The Oro Valley Planning and Zoning staff are recommending approval of two developments that will bring significant changes to the Rancho Vista Boulevard and Tangerine Road intersection. The plan involves repurposing open commercial acreage into high-density rental residential space, specifically for 207 tiny rental homes, thus transforming the area into "schlock city.". It is the rooftops strategy on steroids (Previous LOVE reports on this project).
A supposed “free fix” to a traffic nightmare
Staff has vetted the request of developer NexMetro in three neighborhood meetings. Residents have repeatedly expressed concerns regarding traffic safety implications in the area. This intersection is a "crash" problem that the town has failed to fix over many years, despite the intersection being the town's second most accident-prone area. It is a fix over which the town has complete control.
Town has neglected to fix this long-standing self-inflicted wound
For years, the town has been aware of crash issues at this intersection but has taken minimal action, hoping that a developer would address the problem. Recognizing the significance of the issue, ADOT independently alerted the town about the necessity for traffic signal modifications, which will be funded by $570,000 in federal funds. In addition, town staff has long had the opportunity to propose improving this stretch as a Capital Improvement Project. It is not required that a developer fix the town's Town’s self inflicted wounds in exchange for an entitlement.
Now, as a condition for approval, staff sees this as a way to get the "fix" done for free
Staff says their support is consistent with the General Plan
Staff also justifies their endorsement of the proposal by stating that, in their opinion, it aligns with the general plan. This new super high-density rental housing offers "transitional housing" between commercial property and the medium-density owner-occupied residential properties in the area. According to the 2015 General Plan, the town should have more "transitional housing." In fact, the project's ability to provide this transition is their primary reason for asserting that it complies with the 2015 General Plan.
What’s missing: No control over "true density"
Staff has not proposed restrictions on the number of residents that can occupy each unit or the allowable number of vehicles per unit. Consequently, the development could potentially expand into a "housing project.” Even if there were such restrictions, the town would have no way to enforce them.
Community action tonight?
We expect substantial resident turnout at tonight's meeting. Residents are against this proposal, expressing their objections at all three neighborhood meetings. This hearing is yet another opportunity for them to do so.
This hearing marks another progression in the overall process. The Planning and Zoning Commission, while influential, does not hold the ultimate authority to either approve or reject the proposal. The final decision rests with the Town Council, which will likely review the proposals either later this month or in January.
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| 207 Tiny Homes at Rancho Vistoso Blvd and Tangering Rd |
Now, as a condition for approval, staff sees this as a way to get the "fix" done for free
Staff approval of the project requires that the developer complete a reconfiguration of the intersection. It is staff’s conjecture, without proof, that this proposed fix will enhance safety. The NexMetro "fix" will work, according to staff, even though what will look like tiny homes will add almost 1,500 additional trips daily to the intersection.
Staff says their support is consistent with the General Plan
Staff also justifies their endorsement of the proposal by stating that, in their opinion, it aligns with the general plan. This new super high-density rental housing offers "transitional housing" between commercial property and the medium-density owner-occupied residential properties in the area. According to the 2015 General Plan, the town should have more "transitional housing." In fact, the project's ability to provide this transition is their primary reason for asserting that it complies with the 2015 General Plan.
What’s missing: No control over "true density"
Staff has not proposed restrictions on the number of residents that can occupy each unit or the allowable number of vehicles per unit. Consequently, the development could potentially expand into a "housing project.” Even if there were such restrictions, the town would have no way to enforce them.
Community action tonight?
We expect substantial resident turnout at tonight's meeting. Residents are against this proposal, expressing their objections at all three neighborhood meetings. This hearing is yet another opportunity for them to do so.
This hearing marks another progression in the overall process. The Planning and Zoning Commission, while influential, does not hold the ultimate authority to either approve or reject the proposal. The final decision rests with the Town Council, which will likely review the proposals either later this month or in January.
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Note: The commission approved both of these measures by a 3-1-1 split vote (yes-no-abstain).
Note: The commission approved both of these measures by a 3-1-1 split vote (yes-no-abstain).
