Planning Commission to consider proposed recreation and commercial development tonightThe Oro Valley Planning and Zoning Commission will hold a public hearing tonight on a proposed commercial development at the northeast corner of Oracle Road and Suffolk Drive. As LOVE reported in May, the development would feature a 25,000-square-foot Kids That Rip (KTR) indoor recreation facility, along with approximately 18,000 square feet of restaurant and retail space. The 4.7-acre property is currently vacant.
👉 Town planning staff recommends approval of the development, subject to conditions intended to address traffic, noise and neighborhood compatibility.
Two separate approvals required to proceed
A new-formed local developer and an established recreation franchise
Two neighborhood meetings reveal continuing concerns
Neighborhood meetings were held March 12 and October 22. According to summaries included in tonight's Commission's agenda packet, residents expressed concerns about traffic on Suffolk Drive, drainage, noise, building height, safety and the development's compatibility with the historic Suffolk Hills neighborhood. Some questioned whether the proposed commercial activity was appropriate next to existing homes. Others supported the project, citing the need for indoor recreational opportunities for children and potential economic benefits. The October meeting showed that concerns about the project's location and traffic impacts remained, despite adjustments to the proposed development.
Traffic study projects nearly 3,000 weekend trips
The applicant's traffic analysis projects approximately 1,594 vehicle trips on an average weekday and 2,934 on a weekend day. Each vehicle entering or leaving the property counts as one trip. The development would have entrances from Oracle Road and Suffolk Drive, with the Oracle Road entrance limited to right turns. Proposed improvements include a new northbound right-turn lane on Oracle Road, an eastbound left-turn lane on Suffolk Drive and a sidewalk along the property's Suffolk frontage. The Town Engineer supports the proposed access arrangement, although nearby residents have questioned whether the improvements will adequately address traffic and safety concerns.
Staff recommends six conditions to protect nearby properties
Town staff recommends six conditions as part of the rezoning approval.
Tonight's Planning and Zoning Commission public hearing starts at 6 p.m. in the Oro Valley Town Council Chambers, 11000 N. La Cañada Drive. Residents can review the proposed development plans, traffic study and neighborhood meeting information on the Town's project webpage.
Two separate approvals required to proceed
The property owner, LaiDar Developments LLC, is seeking two separate approvals. The first would change the property's zoning from Residential Service (R-S) to Neighborhood Commercial (C-N), allowing the proposed recreation facility, restaurants and retail businesses. The second is a conditional-use permit that would allow the KTR facility to occupy approximately 25,000 square feet, substantially exceeding the 5,000-square-foot limit ordinarily permitted for an individual business in the C-N district. Town staff recommends approval of both applications, with six conditions attached to the rezoning. The Planning and Zoning Commission will make separate recommendations on each request before Town Council makes the final decisions.
LaiDar Developments LLC is a Tucson-based company founded in 2025 by Firishta Gheyasi Cubillo. The company identifies the proposed Oro Valley development as its first major project. Cubillo has a professional background in behavior analysis, while Dr. Efrain Cubillo, a consultant to LaiDar, is a Tucson physician and medical practice executive. Neither has publicly documented experience developing or operating an indoor recreation center. The proposed KTR facility would operate as a franchise through a related company, LaiDar for Kids LLC. KTR is a Arizona-based indoor recreation business with six listed locations and a franchise program that provides facility design assistance, training, marketing and operational support. KTR estimates initial franchise investments of $2.4 million to $3.3 million, although the actual cost of the proposed Oro Valley facility has not been disclosed. Readers can learn more at [LaiDar's website and KTR's franchise website.
Two neighborhood meetings reveal continuing concerns
Neighborhood meetings were held March 12 and October 22. According to summaries included in tonight's Commission's agenda packet, residents expressed concerns about traffic on Suffolk Drive, drainage, noise, building height, safety and the development's compatibility with the historic Suffolk Hills neighborhood. Some questioned whether the proposed commercial activity was appropriate next to existing homes. Others supported the project, citing the need for indoor recreational opportunities for children and potential economic benefits. The October meeting showed that concerns about the project's location and traffic impacts remained, despite adjustments to the proposed development.
Traffic study projects nearly 3,000 weekend trips
The applicant's traffic analysis projects approximately 1,594 vehicle trips on an average weekday and 2,934 on a weekend day. Each vehicle entering or leaving the property counts as one trip. The development would have entrances from Oracle Road and Suffolk Drive, with the Oracle Road entrance limited to right turns. Proposed improvements include a new northbound right-turn lane on Oracle Road, an eastbound left-turn lane on Suffolk Drive and a sidewalk along the property's Suffolk frontage. The Town Engineer supports the proposed access arrangement, although nearby residents have questioned whether the improvements will adequately address traffic and safety concerns.
Staff recommends six conditions to protect nearby properties
Town staff recommends six conditions as part of the rezoning approval.
Vehicular access to the alley east of the property would be prohibited.
The Suffolk Drive entrance would be widened to provide one entrance lane and two exit lanes.
The developer would install signs indicating that Suffolk Drive east of the development is for local access only.
All buildings would be set back at least 150 feet from the eastern property line.
Outdoor speakers and amplified sound would be prohibited.
Illuminated signage would be prohibited on the eastern side of buildings and on the property east of the buildings.
Tonight's Planning and Zoning Commission public hearing starts at 6 p.m. in the Oro Valley Town Council Chambers, 11000 N. La Cañada Drive. Residents can review the proposed development plans, traffic study and neighborhood meeting information on the Town's project webpage.
- - -
