320 HSL Luxury Apartments On Their Way To The Oro Valley Marketplace

Commission recommends approval for new luxury apartments..Council may discuss tomorrow night
The Oro Valley Planning and Zoning Commission unanimously recommended to the town council conditional approval of the architectural design of the HSL Encantada luxury apartments at their meeting on April 1, 2025. The design is on tomorrow night's town council meeting agenda as a consent agenda item. The council will not discuss it unless a council member requests that they do so.

320 luxury apartments

The new development, consisting of 320 luxury apartment units across 14 buildings, will be situated near the southwest corner of Tangerine Road and Water Harvest Drive within the Oro Valley Marketplace. This project is part of a broader renewal initiative for the Marketplace, which also includes the construction of a new hotel scheduled to coincide with the apartments.

Fourteen two and three story buildings
The proposed development features a mixture of two-story and three-story buildings, complemented by a centrally located clubhouse and leasing office. Amenities for residents will include secured, gated areas. Architectural designs emphasize contemporary desert themes with horizontal bands, metal canopies, and stone veneer finishes. The buildings will incorporate design elements consistent with the existing aesthetics of the Marketplace, including varied parapets, facade articulations, and colors inspired by the Sonoran Desert.

Staff: New guidelines needed to accommodate 
Staff member Michael Spade noted that the proposal aligns well with Oro Valley's existing architectural standards outlined in the Marketplace's Master Architectural Concept Plan (MACP). Given that the MACP did not originally anticipate apartment buildings, staff recommended conditional approval contingent upon updating this guiding document. Tim Smith of Swain Associates Architects added that the clubhouse would serve as an inviting central hub, with significant use of stone veneer strategically placed to enhance visual interest, particularly at pedestrian entrances.

Few commission questions
Commissioner Nichols raised questions about the relatively limited use of stone veneer compared to adjacent buildings within the Marketplace. Smith clarified that the stone finishes were intentionally concentrated around pedestrian entrances to clearly define these areas. Nichols also sought clarification about the placement of two-story versus three-story structures. Smith confirmed that the buildings east of Water Harvest Drive would all be three-story, while the west side of the project would include both two- and three-story buildings.

Project next moves to council approval
Upon approval by the council, the Marketplace's Master Architectural Concept Plan will be updated to include apartment building standards, ensuring consistency in future developments.

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Council To Discuss Major Overhaul to Oro Valley Zoning Code For Multi-Family Residences Tonight

Council to consider zoning code amendments for multi family residences 

Tonight, the Oro Valley Town Council is reviewing proposed amendments to the zoning code, specifically focusing on multi-family zoning districts. The meeting is a study session, so there will be no decisions made. The proposed changes aim to simplify and refine the existing code, ensuring clarity and consistency without reducing open space or setbacks. In addition, the changes are intended to address gaps and inconsistencies in the current code, which has not seen significant updates since the 1990s.

Purpose of the amendments 
Staff says that the primary goal of these amendments is to ensure a consistent application of zoning requirements, thereby reducing the need for staff interpretation.  According to staff, the proposed changes clearly define various housing types, standardize building separations, and align different code sections to remove contradictions. This helps in maintaining a uniform standard across the town, ensuring that all housing types and developments are treated equitably.

Proposed Changes are: 

• Simplification and Refinement:
  The proposed code amendments have been significantly simplified and refined, ensuring no reductions in open space or setbacks from adjacent uses. Previous changes to recreation requirements were addressed in a separate code amendment approved in October 2023. 
• Clarification of Housing Types:
  The amendments clearly and accurately define various housing types, ensuring a consistent application of code requirements. This includes detached single-family homes, attached units (side-by-side or front-to-back), and multi-level units (stacked vertically). 
• Building Separations in High-Density Zones:
  The amendments create right-sized building separations within high-density zoning districts (R-6). The distance between townhomes and detached single-family units in these zones will be standardized to 10 feet. 
• Alignment of Code Sections:
  The proposed changes align different code sections and standards to remove contradictions. This includes updates to the Table of Permitted Uses to reflect existing allowances and intents, such as the inclusion of attached townhomes in certain commercial zones. 
• Consistent Application to Reduce Staff Interpretation:
  By providing clear definitions and aligning code sections, the amendments aim to reduce or eliminate the need for staff interpretation. This ensures that the requirements are clear to developers, staff reviewers, nearby residents, and decision-makers.

Why staff believes that these changes are necessary
According to staff,  the existing zoning code has become outdated and often requires staff to interpret ambiguous sections, leading to inconsistencies. The proposed amendments address these issues by providing clear definitions and standards. This ensures that both developers and residents have a clear understanding of the requirements, thereby facilitating smoother development processes and reducing potential conflicts.

Council has previously expressed concern over some aspects of the proposed changes
Tonight's discussion is a continuation of a discussion that started in October 5, 2022. At that time, the Council raised several concerns, primarily about open space, setbacks, and definitions. The staff believes that it has responded in tonight's revised proposal by ensuring no reductions in open space or setbacks and clarifying the definitions to avoid conflicts. The proposed changes also incorporate feedback from the Fire Department and address parking and recreation requirements.

Staff says that the changes are aligned with a 2016 General Plan
According to staff, the proposed amendments align with the goals and policies outlined in the “Your Voice, Our Future General Plan.” By clarifying existing requirements and addressing inconsistencies, the amendments support diverse housing types and effective transitions between different land uses. This reflects sound code administration and indirectly supports the town’s broader development objectives.

Were you notified of these changes?
According to staff, the public has been notified about the proposed amendments through various channels, including HOA notifications, newspaper ads, and postings at Town Hall and on the town’s website. This ensures transparency and allows for community input, reinforcing the council’s commitment to a participatory planning process. The amendments are designed to comply with the General Plan, ensuring that they meet the needs of current and future residents.
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Some Thoughts Until September

Here’s what to look for this summer
Every other year LOVE takes a summer break. It happens when there is no town election. Fortunately, this year, there is none….though we do expect a “doozy” next year as there will be three council seats up for election.

While we are away, however, we continue to follow Oro Valley happenings.We will do that again this year. We will report events to you when we return in September. We do have a list of  things to keep an eye on while we’re away. 

Here are some of the things we expect to be reporting about in September

Making the Naranja Park entrance pedestrian safe now

This is our number 1 priority. The current pedestrian situation is completely unacceptable. The town has said that they are planning to do some things. We figure that they should have done a lot by September 12, our return date.

Any decision the council made regarding plans for the Vistoso TrailsNature Preserve

The town has completed a Master Plan study on to build the Vistoso Trails Nature Preserve. At one point, the study’s findings became so challenging that the lead outside consultant on the project quit. To many residents in the area, the final plan, which will be reviewed with council, is too elaborate and far more invasive to life for those who live around the golf course.

Jeff Wilkins

Jeff Wilkins will have completed his first quarter as Oro Valley Town Manager. We wil (try to) interview Wilkins to report his first impressions of our town.

Outrageous Giveaway 2

The Council may consider yet another investment in the Oro Valley Marketplace (aka Oro Valley Village Center). This one for about $12 million. They are under no obligation to do so; but town staff has been in negotiations with the developer and center owner Town West for 18 months to do just that. It will be very interesting to see how Council handles this.
 

The “Big Sports Complex” Affair

Then, of course, there is the matter of the Oro Valley Church of the Nazarene (OVCN) wanting to obliterate the lifestyle of those who live in the “Original Oro Valley.” The project is a major sports complex at their Concordia/Buena Vista location. It requires council approval of zoning changes to make this a reality. We don’t know when the next hearing is on this; but it is a huge problem for those who need to protect the lovely lifestyle that area affords.

The Oro Valley Housing Survey

Town staff has completed a survey of town housing needs. Many believe that the survey questions biased responses to favor more apartments…more congestion in Oro Valley… a more “balanced”community.  Regardless, the allure of federal funds that will become available to the town as it grows to subsidize low income housing will become very alluring. You ought to be concerned if you want Oro Valley to remain a single family residential community. As one resident wrote: “Federal funds may dictate “Section 8” to achieve the - financially attainable housing - which is not a fit for this community.” Beware: That from which you wanted to escape by moving to Oro Valley may follow you here.

Use of potable water on town owned parks and the Pusch Ridge Golf Course

The town continues to use potable water for irrigation at Riverfront and Kreigh Parks, at the Pusch Ridge Golf Course, and in serving CDO high school. Reclaimed water would be a better solution. We think, but we don’t know, that the cost of bringing reclaimed water to these facilities is prohibitive. The town has discussed further treating the reclaimed water, purifying it, and inserting it into the potable water supply. It’s all talk at this point but something does need to be done.

We will also keep an eye on other things like

…the July court appearance of Sabrina Garcia, the person who was driving the car that killed a teenager and her half sister on St. Patrick’s Day. It happened near the entrance to Naranja Park…thus, our obsession with getting the town to do something to improve pedestrian safety now.

Meanwhile, enjoy your summer.

We certainly do plan to do so

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At 49, Oro Valley Reflects Some Of The Founders' Vision

Today is Oro Valley’s Birthday!
A dream in the eyes of a few, Oro Valley has become a flourishing community. Today, Oro Valley is much more than founding fathers Jim Kreigh, Ken Holford, and Steve Engel ever imagined. From a budget of a few dollars to a budget approaching $150 million…. from a population of a few thousand to a population of almost 50,000, 

Last week, the Oro Valley Historical Society chronicled the events that led to the town’s incorporation.Today we focus on what our founders wanted Oro Valley to be.

The first general plan shared a modest but bold vision

Residents approved the town’s latest General Plan in 2016.  They were asked to wade through 126 pages. Because it was so broad, it is a plan that one could use to justify whatever they wanted to justify. 

That was not the case with the 1981 General Plan. That plan was five pages. Yes five pages long. Voters did not have to wade through it to understand it. It took minutes, not hours, to read. What the residents wanted Oro Valley to be was stated clearly.

The Founders' vision: Oro Valley is not Tucson

Unlike the town's current Economic Development efforts to bring major businesses to Oro Valley, the voters in 1981 did in want to have businesses that provide jobs for the residents.  In the area of housing, the focus was to be on low density residential developments, not on "cluster" housing, though the concept of clustering does appear in the plan as a means of protecting the environment.  Oracle Road was to be a scenic corridor. That land, according to the plan, should be used for low density uses. In the area of roads, the Founders envisioned a "balanced transportation system" by letting "traffic pass through the town with minimum disruption to the interior. They specified that Oracle Road, a State maintained road, be the only "high speed" roadway in the town. They even envisioned having a "public transit route system."  

Today, Oro Valley is most certainly not Tucson but in some important ways it is not what the Founders envisioned

Oro Valley has stayed true to what the Founder's wanted in two areas

First, the town is a residential community. Only a handful of major businesses are located in Oro Valley, despite the efforts of some councils to change that. On the other hand, the town has many businesses that serve its senior population.  Second, the town's roads are the best in the State. The road system is dominated by Oracle Road, Oro Valley's only "high speed roadway".

The Town has not remained true in three areas

Yes. The focus on single family residences has remained throughout the years. But, the current council and prior council wanted and have increased density with multi-familly residences. These residences now and in the future will populate Oracle Road, thus increasing traffic. Oracle Road today is really not a "scenic corridor".  Finally, Oro Valley is primarily a town of small lot homes clustered in neighborhoods. The number of low density developments are much as they were twenty-plus years ago. Since that time, cluster housing has been and remains the primary residential home building vehicle.

Today, marks the start of Oro Valley's 50th year. Next April, a big celebration is due. 

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Big Changes At Oro Valley Marketplace On Display Tonight

Big changes are planned…

…for the Oro Valley Marketplace. Many of these will require town council approval of general plan amendments and zoning code changes. Tonight, the town will host a discussion of these changes at a neighborhood meeting via Zoom. You can join the meeting using this link. 

Apartments… Hotels… Entertainment Center 

Town West Realty, the project owner and developer, is proposing five separate changes (see panel) to the property. According to project representative Kerry Sylvan, “Town West is committed to repositioning and reimagining the property” for the benefit of existing residents and newcomers.

If approved, the project will result in:

• Three hotels with a total of 362 rooms and proposed heights of 49 feet;
• A five story, 500 unit luxury complex near Tangerine Road; 
• A four and five story, 229 unit luxury apartment complex near Oracle Road
• An entertainment and water park area built in a wash inside the Marketplace

Council approvals required

Much of what the applicant wants to build will require council approval because the land is planned for or zoned for only some of what they want to do. These include:

• Allowing apartments
• Reducing building setbacks and landscape buffer yard requirements along Tangerine and Oracle Road
• Increasing building heights up to 49 feet
• Building an entertainment center in a designated wash

You can watch an introductory video on the project here.

The town has yet to determine when the project will be heard by the town’s Planning and Zoning Commission and then by the Town Council.

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Note: The panel is the original submission by Town West.  The numbers in the text reflect the plans as shown in the project video.