Vistoso Marketplace Concept Reopens Woodburne...Rancho Vistoso ... Tangerine Traffic Discussion

Study session links roadway safety and possible new marketplace
Last week, the Oro Valley Town Council held a study session on one of the Town’s more difficult traffic areas: the area around Woodburne Avenue, Rancho Vistoso Boulevard, the Safeway northern access, and Tangerine Road. Public Works Director Paul Keesler told council that the Safeway northern access and the Woodburne Avenue/Rancho Vistoso Boulevard intersection have about five to six crashes a year. He said that number has long concerned the Town.

Roadway discussion reminds all of Avilla-era traffic concerns

The last major council discussion of this area occurred during the 2024 review of the Avilla Homes proposal. That proposal was not approved after residents and council members raised traffic and roadway concerns. Last week’s discussion brought back many of those same issues. They included traffic near the Safeway northern access, left turns onto and off Rancho Vistoso Boulevard, the possible use of the Safeway rear access area, the location of a new traffic signal, and traffic backing into travel lanes. 

A 2027 lane and roadway reconfiguration plan...

The Town’s current plan is in the 2027 budget. It is to reconfigure the lanes, increase left-turn storage, and to rebuild the median between Woodburne Avenue and the Safeway northern access. One day, the town would like to add a traffic signal there. Staff said the lane changes would address many existing crash factors. Staff also said a future signal would address the remaining safety issues by controlling left turns and reducing the need for U-turns at Woodburne Avenue. Staff identified about $747,000 in impact-fee funding for lane reconfiguration in the proposed capital improvement plan.

...Paused to consider impact of "Vistoso Marketplace"
Staff was planning this work when they learned of a possible commercial project on the southwest corner of Rancho Vistoso Boulevard and Woodburne Road. It is called Vistoso Marketplace. The concept for includes a Sprouts Farmers Market as the anchor tenant, a retail building, and possible pad uses on the south side of the property. 

The project will affect traffic in the area because it will add new commercial activity near an intersection already under review for safety concerns. The project has not yet been submitted as a formal development application. It remains in the early stages. It is being proposed by W.M. Grace Companies.

Residents echo concerns... "Though we're happy with Sprouts..."
Mayor Winfield took the unusual step of accepting audience comments when the study session discussion began. Several residents spoke. Their comments echoed many of the concerns raised years earlier in  the Avilla Homes review. They questioned why the item was being discussed before a formal application had been filed. They also urged the Town to consider the full traffic effect of the project and future development in the area before deciding on roadway changes. One resident captured the reaction, saying, “Sprouts, hey, we love Sprouts,” but adding that the full shopping center puts the matter “into a whole different ballgame.”

Key decisions remain ahead
Council did not approve the Vistoso Marketplace project. It did not approve the planned road design. It did not approve a new traffic signal. This was an early discussion of how the Town might address an existing traffic safety problem while also planning for possible commercial development at the same intersection. The central question going forward is whether the Town can improve safety and traffic flow in an area that already has problems, while also accounting for a commercial project that has not yet been formally submitted for review.

- - -

The Avilla Story: Residents Can Make a Huge Difference When They Get Involved

Tiny rental homes could not be a worse fit for Oro Valley
Last week’s council denial of the Avilla tiny rental homes rezoning project was a victory not only for those who live in the area but also for all residents of Oro Valley. It was a victory because if there ever was a residential housing project that didn't belong in Oro Valley, then this was the project. Residents felt that two hundred and seven tiny rental homes stuffed around the Safeway plaza in Rancho Vistoso was just a bad idea—such a bad idea that it is astounding that town staff supported it.

Residents hated the project
Residents made it known that they were against the project in big numbers when they packed Council meeting chambers [see panel below-right]. They presented a number of objections… from traffic concerns… to a tainted Planning and Zoning Commission approval… to the simple objective of cramming ultra high density rental housing around the Safeway Plaza.

Fearing a worse traffic nightmare than already exists
This project, residents felt, would make it worse, despite the assurance of the applicant that they were going to make things better by creating a shiny new intersection. After all, a little skepticism is a good thing. 

The shiny new intersection was presented by a traffic engineer hired by the applicant and not by town engineer, Paul Keesler. Keesler only spoke when pressed by Council Member Solomon to guesstimate what it would cost the town to build the intersection. He was very hesitant to answer, dropping a number in the $2-$3million range. He did not opine on whether the proposed intersection design was a good solution or even the best solution.

Residents were involved
They made a difference
We think the most telling thing was the gathering of 23 pages of 1,045 signatures—all against the project. This represents more than 700 households. Resident Shirl Lamonna and others gathered the signatures. The time and effort devoted to doing this was a significant commitment over many months. The result was Lamonna’s three-minute clip [panel left] in front of the council to tell them that the people didn't want the project. That’s a lot of work for a moment in front of the council, but it made a huge difference

Thus, the land remains zoned for commercial use
At the meeting, Town Planner Michael Spaeth painted a doomsday scenario if the project were not approved. He told the residents that the property, as it is currently zoned, could one day have very large buildings on it—buildings that could obstruct views and bring "gobs" of traffic. His inference, of course, is that the residents should want the Avilla project because it will be less of a monster; and, as a bonus, they will get a shiny new intersection. The residents and the town council didn't buy his argument.

One day the property could have commercial buildings on it. On the other hand, it may stay vacant for another 50 years, which would be just fine with everyone who lives in the area—everyone except the property owner, who doesn't live in the area.

- - -   

It's Unanimous: Council Rejects Avilla Homes Project

All seven say "No"

Last night, the Oro Valley Town Council unanimously rejected the Avilla Homes rezoning project that would have put 207 tiny rental homes at the intersection of Rancho Vistoso Boulevard and Tangerine.  After a 2 1/2 hour discussion, Mayor Joe Winfield motioned to deny the concept based on it's nonconformance with the general plan and lack of addressing substantial traffic issues that would occur as a result of the project. Council Member Josh Nicolson seconded the motion.  

The vote is a major victory for the thousands of residents who opposed this project.

More to follow next Tuesday.

- - -

Council To Meet The Avilla "Trojan Horse" Tomorrow Night

The Trojan Horse:  A needed intersection change...

Tomorrow night, the Oro Valley Planning and Zoning staff will introduce a "Trojan Horse" to the Oro Valley Town Council. On the outside, the Trojan Horse is a shiny new intersection for Tangerine and Rancho Vistoso Boulevard. However, on the inside, not always apparent but not entirely concealed, is a significant zoning change.

...that is bundled with zoning changes that will allow ultra high density housing

This change would require the council's approval for two zoning modifications, allowing the addition of 207 small single-unit apartments (Avilla Projects) on two plots of land in the area. The council must approve this change as the land is currently zoned for commercial purposes.

Presented with "tainted" Planning and Zoning Commission approval

Staff will inform the council that the Planning and Zoning Commission recommends approving the zoning changes. They will state that the commission approved the changes with three in favor, one against, and one abstention. However, what they won't mention is that the commission consists of seven members, and two individuals were absent during the voting meeting. They will also no mention that two of those yes votes were from members who are no longer on the commission. Therefore, this approval is tainted, particularly given the heavy-handed manner in which town staff instructed the commission on what to do and how to do it during that meeting.

Substantial resident opposition

It is also unlikely that staff will inform the council about the substantial public opposition to this project. In fact, residents have gathered over 1,000 petition signatures, seeking a supermajority requirement for this project's approval by the council. A supermajority would entail five votes in favor. Those who attempted this effort were informed by Senior Planner Michael Spaeth that it was unlikely a super majority vote could be attained due to "...changes in State law five or six years ago that now includes acreage of the development parcel in the calculation." (Source)

Staff wants the shiny new intersection

Admittedly, for years, the town has recognized that this is a dangerous intersection, given the volume of traffic that currently exists and the significant number of crashes that occur annually. According to our communication with Paul Kessler, Director of Public Works, the town has done everything it can to improve intersection safety, short of purchasing or taking private property to create new road access. Town staff has never proposed that the town undertake this land purchase, which could be forced through eminent domain. 

Council should separate the two: 

First decide if ultra high density housing should replace commercial zoning

The fundamental decision that the council needs to make is whether or not it wants the land converted from commercial to residential use. History suggests that they may not. In 2021, this council narrowly rejected a general plan amendment that would have converted commercial lots to residential on two parcels of land on the southeast corner of the intersection. The question of fixing or redoing the intersection and how it should be done should only be taken up after that fundamental decision. It should not be part of the discussion until the council has agreed that a change should occur.

Then consider the shiny new intersection if the zoning change is deemed appropriate

...as proposed by staff and agreed to by the applicant. In other words, council will have to determine whether the solution proposed by Town staff will actually work, given that the intersection will become even more crowded due to the addition of the many vehicles of the residents of the new 207 tiny apartments. And, the addition of foot traffic that does not currently happen in that area.

This is a public hearing. Residents don’t want the change. We expect that they will exercise their right to be heard.

- - -

Town Staff Supports Super High Density Housing Project....Hearing Tonight

Staff wants to bring "Super High Density Housing" to Oro Valley 
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.  

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.

- - -
Note: The commission approved both of these measures by a 3-1-1 split vote (yes-no-abstain). 

Oro Valley Blooms With Yellow Signs

"Signs Signs Everywhere A Sign"

“Yellow Signs” are blooming in Oro Valley. These are the signs that are posted by the town‘s planning department regarding hearings of various sorts required for some proposed development projects. We don’t think the blooming is caused by the wonderful Monsoon season. We think they are caused by a backlog of possible requests they were being held back pending the results of the 2022 election. Well, the elections over and the yellow signs are blooming.

Projects of all kinds

There are proposed projects everywhere in the town. We have been covering many of these. There is the Oro Valley Church of the Nazarene request to build a sports facility. There is the “Avilla tiny rental homes“ project.  These projects will add a substantial number of residential properties to the Oro Valley inventory. There are also conditional use permit requests to add things like a drive-through car wash near the Oro Valley marketplace and an RV storage facility at the Mercardo Del Rio.

But one stands out because of its uniqueness... Grading request to cut a hillside

There are other types of projects. One we think is particularly unique. It’s a 41-lot subdivision that is proposed to be built on the north west corner of El Conquistador Way and Oracle Road. The land is zoned for residential use. The applicant is requesting a grading exception to allow cuts in the land greater than eight feet. In this case, the cuts are going to be enormous because the homes are proposed to be built on a piece of land, a portion of which is unsuitable for intensive construction because of the topography.

We’ve included some photos in the panel so that you can see what is the problem. The land slopes upward along Oracle Road and it’s actually above the grade of the road for most of the way. On the west side of the property, there is a 20 foot ledge that drops down into a wash which protects a number of patio homes and smaller homes in the area from flood and erosion.

The proposal is to put four of the forty-one homes on the other side of the wash. So, as you can see from the photo, they’re actually going to have to significantly raise the land up to the grade of the street or they’re going to have to drop down the land on the other side well below the grade level of the street. This is an engineering challenge that they will try to overcome with a great deal of digging.

 
Any drastic digging will mean drastic change for the area because all of the town homes to the west of the property are protected from erosion by the hillside. All of these homes sit well below the grade of the property. So, flooding from a monsoon such as we had this year could well destabilize the hill and jeopardize the homes below.

A marginal land use project

This is the type of project that Town planning Director Bayer Vella has labeled a marginal land use project. He told the Town Council six months ago that these types of projects would be proposed as Oro Valley was approaching “build out”. A marginal land use project is a project on which the land or the zoning needs substantial change in order to be suitable for the proposed use.

No compelling reason to accommodate wishes of the applicant

The land is located in the original section of Oro Valley. It was zoned for the high density residential use by Pima County before the Town was incorporated in 1974. The use is compatible with other homes in the area. That use has been designated in all three the town General Plans. The landowner is entitled to build high density residential homes on it. However, they will need Town Council approval to override the “Hillside Ordinance” to allow the type of lots that are being proposed. Otherwise, they are free to build within the current zoning standards without exception.

Neighborhood Meeting on October 20

The first Neighborhood Meeting for this project is October 20 at 6pm in Oro Valley Town Council Chambers.

Yet Another Request To Increase Housing Density Near Safeway

Yet more homes requested near Safeway

There was a neighborhood meeting last night in Oro Valley Town Council Chambers regarding a general plan amendment which would change the land designation for yet more property located near Safeway in Rancho Vistoso. 

Located near the Avilla Homes project and Big Wash

This property is located to the east of the Avilla homes east project which we have discussed. The Avilla project is just north of Safeway and will drive a substantial number of tiny homes into the community if it’s approved. This latest request is to change the land designation from school/cultural zoning to medium density residential zoning.  It is also a General Plan Amendment request.

56 single family homes

If approved, the change will allow for 56 single-family residential homes built next to Big Wash. It will drive more traffic into what is already a very congested traffic area of Tangerine Road and Rancho Vistoso Blvd.

This the the second time this land will be rezoned, if approved. The first time was in 2009, when it was changed to school use in anticipation of Amphi School District building on the property. Now the owner wants to change it back.

Another Paradigm Land Design project

The project is yet another represented by Paul Oland of Paradigm Land Design. Oland is involved in the Avilla projects. Our estimate is that Oland has almost single-handedly changed Oro Valley by representing a very high percentage of requested general plan and zoning changes. And, by our last check, he doesn't even live in Oro Valley. 

Formal submittal will follow meeting

The applicant will submit a formal request after this first neighborhood meeting. Learn more about the project here.   

- - -

Guest View-Nombe Watanabe: The False Promise of the Rooftop Theory

The False Promise of the Rooftop Theory

   “Don’t it always seem to go 

     That you don’t know what you got ‘Til it’s gone

     They paved paradise 

     and put up a parking lot 

     Ohoo, bop bop bop"

    Big Yellow Taxi

    Joni Mitchell, 1970 

    [track 10 from the Ladies of the Canyon Album]

Every time developers come before the town council and ask for a zoning change or an amendment to the General Plan they trot out the golden promise of a commercial renaissance in Oro Valley. The rooftop theory, beloved by certain members of past town administrations, falsely claims that just one more subdivision will produce a cornucopia of non-chain store shopping, exciting restaurants, and a Scottsdale like paradise of entertainment and recreation.

The sad fact is that over the years none of these promises have come to pass. The only thing over development has brought us is an over abundance of mattress outlets and a few fast food shops.

Now, the usual suspects are back with a plan to add 215 Tiny homes to the intersection of Tangerine and Rancho Vistoso Blvd. 

The only changes this plan will bring to Oro Valley are horrific traffic jams, epic lines at Safeway and more water sucking development. Sorry Joni, not even a “Swinging Hot Spot”.

"Ohoo bop bop."

- - - 

Avilla Homes Proposal: The "Rooftops Strategy" on Steroids

There are two rezoning requests that are making their way through the town's vetting process. They are proposals to add 215 "tiny" rental homes near the intersection of Tangerine Road and Rancho Vistoso Blvd. 

Avilla East would add 90 homes in a commercial area just north of the Safeway Shopping Plaza. Avilla West would add 125 homes to the west of Rancho Vistoso Blvd. The panel below shows both of these proposed developments. 

The town held two Neighborhood Meetings on the East Project. Tomorrow the town will host the second Neighborhood Meeting on the West Project.

Both projects are listed on the town's web sites as "rezoning requests" from commercial property (C-1) to high density residential. The projects are not also being proposed as general plan amendments or amendments to the Rancho Vistoso Planned Area. They should be because the 2016 General Plan has these lots designated as commercial. The use of this land for residential purpose requires a general plan amendment.

"Big Dollars" at stake

It is obvious why the project makes sense to the applicant. It will put the properties into a revenue generating position. The very high density residential use of the property will guarantee a sustainable revenue stream for years to come.

Unanimous resident objection to project

It is obvious why residents don't want to see the properties developed.  The land is currently zoned for commercial use. The applicant does not believe that anything commercial will be built on it. According to the applicant, the land will remain "open desert" for years.  

When the applicant's representative Paul Oland of Paradigm Land Design discusses the land use he refers only to retail store use.

The current land use could be used for a host of non retail store purposes within the current commercial land designation. For example, there could be an office building, medical offices, or a school on the property.

The hook: Town Staff thinks that the projects will alleviate an existing traffic problem... One they have wanted to fix forever!

The "hook" is that the Town Engineer Paul Keesler, though not endorsing the project, believes that its creation will be a solution to a current accident prone situation in the area. 

As seen in the panel below left, the project will use a portion of the applicant's land to create a more favorable traffic flow. Speaking at the August 28 second neighborhood meeting on the East Project: "I endorse the design as better [for safety and level of service] than is there now." 

According to Keesler: "We modeled it for working flow and it decreases wait time." There is no solution without the use of private land. Here's why...

Two new roads and a traffic light

The projects would create two new roads. Both involve Woodburne Ave. Traffic heading east on Woodburne would be able to travel west on Tangerine without having to access Rancho Vistoso Blvd. Woodburne travelers would also be able to more easily access the Safeway Shopping Center. 

The plan uses the alleyway north of the center as the major access into the Safeway Plaza.

The two new roads are being built on the developer's land.

Lots of reasons residents don't want this

Residents believe that there are many reasons why these projects are a bad idea:

• Avilla Homes has a bad reputation
• Using an alleyway for travel makes no sense
• There will not be enough parking for residents of the tiny homes
• Very high density housing makes no sense for Oro Valley 
• The high density of the homes will add significant auto and foot traffic to the area
• The property owner knew they purchased commercial property. The fact that it is not currently developable is their problem

Time for you to be involved

This is a major intersection used by many in our community. It's the first impression people will get as they visit a premier area of our community. If you travel though it, this project will impact you. On broader perspective, do you want Oro Valley to set a precedent with very high density housing? Weigh in tomorrow or at future meetings as they develop.

Another Season Begins

Another season begins

September starts a new season for Oro Valley. The election is over. The council is returning to work after a month’s hiatus (like LOVE). A new council, which is the same as the current council, was ratified in a three minute special council meeting on August 24. They will be seated in November. They’re rested. We’re rested. So, let’s get going!

. 

Some pressing business in the queue

There are zoning changes and one general plan amendment pending. Public hearings have occurred on all of these. Some have occurred in recent weeks. Here’s a quick update of what is to come.

General Plan amendment and zoning change requests

• A rezoning  project and general plan amendment and for 85 to 90 rental homes of one or two stories to be located at the southeast corner of LaCholla and Tangerine. This property is currently in the general plan for neighborhood commercial and low density residential use. The change to high density residential use will require a five person council member approval, if it comes before council.  There’s lots that will happen before that. Lots of neighborhood opposition to this one.
• Avila Rancho Vistoso East is a rezoning project that would allow tiny rental homes located just north of Safeway on Rancho Vistoso Blvd.  Lots of neighborhood opposition to this one too. And there’s another of these, Avila Rancho Vistoso West, in the queue also. This would add 125 tiny rental homes. The property is located at the west corner of Tangerine and Rancho Vistoso Blvd.
• Oro Valley Church of the Nazarene wants to build a sports complex next to its Concordia and Linda Vista location. Yes. Lots of opposition to this one too. This is a rezoning project.
• Town West has yet to submit a revise plan for the Oro Valley Market Place rezoning. We expect this to be filed in the not too distant future. We don’t expect a lot of opposition to this as long as the applicant keeps the building height within a reasonable limit and maintains a reasonable building setback.

Conditional Use Permits

There are also conditional use permits being requested for…

• A storage and RV Storage facility in the mostly vacant, shovel-ready Mercardo Del Rio “Plaza”. This is behind the Rooney Ranch Shopping Center
• Another storage facility at the southeast corner of LaCholla and Lambert Lane
• And yet another one at La Canada and Tangerine
• A car wash in the Oro Valley Marketplace

Zoning code amendments

There are town staff recommended zoning code amendments that are working through the process and will eventually find their way to town council. Last night, for example, the Planning and Zoning Commission considered changes to the development review process; and, as a separate discussion,  changes to recreational requirements for residential and multi-family units.

New regulations

Tonight, the council will consider regulations regarding vacation and short term rentals. Among other things, the regulations may include a licensing requirement.

Water: “The Elephant In The Room”

Most of these projects have two things in common: When completed, they will use lots of water. They will add to traffic congestion. 

Town assurances aside, residents are concerned about their ability to get the water they want at a reasonable price to do the things they moved to Oro Valley to do; like have a pool or a nicely landscaped property. They should not be asked to squash their dreams so others can move here. 

The council’s position appears to be one one of ignoring the water issue entirely, relying on water conservation penalties and assurances by the town water administrator that the town has an assured water supply of 100 years. 

Congestion: “The Other Elephant In The Room” 

The council has never addressed traffic congestion. Oracle Road, from Tangerine south, will be a higher traffic corridor than it is today once the apartments planned along that road are built.  The Rancho Vistoso Blvd-Tangerine intersection will become much more congested. Residents who use Woodburne Avenue will be negatively impacted.

The future holds even more

Add to all of this, the continued buildout of the town’s park system… the golf courses’ irrigation… a possible community center rebuild… use of drinking water to water public parks… the need for a new police station… use of reclaimed water… A 2025 General Plan.

All of this is yet ahead.

LOVE will report as it sorts out.

- - - 

Bits and Pieces

Oro Valley Village Center Developer Town West is a "member" of a close community of investors and developers known to Oro Valley

Town West Realty is proposing the "reimagining" of the Oro Valley Marketplace. Town West operates other facilities and centers in town including the Del Oro shopping center. That is located on the north east corner of Oracle and Orange Grove. Town West specializes in revitalizing facilities. Town West contributed $6,500 to Council Member Solomon's 2018 election campaign.

Town West Realty is also involved in a partnership with HSL Properties and Iridius Capital. Together, they purchased the La Encantada Mall in September for $165 million. Town West Realty will manage the mall. 

Iridius Capital invests in Avilla Homes. NexMetro, a Phoenix Based company with national reach, is seeking a rezoning of two commercial properties in Oro Valley to residential use in the area of Tangerine and Rancho Vistoso Blvd. 

HSL Properties sold  the town 45-holes of golf and what was a clubhouse, now the community center, to the town in 2015. Currently, they operate the El Conquistador Resort and apartment facilities in Oro Valley. The principals of HSL were also the major contributors to the campaigns of the former council majority, the same majority that approved the purchase. Love has published many articles regarding their involvement in Oro Valley. They contributed $12,000 to the campaigns of Rodman, Solomon, and Greene in 2020.

Remembering Christina Taylor Green

Christina Taylor Green is a nine year old who was murdered in the assassination attempt on Congresswoman Giffords on January 8, 2011. It was a Saturday. It was morning. It was at Safeway at Ina and Oracle. Christina had gone there to meet one of her heroes, Giffords.  A noble idea that met with tragic timing.

"The only girl on her Canyon del Oro Little League baseball team The Pirates. Christina-Taylor played second base and wanted to be the first woman to play in the Major Leagues. She came from a family of baseball players. Her grandfather, former major-league pitcher Dallas Green, was team manager for the Philadelphia Phillies when they won the World Series in 1980. Her father, John Green, is a scout for the Los Angeles Dodgers." (Source)

The baseball field on which she played is next to the Kreigh Park play area. Appropriately, it is called "Green Field." The scoreboard was dedicated by the Los Angeles Dodgers "Dream Foundation.". The scoreboard is in need of a bit of work, as seen in this photo. 

Town's Water Wasting Continues

The Town of Oro Valley, winner of last years LOVE water waster award, finished the year strong, wasting more than 36,249,000 gallons or 111.19 acre feet in calendar 2021. That's enough water to supply 432 typical Oro Valley homes for a year.

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.

Are Tiny Homes Coming To Oro Valley?

Zoning change request in process in Rancho Vistoso
A developer has made a preliminary request to rezone property directly north of the Safeway Center in Rancho Vistoso. The property is part of the Rancho Vistoso planning area (“PAD”). It abuts the Horizons Neighborhood.

Change from commercial to high density residential

The land is currently zoned for commercial property (Zoning code C-1). That use would be consistent with the Safeway property, allowing for retail, restaurant and offices. 

The requested zoning is high density residential (HDR). That zoning code opens up land use possibilities. Once the property is rezoned to HDR, the land could be used for apartments, single family homes, and attached homes and offices, according to town planner Hannah Oden. (Video Source)

Concept of "rental homes" being floated

The specific use being floated by developer Avilla Homes is the construction of rental homes. These are homes that are built specifically to be rented to occupants by the developer. These are homes have small lots, generally ranging from 800 to1600 square feet, clustered in a motel-style motif (see panel). There would be 85-90 homes on this 8 acre lot.

Neighborhood Meeting November 4 

The applicant has not made a formal submission.  So the request at this point is nothing more than "testing the waters." The town is hosting a neighborhood meeting next Thursday at 6:00 pm. You can access that meeting here.