On March 21, 2018, the Oro Valley Town Council approved a change in Section 24.9 of the Zoning Code to remove the 600-foot Exclusion Zone between the Rancho Vistoso Neighborhood-3 Economic Expansion Zone (EEZ) and residential properties within the Rancho Vistoso Pad. At the same time, three other Oro Valley parcels zoned as T-P (Technological Park) have now been granted EEZ status. So, why should you care about something as seemingly arcane as this? And what is an Economic Expansion Zone?In an EEZ, Public Participation is Eliminated
New development within the current Rancho Vistoso and new EEZ’s is now at the sole discretion of the Planning Administrator and Town Council. In other words, there will be no Public Participation. But why?
Besides the arbitrary Technological Park zoning, what do all these parcels actually have in common? Each has well-established residential areas within 600 feet, unlike the successful Securaplane, Tucson Orthopedic, Ventana, Western National Parks and Icagen properties in the Rancho Vistoso EEZ.
Economic Development at Tangerine and La Canada
Creation of a new EEZ at Tangerine and La Canada may not have been possible prior to the code change. That new EEZ would have been within 600 feet of the proposed Miller Ranch Development. This same development is coming before the Planning Commission on May 1, 2018. Thus the code change is very timely if you happen to be a land speculator holding a parcel within a newly created EEZ. Prior to March 21, 2018, no EEZ would have been possible there.
I encourage all readers to read the Oro Valley Zoning Code Section 24.9 Economic Expansion Zones. It will not take you very long because there is very little there.
The hidden meaning of “Streamlined Review Process”
It may be tempting to think that the grandly dubbed Economic Expansion Zones are more than they actually are. The only significant difference between an EEZ and any other piece of Oro Valley property zoned for commercial is the "streamlined review process” for development within the EEZ. This includes the opportunity to bypass Public Participation and review by the Planning and Zoning Commission. Being in an EEZ does not convey any other unique benefits. Thus, while it may be easier to get commercial property built in an EEZ, this in no way impacts the probability of long-term success.
Successful new businesses cited in the Town’s argument for update to the EEZ code in the Rancho Vistoso EEZ are all located in the center of the existing Economic Expansion Zone, far from residential properties. Don’t believe me? Take a drive up East Innovation Park Drive yourself. You will pass Securaplane, Tucson Orthopedic, Ventana, Western National Parks and Icagen and you can see what a Technology Park environment actually is.
At the intersection of E. Innovation Park Drive and E. Rancho Vistoso Drive, you will see the Anthem property which now has the full advantage of all other EEZ parcels. If you don’t work in the Technology Park, you may not even know where it is! And that is a good thing. And if you can see it up close from over your backyard wall, it is almost definitely not a Technology Park. At best it is a transition property. Unfortunately, now in the case of Anthem’s property, the neighbors will have no formal way to participate in the process of what gets built there.
EEZ expansion means nothing more than removing Public Participation and Planning and Zoning Commission review from a select group of Oro Valley parcels.
What could go wrong? Exhibit A:
The El Conquistador Country Club acquisition is a great example of what we all know can go very wrong when a select few work behind closed doors. In this case, an EEZ-type process moved us forward rapidly to take advantage of a seemingly once in a lifetime opportunity. However, as readers of LOVE well know, the long term viability created by a sufficient supply of willing customers, namely paying Country Club Members, did not exist.
Businesses should be good neighbors and welcome Public input and P&Z Review
I have a hard time believing that the Public Participation and Planning Commission processes in and of themselves are going to ultimately stop a good tech business that truly believes they can be successful in Oro Valley over the long term. Public Participation and Planning and Zoning Commission review should be viewed as a learning experience, not a deal breaker. After all, it’s not a deal breaker for otherwise viable relocations.
The Power Grab
An open power grab is occurring within our Town right before your eyes. Public participation is being scapegoated as the cause for land speculators not maximizing their profits on their timelines. Public participation is also being cited as the sole reason why prospective employers are not locating in Oro Valley. Common sense tells us there must be a lot more to choosing Oro Valley over the long term than just this.
Your right as a resident to participate in the process of evaluating and helping to shape what is being built on undeveloped commercial land near you is now under serious threat. Don’t just watch it EEZ-ily disappear into direct administrative review. Please take the opportunity to speak up about this at Council Meetings and Planning and Zoning Meetings.
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Tim Bohen grew up in Southern California and moved to Oro Valley in 2015. He has a Bachelors degree in Physics from UCI and an MBA from Loyola Marymount. He is employed as a Systems Engineer. He graduated from the Community Academy in 2016 and the Citizens Academy in 2017. He was recently appointed to the Oro Valley Historic Preservation Commission and is a volunteer mediator with the Arizona Attorney General’s office. His interests include aviation and history, with his greatest interest currently being frontier life and how the West was settled.
