Council approves two related actions
The Oro Valley Town Council voted Wednesday to approve two related actions for the Town-owned portions of the Oro Valley Town Center property near Oracle Road and Pushview Lane. Council approved a general plan amendment for part of Area 4 and a PAD rezoning amendment for portions of the former Rooney Ranch property.
Provides for significant opens space...
According to Town staff, the approved plan increases permanent open space from 69 acres to about 88 acres, about 78 percent of the subject area. It also eliminates 77 previously approved single-family lots in Area 4 and increases the buffer to nearby El Conquistador patio homes from about 100 feet to 350 feet. Staff also said the plan reduces building heights on the Town-owned portions of the property, including removal of a previously allowed 75-foot hotel entitlement.
... and a more restricted residential housing plan
The general plan amendment was approved unanimously as presented. The PAD rezoning amendment, however, was changed during the Council meeting. It was passed 5-1. Mayor Joe Winfield amended the motion to restrict Area 3 to one- and two-story ownership townhomes. That removed the apartment option from the plan. The motion also limited linear commercial height in Area 2B to 30 feet, including architectural features.
...which means that the council left "money on the table" in order to accommodate residents
That change highlighted an issue also raised the previous night during Planning and Zoning Commission discussion. They discussed this. It was their conclusion that limiting the residential use to just town homes could reduce the future value or marketability of the property. They also felt it was too restrictive of future council options. Council Member Josh Nicholson echoed their thoughts regarding reducing market value. Nicolson, who owns and operates apartments, said apartments could potentially generate greater land-sale value for the Town than townhomes. He said an apartment project could produce about $5 million in taxpayer revenue, compared with “just a couple million” from townhomes. Council Member Nicolson, however, did not agree. He was the lone no vote.
Mayor Winfield felt that trade-off was a good one...
Winfield, however, said staff had spoken with developers who expressed support for ownership townhomes. He did not address the value issue. He also said he believed that type of housing would be supported by a majority of residents. His motion made clear that he wanted a more limited residential product than the one staff had brought forward; that he placed more value on lower intensity development.
...as most on council agreed
Though there was disagreement on this, council, nevertheless, voted unanimously to approve the motion. One member told us that "The only reason I did not push back (on Winfield's motion) what that it was a reasonable compromise. I was very happy with the fact that we were able to get almost 80% open space."
Residents got what they wanted...lots of open space... restricted residential housing
Residents who spoke at the public hearing offered differing views. Some urged the Town to preserve the property as open space because of its scenic location and importance to the character of the area. Others supported the revised concept because it increases open space, reduces building heights, and removes the previously approved single-family lots. In the end, their views were clearly considered. Council moved the project forward, but with a more restrictive residential limit than originally proposed.
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