed with the rezoning request.
• Conditionally Approved Ordinance No. O25-01 (Rezoning):
  The Council unanimously approved the rezoning of the property from R1-144 to R1-36 on the western portion and R1-20 on the eastern portion. This approval was contingent upon compliance with specified conditions, notably addressing landscaping and the right-of-way improvements to deter illegal truck parking along Moore Road.

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Bits and Pieces

New segment of The Loop adds safety, recreation connection in Oro Valley

"Oro Valley has a new half-mile multiuse path segment of The Chuck Huckelberry Loop that provides a quick and safe connection to the regional trail system. In partnership with the Pima County Regional Flood Control District, the new segment, which is north of the Oro Valley Hospital, extends the pathway further north and connects to Rancho Vistoso Boulevard. Previously, users had to cycle or walk along Rancho Vistoso Boulevard and through Big Wash, traveling over dirt sections, to directly connect to The Loop. The new segment is now paved and striped, separating users from the road." (Source: Town of Oro Valley Media Release)

Planning and Zoning Commission considers general plan amendment next week

The Oro Valley Planning and Zoning Commission will consider a general plan amendment and two zoning changes for a parcel in Rancho Vistoso. The hearing is scheduled next Tuesday at 6pm in town council chambers.  The parcel is located south of Moore Loop Road. It is on the west bank of Big Wash. The land is designated in the 2016 General Plan for a school. However, the Amphi School District has concluded that one is not necessary. The land is now under the control of Vistoso Partners. The request is to rezone the land for medium density residential, the land designation prior to it being designated for a school. The plan is to build 59 homes on the property. Read more about this request here and here. This is yet another Paul Oland project.

Jacobs received compensation for 2022-23

Interim Town Manager Chris Cornelison, responding to a question at the 2023 Town Manager Recommended Budget session in May, noted that former town manger Mary Jacobs has been receiving compensation from the town for the full year.  Jacobs left her post at the end of September.

New town manager Jeff Wilkins is expect to start mid month.

Bits and Pieces

Amphi School District "Cheaps Out" on School Resource Officers
The Town of Oro Valley provides School Resource Officers (SRO) to most of the Amphi Schools in the town. It costs the town approximately $212,000 per school resource officer to do that. 

The town has six officers and one sergeant assigned in the SRO program. An SRO is assigned to each public school and those officers also act as liaison officers for the private schools. This means they are available for assistance at those schools but are not on campus full time at those locations.

The cost to the town is about $1.5 million. The Amphi School District reimburses the town for less than the cost of one of those officers. 

Apparently, Amphi is perfectly happy that the Town of Oro Valley is paying for that for which they should be paying.  Is there no shame?

Fortunately, the town puts public safety above money. Amphi puts money...

Last week, the council discussed a motion, put forth by Councilmember Solomon. The motion was seconded by Councilmember Greene. The motion would codify an existing policy and add a caveat that the town request a 50% reimbursement of the cost of the program:

"Every school in Oro Valley, that has an enrollment of 200 or more students shall have a resource officer or other alternate security approved by the Oro Valley Police Chief. Oro Valley shall request a 50% reimbursement from each school for the cost of the Oro Valley provided SRO’s."

The Council tabled the motion for discussion at the next meeting pending further research by Chief Riley.

Developers Representative Paul Oland lectures council on the criterial for approving Planning and Zoning changes
Paul Oland, owner of Paradigm Land Design, represents applicants in an estimated 80% of the planning and zoning changes that are currently being processed or have been requested in the past. He is the man that has changed the face of Oro Valley. And he's done so without even being a resident of our town.

Last week, Oland represented the applicant for an RV storage and self storage facility at Mercardo Del Rio. Possibly realizing that the council was going to reject the application, which it did by a 5-2 vote, Oland lectured the Council on what the major criteria should be for granting changes: Current Market Demand. 

Oland was beginning to make his point by referring to the Kai Property on the southeast corner of First Avenue and Rancho Vistoso Blvd. This is a parcel that Oland was unsuccessful in convincing Council to change from commercial to residential use.  We think he was going to make the point that the land still remains vacant. When he started to discuss it, maybe Winfield said: "Don't go there." Instead Oland made his point directly: no one wants to build on this property because it's been vacant for years so we really should change it to a use that fits the demand "right now."  You can watch the conversation here.

Should Oro Valley code allow small farm animals?
Next week, the Planning and Zoning Commission will consider whether the Planning and Zoning staff should initiate a study of town code of a potential Zoning Code Amendment regarding the keeping of small farm animals. Staff expects this would apply to parcels that are not under the control of a homeowner association. "It is worth noting that most Homeowners Associations in Town have restrictions in place on the keeping of animals, so any potential allowance for the keeping of small farm animals would mostly apply to larger lot developments or where there are no Homeowners Associations." (Source)

Guest View: Diane Peters - OVCN Failed to Produce even one Congregant Whose Home will be Directly Affected by the Proposed Rezoning

During the February 7 Planning and Zoning hearing for the Oro Valley Church of the Nazarene rezoning request, Paul Oland (the applicant) and Pastor Collins attempted to counter the argument that the only people who are in favor of this rezoning are congregants of OVCN who do not live in the immediate neighborhood and therefore will not be negatively impacted by it.

Pastor Collins stated, “We thought it would be helpful to this committee to hear from some homeowners who will be directly affected by this project but share a differing view than what you’ve heard from the neighbors.”

They then produced multiple speakers who live one mile away!
Living one mile away is a false equivalency since the field lights and the loud speakers won’t be intruding into their backyards and inside their homes -- and they won’t be subjected to hundreds of cars driving down their quiet rural street or parking in front of their homes.

Contrary to Pastor Collins’ assertion, those speakers/OVCN congregants will not be directly affected by the project.

None of the speakers offered a compelling argument
One speaker who lives a mile away stated, “I love seeing the lights and hearing the sounds because it’s life. It’s our community coming together for events that have a positive impact. Games, swim meets, graduations. These are families having special moments.”

It turns out that her house is on a rural road on a very large lot and her house is set very far back from the road, hidden behind numerous tall trees that shield her home from the road. In other words, she chose a home that is shielded from the lights and the noise that she claims to love.

Another speaker who lives one mile away stated, “I know there may be some inconvenience to my lifestyle but it is totally worth it to me to see the kids have a safe place to come, learn a sport, find out about Jesus, and make decisions that will have a positive impact on their lives.”

I suppose it’s easy to accept some inconvenience to your lifestyle when in reality, there will be no inconvenience to your lifestyle.

They did produce one speaker who lives, “probably 2/10 of a mile away” from the church. But it’s still a bit of a stretch to say that he will be “directly affected” by the rezoning since the associated traffic will not be driving down his street, a wall of huge trees in front of his house will block the view of the lights on the athletic field, and any sounds coming from the loud speakers will likely be muffled sounds. The decibel level will not be anywhere near what residents living adjacent to the church will endure.

It appears that the Calle Buena Vista neighborhood group was right all along
The applicant and Pastor Collins both failed to prove that there were some OVCN congregants who will be directly affected by the rezoning but who are in favor of it, nonetheless. In fact, they couldn’t produce even one congregant who would actually be directly affected by it.

For some comparison, I live one mile away from an athletic field and when there is an event on the field, although I can see the lights in the distance and I can hear muffled voices over the loud speakers, I am in no way directly affected by it. It has no impact on my daily life and it will have no impact on the resale value of my home.

Planning and Zoning recommended denial of this application. The rezoning was then scheduled to be heard by the Town Council on Wednesday, March 1st. However, OVCN has since requested a postponement of that hearing.
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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, including organizing a citizens group in 2014 that spent 9 months negotiating 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.

Bits and Pieces

"Crimefighter" focuses on internet safety for kids

This month's edition of "Crimefighter," a publication of the Oro Valley Police Department, focuses on internet safety for kids. The article provides a list of internet use guidelines for you to share with children and a list of basic guidelines for parental supervision. The article includes links for additional safety tips and videos. You can read the entire newsletter from the link we have provided.  You may want to sign up for "Crimefighter" and other Town of Oro Valley publications.

Aquatic Center Reopens

"The Oro Valley Aquatic Center has reopened after a temporary closure in December for improvements to the pump room, circulation and filtration, along with general maintenance and cleaning. The previous pool filters had reached the end of their useful lives and were replaced with modern, deep-bed filters. Although not noticeable to the eye, these filters allow for finer filtration to ensure a high standard of water quality for swimmers. To accommodate for the size of the new filters, the Aquatic Center’s pump room plumbing was expanded to the east. This new area will soon be enclosed and resulted in no loss of deck space for the public." (Source: Town of Oro Valley Media Release)

OVCN is on a "mission"

This past Sunday, Oro Valley Church of the Nazarene minister Chris Collins informed congregants that the Planning and Zoning Commission had not approved the Church's rezoning request.  Collins expressed his disappointment but emphasized his resolve to turn this setback into a victory.  OVCN sees their request in entirely religious terms. The defeat of the measure by the commission was based on the commission's conclusion that the sports complex which will sit on the property adjacent to the church is simply not suited for the character of the neighborhood of which it is a member. It also is not suited to the 2016 General Plan. The next hearing on the request is March 1. We expect a large turnout.

OVCN-A matter of perspective for some

A long dialogue on Nextdoor voiced poster opinions on the OVCN rezoning request. One of the posters included a map [panel right] to support their assertion that the size of the OVCN sports complex will be small in relation to the size of the "existing high school, park and swim complex." That is correct. However, it's not relevant to the rezoning request.

What we found interesting was the picture the commenter posted. The picture they posted is the one on the bottom right of the panel. It severely visually understates the impact on the adjacent neighborhood, as show on the picture on the top, because it includes a very small portion of the residential area. Even the map on top, which is the one the town uses, understates the area impacted.  There are many homes to the south and further west that are concerned about the impact.

 

We have to give the commenter credit for deceptiveness. The map is rather clever way of implying that the rezoning is a not "big deal".

Oro Valley issues call for Board and Commission Vacancies

The Town of Oro Valley is accepting applications from residents who are interested in serving on a Town Board, Commission or Health Care Benefits Trust, which was just recently approved by Council. These volunteer groups provide an opportunity for residents to be active in Town government.  These are:

• Health Care Benefits Trust
• Historic Preservation Commission
• Planning and Zoning Commission 
• Tucson-Pima County Bicycle Advisory Committee
• Public Safety Personnel Retirement System Board

You can apply here.

Council approves drive-thru use for NW Corner of Naranja and La Canada

This past Wednesday, the Oro Valley Town Council voted 6-1 to approve a drive-thru use for a multi-use facility that will be built on the NW corner of Naranja and LaCanada. The drive-thru use had been opposed by some residents because it will increase traffic at an already busy intersection.  Paul Oland, representing the applicant, pointed out that the uses for which the property are currently approved would result in even more congestion than his client proposed. Read about that project here.

Shannon Road pavement and reconstruction project begins Feb. 21, drivers should expect traffic delays 

"The Town of Oro Valley will begin the Shannon Road pavement and reconstruction overlay project on February 21. During construction, Shannon Road from Lambert Lane to Naranja Drive will be limited to one lane of traffic with speed reduced to 25 mph. Drivers should expect delays. Please see details below. The project is expected to finish by April 14." (Source: Town of Oro Valley Media Release)

Guest View: Diane Peters – Protocol Not Followed During the February 7 Planning and Zoning Commission Hearing for OVCN Rezoning

The February 7th Planning and Zoning Commission meeting was a poorly run meeting as both the Chair and the Town Attorney failed to take control of the meeting.

Chairman Herrington has only been the Chair for about a month or so, so maybe he's not yet confident enough to speak up, but this is where the expertise of the town attorney comes in and he should have spoken up and given some direction.

Below are some of the problems that occurred that evening.

Five OVCN congregants were allowed to speak prior to the Public Hearing
The applicant pulled “a stunt” in scheduling five people from OVCN to speak during the applicant’s presentation rather than later in the evening during the Public Hearing.

Although the Chair did speak up when one OVCN congregant began her speech and suggested that her speech was more appropriate for the public hearing, she was adamant and said, “I was asked to speak as a member of the church and so this is what I’ve prepared.” She then continued with her speech and he allowed it. She should have been told to come back and speak during the public hearing like everyone else.

Four other OVCN congregants were also allowed to speak during the applicant’s presentation rather than during the Public Hearing portion of the meeting as is customary.

OVCN members were allowed to applaud after each OCVN speaker was finished speaking
Prior to the Public Hearing, when OVCN representatives and congregants were speaking at the podium, the OVCN audience was applauding after each speech and the Chair allowed it and did not instruct them to cease from applauding. He did not issue a directive of no applause until it was time for the Public Hearing portion when people opposed to the rezoning would also be speaking.

Pastor Collins spent a lot of time making derogatory comments about the neighbors
What does his opinion of the neighbors have to do with the rezoning and why didn't the Chair or the town attorney stop him and instruct him to change the direction of his speech? I've seen council members call a Point of Order when a speaker becomes disrespectful. Shouldn’t this also be done during Planning and Zoning hearings?

The church’s attorney spoke but never identified himself
After Paul Oland’s presentation (the applicant representing the church), Oland said that the OVCN attorney was going to speak next but he never introduced him by name. When the attorney approached the podium, he also never stated his name. He just launched into his speech and the Chair did not interrupt him and tell him to state his name for the record. Isn't it incumbent on the Chair to interrupt the speaker and require that they state their name and whether they are a resident of Oro Valley?

Speakers from OVCN were allowed to witness to God and Jesus during the meeting
Why is this allowed when it’s irrelevant to the topic being discussed? Others in attendance should not have to be subjected to their religious proselytizing and witnessing to God at these meetings. That is not the purpose of the meeting and it just causes the meeting to drag on for much longer than necessary. Can the chair instruct speakers that this will not be allowed and that they must discuss the rezoning only?

“You’re out of order! This whole hearing is out of order!”
I thought I’d toss in a little Al Pacino humor.

This whole incident reminded me of how the Green Shirts took over the town meetings during the golf course discussions and how no one stopped them despite them being extremely rude to town officials and also to any speakers who spoke in opposition to keeping the golf courses open. The town should be in control of the meetings -- not OVCN, not the Green Shirts, or any group that exhibits this kind of behavior.

This rezoning will now be heard and voted on by the Town Council. I hope the mayor and town attorney will not allow a repeat performance of the breach of protocol that transpired at this Planning and Zoning meeting.

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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, including organizing a citizens group in 2014 that spent 9 months negotiating 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.

Town Staff Seeks Common Ground On OVCN Sports Complex… Residents Say “No!”

Town staff seeks to forge compromise

The Town of Oro Valley Planning and Zoning staff is trying to forge a compromise on the OVCN request to build a sports complex. The proposal is unanimously opposed by the residents who will be impacted by it.

According to the residents, there is no compromise.  The sports complex will forever change the character of the neighborhood. It will ruin the “quiet enjoyment” of their property. 

The residents reiterated this position at a Town-led focus group meeting of October 24. Even so, after that meeting, a town staff member phoned one of the residents to suggest that they develop the parcel with a compromise proposal.

Nearby residents don’t want a middle ground
At the focus group meeting, town staff asked the residents if there was a middle ground with which they would be comfortable.  A resident responded: “No. We had open space when we bought this property. There was 10 acres of beautiful ranch land behind me for 40 years.”  

Residents don’t trust OVCN due to past broken promises

It is difficult to reach a compromise if the people involved in reaching the compromise don’t trust each other. In this case, the residents in the area don’t trust OVCN. They look back at history to explain why. 

They contend that OVCN does not follow the current PAD requirements: One resident noted:“The first thing they [OVCN] did when they got the property was they took out the gate that used to be across the entrance that was called for in the PAD. They also chopped down a bunch of trees that were out front that were called for in the PAD.”

Another resident noted: “After OVCN took over the last property, they took out all the vegetation that had helped reduce some of the noise.” Town staff, rather than asking why the PAD requirements had not been followed, asked the applicant what could be done to reduce the noise. Their question was off topic.

Residents point to other reasons for lack of trust. Several years ago, when the possibility of a sports complex was brought before them, residents asked how the complex was going to be funded. OVCN representative Paul Oland told them that it was none of their business. He pointed out that it is "a private company."

The company with whom OVCN is partnering is a nonprofit organization. It is not a “private company.” We discussed this company, Upward Sports, extensively in Monday’s article.

Residents contend that OVCN has pushed it too far

It was the residents who first allowed OVCN to be expanded; then to host various events in the parking lot. One resident noted: “We live there…24-hours a day. They have an audible burglar alarm that goes off all times of the day and night…My wife and I have lived there for 30 years and we’ve put up with this the whole time. Before, we always said “yes” [to the church’s requests] and now is our chance to say “no” because you guys pushed it too far.”

There were many other issues discussed at the focus meeting

Noise
According to Oland, Oro Valley does have a noise ordinance. “As traffic increases there will be more vehicle noise but it will not be out of character [for the area]. We’re not going to have people out there revving their engines.”
Missing “green belt”
During the Neighborhood Meeting last spring, a resident stated that the original OVCN leadership promised a Green Belt around the existing facility and that OVCN should be committed to honoring the agreements that their previous leaders made with the neighbors.  Neither town staff nor the applicant appeared to have any knowledge of this agreement, but town staff agreed to look into it.
Water use

The field will not use water. It will have artificial turf. 

Outdoor concerts

OVCN is not planning to use the complex for concerts. There will be music when there is an outdoor service. The current complex plan includes a screen wall to mitigate the noise. According to town staff, the town’s zoning code has established noise standards and guidelines with which OVCN must comply. There are also noise nuisance requirements that are enforced by the police department. 

Public Hearing Postponed

The focus group meeting was so contentious that the Planning and Zoning Commission Public Hearing scheduled for the following Monday was postponed.

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Want to know more about this situation. Read LOVE’s extensive coverage.

Oro Valley Church of the Nazarene: “Sports Partner Becoming More Religious”

Many issues still need to be addressed
A focus group meeting for neighbors living in the immediate vicinity of the church took place at the Oro Valley Town Hall on October 24 regarding the proposed rezoning to accommodate a mega sports complex of the Oro Valley Church of the Nazarene (“OVCN”). If approved by the town, this complex will forever change the character of one of Oro Valley’s original neighborhoods. 

Also in attendance were Councilmembers Mo Greene (who is a member of the OVCN congregation) and Tim Bohen.

One of the key issues raised by those who oppose the project is the status of the company with whom OVCN plans to partner. That partner, Upward Sports, is a “non profit” organization that appears to be a profit-making business, using “religion” to promote their sports business.

OVCN Pastor Collins: Upward Sports is returning to its religious mission
At the beginning of the meeting, Pastor Collins discussed the partnership between OVCN and Upward Sports. It appears that Upward Sports and the churches with whom they partner are building facilities under the banner of non-profit status and then later selling those facilities for financial gain. This came to light recently when it was learned, as reported in LOVE, that Upward Sports was selling their huge sports venue facility in Spartanburg, NC for $41 million dollars.

Pastor Collins said that Upward Sports provides services to churches that are looking to do Sports Ministry. The “partnership” means that OVCN contracts with them to provide those services for a fee that the church pays. 

Collins claimed that the real reason that Upwards Sports was selling their facility in Spartanburg, NC was because they are reverting back to the type of organization/ministry that they originally were – supporting churches who want to run sports leagues in their communities. 

Collins said that “the result of that vision and mission realignment is that they are attempting to sell their current sports venues and they will do so at a tremendous financial loss to the ministry.” However, later in the meeting one of the neighbors noted that, “Upward Sports might be having a little trouble right now, but their net income in 2021 was about $35 million dollars and that’s from their website.”

Managing traffic… lighting blight… view shed… noise mitigation… all on the table

The partnership with Upward Sports is not the only issue that those who oppose the project have raised. There are other issues.  Paul Oland of Paradigm Land Design (representing the church) addressed some of these issues at the meeting.
Traffic
Oland said they are still working through “a couple of technical details” with Town staff, but the bottom line is that:

“The goal the Town has given them is to prove that the traffic will not be made worse and that they will be mitigating any impacts that they are doing…and one of the key components to achieving that goal is not to have overlapping activities. So if there is an activity on the activity field (e.g. soccer practice) it wouldn’t happen at the same time as a church service.”

Oland claimed that the surrounding streets have the capacity to accommodate this development and that the big building on the south end would have a center turn lane constructed on Calle Concordia.
Lighting
Oland said their lighting consultant has modeled the proposed field and the lighting to meet the Town’s stringent lighting guidelines and that Oro Valley’s lighting consultant came up with a list requirements that results in “near darkness right at the property line.”
Views
Oland said the main building is tucked into the SE corner of the site against the wash with CDO behind it. The field is in the north and the only tall elements in the field are the poles which he admitted will be visible from some neighboring properties.
Noise Mitigation

Their acoustical consultant modeled the site several different ways and made recommendations. What they found is that “the installation of two 8 foot screen walls will control the additional sound that’s expected to be generated by these facilities down to accordance within Town Code in terms of impacts to surrounding neighbors.”
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Wednesday: Town Staff Seeks Common Ground On OVCN Sports Complex… Residents Say “No!”

Yet Another Request To Increase Housing Density Near Safeway

Yet more homes requested near Safeway

There was a neighborhood meeting last night in Oro Valley Town Council Chambers regarding a general plan amendment which would change the land designation for yet more property located near Safeway in Rancho Vistoso. 

Located near the Avilla Homes project and Big Wash

This property is located to the east of the Avilla homes east project which we have discussed. The Avilla project is just north of Safeway and will drive a substantial number of tiny homes into the community if it’s approved. This latest request is to change the land designation from school/cultural zoning to medium density residential zoning.  It is also a General Plan Amendment request.

56 single family homes

If approved, the change will allow for 56 single-family residential homes built next to Big Wash. It will drive more traffic into what is already a very congested traffic area of Tangerine Road and Rancho Vistoso Blvd.

This the the second time this land will be rezoned, if approved. The first time was in 2009, when it was changed to school use in anticipation of Amphi School District building on the property. Now the owner wants to change it back.

Another Paradigm Land Design project

The project is yet another represented by Paul Oland of Paradigm Land Design. Oland is involved in the Avilla projects. Our estimate is that Oland has almost single-handedly changed Oro Valley by representing a very high percentage of requested general plan and zoning changes. And, by our last check, he doesn't even live in Oro Valley. 

Formal submittal will follow meeting

The applicant will submit a formal request after this first neighborhood meeting. Learn more about the project here.   

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Avilla Homes Proposal: The "Rooftops Strategy" on Steroids

There are two rezoning requests that are making their way through the town's vetting process. They are proposals to add 215 "tiny" rental homes near the intersection of Tangerine Road and Rancho Vistoso Blvd. 

Avilla East would add 90 homes in a commercial area just north of the Safeway Shopping Plaza. Avilla West would add 125 homes to the west of Rancho Vistoso Blvd. The panel below shows both of these proposed developments. 

The town held two Neighborhood Meetings on the East Project. Tomorrow the town will host the second Neighborhood Meeting on the West Project.

Both projects are listed on the town's web sites as "rezoning requests" from commercial property (C-1) to high density residential. The projects are not also being proposed as general plan amendments or amendments to the Rancho Vistoso Planned Area. They should be because the 2016 General Plan has these lots designated as commercial. The use of this land for residential purpose requires a general plan amendment.

"Big Dollars" at stake

It is obvious why the project makes sense to the applicant. It will put the properties into a revenue generating position. The very high density residential use of the property will guarantee a sustainable revenue stream for years to come.

Unanimous resident objection to project

It is obvious why residents don't want to see the properties developed.  The land is currently zoned for commercial use. The applicant does not believe that anything commercial will be built on it. According to the applicant, the land will remain "open desert" for years.  

When the applicant's representative Paul Oland of Paradigm Land Design discusses the land use he refers only to retail store use.

The current land use could be used for a host of non retail store purposes within the current commercial land designation. For example, there could be an office building, medical offices, or a school on the property.

The hook: Town Staff thinks that the projects will alleviate an existing traffic problem... One they have wanted to fix forever!

The "hook" is that the Town Engineer Paul Keesler, though not endorsing the project, believes that its creation will be a solution to a current accident prone situation in the area. 

As seen in the panel below left, the project will use a portion of the applicant's land to create a more favorable traffic flow. Speaking at the August 28 second neighborhood meeting on the East Project: "I endorse the design as better [for safety and level of service] than is there now." 

According to Keesler: "We modeled it for working flow and it decreases wait time." There is no solution without the use of private land. Here's why...

Two new roads and a traffic light

The projects would create two new roads. Both involve Woodburne Ave. Traffic heading east on Woodburne would be able to travel west on Tangerine without having to access Rancho Vistoso Blvd. Woodburne travelers would also be able to more easily access the Safeway Shopping Center. 

The plan uses the alleyway north of the center as the major access into the Safeway Plaza.

The two new roads are being built on the developer's land.

Lots of reasons residents don't want this

Residents believe that there are many reasons why these projects are a bad idea:

• Avilla Homes has a bad reputation
• Using an alleyway for travel makes no sense
• There will not be enough parking for residents of the tiny homes
• Very high density housing makes no sense for Oro Valley 
• The high density of the homes will add significant auto and foot traffic to the area
• The property owner knew they purchased commercial property. The fact that it is not currently developable is their problem

Time for you to be involved

This is a major intersection used by many in our community. It's the first impression people will get as they visit a premier area of our community. If you travel though it, this project will impact you. On broader perspective, do you want Oro Valley to set a precedent with very high density housing? Weigh in tomorrow or at future meetings as they develop.

DeJa Vu: More Rooftops Sought for Woodburne... Rancho Vistoso Blvd... Tangerine

The "Luxury Leased Home Lifestyle"
Last month, we wrote about "tiny homes" being vetted by the town on a lot located just north of Safeway on Rancho Vistoso Blvd. That project is called "Avilla Rancho Vistoso East".  

There is a companion project called Avilla Rancho Vistoso West. It is also being vetted by the town. The focus is on building 125 detached homes which will range from 700 to 1,300 square feet. 

According to the applicant, Nexmetro, represent by Paul Oland of Pargdigm Land Design LLC, these homes focus on serving the housing need empty-nesters or others who do not want to own their homes. The homes are leased. Oland said that lease rates will be substantially higher than neighboring towns. Generally, in developments like this, only one in six homes will have children. "Women typically make up the majority of the residents, in part because it is a very safe environment".

Traffic a major resident concern
Those who attended a December 2 meeting on the project voiced concern regarding the increased traffic that the development could bring to the community. 

Oland believes that the proposed residential homes will bring less traffic to the area than if the land were used for the currently zoned commercial purposes.  Oland does recognize that the intersection of Woodburne Ave and Rancho Vistoso Blvd is a "awkward intersection that should clean that up." 

The applicant plans to conduct a detailed traffic study of existing conditions, including the impact of these new homes as part of their application. Oland did state that the applicant would remove access to Woodburne from this project if that improved the situation for current residents.

Speaking for the town, town engineer David Laws stated that the town is very aware of the intersection challenges. He also affirmed that developments of this nature do drive increase traffic in the area less than a similar commercial development.

Bait and Switch Feared
Resident speakers at the meeting voiced concern of "bait and switch". One form of "bait and switch" is for a rezoning to be approved for the proposed use, only to changed to another allowable use for that zoning code in the future.  "A substantial change in use from that proposed would require town council approval", according to Town Senior Planner Hannah Oden. 

Another form of "bait and switch" is for the land to be sold by the owner once it is rezoned. This land will become instantly more valuable with high density residential zoning attached to it. Indeed, this tactic is a common real estate play. There is nothing to prevent that sale form occurring.

Not the first rodeo
This is not the first time attempts have been made to rezone this land. Indeed, Oland was involved in more than one. Ten years ago, HSL Properties, with Oland's leadership, wanted to put apartments on this property. At that time we called it "Neighborhood 7, Parcel 7-i" You can read LOVE's many report on that here.  Traffic was such a major concern then that a resident did a traffic study.

Second Neighborhood Meetings Pending
There will be a second neighborhood meeting.

Guest View: Diane Peters ~ The Best Laid Plans?

During January 6th Public Hearing for the First and Tangerine General Plan Amendment (GPA) to allow multi-family residential zoning on a vacant commercial parcel, one resident (we’ll call him Mr. Double Standard) gave the following reasons for why the town council should approve the GPA. He said:

"I want to point out the fiscal benefits of this development. This is a fiscal no-brainer for the Town of Oro Valley: The construction sales tax, the residents supporting the water utility, the long-term sales tax benefits, the state-shared revenue.

I have said to many people that one of the reasons that Oro Valley Marketplace looks the way it does today...is the way this land looks right now. It's vacant. The land to the west of the marketplace is vacant. The land to the north of the marketplace is vacant. The land to the east of the marketplace is vacant. All of these have a very negative impact on Oro Valley Marketplace.

And as we look for that area of develop, this will be a great benefit. We've seen Big Lots close...Cost Plus...Dick's Sporting Goods. And you can relate that to the fact that the residential density close to the Oro Valley Marketplace is very low."

Let’s review his arguments.

Vacant land has a negative impact on business
Mr. Double Standard claims that the vacant land to the west, north, and east of Oro Valley Marketplace is the reason that The Marketplace never did well and is the reason that Big Lots, Cost Plus (World Market), and Dick’s Sporting Goods closed. Then why is the Wal-Mart at Oro Valley Marketplace still open when they have the same amount of nearby residents? Why did Sears at Tucson Mall close? They didn’t have enough nearby residents?

Vestar, the original developer and owner of Oro Valley Marketplace, had population and demographic studies done prior to pitching their Anywhere USA mall. They had the stats for how many people lived within X number of miles from that location and they projected that it would all work out beautifully – but now we are told that The Marketplace failed because they didn't have enough homes in that location.

Is Mr. Double Standard saying that Vestar's projections and population and demographic studies were wrong? Were they fabricated or slanted to show what Vestar needed them to show in order to get the town to sign on to the deal? If so, this might be a lesson not to trust the projections and population and demographic studies of other developers when they’re pitching their grandiose plans to the town.

Arguing with himself
When Vestar was pitching their mall, Mr. Double Standard was strongly in favor of it. He never spoke in opposition to it or claimed that it would fail because the land to the west, north, and east was vacant.

The pro-development crowd simply alters their arguments to suit their whims of the day. His current arguments are all just excuses to keep the Hiremath pro-growth agenda going.

Taxes and Water Utility Arguments
• The construction sales tax is not a recurring tax, it is a one-time tax.

• Stating that more residents will support the Oro Valley Water Utility overlooks the fact that Arizona is in an extreme drought, but yes, let’s keep bringing in more people to use more water.

In fact, according to the applicant’s (Paul Oland, Paradigm Land Design) GPA submittal narrative: “With a maximum of 167 housing units proposed, the maximum number of new residents expected to live onsite would be 392” and would “typically demand approximately 50,100 gallons of potable water per day.” Oland also admitted that keeping the existing C-1 zoning “would equate to a typical water demand of approximately 17,600 gallons per day.”

Mr. Double Standard said that approving the GPA was “a fiscal no-brainer.” One could argue that choosing to use 17,000 gallons of water a day vs. 50,000 gallons a day during a drought is an “environmental no-brainer.”

• Long-term sales tax benefits? That’s the same sales pitch we heard from Vestar when they were selling the town on the benefits of Oro Valley Marketplace, and yet half of the storefronts at OVM remained empty for the entire ten years that Vestar owned that mall (2008-2018).

What’s the perfect ratio?
So when does the growth end? What is the perfect ratio of businesses to population? Does anyone really know? Because no matter how many of each we have, I keep hearing that we need more people to support our businesses and we need more businesses to bring in sales tax dollars.

You know what else we need? We need open space (green space), healthy air, less traffic congestion, peace and quiet, and we need to protect the Sonoran desert and the wildlife who call it home.

Business saturation
I don’t recall any empty storefronts when I moved here in 2003. Our population has increased by approximately 15,000 since then, yet we now have an abundance of empty storefronts. This begs the question: Is increasing the population really the answer? Or do we have too many duplicate businesses? As an example, a quick internet search revealed approximately 20 nail salons in Oro Valley. How about three identical mattress stores at one intersection!  (One has since closed.  Gee, I wonder why).

- - -
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, 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.

He's Back! Kai Wants Even More Residential For Silverhawke

From commercial to residential
The owners of the Silverhawk development are seeking a general plan amendment to add residential land to the development.  The land, known as “Silverhawke Block 5”, abuts the northern boundary of the Silverhawke planned development, extending to Tangerine Road. It is 24 acres.

The land is currently planned for commercial property. The owner wants to change it to multi-family residential.

Applicant: Town needs more senior care facilities
Paul Oland, representing the owner, stated that the property does no lend itself to commercial use,  according to his town posted informational video on the project. He also stated that Oro Valley needs more senior care facilities. He offered no study, no substantiated justification for either assertion.  Other possible uses would be to build a rental casita community, a gated apartment community, or perhaps some combination of these.

Location of Silverawke Block 5

Applicant: Oro Valley retailers need more “rooftops”
Another of Oland's justifications for the change is that it will add "rooftops" to help Oro Valley's "struggling retailers." This is the same justification that former mayor Satish Hiremath used to justify past general plan amendments.

It’s taken 10 years, but landowner Kai got it done through politics
LOVE has chronicled the history of the Silverhawke area. In 2008, the landowner, Herb Kai, proposed an amendment that was withdrawn in June of that year based on significant resident objection.

Kai waited for a new council. In 2015, the council unanimously approved rezoning what is now the Silverhawke property from low density to medium density residential. They approved
211 detached single-family lots ranging in size from 5,520 sq. ft. to 7,200 sq. ft, with some commercial. Now the landowner wants to change some of that commercial land.

Voice your opinion
Today, you can see the result as you drive on First Avenue. The rooftops are almost on top of the road. The homeowners have a great view of the traffic on First Avenue. It's just another "on top of your neighbor" development. It's nothing special for our special town.

Let the town know how you feel about this proposed general plan amendment. You can do this through by submitting an email to ask@orovalleyaz.gov or by calling Oro Valley Constituent Services Coordinator Jessica Hynd at 520-229-4711. You have until April 23rd to do so.
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Important Public Hearing - LaCholla Rezoning

Planning & Zoning Commission

Tuesday, April 3, 2018

6:00 PM

Council Chambers

11,000 N. LaCanada Drive

CAPELLA PLANNED AREA DEVELOPMENT.  Discussion and possible action regarding a proposed rezoning on 207 acres from large lot residential (R1-144)* to Planned Area Development (PAD) for approximately 199 acres located on the west side of LaCholla Blvd. between Lambert Lane and Naranja Drive AND 8.2 acres located on the NW corner of LaCholla Blvd. and Naranja Drive. 

*R1-144 equals 144,000 square foot lots (3.3 acre lots). The rezoning request is for minimum lot sizes of 6600 square feet.

What to expect
If approved, this rezoning will allow the development of 500 residential lots on minimum lot sizes of just 6600 square feet. It will also allow commercial OR the addition of another 70 residential lots at the NW and SW corners of LaCholla/Naranja.

The applicant is Paul Oland of the WLB Group (the development/engineering firm representing the landowner). WLB also represents Jeff Grobstein, President of Meritage Homes, the likely builder.

Who is representing YOU?
Who is representing the residents who live along the LaCholla corridor, Lambert Lane, Naranja Drive, and the Canada Hills subdivision who will be adversely impacted by this development?

In 2014-2015, when this development proposal was being presented as a Major General Plan Amendment, you were being represented by a citizens’ group, Citizen Advocates of the Oro Valley General Plan. They negotiated with The WLB Group for 9 months.  They negotiated the number of homes from 778 down to 500.  They also fought for and were granted the following Special Area Policies.

Click HERE to view the Special Area Policies.

(NOTE: The 6600 square foot minimum lot sizes were agreed to reluctantly as The WLB Group would not budge on this issue. However, in exchange for 6600 square foot lot sizes in one area of the residential parcel, WLB agreed to increase the lot sizes to 10,000 square feet along Lambert Lane).

All of this can still be re-negotiated during the current rezoning process.

Citizen Advocates is no longer active as their goal was to negotiate the Major General Plan Amendments that pertained to this property. This was settled in May 2015.

So the answer is…YOU have to represent YOU!

Entitlements vs. Mandates
The applicant’s bottom line is getting all 500 homes that they are currently entitled to build. In order for them to fit all 500 homes, the lots need to be on the smaller side, thus the rezoning request.

However, although 500 homes is the maximum allowed per the 2016 General Plan, it is not a mandate. They can always go lower on the density without requiring Town Council approval. No one is forcing them to build 500 homes.

Campaigns funded by developers
We currently have a 7-member pro-development town council whose election campaigns were funded (and will likely be funded again this year) by the same people who are looking to develop this property. It stands to reason that the applicant wants to get approval before the upcoming 2018 Town Council election when the makeup of the council could change and may no longer be so developer-friendly.

What can YOU do?

(1) Send your objection letters to Oro Valley Principal Planner, Michael Spaeth (mspaeth@orovalleyaz.gov).  Your letters will be included in the packet for the Planning & Zoning Commissioners. Should they vote to approve this rezoning despite citizen objections, your letters will then be included in the Town Council packet for the next Public Hearing.

(2) You can also plan to speak during the Public Hearing portion of the Planning & Zoning meeting.

You can view the agenda and all of the attachments HERE

View the entire proposal and the rezoning requests HERE (The rezoning requests are on pages 188-190 of the proposal)

If you are concerned about the small residential lot sizes, pay special attention to:

Items #12, #13 and #14. (Medium density residential, west side of LaCholla from Lambert Lane to Naranja).

If you are concerned about the commercial parcels, pay special attention to:

Item #4 (Neighborhood Commercial, NW corner of LaCholla/Naranja)
Item #15 (C-1 Commercial, NW corner Lambert/LaCholla)

Residents need to do more than just complain about the rampant development in town AFTER the bulldozers have arrived. You need to speak up now BEFORE the development is approved so that YOU can have a say in the future of YOUR town and YOUR neighborhood.

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.