The Hiremath "Development Pipeline" Continues To Drive Residential Home Growth

Many residents expected a slowdown in residential home growth in Oro Valley after the 2018 election

One of the things readers have said to us is that Oro Valley home growth has been rapid at a time when they expected home growth to slow down given that a new council was elected to do just that when it took office in November of 2018.

Indeed, the opposite has happened

Rather than seeing a decrease in residential construction, the town has seen an increase in the number of residential building permits issued in 2020 and 2021. (See chart at right, below)

Where did this increase in homebuilding growth come from?

Residential home growth came from the "Hiremath Pipeline"

According to Town of Oro Valley Planning Manager Bayer Vella speaking to the Planning and Zoning Commission on March 1, the increase came from actions taken by Mayor Hiremath led councils. Those councils passed several general plan amendments and rezoning changes that created this substantial growth. 

It is a "pipeline" of residential home building growth, according to Vella, spearheaded by two major developments." 

These two projects "...are really the more dramatic areas of change.”

Capella Project

Perhaps the biggest area of concentration is at LaCholla and Naranja. It is known as Capella. That development will have as many as 600 homes. A Hiremath council led the approval of a general plan amendment for Capella in 2015. They followed with a rezoning of the property in May, 2018. "We are just starting to see ground broken there in terms of subdividing subdivision development and I certainly expect it to accelerate." 

 

Tranquilo at Rancho Vistoso

Vella also pointed to a second development project. In December of 2017, the Hiremath Council approved a general plan amendment and zoning changes for the Tranquilo project. That's 227 units which are being built on the edge of Big Wash. "They are grading now and prepping the site that's across the street from Sun City, right under or near the bridge…a bridge across Big Wash." (See our editorial on this)

Vella: Town is no longer building a “pipeline” 

Things changed in 2018 with a new council. “Right now, Oro Valley is not building a pipeline. There have not been, ... residential rezoning ... of size to create a bump like that in the future.” 

LOVE Fact check: There have been no general plan amendment or rezoning to accommodate large residential developments under the Winfield Council. In fact, there have been no general plan amendments at all.
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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."