Showing posts with label Innovation Park. Show all posts
Showing posts with label Innovation Park. Show all posts

Tuesday, September 15, 2026

Look What Happened While We Were On Holiday

Bourn To Reshape Innovation Park
Bourn Companies, a Tucson-based developer with major projects throughout Southern Arizona, has purchased approximately 334 acres of remaining undeveloped commercial land in Innovation Park. The park is home to major employers including Roche Tissue Diagnostics, Oro Valley Hospital and other technology and medical businesses. Bourn founder Don Bourn says the company sees an opportunity to create a “world-class mixed-use business park.” Carrying out that vision could eventually require Town Council approval for rezoning or other changes to existing development rules. Still, the purchase offers Oro Valley an opportunity to jump-start land that has remained vacant for years despite repeated Town efforts to attract new employers. There is also a potentially important side benefit: Bourn is the developer of Uptown, the former Foothills Mall property that Oro Valley has identified as a potential annexation target. Bourn’s investment in Innovation Park gives the Town and the developer a new reason to work closely together.

Victory declared: Council dissolves TAC
At its September 2 meeting, the Oro Valley Town Council voted unanimously to dissolve the Tourism Advisory Commission. Mayor Winfield noted that TAC had completed much of the work it was created to help advance, including creating a focused Leisure Travel Management Plan. With that plan now moving into implementation, changes in Town tourism staffing, four of the Commission’s five seats vacant, and four new councilmembers taking office in November, the Council decided this was an appropriate time to bring TAC’s work to a close rather than immediately appoint an almost entirely new commission to multiyear terms.

Under the approved motion, town staff is to provide quarterly progress reports to the council, and bring forward any significant proposed changes in tourism policy or strategy. 

TAC made a difference. In one year, the Commission helped turn a grandiose draft travel and leisure study into a workable, practical and implementable plan. TAC pushed the Town to include its two major resorts as key stakeholders and kept pressure on staff to focus less on completing process steps and more on achieving measurable results.

Shaddock Named Oro Valley Assistant Town Manager
Town Manager Jeff Wilkins promoted Karl Shaddock to Assistant Town Manager. Shaddock joined Oro Valley in 2021 as a management analyst and was promoted to Assistant to the Town Manager in 2023. His work has included strategic planning, capital improvement coordination, organizational initiatives and intergovernmental affairs. As the Town’s registered lobbyist, he helped secure more than $14 million in state and federal funding over three years. In his new position, Shaddock will lead development of the Town’s Strategic Initiatives Division, which will focus on priority projects identified in the General Plan and Strategic Plan.   

Event Marketing Pays: May Circle Pit brought visitors, exposure and dollars to Oro Valley
The May 15th Circle Pit event at the Bicycle Pump Track Naranja Park generated an estimated $75,000 to more than $100,000 in local economic activity, according to the Town’s post-event assessment. The event produced $14,000 in facility rental revenue for Oro Valley, about 180 room nights at El Conquistador and approximately $54,000 in lodging and food-and-beverage revenue at the resort. The Town also estimated that the event reached millions of people through social media, aided by Adidas, Satisfy Running and participating influencers. Organizers and attendees praised Oro Valley’s pump track, skate park, trails and outdoor setting, and several expressed interest in returning for future races, training opportunities and recreation events.   (Source: Town of Oro Valley Post Event Report)

OVCN to build sports ministry in Marana... Oro Valley ministry expansion continues
Oro Valley Church of the Nazarene (OVCN) is moving ahead with a new 28-acre campus at Twin Peaks Road and Desert Falcon Lane in Marana. The project includes a sanctuary, youth center, classrooms, gymnasium, playground, athletic fields and sports courts.  The concept closely resembles the broader expansion OVCN previously proposed for its Oro Valley campus, where plans had included additional facilities for its growing youth and sports ministries. That Oro Valley proposal was later scaled back, while the Marana campus now provides OVCN with a separate location for many of those activities. Earler this month, the Marana Town Council approved the rezoning needed for the project despite concerns raised by nearby residents about traffic, lighting, noise and the intensity of the proposed use.

Beware of PETCO grooming
An Oro Valley family is seeking greater accountability after its service dog, Buttons, was seriously injured during a grooming appointment at Petco. Pet owner Stephanie Torres told KOLD that Buttons apparently fell from a grooming table while still attached to a leash, leaving her hanging by the neck. A veterinary examination found fluid in one lung, a partial tracheal collapse, and injuries to both eyes. Petco paid the approximately $3,000 veterinary bill and said it investigated the incident and took appropriate internal action. Torres said she appreciates that the expenses were covered but wants stronger safeguards and better employee training to prevent a similar incident. Buttons is expected to make a full recovery. (Source)

Check our Oro Valleys Trails Map
Oro Valley residents and visitors can now explore the community’s trail and path network through OVTrailsConnect.com, the online home of the town’s 10-year Trails and Paths Master Plan. The website features interactive and printable maps showing existing and proposed multiuse paths, unpaved trails, trailheads, The Loop and the Vistoso Trails Nature Preserve, along with information about implementation priorities, funding opportunities and the community engagement that shaped the plan. The maps will be updated as new routes and trailheads are completed,
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Tuesday, September 3, 2024

$1.7 Million In Tangerine Road Bridge Repair Is Yet Another Hiremath Council "Poison Pill"

There are consequences to every council action
Some good, some bad. Sometimes those consequences last long after that council is gone. Sinking sewer pipes, sinking roads, and settling houses in Valley Vista, a development built on the edge of Big Wash, is one example. Another is the town’s takeover of a segment of Tangerine Road.

Town assumed maintenance for section of Tangerine Road from the State in 2019
In 2019, the Town of Oro Valley took over responsibility for the maintenance of Tangerine Road from Oracle Road to just west of First Avenue. That section of roadway will be part of a discussion tomorrow night when the Council considers a request to allow access onto that roadway for a Starbucks drive-through. You can read more about that request here.

Now, $1.7 million Tangerine bridge repair cost looms unfunded
The maintenance of that roadway includes the upkeep of the bridge over Big Wash. The bridge requires approximately $1.7 million in repairs next year. “The bridges are in excellent condition and will not require maintenance work for several years. In addition, Tangerine Road is designated by PAG and ADOT as a regional arterial road and therefore eligible to receive regional and federal funds for bridge repairs,” according to Resolution (R)17-11, passed when the road was accepted on April 5, 2017.

For reference, the bridge over the wash was 17 years old in 2017. There is no way that it was in “excellent” condition. That designation implies that it was a new bridge.

Hiremath Council unanimously approved takeover with quick vote and no discussion

That motion was passed unanimously by a council composed of the pro-developer members: Hiremath, Solomon, Waters, Hornat, Snider, Rodman, and Pena. There was no public discussion. The resolution was included as a “consent agenda” item. That item was approved by the council unanimously. It took about 20 seconds for the Town to assume costly maintenance of that road section.

Cut the takeover time in half
What makes the resolution interesting is that it included a provision to waive the normal four-year timetable for the turnover. Instead, the resolution approved an immediate takeover. It took two years for that transfer to happen. The Arizona Department of Transportation (ADOT) approved the transfer of the section of Tangerine Road to the Town of Oro Valley. This approval was formalized in an ADOT Right-of-Way Resolution. The specific resolution that authorized the transfer is ADOT Right-of-Way Resolution 2019-09-A-024, which was finalized on September 20, 2019.

Speculation: Rush to takeover may have been to help developers seeking road access to Tangerine
Why the rush? We can only guess. Our guess is that it was to help developers gain road access to Tangerine in that area, access that was prohibited by the state’s designation of that road as a highway. Tomorrow night, the applicant seeks just that access. We expect the town council, led by Vice Mayor Barrett, to take a hard look at the access request. This expectation is based on the months of discussions that took place regarding the drive-through that is supposed to be built at the intersection of La Cañada and Naranja Drive.

But there’s more: Where will the funds to repair the bridge come from?
Still, there remains the question of the source of funding for the needed bridge repair. Stating that the town is “…eligible to receive regional and federal funds for bridge repairs” does not mean that it will get those funds. Has the town even applied for these funds? If so, what is the status?
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Monday, October 26, 2020

Guest View: "Senior Independent Living Project Stonewalled"

LOVE preface
The following is a guest view from landowner Ron Cohn. Cohn owns the land adjacent to and west of Securaplane. This land abuts Tangerine Road. It's legal title: "Block 6, Innovation Corporate Center." 

According to Cohn, the lot is a permitted use for a senior living facility. That permitted use was granted by council in 2008 (Source: Ordinance 08-02, Exhibit A). "Assisted living/ skilled nursing/continuum of car facilities shall be permitted on parcels...within the Innovation Corporate Center."

Cohn believes that this clause requires the town to issue a permit for construction of his planned independent living facility.  He has been refused such by the town and has embarked on an effort to inform the council and the public of this injustice.
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Guest View
Bayer Vella and J.J. Johnston in concert with Joe Winfield have been blocking the issuance of a building permit for a beautiful 136-unit Senior Resort Style project on 8 acres. Johnston recently quit—guess he couldn’t take the heat in the kitchen after accomplishing nothing for 3 years. Winfield and Vella have created no jobs (net loss) or economic opportunity for Oro Valley. They have no plan. They dream of creating another Silicon Valley—God forbid—in the quiet bedroom community of Oro Valley. 

Winfield, Vella and several Council members kiss up to Venture West and Ventana Medical—the largest, richest landowners in Innovation Park. These landowners do not pay their share of property taxes. For many years they have avoided paying $277,000 per year on 116 acres vacant land worth millions of dollars. Guess who picks up their share: hardworking Oro Valley taxpayers and retirees!! Councilmembers Solomon and Rodman take a lot of money from these same landowners.

Vella issues them building permits whenever they ask (All Seasons). Nakoma Sky gets favorable treatment from Vella (5 story building height). Vella has never developed anything and he is making key development decisions in Oro Valley. Vella is paid over $110,000 per year—for what?

Vella and Winfield say “no more Senior living.” This Senior project would bring in 200 high quality residents and create 30± good on-site jobs and pump over $1,000,000 per year purchasing goods and services in Oro Valley over and above their residential expenses. The Mayor and Council are very willing to give a one-time shot of one million dollars taxpayer money to failing businesses but for some ignorant reason they refuse to allow a project which can increase income for these same businesses for many years at no cost to taxpayers.

This project is located in a commercial area, not near any residential area and a short walk from the hospital. Need support from residents of Oro Valley. Please call Mayor and Council and Vella and give them your opinion.

Ron Cohn
Landowner
Block 6
Innovation Park
520-270-7118

Tuesday, September 8, 2020

Oro Valley Considers a "Ready-To-Build" Future For EEZ

"Ready-To-Build Oro Valley"
The Oro Valley Town Council continues to consider a "ready-to-build" ordinance for Oro Valley's economic expansion zones ("EEZ") properties. The zone by far is Innovation Park (see panel below), which is owned by Venture West.  At issue is whether to allow grading of an EEZ site before site use is known (pre-graded). Once graded, the site is designated a "ready-to-build" site.

Johnston argues: "Oro Valley not in the game"
Oro Valley Economic Development Director JJ Johnston is the advocate for  the creation of ready-to-build sites in Oro Valley's economic expansion zones. Speaking passionately at last week's council meeting, Director Johnston stated that pre-graded lots are a requisite before a company will even consider Oro Valley as a location. Site selectors won't consider a site that is not ready-to-build. Thus, according to Johnston, Oro Valley loses 2-5 leads each month due to lack of ready-to-build sites, particularly sites that are 5 acres or more.

Currently, sites can not be pre-graded. Johnston estimates that a construction project takes sixteen months to complete. The proposed process will cut six months off this time frame. The six month time reduction will save companies an estimated $50 million, according to Johnston.

Founding principles of public input at issue
"Ready-to-build" sites are common in other communities. However, Oro Valley was founded on the basis that it is not simply just another community. "Oro Valley did not like the code standards set forth by Tucson or Pima County," according to Oro Valley resident and former council member Mike Zinkin. "Oro Valley desired more restrictive codes and to allow for more Citizen input to the elected officials on proposed developments."

Johnston, not EEZ Landowners, push for the change
We find it curious that EEZ landowners, and Venture West in particular, are not advocating for this change. Indeed, none have directly participated in the public hearings. We would think that they would be extolling the importance of this measure if they felt it was important to them. Yet, the are silent. Rather, it is the town, and Johnston in particular, who are advocated for the change. Johnston did mention that Venture West might grade a 25 acre site.

Blading with a twist for Oro Valley
Council deadlocked 3-3 in July on this measure. Subsequently, Johnston met with Mayor Winfield and Council Member  Jones-Ivey to visit various sites impacted by the ordinance. As a result, Johnston added three features to the recommended ordinance:
  • Pre-grading must be approved by the town's Planning Director on a case-by-case basis. That approval would require a review of view impacts and the ability for that site to be developed within five years;
  • The graded lot will have a decomposed granite ("rock") cover "to enhance landscape and buffer yards around the site". We believe that the granite only covers the perimeter of the lot.
  • The owner would be required to revegetate the land if it has not been used within 10 years.
To be continued
The council voted to continue discussion of this until September 16 as Vice Mayor Barrett was not in attendance. 

Friday, August 11, 2017

Bits and Pieces


Do You Want Homes In "Innovation Park"?
The Town Of Oro Valley is holding a general plan amendment neighborhood meeting this coming Monday. The site under consideration regards Innovation Park.

This is the same land parcel that Beztak wanted to put apartments on in 2011. That request was denied. Later, there was another plan that never came to fruition and now this GPA is for residential.

Follow the money on this deal.  A large developer profit is in the offing if this GPA is approved.  The land is valued for 2017 by Pima County at $1.6 million. The petitioner, Anthem Equity Group, petitioned the county to value the land at about $1 million on the basis of comparable industrial land use. However, industrial use is not their intent. Instead, they want to change the land use to residential and reap "land value" benefit from putting up to 64 instead of industrial property.

"This "General Plan Amendment [is] for an approximately 15-acre property located at the northwest corner of Rancho Vistoso Blvd. and Vistoso Commerce Loop. The applicant proposes to change the future land use on this parcel from Commerce/Office Park (COP) to Medium Density Residential (2.1 – 5.0 homes per acre), Case No. OV1701076.

The applicant will provide a presentation and Town staff will facilitate the meeting. The focus will be on addressing your questions and concerns.

August 14, 2017
6:00 p.m. - 7:30 p.m.
Rancho Vistoso HOA Building
945 W Vistoso Highlands Drive

QUESTIONS? Please contact Elisa Hamblin, Long Range Principal Planner, at 520-229-4847 or ehamblin@orovalleyaz.gov. "
Read about this amendment.
(Source: Oro Valley Web Site)

Oro Valley to offer free training for Water Utility customers
Oro Valley, Arizona (August 10, 2017) – The Oro Valley Water Utility is offering free, one-hour training classes on its AquaHawk Alerting program. AquaHawk is a free service that helps Oro Valley Water Utility customers efficiently manage their water usage and lower their monthly bills.

Class participants will learn how to register for AquaHawk and how to set water use thresholds based on water use history so they can monitor usage and receive timely leak alerts. Water conservation information and giveaways will also be available.

Classes will be held from 10 to 11 a.m. in the computer lab at the Oro Valley Public Library (1305 W. Naranja Drive) on the following dates:

  • Monday, August 21, 2017
  • Wednesday, August 23, 2017
  • Monday, August 28, 2017
  • Wednesday, August 30, 2017

Registration is required, and class size is limited to 10 participants per session. For more information or to register, contact Karn Boyce at 520-229-5024 or kboyce@orovalleyaz.gov.
Customers who are not able to attend a class can still enroll in the program. Valid email address required. Learn more at www.orovalleyaz.gov/aquahawk.
(Source: Town Of Oro Valley Press Release)
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July Oro Valley housing sales lower but overall pace matches last year
"In the Oro Valley area, July 2017 active inventory was 260, a 6% decrease from July 2016. There were 81 closings in July 2017, an 11% decrease from July 2016. Year-to-date 2017 there were 575 closings, a 1% increase from year-to-date 2016. Months of Inventory was 3.2, up from 3.1 in July 2016. Median price of sold homes was $281,000 for the month of July 2017, up 2% from July 2016. The Oro Valley area had 82 new properties under contract in July 2017, up 5% from July 2016."
(Source: Long Realty August Report)
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Monday, February 23, 2015

Planned Pima County Bonds Are No Bargain For Oro Valley Property Owners

In June of 2013, LOVE reported that Oro Valley had provided county administrator Chuck Huckleberry with $38 million in bond funding requests. You can visit this link to see the list of items requested and our analysis.  The total requested by the county and its communities at that time totaled $1.3 billion. This was twice what had been expected.

Several weeks ago,  the Pima County Bond Committee, the group that prepares the request for county supervision inspection and approval, approved a bond ceiling of $640.1 million. $30 million of Oro Valley's requests are in this amount. This is 4.7% of the total.

Amount In Million
Here's a table of what remains for Oro Valley in this potential bond issue. (Source:Pima County Bond web site)

This amount together with all of the other items in the bond request will be repaid by a secondary property tax that you'll pay on your annual county tax bill.

Oro Valley and Foothills Will Pay Far More Than They Get
Given current population and assessed property values, Oro Valley residents will pay a disproportionate share of any bond repayment assessment.

Oro Valley's population is 4% of the county's population but its property values are almost 9% of the county's assessed property values.

Mathematically, this means that Oro Valley residents will receive 4.7% of the funds borrowed but will pay almost twice that amount in repayment.

There are limits to how large the total bond issued can be. The most significant limit is a decrease in the the tax base of Pima County. The base must be supported by sufficient property values to keep the per thousand rate within county mandated limits. The tax base dropped from a value of $9.86 billion in Fiscal Year 2009/10 to $7 .58 billion today, a 23.1 percent reduction.

The county has confidence that voters will approve a bond issue. History is on their side:

"Since May 1974, voters in Pima County have approved bond proposals at countywide elections 12 separate times. A total of 54 bond proposition questions have been approved by the voters and only four have been disapproved."

It is no wonder that Pima county's voters approve these bond issues. After all, Oro Valley and Foothills are basically funding a portion of their projects.

Friday, March 21, 2014

Bits and Pieces


Five Hats In The Ring-- Oro Valley Incumbents Seek Reelection

As of yesterday, the 4 incumbents on the Oro Valley Town Council and 1 other Oro Valley resident have organized for this years mayoral and council elections:  "... the following individuals have returned their Statement of Organizations: Satish I. Hiremath Joe Hornat, Mary Snider Patrick J. Straney Lou Waters."  (Source: Oro Valley Town Clerk's Office)

You know the incumbents. Patrick Straney is known in the Rancho Vistoso community, having served in various capacities in the HOA. He has also been a member of the Mayor's Ambassador Group.

More on the elections Monday in "If Not You, Then Who?"
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Rancho Vistoso Race A Bit Contentious

This from one of our bloggers:

"This is the first time in years that I can remember a race for the Board of Director seats within the Rancho Vistoso community. Anyone notice the "Vote 4 Bill & Brad" signs or get a flyer on their door?

In an apparent effort to marginalize those efforts by Bill and Brad, the [local advertising circular] published a vague opinion piece written by two candidates (one incumbent, one former Board member) who served the Association for years and now insinuate the community will fall apart without them. The article, however, failed to mention any of their accomplishments or future goals.

On the other hand, challengers Bill Daniels and Brad Schauf have a website detailing their plans on how to improve Rancho Vistoso by making sure HOA dues are spent wisely, ensuring transparency and exploring fresh ideas that will benefit the community. Both were instrumental in securing bids for a landscaping contract that will ultimately save homeowners more than $800,000. And what a novel idea: they are seeking input from the community.

If you haven’t cast your ballot, you might want to visit ImproveRanchoVistoso.com and evaluate the new guys so you can make an informed decision. Or better yet, attend the annual meeting on March 27th.  Decide for yourself which candidates offer the most to the community.

Meeting location:1495 E Rancho Vistoso Boulevard at Sun City in their Social Hall in the Papago Room. Time: 6 p.m. "
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Senior Care Facility In Innovation Park?  Give Us A Break!

Are you sitting down?

There is a Senior care facility planned for Innovation Park.

"The proposed development consists of 177 beds (82 assisted living and 95 independent living), 11 buildings and 230,000 square feet of floor area. The project will be following the Economic Expansion Zone (EEZ) review process, which entails administrative review and approval of the architectural and site designs."  (Source: Oro Valley Press Release)  You can learn more about this project by attending next Wednesday's open house (see upcoming events) and clicking here.

As one of our bloggers wrote: "The retirement development planned in Innovation Park may be consistent with zoning - although we still don't have assisted living in our code. But, do we really want to take light industrial space ( incubator, perhaps ) - and house retired people?"

Maybe they'll get jobs a Securaplane.
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Miller Urges Caution:  Pima Animal Control Facility To Be Bonded At $506 Per Square Foot

Miller Addressing Attendees
If we're not careful, voters will approve a Pima County bond next year for the expansion of the Pima County Animal Control facility for millions over what a facility of this type should cost. This we learned last night at County Supervisor Allison Miller's Town Hall at the Oro Valley Library Branch.  Miller showed costs of other commercial-type new construction buildings that are in the low $100's per square foot.

We also learned that lavish spending is quite common in Pima County. Did you know, for example, that the county, with some federal funds, funded a lavish emergency response center?  There are chairs that can be adjusted at the push of a button.  There are built-in fans to make the occupant comfortable. There are stainless refrigerators for each community.  There are rooms full of computers.  And you approved it with a 2004 bond offering.

Did you know that county supervisors can, on a majority vote, use bond funds for uses other than the purpose for which you voted?  And, that they can do so legally.

Miller's point: Be careful before approving county bonds in a county that already has 2.5 times the debt of all other Arizona counties combined.
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Burns' Statement On "Domestic" Incident

Last night, TV 4 reported of a domestic incident involving Council Member Brendan Burns.  The incident occurred well over 2 weeks ago and involved violating a then standing protective order.  Here is Council Member Burns' statement as published by TV 4;

"I am saddened that my divorce and recent personal struggles have become public matters. As is often the case in these emotional situations, I have regrets, but much of the substance of the protective order is untrue, and my wife has already dismissed it voluntarily. My focus is now on my family and healing my relationship with my wife so we can be better parents to our three, young children. My family hopes for your prayers and understanding as we continue the healing process and we humbly ask for privacy out of respect for our children."


Council Member Brendan Burns (Source
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