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.