A Look Back at a Busy Season for Oro Valley Historical Society

Thank you
...for visiting the Pusch House Museum at historic Steam Pump Ranch on your Saturdays, for your donations to help keep Oro Valley history alive, and for your consistently positive comments about our research, exhibits, and volunteers. We enjoy sharing Oro Valley’s history with you and look forward to exceeding your expectations when our season resumes in September.

A season filled with appreciation and activity
Almost 1,800 of you came to see our displays this year. About 400 of you attended presentations we gave at the Oro Valley Public Library, Country Club of La Cholla, and to private groups at the Ranch and other locations. Donors gifted us with historical research, artwork, furniture, a printer, a permanent meteorite collection, and, of course, dollars!

With some of those dollars, we were able to design a permanent sign at the Steam Pump Building on the Ranch. Thanks to the Greater Oro Valley Chamber of Commerce Foundation, our volunteers are working to add additional permanent signs throughout the Ranch so that visitors will know the history of what they are viewing even when volunteers are not present. We also preserved and permanently displayed a 100-year-old silk wedding shawl worn by Gertrude Pusch, George Pusch’s daughter, and installed a memorial bench honoring our former president, Henry K. Zipf, great-grandson of George Pusch. In addition to financial donations, Home Depot provided volunteers to revitalize our Heritage Garden. Wait ‘til you see how our garden grows this summer!

April activities at the Ranch.
And we’re not done yet! Here’s what’s happening in April:

• Visit the Pusch House Museum every Saturday from 9 a.m. to noon to see our exhibit Oracle Road/Historic Route 80: Oro Valley’s Main Street.
• April 12: We will participate in the Celebrate Oro Valley festivities at James D. Kreigh Park from 2 to 5 p.m.
• April 13: We will be at the Pusch House Museum, providing tours and information for the Rotary Taste of Oro Valley event from 3:30 to 6:30 p.m.
• April 19: We will offer two naturalist-led, one-hour tours of the Ranch to show you who and what lived—and still live—on the Ranch. Tours are at 9:15 and 10:30 a.m. 
• May 10: We will host a visit from members of the Tucson Historic Preservation Foundation before their journey to Oracle.

See you in September.
This will be our last submission to LOVE until September, when our season continues with new and informative (and fun!) exhibits at the Pusch House Museum. Over the summer, we’ll focus on administrative tasks, including revising our website—so check back often to see our new look.

We love keeping Oro Valley history alive. Join us—history loves company!

https://www.ovhistory.org
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OVCN’s Campus Expansion Efforts Marked By Delays and Strategy Shifts

Tonite’s council meeting may bring another delay
Tonite, the Oro Valley Town Council will decide whether to grant the Oro Valley Church of the Nazarene yet another postponement. This one is a delay of a possible council decision to overturn the Planning and Zoning Commission's recent denial of a height request for a new building. Postponements are the hallmark of OVCN. They seem to request one every time things are not going well for them.

Four years of delay and suspense
That is the history based on our review of their efforts to enlarge their current location over the past four years. The Town has granted a number of postponements to give OVCN more time to pursue its objective to somehow and in some way enlarge its facility—and at the same time extend the suspense for the many residents who oppose their efforts.

Initial proposal aimed to build a full sports complex
In early 2022, OVCN submitted a rezoning request to transform its campus with the addition of a sports complex. The initial plan included a full-sized football/soccer field and other athletic facilities. The proposal quickly drew opposition from nearby residents, who cited traffic, lighting, noise, and loss of neighborhood character as major concerns. Fourteen neighbors submitted a formal opposition letter to the Town on March 1, 2022.

First postponement: no Planning & Zoning hearing in 2022
Despite these concerns, the application moved forward. A Planning and Zoning Commission (PZC) hearing was originally expected in 2022, but OVCN requested a delay. Town staff announced that the hearing would not occur before January 2023. This marked the first of multiple postponements that would stretch the process out for years.

Resident frustrations grew as proposal remained active
In October 2022, the Town facilitated a meeting between OVCN and affected neighbors. Residents reiterated their opposition to any version of the project. They pointed out that OVCN had previously removed trees and gates that were part of its original development agreement—actions that contributed to distrust. Some residents also noted that town staff appeared to be working with OVCN to “find a compromise,” even contacting neighbors directly after the meeting to negotiate support. These efforts were unsuccessful.

Second postponement: OVCN delays again in 2023
By early 2023, OVCN had not withdrawn the rezoning application but again postponed its progress. Town staff indicated in February 2023 that OVCN had requested more time. The item was not scheduled for the March or April agendas. Over the next few months, the proposal remained on hold, with no public movement.

Third postponement: still no hearing by late 2023
As of late 2023, the application remained pending with no scheduled PZC hearing. In October, Town staff again confirmed that the delay was at OVCN’s request. Residents expressed frustration with the lack of transparency, noting that the church continued to revise its plans behind closed doors. The rezoning request still had not been withdrawn. It is today laying nascent in the queue.

New proposal avoids rezoning, raises new concerns
In 2024, OVCN changed its approach. Rather than pursuing rezoning for a sports complex, it introduced a plan to build a 40-foot-tall sanctuary, a student center, a maintenance building, and over 800 paved parking spaces. These were all permitted under existing zoning, with the exception of the sanctuary height, which would require a variance. Town staff confirmed the height request would be reviewed by the Board of Adjustment. Meanwhile, the original rezoning request stayed “on hold.”

Neighbors fear sports complex is still the goal
Residents questioned whether the sanctuary might eventually become an indoor sports facility—especially since the original request included such a structure. Concerns also included additional traffic, parking congestion, and the size of the project. In August 2024, neighbors attended a meeting with OVCN but left disappointed. The church presented no specific site plan and asked for general feedback, saying final decisions had not been made.

Questionable outreach efforts and neighbor response
Following that August 2024 meeting, OVCN sent a form letter to neighbors suggesting it had not heard back from them—despite their attendance at the meeting. Residents saw this as a misleading outreach effort. Longtime neighbor Tricia Tozier stated publicly that she felt OVCN had no real intention of listening. The meeting did little to reduce neighborhood opposition.

Another postponement
The Planning and Zoning Commission rejected the OVCN request for a height variance in January. OVCN appealed that decision to the Town Council. When the hearing came up in late January, OVCN asked for yet another postponement—this time because they had hired new legal counsel. The hearing was rescheduled for tonight.

And a request for yet another postponement to be heard tonight
Then, several weeks ago, OVCN asked for a postponement of this hearing. It doesn’t matter why. We have reported why. It doesn’t matter why they want it. It matters that they want it. Our surmise is that they want more time to work the system, to work the neighbors, and to build a legal basis for a possible future legal challenge.

Tonight the council can say "No"

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Want to learn more? Read our years long coverage.

Vistoso Trails Nature Preserve Concerns Dominates First Trails Connect Study Meeting

Vistoso Trails Nature Preserve: Front and Center
Discussion of the Vistoso Trails Nature Preserve dominated the first meeting of Oro Valley’s Trails Stakeholder Group. More than a dozen residents and trail users joined the virtual March 12 meeting to kick off the public input phase of the Town’s Trails Connect study.

Strong resident focus on that one trail area
Out of the 74 minutes of trail-related discussion, roughly two-thirds of the time (about 50 to 55 minutes) focused specifically on the Vistoso Trails Nature Preserve. Residents praised the trail’s accessibility, safety, and value to nearby neighborhoods. At the same time, concerns were raised about access points, signage, and trail etiquette. One participant noted that informal entry routes pose safety risks and contribute to off-leash dog issues. Others brought up long-term needs such as trailhead parking, revegetation, and how future maintenance and improvements would be funded.

Oro Valley's other trails were only briefly discussed
Participants also acknowledged other key trail areas in Oro Valley. These included the Loop, Honeybee Canyon, Big Wash, and Panorama Park. Attendees praised the Loop for its accessibility and connectivity, while Honeybee Canyon was recognized for its scenic desert trails that attract regional users. Big Wash was noted for the quality of its trailhead and paths, and Panorama Park was highlighted as a natural area with exceptional views.

Town planner Vella encourages a town-wide focus
Town Planning Manager Bayer Vella worked to ensure the discussion reflected the full scope of the Trails Connect study. He began the meeting by explaining that the plan includes both unpaved trails and paved multi-use paths throughout the town. He pointed to examples like the Loop, Big Wash, and future connections to regional areas such as Catalina State Park and Pinal County. When the discussion returned often to Vistoso, Vella acknowledged those concerns but reminded participants that the plan’s purpose is to develop a comprehensive trail network that benefits all users. “My hope is that everyone in this meeting can view this as all boats rise,” he said, “not a competition in terms of funding and who gets what.”

What’s next...You need to be involved
There is no doubt that Vistoso Trails Nature Preserve is a very important town recreational asset. There's no doubt that it needs to actually be created. Still. The next meeting ought to have a broader focus. That meeting is scheduled for April 23. At that time, the group will focus on reviewing initial findings from surveys and stakeholder input, and begin shaping draft goals for the Trails Master Plan. It would be good to get broader participation from residents who use trails across different parts of Oro Valley. Interested in joining or learning more? Visit www.OVTrailsConnect.com.

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Want to know more? Read our previous article on the study.

Bits and Pieces

320 Luxury Apartments designed for Oro Valley Marketplace...First public review next Tuesday
The Oro Valley Planning and Zoning Commission will meet next Tuesday to consider an architectural design for the proposed HSL Encantada 320 luxury apartment complex at the Oro Valley Marketplace. This review is a required step before construction can proceed. The focus will be on how well the proposed architecture aligns with the town’s established design principles and the existing Marketplace design plan.  The site is near the southwest corner of Tangerine Road and Water Harvest Way, placing it in a high-visibility location that will become an important part of Oro Valley’s commercial and residential landscape. While the Town Council approved the Master Development Plan in November 2023, the architectural specifics are subject to separate approval to ensure compatibility and design quality.

Town waiting on larger grants

The Town of Oro Valley is counting on grants to provide significant funding for many of our capital projects. The town has requested more than $22 million in grants in the past year and a half and was awarded a little over 3 million as of the end of February.  About half of the requested grant amount is waiting for approval. One of these is the grant for bridge repairs in Oro Valley.  Another portion is funding for planning of a new police facility. Hopefully, at least some of this money will come through. (Our previous grant status report)

(Phony survey says that) Oro Valley Is America’s Safest and Wealthiest Retirement Town

There "buzz" in town about a survey that claims Oro Valley is the safest and wealthiest retirement community in the United States. It’s even being referenced as people consider the development of 2025 General Plan. The survey was created by a website called GoBankingRates.com.  Our research tells us that this survey really isn't worth much and that it certainly should not be relied upon for town planning purposes.  Here's why.

GoBankingRates.com is a marketing site that publishes surveys and rankings designed to draw attention and generate business leads for financial products like mortgages, credit cards, and retirement accounts. While the survey uses data from credible sources, such as the U.S. Census and Bureau of Labor Statistics, the way that data is combined and weighted is unclear and uses median retirement income rather than true wealth. It ignores factors like home equity, debt, and regional cost of living differences. Add to this the fact that every survey they do looks the same, possibly AI-generated writing. It may be fun to read, but it should not guide serious town decisions.

Kohls closes 27 stores this weekend... Oro Valley spared

Retailer Kohl is closing 27 stores nationwide. Oro Valley is not on the list. Kohls business is "off." The retailer's sales declined 9.4% in the fourth quarter of 2024 and 7.2% for the year.   The company emphasized that these closures are necessary to support its long-term growth strategy.

Council Shifts $400K Saved To A New Shannon Road Project

Town Council approves using "leftover" money... Staff "Slips one through"
The Oro Valley Town Council, during its March 20 meeting, approved using $400,000 in leftover funds from the La Cañada mill and overlay project to improve a temporary dirt path along Shannon Road between Naranja and Tangerine roads. The funds will be used to create a dust-free, two-lane local road with a cape seal surface and a separated multi-use path (MUP) for pedestrians and cyclists.

Council votes on March 20 to repurpose funds
The Oro Valley Town Council, during its March 20 meeting, approved using $400,000 in leftover funds from the La Cañada mill and overlay project to improve a temporary dirt path along Shannon Road between Naranja and Tangerine roads. The funds will be used to create a dust-free, two-lane local road with a cape seal surface and a separated multi-use path (MUP) for pedestrians and cyclists.

Project funding comes from significant budget savings
The La Cañada Drive mill and overlay project was completed on November 15, 2024, under budget by $594,243.57. Town staff requested $400,000 of these funds for the Shannon Road improvements, which will cover design, grading, compaction, and cape seal treatment on the new roadway and MUP. Shannon Road currently transitions from a two-lane paved roadway to an unmaintained dirt path; long-term plans under the RTA Next plan envision a $23.4 million widening and paving project.

Neighbors call for dust control and safer access
The path was initially created during the installation of a water line and has since become a shortcut for vehicles, raising dust and creating safety issues for residents. Several residents spoke in support of the improvement, sharing concerns about dust, emergency vehicle access, and pedestrian safety. They noted that emergency responders previously had difficulty locating homes in the area and that current traffic conditions pose hazards to both residents and students from nearby Ironwood Ridge High School.

Town engineer calls this an opportunity for safety improvements
Town Engineer Paul Kiesler described the project as an opportunity to use leftover funds efficiently and improve safety. The project also reduces emergency response times by creating a direct route that eliminates a three-mile detour. The temporary roadway will be posted at 25 mph and serve as a local collector connection until the planned arterial project is built, pending RTA Next funding approval.

A road built for light use may face heavy traffic

The town plans to build the Shannon Road connection using a cape seal surface — a treatment designed for light to moderate traffic on local roads. This approach combines a chip seal and slurry seal to create a smooth, dust-free surface but is not meant to withstand heavy, sustained traffic over long periods. Now that the road will connect Tangerine Road to lower Shannon, it is likely to see significantly more use, including school traffic and deliveries. Resident Ryan Broom expressed this concern, stating the road is already a traffic problem: “The town has created a major nuisance... We have a huge high-speed thoroughfare connecting a state route to a high school.” His comment highlights the tension between a cost-effective short-term solution and the reality of heavier long-term use.

Vice mayor objects... This project was never planned...Funds could be saved for projects that are already in the town's capital improvement plan
However, Vice Mayor Melanie Barrett abstained from the vote, voicing several concerns. She questioned the use of these funds for a project that was not part of the town’s planned capital improvement projects and noted that the proposed road surface could be temporary until a larger road project is potentially funded through RTA in several years. Barrett also recalled past opposition from residents to making Shannon Road a through street, expressing uncertainty about current resident sentiment. She requested more time to evaluate whether this was the best use of funds compared to other capital needs. No other Council Member objected.

Council moves forward despite Barrett's concerns
Despite these concerns, the council voted 6-0 to approve the project, with Barrett abstaining. The project will move forward with design and construction planned for this budget year.

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Oro Valley Financing NWRRDS Project Cost Overruns— $6 Million Loan Approved, $12 Million More Coming

Oro Valley approves $6 million loan for NWRRDS water project
Last week, the Oro Valley Town Council unanimously approved a $6 million senior lien water revenue obligation. This new loan will help fund an overrun on the town’s share of the partnered Northwest Recharge, Recovery, and Delivery System (NWRRDS) project — a multi-agency effort to deliver some of Oro Valley’s Colorado River water allocation directly to the town, rather than routing it through Tucson Water. The project’s partners are Marana and Metro Water.

As it turns out, NWRRDS is a very expensive project
The project has turned out to be far more expensive than town staff envisioned in 2017. Partnered costs have grown from $30 million in 2017 to $49 million today. Oro Valley’s share was projected to be around $12–$13 million in 2017, based on its contractual capacity of 4,000 acre-feet per year. Today, that share is about $21 million. The independent portion of the project, which Oro Valley funds entirely, was originally estimated at $6 million. The town now plans to seek a $12 million WIFA loan in April 2025, doubling that initial estimate as well.

Concerns about project management... and total project cost
This ballooning cost should have prompted discussion by the council last week. Questions like: Are our Oro Valley Water engineers competent in bidding, managing, and, most importantly, reporting to their customers on complex projects where risk and inflation will inevitably revise the initial estimate? — have never been asked. Instead, councilmembers praised the town’s strong finances and debt management during the meeting. But no one asked why this overrun exists, how realistic future funding assumptions are, or whether Oro Valley residents are being asked to pay for mismanagement or avoidable cost increases.

The loan to fund the partnered portion overrun is a private placement
The council approved the $6 million loan to help fund the overrun on Oro Valley’s portion of the partnered project. The funding will come through a private placement loan at an interest rate of 4.085%, repayable over 10 years.

Town is paying a premium interest rate for convenience
Town staff and advisors called the 4.085% tax-free interest rate “favorable,” but not all residents are convinced. One knowledgeable reader pointed out that the town may be paying a premium — less than 1% above what would be typical if they were able to borrow in the public market and exercise early payoff flexibility. Over a 3–10 year window, comparable borrowing rates would range from approximately 2.79% to 3.17%.

The private placement route offered convenience: no underwriting costs, no credit rating expenses, and a simplified process with six institutional bids. However, residents are left wondering whether the town thoroughly explored a public offering. While a $6 million deal is small by municipal standards (where issuance costs can be significant), the absence of comparative analysis leaves questions unanswered. As one resident put it: “It would be helpful if they provided more numbers as a comparison to the private placement.”

More borrowing ahead — and more questions
The $6 million private placement loan is only part of the picture. On April 16, the council will be asked to approve an additional $12 million WIFA loan for the independent portion of the NWRRDS project, bringing the total new borrowing to $18 million. The plan, according to staff, is for 60% of that debt service to be paid by future impact fees and 40% by the groundwater preservation fee (GPF).

But residents are asking: Where will the approximately $11 million in needed impact fees come from? According to the town’s 2022 fee schedule, the residential water impact fee for a standard 5/8" meter is $6,387 per home. That translates to roughly 1,700 new homes needed just to cover the planned impact fee share. Given current market conditions, including a growing apartment surplus in Tucson and slowdowns in new development, that target may be unrealistic.

One concerned resident wrote: “It appears to me that the 60/40 Impact Fee/GPF split can't be maintained. Our impact fee per house yet to be built is far too low to cover 60% of NWRRDS cost overruns. The GPF will possibly need to cover far more than 40% of the new debt service.” In other words, existing residents — not future growth — could end up footing more of the bill than originally planned.

What’s next?
The $6 million loan will close on April 22, giving the town the funds needed to cover project overruns and continue construction. But with another $12 million loan request coming next month and serious questions about funding sources and cost management, residents are left wondering: How much more will they be asked to pay — and when will the town council start asking hard questions of its own?
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Oro Valley's Destination Marketing... A Year In... Still a Work In Progress

Still getting started
It has been a year since the town took over responsibility for destination marketing, replacing the services provided by Visit Tucson. By canceling that contract with Visit Tucson, the town saved almost half a million dollars annually. What has been accomplished to date? Well, not much, in terms of their mission: though there are a number of things that have been done.

For one, the town hired a destination marketing manager, Crystal Franke. Last week, Franke and economic development director Paul Melcher discussed with the town council what they have been doing. Their report was requested by Town Council member Mary Murphy at the February strategic planning study session.

The unstated mission: Generate sales and bed tax revenues
There is no formal mission statement for the town’s destination marketing effort.  The fact that there is no formal statement is a problem that needs to be addressed. Here's our cut what we think it is: “Drive economic activity through tourism-related events and marketing efforts to increase the town’s sales and bed tax revenue."

To date effort is far short of accomplishment
When asked directly by Mayor Winfield about what they've accomplished, Melcher didn't have much to say except that, based on post-event surveys, he estimated that the Tucson Bicycle Classic generated about $183,000 in economic activity for the town. Multiply that by Oro Valley’s 2.5% sales tax, and that event generated a little over $4,500. Melcher did not report how many hotel room nights, if any, were directly attributable to this event.

...And long on things done
Instead of reporting concrete results, Melcher focused on things they had done. They launched the Explore OV app, created an Instagram account, sponsored a cycling event, organized public art tours, began a leisure travel study, continued monthly meetings with resorts, and planned a June familiarization tour for event planners. The town plans to hold this tour in June, despite Oro Valley’s high summer temperatures. (June is a poor time to invite event planners to Oro Valley — the extreme heat alone is enough to discourage visitors.)

Council questions spending...
Vice Mayor Melanie Barrett raised concern over the large website budget, thinking it excessive. Melcher responded that while the website cost is a one-time expense, there will be ongoing annual maintenance costs of up to $25,000, and the town is still deciding whether to handle this work internally or through outside contractors. Barrett noted: “To me, that seems like a lot of money to spend on a website… hopefully, if there’s that much in the budget for a website, it will be an incredible website.”

...Membership of a "stakeholder advisory group"

Barrett and Murphy asked why there were no residents included in the stakeholder group with whom Melcher has been working. He said that this group is considered an internal working group and not open to the public. It includes the two major resorts, some arts and cultural organizations, state and federal parks affiliates, and local venues. 

The two major resorts — the Hilton Tucson El Conquistador and Westward Look — were referenced indirectly during the presentation as part of the stakeholder group, but there was no specific discussion of their role, performance, or involvement beyond general mentions of resort support. These resorts are working on their own with Visit Tucson for their destination marketing.

Still more activities on the horizon
Looking ahead, steps include completing the leisure travel study within the next six to eight months, which will guide future marketing and venue improvement decisions. Development of a dedicated Explore Oro Valley tourism website will follow, timed to launch with the study’s completion. As mentioned, in June, the the town will host familiarization tours for event planners to showcase local venues and resorts. Additionally, the town will work with Discover Marana on regional tourism initiatives such as developing a joint five-year tourism strategy, and promoting outdoor events such as the Tucson Bicycle Classic, which began in Marana and finished in Oro Valley.  The goal is to position the region as a cycling destination and training hub, attracting professional teams and visitors looking for safe roads, good weather, and scenic routes.

Maybe someday these efforts might pay… maybe…
It clear that the town’s destination marketing effort is still in its early stages. While they have taken steps to set up tools like an app, a social media presence, and public art tours, concrete results — such as measurable increases in room bookings or significant economic impact tied directly to their efforts — have not yet happened. Much of what they have presented so far is groundwork, with key initiatives like the leisure travel study, website development, and formation of a tourism advisory board still in progress. Their plans appear to be long-term, with major outcomes likely years away rather than near-term. For now, the effort remains a work in progress.

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