Town Council Approves "Town Center" Amendment...Limited Housing...Lots Of Open Space

Council approves two related actions
The Oro Valley Town Council voted Wednesday to approve two related actions for the Town-owned portions of the Oro Valley Town Center property near Oracle Road and Pushview Lane. Council approved a general plan amendment for part of Area 4 and a PAD rezoning amendment for portions of the former Rooney Ranch property. 

Provides for significant opens space...
According to Town staff, the approved plan increases permanent open space from 69 acres to about 88 acres, about 78 percent of the subject area. It also eliminates 77 previously approved single-family lots in Area 4 and increases the buffer to nearby El Conquistador patio homes from about 100 feet to 350 feet. Staff also said the plan reduces building heights on the Town-owned portions of the property, including removal of a previously allowed 75-foot hotel entitlement.

... and a more restricted residential housing plan
The general plan amendment was approved unanimously as presented. The PAD rezoning amendment, however, was changed during the Council meeting. It was passed 5-1. Mayor Joe Winfield amended the motion to restrict Area 3 to one- and two-story ownership townhomes. That removed the apartment option from the plan. The motion also limited linear commercial height in Area 2B to 30 feet, including architectural features.

...which means that the council left "money on the table" in order to accommodate residents
That change highlighted an issue also raised the previous night during Planning and Zoning Commission discussion. They discussed this. It was their conclusion that limiting the residential use to just town homes  could reduce the future value or marketability of the property. They also felt it was too restrictive of future council options.  Council Member Josh Nicholson echoed their thoughts regarding reducing market value. Nicolson, who owns and operates apartments, said apartments could potentially generate greater land-sale value for the Town than townhomes. He said an apartment project could produce about $5 million in taxpayer revenue, compared with “just a couple million” from townhomes.  Council Member Nicolson, however, did not agree. He was the lone no vote.

Mayor Winfield felt that trade-off was a good one...
Winfield, however, said staff had spoken with developers who expressed support for ownership townhomes. He did not address the value issue. He also said he believed that type of housing would be supported by a majority of residents. His motion made clear that he wanted a more limited residential product than the one staff had brought forward; that he placed more value on lower intensity development. 

...as most on council agreed
Though there was disagreement on this, council, nevertheless, voted unanimously to approve the motion. One member told us that "The only reason I did not push back (on Winfield's motion) what that it was a reasonable compromise. I was very happy with the fact that we were able to get almost 80% open space." 

Residents got what they wanted...lots of open space... restricted residential housing
Residents who spoke at the public hearing offered differing views. Some urged the Town to preserve the property as open space because of its scenic location and importance to the character of the area. Others supported the revised concept because it increases open space, reduces building heights, and removes the previously approved single-family lots. In the end, their views were clearly considered. Council moved the project forward, but with a more restrictive residential limit than originally proposed.
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Want to learn more? Read previously LOVE reports.

Bits and Pieces

Follow Up: Finance Director Gephart reinforces “lean but balanced” five year financial forecast

Wednesday, we reported that the town’s latest five-year financial forecast maintains balanced operations and reflects a more cautious, scaled-back approach to capital spending, while also highlighting longer-term uncertainties. Wednesday night, at the Town Council meeting, Finance Director David Gephart reinforced that view, describing the forecast as intentionally lean on capital projects to keep the town on a sustainable path. He said the plan is balanced and keeps spending within current means, while cautioning against drawing down fund balances, particularly in the capital fund, which will be needed for future priorities such as the full build-out of the police headquarters. He added that the forecast is a starting point, and any new spending will require adjustments during the upcoming budget process. (Source: The Oro Valley Town Council Meeting, March 18, 2026)

“ARK Project” promotes acts of kindness among local youth

Also at Wednesday's council meeting, Rabbi Baruch Zimmerman introduced a new community initiative during remarks tied to Education and Sharing Day, announcing the launch of the “ARK Project,” which stands for Acts of Random, or Routine, Kindness. The program centers on small charity boxes that individuals, particularly students, can fill with spare change and later donate to a person or organization of their choice. He said the effort is intended to encourage a mindset of giving, especially among young people, by working with local schools to distribute the boxes in classrooms and homes. Rabbi Baruch emphasized that the initiative is not a fundraiser for any organization, but rather a way to help instill habits of generosity and community contribution. Residents interested in participating or helping distribute the boxes are encouraged to reach out through local schools or community connections involved in the effort. (Source: The Oro Valley Town Council Meeting, March 18, 2026)

The Roadrunners are the AHL affiliate
of the NHL Utah Mammoth

Town Center GPA proposal returns to public discussion next week
We have had another resident ask about the yellow signs posted at the intersection of Oracle Road and Pusch View Lane. The sign announces a meeting that will take place next Wednesday at 6 p.m. in Town Council Chambers. The meeting concerns a general plan amendment and the rezoning of property donated to the town by the Rooney family. The property is currently zoned for somewhat unusual uses, and no development occurred under that zoning. As a result, the family donated the land to the town. Under the leadership of Melanie Barrett, the town has developed a concept that places commercial uses along Oracle Road, with some housing behind, while preserving much of the property as open space. Here is a link to the town’s information on the rezoning. Here is a link to LOVE’s previous reporting. Wednesday is an opportunity to learn more if you are interested in this property.

Town Easter celebration on April 5

Kriegh Park will again be busy, this time for the town’s annual Easter celebration on Saturday, April 4. This free event features age-based egg hunts scheduled throughout the morning: ages 0–2 at 9:30 a.m., ages 3–5 at 9:50 a.m., ages 6–8 at 10:10 a.m., and ages 9–10 at 10:30 a.m. Families can expect another well-attended community event at one of the town’s most frequently used parks. (Source: The Oro Valley Town Council Meeting, March 18, 2026)

Resident raises concerns about bright night signage near Vistoso Highlands

Resident Susanna Cameron Crichton raised concerns about lighting from the Centerpoint development near Vistoso Highlands Drive. Speaking at Wednesday's council meeting, she shared that two large illuminated signs along Pebble Creek Drive are affecting nearby homes and the adjacent nature reserve. She described the signs as unusually large and brightly lit, noting that they turn on at dusk and remain visible through surrounding vegetation. According to Crichton, the lighting disrupts sleep for nearby residents despite window coverings and may also impact wildlife in the preserve. She said she previously contacted a town ordinance officer, who reviewed applicable lighting regulations, but still questioned why this level of illumination is permitted when other neighborhoods in Oro Valley use more subdued signage. We don't know what will happen with this, but the mayor did not ask staff to look into it.  (Source: The Oro Valley Town Council Meeting, March 18, 2026)

Former council member questions legitimacy of new traffic signal approved by council at Naranja Park north entrance

Also speaking at Wednesday's council meeting, Bill Garner, an Oro Valley resident of more than 20 years and a former council member, raised concerns about the proposed traffic signal at Tangerine Road and Musette Drive, stating that it does not currently meet established warrant standards. He noted that this would be the second signal pursued without meeting those criteria, referencing the signal installed near the Community Center. Garner emphasized that the town has adopted standards and previously funded studies to guide such decisions, and cautioned against proceeding based on expectations that warrants may be met in the future. He also said nearby residents and the HOA were not notified of the proposal. Garner suggested that future projects include formal confirmation that warrants are met before construction begins and that advance public notice, such as posted signage, be required for major roadway changes. He also applauded Vice Mayor Barrett for abstaining from approving this traffic signal.  (Source: The Oro Valley Town Council Meeting, March 18, 2026)

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Bits and Pieces

Stay away from Kreigh Park Saturday morning, another big event
Residents planning to use James D. Kreigh Park Saturday morning may want to make other plans. The Oro Valley Triathlon and Duathlon Festival returns from 7 to 11 a.m., bringing nearly 500 competitors from 27 states and Canada to the Oro Valley Aquatic Center and the park area. The USA Triathlon-sanctioned event includes sprint-distance triathlon races and duathlon events, with participants ranging in age from 10 to 85. Traffic control will be in place from 4 a.m. through late morning, and town officials expect delays and heavy activity around the park while the races are underway.  (Source: Town of Oro Valley Media Release)

Water rate increase process moves forward
In January, LOVE reported that the Town of Oro Valley was considering a modest water rate adjustment. Last week, the town council formally approved a resolution giving public notice that a rate increase is being considered and starting the required public review process. The proposal currently under discussion would increase the monthly base rate for most residential customers by about $1.86, while leaving the per-gallon commodity charge unchanged. A public hearing is scheduled for June 3, when the council will decide whether to adopt the increase. If approved, the new rates would take effect about 30 days later, likely in early July.  

Traffic signal coming to Tangerine at Musette
The Oro Valley Town Council voted last week to proceed with installing a traffic signal at the intersection of Musette Drive and Tangerine Road. Town traffic engineer Paul Kiesler told council the intersection narrowly missed meeting the formal traffic “warrant” by about seven vehicles during peak periods, but he recommended moving forward because of limited sight distance caused by the vertical curve on Tangerine and increasing traffic generated by Naranja Park. Two council members expressed concern about installing a signal before the warrant is fully met, citing the town’s past practice of waiting for objective thresholds. Ultimately, the council approved the project on a 6-0 vote with Vice Mayor Barrett abstaining. The project is already included in the town’s capital improvement plan with approximately $750,000 budgeted for construction. 

Town restores original alignment for Naranja multi-use path
The town council last week approved shifting $400,000 in previously budgeted capital funds to restore the original alignment of the Naranja Drive multi-use path. When the project was first designed, rising construction estimates forced the town to trim costs through “value engineering,” including a plan that would have diverted path users through Naranja Park rather than keeping the route directly along Naranja Drive. With $300,000 no longer needed for an Oro Valley Drive drainage project and $100,000 from a La Cañada-Cobo road improvement that can now wait because a nearby development will change traffic patterns, staff recommended redirecting the funds to the path project. The council unanimously approved the change, allowing the path to remain continuous along Naranja as originally intended.

Council looks for ways to improve cell coverage north of Tangerine
The Oro Valley Town Council last week discussed persistent complaints about poor cell phone reception in Rancho Vistoso and other areas north of Tangerine Road. Vice Mayor Melanie Barrett and Council Member Mary Murphy requested the item after residents raised concerns about dropped calls, HOA gate systems that rely on cellular service, and possible public safety issues. Police officials also reported that weak signals can interrupt mobile data connections in patrol vehicles, slowing access to dispatch information. Because the town does not control cellular networks, the council unanimously directed staff to continue engaging wireless providers, identify possible town-owned sites for telecommunications infrastructure, and return with options to encourage improved service.

Town Centre rezoning: Residents weigh in at first neighborhood meeting
As previously reported in September and January, the Town Council is proposing to rezone portions of the Town-owned land at Rooney Ranch to expand commercial uses along Oracle Road, limit one portion (Area 3) to residential (either apartments or townhomes), and convert another (Area 4) from single-family lots to permanent open space with trails. At the first neighborhood meeting held several weeks ago, staff reviewed those concepts, including reduced building heights and elimination of the previously permitted five-story hotel. Residents generally supported preserving Area 4 as open space but raised concerns about traffic impacts at Oracle Road and Push View Lanes, residential density in Area 3, trail access near nearby neighborhoods, fencing and wildlife movement, water supply, long-term maintenance costs, and whether the Town should pursue a more distinctive “town center” design rather than conventional commercial development. A second neighborhood meeting is planned before the proposal moves to the Planning and Zoning Commission and Town Council for public hearings this spring.

Spring pavement preservation work underway
The Town of Oro Valley has begun its annual spring pavement preservation program, which includes surface treatments on a number of local streets to help extend pavement life and reduce the need for more costly reconstruction later. Work will occur in phases over the coming weeks and may involve temporary lane restrictions, brief delays, and construction activity in residential areas while crews apply treatments and allow surfaces to cure. Residents are encouraged to check the town’s online information page to see which streets are included and when work is expected in their area. ((Source: Town of Oro Valley Media Release)
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Council Reshapes Prime Town Centre Land

Council wants to reset zoning to make land developable
The Oro Valley Town Council is moving forward with a multi-phase rezoning effort for the town-owned portions of the Oro Valley Town Centre PAD, a long-standing land-use opportunity on the east side of Oracle Road and Pusch View Lane. The council's objective is to reset the zoning so the property so that is realistically developable while protecting community priorities such as open space and views, and allowing the Town to potentially sell portions of the land for General Fund purposes.

The existing zone, a never attracted a developer

This effort continues work we reported on in September. The land is currently zoned to allow a 75-foot hotel and other high-intensity commercial uses, a designation approved by Council several years ago after the property was donated to the Town by the Rooney family. As it turned out, there was no market interest in developing the site under that zoning, largely due to site constraints, access challenges, infrastructure costs, and limited economic feasibilit

Council envisions a developable alternative that will protect views and the environment
Staff presented Council with four rezoning options for the property. Council selected and option that they felt best balance sbetween commercial potential, development feasibility, protection of open space and views, and the likelihood that the site could realistically be developed and sold. 

This concept envisions a modest-scale mix of shops and services along Oracle Road, with housing set farther back on the site, away from the highway. Most of the hillsides would remain open space with trails. Buildings would be limited to two and three stories, with heights stepping down toward Oracle Road to reduce visual impact and protect views.

The concept would support a dozen or so local businesses, and hundreds of residential units
Built out under Concept 2, the property would likely accommodate several dozen small to mid-sized businesses along Oracle Road, such as neighborhood restaurants and cafés, specialty grocery or market stores, fitness or wellness studios, personal services like salons or medical offices, and small professional offices serving nearby residents. The residential component would include either about 250–300 apartments or, under an alternative layout, roughly 150–200 townhomes.

While leaving much of the land open
Based on the concept materials, about 64 percent of the total site—roughly 95 acres—would remain undeveloped open space for natural hillsides, trails, and recreation, providing a buffer to nearby neighborhoods and preserving scenic views.

Rezoning would generate one time sale proceeds, construction sales tax revenues and ongoing sales tax revenue
From a revenue standpoint, the rezoning is intended to turn a long-idle Town asset into both near-term cash value and long-term income. Once rezoned, the Town could sell developable portions of the property to private builders, generating a one-time payment likely in the millions of dollars. Over time, development would also generate ongoing revenue through sales taxes from new shops and restaurants, along with permit and construction-related fees during build-out.

One (small) glitch regarding state law requirements regarding the sale of town land
Arizona law places limits on how Town-owned land can be sold based on its dollar value. Higher-value sales can require additional approvals, including public hearings and, at the upper end, voter approval. Because of this, Council emphasized the need to understand the estimated value of the property early and directed staff to prepare preliminary value estimates as Concept 2 is refined.

Future will see neighborhood in public meetings as this moves forward
Those value estimates are to be reviewed by Council before neighborhood meetings scheduled for February and March, where residents will get their first clear look at what the site could become. After public feedback is incorporated, the proposal will move to the Planning and Zoning Commission and then back to Town Council for spring public hearings, with rezoning decisions made before any future steps to value, market, or sell the property.

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Oro Valley Council's Focus Rezoning of Town Centre Land Is A Future Money Maker

Council initiates new zoning process for Town Centre land
The Oro Valley Town Council voted last week to initiate a general plan amendment to land that the town owns on Oracle Rd. The land is adjacent to and south of Town Centre. It is on the east side of Oracle Road where Pusch View Lane ends. The amendment would set new limits on building heights, reduce the scope of residential development, expand open space and recreation uses, and allow for additional commercial frontage along Oracle Road. The amendment affects areas designated as 3 and 4.

Barrett sought to protect views and preserve commercial use
Vice Mayor Melanie Barrett requested the Council take up this item. She noted that the existing zoning for the property still allowed a 75-foot hotel, which she believed would be out of scale with the area and could affect mountain views. She also expressed concern that removing the current ground-floor commercial requirement might result in Area 3 being developed entirely as residential, contrary to the Town’s past strategic vision of encouraging commercial activity along Oracle Road.

Adds commercial frontage along Oracle Road
As part of the amendment, the Council directed staff to create new commercial areas along Oracle Road. Labeled as Areas 5 and 6, these sites are immediately south of Area 2. That area includes retailers like CVS and Jersey Mikes. The intent is to extend the existing commercial frontage, taking advantage of the visibility and access along Oracle. Councilmembers viewed this as an opportunity to strengthen the Town’s commercial base while leaving the larger back portions of the property for open space and recreation.

Amendment addresses resident concerns voiced in 2019
The land has seen rezoning in the past. In 2019, the Council approved a rezoning of Area 4 to allow for 77 single-story homes on small lots with strict height limits and large areas of open space. The 2019 rezoning created quite a bit of community reaction where concerns were voiced about the loss of open views, increased traffic, and the scale of new development at the base of the mountains. Nonetheless, the rezoning was approved. According to Barrett speaking at that time, she favored limiting heights and preserving views in order to protect the scenic quality of Oro Valley’s mountain backdrop.

Town acquired this land as a gift, after failed Richmond American project
The Town came to own Areas 3 and 4 in 2020, when the Rooney family donated the property following a failed effort to develop it. Richmond American Homes had received approval in 2019 but found that the costs of extensive grading and large retaining walls made the project financially unworkable. After that collapse, the family transferred the land to the Town, leaving it to Council to determine the long-term future of the site.

Town could sell some of this land, generating millions for general fund
Mayor Joe Winfield commented during the discussion that the Town could “sell the property, let developers do their job,” and then use the proceeds to support the Town’s general fund. The Town has authority to sell property it owns without voter approval so long as it is not restricted for a public purpose and the sale is approved by Council.

Assuming that Area 4 is rezoned largely for open space and recreation, the amount of land the Town could sell is reduced to the Area 3 and the new Area 5. Together, these areas total roughly 20 to 30 acres with direct frontage on Oracle Road. Comparable sales along Oracle Road suggest commercial frontage can bring $400,000 to $600,000 per acre, while interior mixed-use parcels trade for $150,000 to $300,000 per acre. Based on those figures, the value of the marketable land falls to an estimated $15 million to $20 million, with the balance of Area 4 providing community benefit as open space rather than direct revenue.

From initiation to community review
The Council’s action only begins the rezoning process. Next, Town staff will hold neighborhood meetings to gather community input. The proposal will then move to the Planning and Zoning Commission for a public hearing and recommendation. A final decision rests with the Town Council, which will consider the plan again after these reviews and before any future development or possible sale of the property.

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For and Against: Concerned citizens speak about the Town Centre PAD rezoning. Part 2.

Yesterday we published comments from residents who spoke during the Public Hearing on May 15th. Today we are publishing comments we received in emails and on our Facebook page.

From LOVE’s Facebook page:

Welcome to Hiremath 2.0….So disappointed in Winfield and crew.

So they said it’s OK to cram more homes onto smaller lots at the Oracle/Pusch View Lane location. Sounds like the last gang.

From emails we’ve received:

Email #1: At the March 6th Town Council meeting, Mayor Winfield told the applicant that he was not happy with the initial proposal and decided to continue the item rather than voting on it that evening. Although the applicant returned on May 15th with revisions, they only reduced the number of lots by five and the revised average lot size (7,145 square feet) was still less than half the original 15,000 sf entitlement and will allow the property to be mass graded.

I am very disappointed in the vote to approve this rezoning amendment. To quote staff in the Council Report: “The proposed revisions are substantive; however, they do not represent significant changes.”

Email #2: Winfield failed to kill it in March. At that meeting, the vote would have been 3-3 with Winfield being the tie-breaker. Apparently, he felt it was better to table it, giving the developer an opportunity to redo things to suit the council. So Winfield backed himself and the council into a corner and they were now compelled to approve the changes.

Email #3: For the past 8 years, all we have seen are General Plan Amendments and Rezonings with a quantum leap right down to the smallest lot size (often from 3.3 acre rural residential down to 7,000 sf Medium Density Residential. Some are down to 6500 sf.) This rampant mass grading of our beautiful desert and wildlife habitat is unconscionable to us.

Developers want small lot sizes because it is cheaper and faster for them to mass grade than to custom grade and it is cheaper and faster for them to build one connecting wall between each home than it is to build separate walls around each home.

They always claim that their proposal is what's best for Oro Valley, but their proposals are always what is best for them, whatever will make the landowner and the builder the most money. Their motive is not environmental protection or protecting property values. Their motive is profit.

The majority of Oro Valley residents do not want these types of developments. The proof is in the 2018 Town Council election results where one of the hot button issues was putting a stop to mass graded developments with 6,000 and 7,000 square foot lots.

Below is an email we received from a resident who was initially against the rezoning but eventually came to agree with the Town Council’s decision to approve it.

I spent a good 10 hours going through the application and agenda attachments. I opposed this because I don't like cluster housing on small lots, cuts to the hillside, and Richmond American homes. However, Rooney had numerous private meetings with the residents of Camino Diestro and reached agreement with them to eliminate some homes close to them and build only single story homes throughout the development.

At the March 6th meeting, Mayor Winfield gave Rooney/WLB a laundry list of concerns that they had to address to get this development approved. In my opinion, Winfield acted as the facilitator between residents and the applicant, much in the same way that Mike Zinkin and Bill Adler used to do, except that Winfield did it from the dais which then boxed them into approving it once the applicant made multiple concessions.

In terms of conservation, the 2002 plan was written before ESL [Environmentally Sensitive Land Ordinance] was passed. Therefore, the open space was initially within the 15,000 sf lots and residents might not have kept them as open space. In the revised plan, all open space is in the common area.

Even though I am disappointed, I can understand why this happened. I don't think they threw the residents under the bus. Some actually were okay with it after concessions. But I hope this negotiating from the dais ends now.

For and Against: Concerned citizens speak about the Town Centre PAD rezoning. Part 1.

Below are comments from residents who spoke during the Public Hearing on May 15th. Some of them live adjacent to the property and were against this rezoning amendment despite the concessions that were made by the applicant.

I for one have been heartbroken and feel betrayed
The views from my backyard are majestic and the nature is amazing. The property is home to several bobcats, a mountain lion (that she captured on video), countless coyotes and javelinas. THIS is why we moved to Oro Valley and this is why we chose this house. When we moved here, we were told that the property was a scenic corridor and that the Town of Oro Valley understood just how unique this land was and so they earmarked it to be the Town Center. 

It’s no surprise to Patrick Rooney or anyone else who’s worked with me to hear me say that my dream and continued hope is that the Rooney family would donate this property, dedicate it as a natural preserve, and take it as a tax write-off… I for one have been heartbroken and feel betrayed by the Town leadership for encouraging cut and fill and high density housing.

John Rooney’s vision for this land was…respecting the desert and wildlife that we all love
John Rooney’s vision for this land was not high density housing…It was for pristine desert, and at the worst, custom home sites with 15,000 square foot lots respecting the desert and wildlife that we all love. This whole thing just horrifies me, to tell you the truth Mayor Winfield. It horrifies me that the Town of Oro Valley is not respecting what we as voters voted on (the 2016 General Plan) and instead, not your administration, but a previous administration was encouraging [this], and you can see the rape of our hillsides. I just don’t know how all of you can sit here and look at yourselves in the mirror and feel good about this. This is an atrocity.

You are here to represent the people and that’s why we elected you
A PAD is supposed to be consistent with the General Plan, but if you look at the General Plan’s Vision page, it indicates that we the people wanted to preserve the scenic beauty and environment. That includes desert and mountain views, wildlife and vegetation. It’s also supposed to keep the unique community identity as a special place. That is a special piece of property and [this development] is going to make our town look ordinary.

In the WLB PAD amendment application, it states, “The proposed changes in Area 4 are focused on making this area more receptive to the current demands and requirements of homebuilders.” I don’t think Oro Valley is in the business of making anything more convenient for home builders. I think you are here to represent the people and that’s why we elected you.

How is this in accordance with Town Code?
Lot #4 has 11 feet of fill. Lots 43-48 and Lots 62-64 have 10 feet of fill all the way to 13.5 feet. How is this in accordance with Town Code of 8 feet of fill for environmental protection of the hillside and also to prevent erosion?

Later in the meeting, Planning Administrator Bayer Vella explained why they can do this:

Bayer: The Code limits cuts and fills to 6 feet but it also allows to go up to 8 feet if it’s stair-stepped. So the idea is to soften the slope. The applicant has the ability to ask to go beyond Code as a Planned Area Development…They are enabled by Code to customize this site as part of a rezoning amendment. That’s why this is before you [the Town Council] to go beyond the 6 and 8 feet. If this were not a PAD, we wouldn't be having this conversation unless they received a grading waiver from the Town Council.
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Tomorrow we will publish some of the comments that LOVE received in emails and on our Facebook page.

Winfield and Barrett Explain Vote In Favor of Area 4 PAD Zoning Amendment

We asked Mayor Winfield and Vice Mayor Barrett why they voted in favor of the Town Centre Area 4 zoning amendment of which we wrote yesterday.. The following is their individual response.
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Response of Mayor Winfield
"Development of Area 4 under any scenario because of the steep terrain and proximity to Oracle Road is a challenging proposition to say the least. I believe voting in favor of the Town Center PAD Amendment was a reasonable compromise because the final plan was respectful of competing interests, created contiguous perpetual open space, provides meaningful recreation opportunities, and I hope will give birth to a neighborhood of individuals and families that love the Town of Oro Valley as much as I do."
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Response of Vice Mayor Barrett: 
"I first heard the Town Centre PAD Amendment proposal at neighborhood meetings over a year ago when I was serving on the Planning and Zoning Commission. At that time, the proposal included apartments that were separated from the commercial, nearly unlimited vertical grading waivers, and many more 2 story homes.

Without the election, it is likely that plan would have been approved. The applicant has met with and worked with neighbors for months to come up with a proposal that addressed many of the neighbors concerns. While many compromises were achieved, including leaving the apartments in the area out of the re-zoning request and limiting the homes to single story, when it came before the council the first time, I had some real concerns.

My concerns primary focused on the vertical grading, the distance between homes, and exceptions that were being made to the Oracle Scenic Corridor Overlay District. The applicant returned 4 months later with a revised proposal which increased the variety of lot sizes, the distance between most of the homes, fixed much of the vertical grading issues, and came into complete compliance with the Oracle Scenic Corridor Overlay District. It also included the addition of trails, 72%
preserved open space that is not on anyone’s property, and an improved recreation area. While this was not a perfect proposal, my position was and is that developer dollars should not run the Town Council, but that reasonable and moderate development should be approved.

This particular parcel was a Planned Area Development Amendment, and did not change the General Plan in any way."
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LOVE clarification:
The General Plan assigns land use in broad categories such as residential, commercial, tech park, and golf course. In the General Plan, Area 4 is designated for residential land use. The change in zoning from one form of residential use to another form of residential use is not a change to the general plan. It is a change in zoning.

The case of the Plant and the Parrot

Think of any Oro Valley homeowner living in a neighborhood that’s located in an area surrounded by a natural, untouched desert environment. Perhaps you are one of those homeowners. And consider further that someone shows up and announces that they are going to bulldoze that pristine desert surrounding your home. Given this scenario, you have to wonder what’s in it for the person who speaks at a council meeting, telling everyone that this is a good thing for the neighborhood. And that is the perfect lead-in to today’s article.

Today’s article is another installment in our series on the Town Centre PAD zoning amendment which, if approved, would allow 82 mass graded cluster homes on the Oracle Road Scenic Corridor. Today we will focus on the one Oro Valley resident who spoke in favor of the proposal during the March 6th council meeting.

Technically, two Oro Valley residents were in favor but one of those residents was Dave Perry, President of the Oro Valley Chamber of Commerce, whose opinions can hardly be considered unbiased.

That leaves just one “ordinary” Oro Valley resident who spoke in favor of the zoning amendment who didn’t have any skin in the game…or did she?

There’s an echo in the room
The speech she gave during the March 6th public hearing is below.  It was hard not to notice how many times she parroted talking points that we’ve heard over and over by Councilmember (and developer) Steve Solomon and Chamber President, Dave Perry.

We’ve highlighted the comments that are known talking points of Solomon and Perry. See if you can match the talking point to the author.

Teri Lamour’s Speech
“I’m a 20-year resident of Oro Valley, living north of the PAD that’s being discussed this evening. I’m here to speak in support of the proposed amendment to the development.

Every home and business was built on open land. Each one of us has impacted this land just by moving and/or building here. Hopefully, the impact has led to a cohesive, welcoming community. Every landowner has a right to develop their property. Modifications to entitlements happen due to ever-changing circumstances in and around our community.

The community I live in, Rams Canyon at La Reserve, was made possible by a modification to the northern end of the La Reserve PAD. There was construction. There was negative impact during it but it didn’t last forever and now we’ve got wonderful residents and neighbors.

Area 4 of the Oro Valley Town Center PAD is zoned residential and the modification being requested would bring the area closer to that of the surrounding residential areas – La Reserve PAD and the El Conquistador homes.

The landowner and applicant have shown great care in addressing neighboring homeowner concerns. Some have voiced concern over loss of open space and views. Each and every one of us are living on what used to be open spaces. None of us thought about that when we moved to this lovely area. All we saw were gorgeous views and a wonderful lifestyle. All of our home constructions have impacted those who came before us. There were many that probably stood in these chamber halls when OUR houses (Rams Canyon) were built. We should be welcoming potential neighbors instead of cutting ourselves off.

I want to remind everyone, Oro Valley was not incorporated as a Town in 1974 so that we could sit stagnant while communities around us grow and expand. We need residents in order to bring business to our town and to develop our economic impact. This will only help our community. It is my understanding that our Town is already at 90% build-out. We need continued smart, strategic growth in order to survive and thrive.

I feel the landowner and the applicant are making great modification requests and our town will be more vital as a result of it and not a win-lose situation.”

Councilmember Steve Solomon waters his “plant”
When Ms. Lamour finished her speech, Mayor Winfield called a 10 minute recess. The council members went out the door to the break room…all except Steve Solomon who walked out into the audience to “water his plant.” He made a beeline for this resident, thanked her profusely for giving her speech, and spoke with her for a few minutes before finally making his way to the break room to join the others.

Schadenfreude
Everyone who fills out a Blue Card at a council meeting has the right to discuss whatever they want within the three minute time frame. That said, you have to admit that Teri Lamour’s speech and the subsequent little tête-à-tête with Solomon looks suspicious. Both of them talking and smiling like they’d just pulled off a grand heist or something of that nature.

Solomon making this grand gesture of congratulating someone who spoke in support of this development was an insult to the homeowners who had justifiably argued against the negative impacts that this plan would have on traffic, scenic views, and property values.

Schadenfreude, extracted from the German language and now part of American vernacular, is defined as “pleasure derived by someone from another person's misfortune.” We can think of no better way to describe what we witnessed that evening.

UPDATE: At the March 6th council meeting, after the applicant’s presentation and the subsequent council discussion, the council voted to continue the item to the April 3rd meeting. At the April 3rd meeting, the applicant requested a continuance to give them more time to address the concerns that were raised at the March 6th council meeting.

Oro Valley residents speak out against the Town Centre PAD zoning amendment. Part 3.

This week, LOVE is presenting some of the speeches given by Oro Valley residents during the Public Hearing on the above proposal.

Today’s speech is by Oro Valley resident, Bill Gardner.

Bill Gardner – Doubling the pressure in a 35-year old water pipe
“I’m a 32 year resident and my house is Ground Zero. Regarding water, WLB has never given us any specifics as to how this is going to be done. All we’ve been told is that we have no recourse in this regard….Our water line runs from Oracle Road at the intersection all the way up to the hotel at the top of our development. That's a mile. It’s a 35-year old pipe and 6 inches in diameter. I think we’re owed an explanation as to how you can come in and double, if not triple, the pressure in that pipe to pump the water down to this new development and also possibly to Area 3. We’d like to have an independent hydrologist come in and tell us how it’s going to be done. I think that's only fair. We’ve never been told how it’s going to be done.

Secondly, who’s going to do the work? A subcontractor to Richmond American.

Our roads are private and it was established at the Planning and Zoning Commission that you couldn’t use them to access this development as a road, yet somebody can come in and tear up our roads and our common area and we don’t even get formally asked.

Third, if anything goes wrong, who’s responsible? We’d like to see some sort of contract or agreement in place before the work starts so if this thing goes south (with water problems)…Who do we call? Who’s in charge? Is it the city, Oro Valley Water, Richmond America, or is it the subcontractor? I think this all needs to be sorted out. We want to make sure that our 7 irrigation lines are not affected by this. Nobody has mentioned sewers. We want to make sure that this thing does not cause any problems with our sewer system when you come in and dig up our roads.

I realize we can’t have all these answers now, but I certainly request as a resident of our community that somebody come and explain all this and give us a good solid legal and hydraulic engineering explanation.”

Guest View ~ Diane Peters: Standing up to Council Member Steve Solomon

Today’s Guest View is part of the series that LOVE is running this week regarding the speeches that were given by Oro Valley residents during the Public Hearing on the Town Center PAD zoning amendment.

Today, we are running a Guest View to make our readers aware of how these residents were treated disrespectfully by Council Member Steve Solomon. Below is the speech that Diane Peters gave during the Call to Audience at the March 20th Town Council meeting in which she called Solomon out for his rude behavior.
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My Call to Audience Speech
I’d like to discuss something that transpired at the last council meeting on March 20. There is one council member who has a pattern of talking down to and ridiculing citizens and even other council members. It happened again that night after the Public Hearing on the Town Centre PAD. For those who don’t know where this is, it’s the land just south of the CVS Plaza with the scenic views of rolling hills and the Catalina Mountains.

The applicant requested 82 mass graded clustered residential lots on average lot sizes of just 6000-7000 square feet, cutting into the hillsides, and building an 8 foot high wall along Oracle Road which would obstruct the views of the mountains and the rolling hills.

12 citizens spoke during the Public Hearing and 67% of them were adamantly against this proposal. Among other things, they cited how this is the most scenic corridor in Oro Valley and it’s not being planned well at all. They cited the additional traffic that would be added to the already congested Oracle Road, the 8 foot high wall obstructing our scenic view of the mountains, and the questionable reputation of the builder.

Then, in his usual condescending tone, this council member chastised the speakers who were AGAINST the proposal. He stated that the engineering firm has “well over $100,000 invested in engineering plans and designs” and that it’s easy for residents who aren’t spending this money to complain about these plans.

He then went on to ridicule residents for having the audacity to offer alternatives and for believing that we can do better. To this, he responded, “You haven’t been working on the design for a year. You’re not the professionals. I could make suggestions on this that I think would be better, but it’s not my property.”

So apparently, we're not allowed to offer suggestions if we're not the professionals and we're not allowed to offer suggestions if it's not our property. So just what is the purpose of the Public Hearings?…The Planning and Zoning Hearings?…The Neighborhood Meetings?

Perhaps this council member needs to familiarize himself with the General Plan. Chapter 5 discusses DEVELOPMENT. And it states that “new residential and commercial development will be accomplished with ABUNDANT INPUT FROM RESIDENTS.”

Regarding Oro Valley’s VISION, the General Plan states:
• Preserve the scenic beauty and environment…our desert and mountain views.
• Protect Scenic Corridors…and the distinctive visual character and visual appeal of Oro Valley.

That is exactly what those residents were fighting for that night. And yet, after listening to the well-researched arguments of the residents, this council member, who ran for Town Council on a platform of CIVILITY, responded once again with disrespect and ridicule.

We’re adults, taxpayers, veterans, parents and grandparents. Collectively, we have a wealth of knowledge and life experiences and, as such, we should be treated with respect by our elected officials.

That council member is Steve Solomon.

Solomon’s feeble response
When I finished my speech, Solomon, who usually prattles on at great length whenever he is convinced that he is right about something, barely offered any retort at all and appeared uneasy while doing so.

Solomon: “What she said was totally…(he was interrupted by the Town Attorney, but was allowed to finish his response a moment later)…Her statements are not true, inaccurate, and one-sided.”

Let’s fact-check that, shall we?
Below is the portion of Solomon’s speech at the March 6th meeting that I referenced in my speech during the Call to Audience.

“This is not a design that was put together in the last 5 minutes. People seem to forget they’ve been working on this for probably a year and probably have well over $100,000 invested in engineering plans and designs so it’s easy for somebody who’s not spending the money to sit up there, for example, one individual said, ‘Why don't they do that?’

Do you know how complicated it is to make a design with grading and hydrology and view corridors and streets and sewers and water lines? You know, it’s not fair to…say, “Let’s change it” or the generic comment, “We can do better.” Really? You haven’t been working on the design for a year. You’re not the professionals….I could make suggestions on this that I think would be better, but it’s not my property.”

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Tomorrow, LOVE will publish the speech given by Oro Valley resident, Bill Gardner, during the March 6th Public Hearing on the Town Centre PAD.
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Diane Peters has lived in Oro Valley since 2003, moving here to escape the humidity of the East Coast. She’s been involved in OV politics and development issues since 2006. In 2014, she organized a citizens group, Citizen Advocates of the Oro Valley General Plan, who over a 9-month period, successfully negotiated a controversial 200-acre development project. In her past life, she worked in medical research at various University Hospitals in New England. Her interests include reading, writing, nature photography, travel, art galleries, museums, and politics.

Oro Valley residents speak out against the Town Centre PAD zoning amendment. Part 2.

This week, LOVE is presenting some of the speeches given by Oro Valley residents during the Public Hearing on the above zoning amendment.

Today’s speech is by Oro Valley resident, Don English.

Don English – Let the rubber meet the road
"I attended all the meetings and I don’t think the Planning Staff recommendations reflect the many serious objections to this project and the hundreds of voices (literally) of opposition. This project simply does not reflect an improvement. It is not even compatible. The negative impacts are dramatic and many. These hillsides will be scalped and graded beyond anything you’ve eve seen. There will be thousands of tons of more concrete and asphalt because there are many additional streets and sidewalks beyond the original footprint."

He then discussed additional traffic on Oracle and water issues not being addressed during the meetings.

"The developer’s attempt at mitigating these issues are modest at best. It’s still a 34% increase in the density of housing. There is still a 250% reduction in lot sizes. The 70% open space preservation claimed by the developer is an exaggeration. It will be closer to 50% because of the playground where they will scalp and grade the highest hill in this project.

The projected plan for a few more trees along Oracle Road and a wall won’t even come close to mitigating the view destruction of the Oracle Road Scenic Corridor. You’d need thousands of trees to do that, not a few. There is little justification for this dramatic rezoning. There was never any marketing study that was made public for us to look at and have professionals evaluate. That means the marketing study is, at best, self-serving.

You don’t have to go far up First Avenue or Rancho Vistoso to see that there are developments with larger houses and lots that suggest that other marketing and demand is there rather than these small dense houses. And finally, there is no empirical evidence as suggested by the Chamber (of Commerce) that this development will increase tax revenues more than the one that would come under the existing zoning.

And finally, the reputation of this developer is not good. (He was referring to the builder, Richmond American.) A cursory review of the internet shows that they’ve been sued dozens and dozens of times in the last decade. Class Action lawsuits that include up to 32,000 thousand houses. All of them claim shoddy workmanship and broken promises to cities and homeowners.

We had an election. A new leadership. A new direction. You promised to take a harder look at rezonings. Here is your chance to let the rubber meet the road…put a moratorium on this or just flat out say no."

Part 3, the speech by Bill Gardner, will be published on Thursday. Tomorrow we are running a Guest View by Diane Peters regarding Councilmember Solomon’s rude behavior towards the citizens who gave the speeches that we have been presenting this week.

Oro Valley residents speak out against the Town Centre PAD zoning amendment. Part 1.

During the March 6th council meeting, there was a Public Hearing regarding the zoning amendment to the Town Centre PAD (Planned Area Development). If approved, this zoning amendment would allow 82 mass graded cluster homes on the Oracle Road Scenic Corridor (just south of the CVS Plaza), grading into the hillsides, and obstructing our views of the Catalina Mountains with an 8 foot high sound wall.

After listening to the applicant’s presentation and comments from residents during the Public Hearing, the Town Council voted to continue this item until the April 3rd meeting.

This week, LOVE is presenting some of the speeches given during the Public Hearing by Oro Valley residents who are against this proposal. (We are guessing on the spelling of the names and apologize if any are misspelled.)

Today’s speech is by Oro Valley resident, John Warney.

John Warney – A failing grade and a gash on the countryside
“This is much like a negotiation and a bargaining session. We know what Mr. Rooney (landowner) and Richmond American want. They have permission to build 65 homes on this property and they want more. The reason is simple. They’d like to make more money. We’d all like to make more money, but the question comes to what do WE the neighborhood and the Town get out of this?

We know what we’ll get. We’ll get disruptions, bulldozers, all types of trucks with really loud back-up signals from early morning until quitting time. Dust, dirt, digging up our streets to install water lines, and traffic congestion in an area already Graded F by the State Traffic Engineer. The addition of another 150 or so cars won’t help. What comes after F?

I’ve decided that our best hope here is to try to make the development do justice to the location. This is one of the few remaining building sites literally nestled against the Santa Catalina’s and Pusch Ridge. To understand the importance of this site to this community, I’d invite you (the council) to turn around and look at the Town Logo. It’s not made up of houses. It’s made up of those pretty mountains.”

He then described a portion of the development with just 50 foot wide lots and 5 foot side setbacks between the homes.

“What would be visible from the road is 180 yards of concrete and stucco, a wall almost two football fields long with no space between the houses. No room for trees or landscaping. Here’s a chance for you to improve on that. If you extend the width of these lots from 50 to 65 feet, you provide space for trees between the lots, landscaping for shade, room for some toys and a BBQ, some ventilation, and a view breaking up that ugly wall effect, converting these ugly houses into actual homes….Reducing 11 lots along that bend to 8, a loss of 3 houses but leaving a total of 79 homes, which is 30% more than the original 65 homes that they originally agreed to…

I hope you’ll think about that gash up on the countryside. It won’t be very pretty.”

Tomorrow’s speech is by Oro Valley resident, Don English.