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

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

Roadway discussion reminds all of Avilla-era traffic concerns

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

A 2027 lane and roadway reconfiguration plan...

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

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

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

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

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

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Sun City Forum: Robb's Goal Is To "Prevent Bad Decisions"

Insightful perspectives directly from the candidates 

This is the second part of our series on the Sun City Candidate Forum held on June 12. Last week, we wrote about Mo Greene's council goals. Tomorrow we feature Tim Bohen. Thursday we feature Mary Murphy, Today we feature Elizabeth Robb, in her own words.
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Elizabeth Robb: Prevent bad decisions

 “At this stage in Oro Valley’s growth, I believe one of the most important jobs of our town council is to prevent bad decisions. Oro Valley has a wonderful small-town feel, lots of outdoor recreational opportunities, and spectacular scenic views. We need to maintain that."

Responsible growth is imperative

"We don’t need, and you have said you don’t want, five- and six-story buildings. Every Saturday, when I’m selling at the farmer’s market—that’s my business—I see La Posada, the continuous care community, growing in front of me because I’m facing right towards it. And I think to myself, how did we get this giant five-story building in Oro Valley?Preventing decisions like that is one of the reasons I’m running for town council."

Additionally, "We don’t need to rezone all of our remaining commercial land into super-dense, poorly-planned apartments that will negatively impact our water. Many of you signed the petition against the Avilla tiny rental home development proposed on both sides of the Safeway. I attended one of those meetings, and I disagreed with that rezoning also. That’s another reason I am running for town council."

Stop pouring unchecked amounts of money into golf
"We don’t need to continue pouring unchecked amounts of money into golf. Some people pay for their own golf courses. If you look at our municipal golf operations in Oro Valley, we have spent an average of about $2.5 million a year since we acquired the golf course and the community center in 2015. We just spent $9.1 million redoing the irrigation systems, cart paths, and bunkers on two golf courses, and now the 10-year budget projection has almost an additional $13 million planned for the community center. The spending on golf and the Community Center has got to be brought under control and in line with other parks and recreation spending."

We don’t need outside money running our town
“We don’t need outside money funding candidates in our elections to try to force on us what we don’t want or need. This is an important issue. For example, the part-owner of the Oro Valley Marketplace has put an enormous amount of money into candidates running for our town elections in the last several elections, including this one.

After they were not successful in their last election, their apartments at the Oro Valley Marketplace were held to two and three stories. If you’re like me and not in favor of 75-foot tall buildings, it’s important to know who is funding our candidates. I have self-funded my campaign with my own money and small donations because I want to serve your interests, not special interests.” 

Let's reserve our open spaces

"We need to preserve our scenic corridors and outdoor open spaces. Oro Valley's biggest challenge is how we manage the remaining 6% of our undeveloped land because it affects everything. It affects our water, it affects our views, it affects our traffic, and it affects our small town feel."

We need to manage town finances to ensure fiscal sustainability

"Our second biggest challenge is how we're going to manage our finances. I've attended both recent council meetings on the upcoming fiscal year 2024-25 budget and I have a pretty good understanding of how I would approach ensuring we never reach a fiscal crisis. We do not need and should never have a property tax. Oro Valley was built on that principle and I will uphold that."

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

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

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

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

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

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

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

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

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It's Unanimous: Council Rejects Avilla Homes Project

All seven say "No"

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

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

More to follow next Tuesday.

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Council To Meet The Avilla "Trojan Horse" Tomorrow Night

The Trojan Horse:  A needed intersection change...

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

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

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

Presented with "tainted" Planning and Zoning Commission approval

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

Substantial resident opposition

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

Staff wants the shiny new intersection

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

Council should separate the two: 

First decide if ultra high density housing should replace commercial zoning

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

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

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

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

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Oro Valley is an Adult Community

Oro Valley is an adult community
Oro Valley is an adult community. This despite efforts many of the current and prior town councils to bring younger families to Oro Valley. In 2013, then Mayor Hiremath announced in a “State of the Town” address that Oro Valley is “no longer just a retirement community”. We pointed out at that time that he was wrong. We pointed out that Oro Valley was getting older and not younger.

Hiremath and his councils focussed on building rooftops. Unfortunately, the vast majority of the rooftops that grew were suitable for adults; not for young children. Most of the homes built in Oro Valley don’t have suitable backyards in which kids can play and be safe. As one council member told us: “Young families choose Marana and Sahuarita because they get more suitable housing for their kids.” And the data supports that statement.

The Oro Valley resident is older than other local communities

Oro Valley got even older in the last 10 years. The median age of an Oro Valley resident is now 54 years. That is up from 49 years in 2010 and 45 years in 2000. Indeed, today’s Oro Valley resident is 13 years older than a Marana resident and 17 years older than a Sahuarita resident. Those are huge age differences.

81% of Oro Valley households have no children
Oro Valley had almost 300 fewer households with children 18 or under in 2020 than it did in 2010. The town's 3,800 households are 19% of the town’s total households. That’s a five percentage point decrease from 2010. In Marana, 28% of households have children under 18. The comparable number for Sahuarita is 35%!

Economic development reflects the demographics of Oro Valley
People who want to invest in Oro Valley by opening businesses understand the town’s demographics. The graphic we posted a week ago Thursday on business economic development [see panel below-left] shows that seven of the sixteen businesses that are investing in our town are healthcare businesses; three are restaurants. Most of these companies focus on serving an adult population.

Click on picture to enlarge

On the home building side, most of what we see in the future speaks to adding even more adults to our community. For example, there are three residential projects that will bring a lot of people to our town, but they’ll likely be older people.

• There’s a large retirement village being built across the wash from Home Depot
• There is a plan to build apartments in the Oro Valley Marketplace. When you look at that project, you’ll notice that the apartments will be part of a mini city. There aren’t many people who want to bring up young kids playing on the streets, with cars and the associated pollution. Or parents who want to tell their kids to make their way, unattended, to the two acre centralized park.
• There are two proposed projects by Avilla homes, which we call the tiny homes projects. If approved, these projects would bring about 200 new 800 square foot homes. None of these will be suitable for raising a family.

All this has Implications for future town planing
Oro Valley leaders have stated that they want to bring in younger families and quality jobs. The policies and actions of this council and previous councils have failed to do so. The failure has nothing to do with them. It has nothing to do with town staff. It has to do with the housing stock and the town’s predilection for "cluster zoning".

There are some businesses that provide quality employment here. The newest, Leonardo Electronics, has yet to start construction. But there are not a lot of them. And only a few located in Oro Valley in the past ten years.

The bottom line is that you can’t always be what you want.. You have to build on your strengths

The town’s housing stock, lack of quality jobs, and the towns preference for cluster zoning pretty much predicts the future of Oro Valley. Most of the people who will come to Oro Valley will be adults, generally older ones. The median age of Oro Valley residents in 10 years will probably be 60. The need for healthcare and personal services will grow. Oro Valley will struggle to bring in quality jobs.

It’s not a bad future. Indeed, promoting the fact that Oro Valley is an adult community… a great place for working adults and retirees to settle seems like a huge win for our town. Few other towns can match it. Indeed, this may the best way to solidify a prosperous future for Oro Valley.

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Bits and Pieces

VCA President runs roughshod over Sienna residents

Normally, LOVE does not report the machinations of homeowners associations. They are, indeed, their own legal entity. They are important to the community. They can do great good. They could also do great harm. It has been reported to us that there is a problem going on involving the Rancho Vistoso Community Association ("VCA") and small managed portion, Sienna.

It seems that VCA Chairman Gail Lopez Van Damm sent out a not board approved draft letter intended for Sienna, to the entire Rancho Vistoso Community. She did so without getting Board approval.  Then, she called a Board meeting to get permission to send the letter.

Lopez is on a tear to do something about the fountain entry way to Sienna. First, she wanted to obliterate it. Then, after getting a friendly letter from a Sienna resident attorney, she decided to try to restore it. 

She's a two year resident and a transplant from Chicago. What does she really know of the residents of Rancho Vistoso or of Oro Valley?

How did a person who barely has lived in Rancho Vistoso or Oro Valley or Arizona ever get elected to the VCA in the first place?

“No more than Fifty” on Oracle

We hope that you will join our campaign to improve safety on Oracle Road. It’s Oro Valley’s most trafficked road. Drivers routinely exceed the speed limit. The result: Oracle Road is where Oro Valley experiences the most accidents [table right]. In the past tenth months alone, 63% of total accidents involve some intersection with Oracle Road. 

The worst intersection is Oracle and Magee.  The number 2 worst has nothing to do with Oracle Road but it is under assault. It is Tangerine and 1st/Rancho Vistoso Blvd. This is the area where hundreds of tiny homes are being requested by Avilla.

Oro Valley: Safest City in Arizona

"In June, the Town of Oro Valley was ranked #1 of “Safest Places in Arizona 2022” by Elite Personal Finance. The website extracted the latest data from the FBI crime statistics in the United States to make its determination. OVPD is proud of this award, as it recognizes our dedication to fight crime and enhance the quality of life in Oro Valley." (Source: OVPD Crimefighter-November 2022)

Town To Consider Small Acquisition That Provides Big Benefit To Community

$13,000 to begin to create CDO Multi-Use Path connectivity
Tonight, the Town of Oro Valley Town Council will consider a small land acquisition. The acquisition is needed so that the town can connect the CDO multi-use path to Greenock Drive. Eventually, from there. the plan is to create a path to Kreigh Park. It is part of the town’s $25 million (now $43 million) Parks Bond Project. The amount of the land acquisition is $13,000. The land to be purchased is not the entire land needed across the wash, but it is a start.

 This trail connection is the only bond project that directly benefits those who live south of the CDO wash. Because of geography, they have no direct trail connectivity to the multi-use path or to any town amenity north of the CDO Wash. They gain no direct benefit from the golf courses’ irrigation replacement and the community center tennis court replacements unless they are paid members of the Community Center. Most of these residents are not.

They will get no benefit from Naranja Park, because they are far from it. They will get no benefit from an anticipated entertainment center in Oro Valley Village Center (formerly known as the Oro Valley Marketplace.) They are far from that. They get no benefit from the now town-owned Vistoso Preserve. They are far from that.

Should be a slam dunk but…

One would hope that authorizing Town staff to move forward with this purchase would be a slam dunk. But given the disastrous bond spending overrun on the golf courses, the tennis courts and the Naranja Park projects, one wonders if the council will flinch and not approve this modest amount; instead, choosing to defer it to “who knows when.”

The reason we say this is that Mayor Winfield stated two weeks ago that the town could delay doing anything on the trail extension to Kreigh Park. Last year, he “nixed” a Parks and Recreation plan concept to connect the multi-use path to Riverfront Park. The council has also ignored an opportunity to expand Kreigh Park. The town owns land that was given to it by the Amphi School District that it can use to expand the park; but it’s chosen not to do so even though it is detailed in the 2021 Parks and Recreation Master Plan.

Neither the mayor nor any council member lives south of the CDO Wash. They don’t live in the original section of Oro Valley. They probably don’t recognize that the town has invested little in this area since rebuilding the aquatic center ten years ago.

At the same time, they seem to not be paying attention to the rapid development in this area of town. There is an Avilla Homes rental property being built in the area. There is the hill ordinance exception being requested to build 45 high density residential homes as we reported Monday. There is a recently completed storage facility. There is the Oro Valley Church of the Nazarene (“OVCN”) mega sports complex request that is going to be heard at some point. All of these projects are turning this section of Oro Valley into a mini-city, something that was never intended when Oro Valley was founded.

There is only one connection to the multi use path for those who live in this area’ and that is at the very end of a small residential section that is hardly accessible to anyone. It would really be nice for the town to step up and show that they have some interest in helping the residents of our community who likely will never benefit from the $43 million is being spent in Parks and Recreation funding.

Oro Valley Blooms With Yellow Signs

"Signs Signs Everywhere A Sign"

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

Projects of all kinds

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

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

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

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

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

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

A marginal land use project

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

No compelling reason to accommodate wishes of the applicant

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

Neighborhood Meeting on October 20

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

Yet Another Request To Increase Housing Density Near Safeway

Yet more homes requested near Safeway

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

Located near the Avilla Homes project and Big Wash

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

56 single family homes

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

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

Another Paradigm Land Design project

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

Formal submittal will follow meeting

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

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Editorial: Jacobs Exit Is An Opportunity For A Sea Change

Opportunity knocks
The exit of Town Manager Mary Jacobs presents an opportunity for a sea change in the way things get done in Oro Valley. We've identified seven areas where change would make a huge positive difference.

1. Pitting council members against each one another 

According to our sources, Jacobs was the master of pitting one council member against another.  She would do this in private meetings with council members. This practice should never been allowed. Winfield should have banned it.

2. Make sure all spending is authorized
In a September 13 Guest View, Mike Zinkin discussed town spending that was not approved by vote of Council. Jacobs would put things into memos to council discussing what she was going to do but to not  bring it to vote. Her tactic was in violation of what we think it’s still an existing policy number six of the town council. (Panel Left-Below)

Seven Areas Of Change

3. Eliminate using "business processes" to delay (sometimes forever) things that the council voted to get done
Jacobs is a process person. Everything has to fit within her business process and its timetable. The annually developed strategic plan was the cornerstone of her process.  Everything that the Council requested during the year had to fit within that framework. 

For example, this past June, when the council finally got around to discussing the use of reclaimed water, Jacobs was successful in having this important topic tabled for a year. According to Jacobs, the topic was not in the strategic plan for 2022. It would be added as a topic at the next strategy session, the following February. Thus, we are not going to hear anything on this until next June. Perhaps we will still have water by then! 

Yes. Processes are good because they provide order. Processes are bad when they are used to delay implementing decisions that need to be done. 

An elevator, even a temporary one, at the Community Center has been approved and in the budget for the past two years. But it has not been implemented. That’s because Jacobs didn’t want to implement it. Her end goal was to completely rebuild the Community Center and to add an elevator at that time. Perhaps now, with a new town manager, the town will do something to help those who are mobility challenged get reasonable access to the Community Center.

4. Reorganize to protect the essence of Oro Valley ... not to foster unwanted growth

Jacobs has focussed town staff on growth. One way she did this is in the way she organized the to town. For example, the town's Planning and Zoning Department is an arm of the Economic Development Department. We’re not sure when it became part of an effort to influence growth in our community. 

Town Council Policy 6

The goal of the Planning and Zoning Department should be to interpret and to enforce town codes as approved in the General Plan. This is no longer the case. We have seen countless times the enthusiasm of the planning staff to recommend exceptions to Oro Valley code they just didn’t make sense. Seventy foot  tall buildings with minimal setback from Oracle Road and Tangerine Road at the Oro Valley Marketplace don’t cut it in Oro Valley. Yet the town planning staff specifically, thought this was supported by the general plan. It is not.

More recently, town Public Works Director Keesler stated that he is not advocating for the two tiny rental homes Avilla projects in Rancho Vistoso; but that it would be nice to do because it might fix a road design problem. 

5. Get "straight answers"

It's hard to get forthright information from the town.  For example, several weeks ago, we published two articles regarding the mess in the desert that has been perpetuated for several years by Meritage Homes Silverhawke Project contractors.  Since we knew for certain that the town had formally noticed Meritage of this problem, we asked the town if there was a process in which repeated violations result in escalating penalties. We were told by the town that Meritage had never had been noticed for this. Gee! We had the citation letter in our hands. We even got it from the town.

6. Cut back on Executive Sessions

The Winfield years have been marked by a significant number of Executive Sessions. These are allowed when council discusses personnel, legal or contractual issues. Oro Valley seems to have lot of these issues because the Council is always going into Executive Session. 

It seems to us as though the Council goest into Executive Session if there is even a hint of the matter touching on one of these three areas areas. For example, they were scheduled to discuss the fact that the light poles at Naranja Park are too close to the playing field in  public.  They made that an Executive Session discussion, never discussing it in public. We have no idea why they moved it from public to private discussion. They never explained it.

7. Winfield leads

Mayor Joe Winfield relied on the Town Manager. As recently as a year ago, he sent an email to a resident stating his complete trust in her. His trust was not earned by her. It was given by him.

Winfield should retain a town manager whose vision is consistent with his and with the council majority. The Mayor needs to define this vision clearly, communicate it publicly and then find someone who will implement it.

Tonight, the Council will meet to discuss the process for hiring a town manager. We hope that the process is a robust one that searches "far and wide" for the best person. 

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Avilla Homes Proposal: The "Rooftops Strategy" on Steroids

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

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

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

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

"Big Dollars" at stake

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

Unanimous resident objection to project

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

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

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

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

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

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

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

Two new roads and a traffic light

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

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

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

Lots of reasons residents don't want this

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

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

Time for you to be involved

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

Bits and Pieces

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

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

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

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

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

Remembering Christina Taylor Green

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

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

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

Town's Water Wasting Continues

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

DeJa Vu: More Rooftops Sought for Woodburne... Rancho Vistoso Blvd... Tangerine

The "Luxury Leased Home Lifestyle"
Last month, we wrote about "tiny homes" being vetted by the town on a lot located just north of Safeway on Rancho Vistoso Blvd. That project is called "Avilla Rancho Vistoso East".  

There is a companion project called Avilla Rancho Vistoso West. It is also being vetted by the town. The focus is on building 125 detached homes which will range from 700 to 1,300 square feet. 

According to the applicant, Nexmetro, represent by Paul Oland of Pargdigm Land Design LLC, these homes focus on serving the housing need empty-nesters or others who do not want to own their homes. The homes are leased. Oland said that lease rates will be substantially higher than neighboring towns. Generally, in developments like this, only one in six homes will have children. "Women typically make up the majority of the residents, in part because it is a very safe environment".

Traffic a major resident concern
Those who attended a December 2 meeting on the project voiced concern regarding the increased traffic that the development could bring to the community. 

Oland believes that the proposed residential homes will bring less traffic to the area than if the land were used for the currently zoned commercial purposes.  Oland does recognize that the intersection of Woodburne Ave and Rancho Vistoso Blvd is a "awkward intersection that should clean that up." 

The applicant plans to conduct a detailed traffic study of existing conditions, including the impact of these new homes as part of their application. Oland did state that the applicant would remove access to Woodburne from this project if that improved the situation for current residents.

Speaking for the town, town engineer David Laws stated that the town is very aware of the intersection challenges. He also affirmed that developments of this nature do drive increase traffic in the area less than a similar commercial development.

Bait and Switch Feared
Resident speakers at the meeting voiced concern of "bait and switch". One form of "bait and switch" is for a rezoning to be approved for the proposed use, only to changed to another allowable use for that zoning code in the future.  "A substantial change in use from that proposed would require town council approval", according to Town Senior Planner Hannah Oden. 

Another form of "bait and switch" is for the land to be sold by the owner once it is rezoned. This land will become instantly more valuable with high density residential zoning attached to it. Indeed, this tactic is a common real estate play. There is nothing to prevent that sale form occurring.

Not the first rodeo
This is not the first time attempts have been made to rezone this land. Indeed, Oland was involved in more than one. Ten years ago, HSL Properties, with Oland's leadership, wanted to put apartments on this property. At that time we called it "Neighborhood 7, Parcel 7-i" You can read LOVE's many report on that here.  Traffic was such a major concern then that a resident did a traffic study.

Second Neighborhood Meetings Pending
There will be a second neighborhood meeting.

Are Tiny Homes Coming To Oro Valley?

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

Change from commercial to high density residential

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

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

Concept of "rental homes" being floated

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

Neighborhood Meeting November 4 

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