Bits and Pieces

Call it like it is: Staff badly missed this year's construction sales tax estimate

Staff presented the Town’s March financial update at Wednesday’s council meeting. There is really nothing new to report beyond what LOVE told you in March. The Town budgeted about $5.1 million in construction-related sales tax revenue for the year. The March update now estimates the year-end total at about $2.6 million. That is a shortfall of about $2.5 million, or nearly 49% below budget. This is a huge forecasting error that should have been avoidable.

Staff blamed the missed forecast on two projects: A later-than-expected start for the Oro Valley Marketplace hotel and a Vistoso Golf Club apartment development that has yet to happen.

This raises a fair question: How could staff miss the timing of these projects so badly? Town staff reviews development plans, processes approvals, and issues permits. Staff knows how long the process takes. Thus, staff knows when major projects are likely to start. Staff should have known the timing of these projects.

This mistake matters because some council candidates are pointing to the revenue shortfall as evidence that the Town is not fiscally sustainable. We disagree. The mistake is evidence of something else. Town staff needs to be challenged more closely when it provides financial results and budget forecasts to the council. That is the job of the town manager. If he fails to do it, then it is up to the council to be the backstop.

Council approves Operation Stonegarden agreement

Last night, the Town Council approved a resolution allowing Police Chief Kara Riley to sign a subrecipient agreement with the Arizona Department of Homeland Security for Operation Stonegarden funding. The agreement provides up to $143,000 for Oro Valley Police Department overtime and mileage for deployments with U.S. Customs and Border Protection. This resolution follows a May council action approving Stonegarden funding for equipment. Together, the grants continue OVPD’s participation in the regional law enforcement program. Staff says the program works with other local agencies and the U.S. Border Patrol Tucson Sector to reduce crime, improve quality of life, and target smugglers involved in human trafficking, illegal contraband, and other threats. The funding is reimbursement-based.

Council renews inmate housing agreement

Also last night, the council approved an annual intergovernmental agreement with Pima County for the housing of Oro Valley municipal prisoners at the Pima County Adult Detention Complex. State law requires cities and towns to pay for incarceration costs when prisoners are held on municipal court charges. Under the agreement, Pima County will charge Oro Valley $527.42 for booking, intake, and the first day of housing. Each additional billable day will cost $134.76. The agreement runs from July 1, 2026 through June 30, 2027. The town’s recommended FY 2026-27 budget includes $175,000 for prisoner custody, which staff expects will be sufficient.

Council approves Sun Shuttle Dial-a-Ride agreement

And last night, the council approved an intergovernmental agreement with the Regional Transportation Authority for Oro Valley’s Sun Shuttle Dial-a-Ride service. The service provides free, door-to-door transportation in designated areas, with service for the general public, seniors 65 and older, and ADA-certified riders. Staff said the service has operated in partnership with the RTA for more than 15 years and provided nearly 68,000 passenger trips in FY 2025. Ridership is expected to exceed 74,000 trips in FY 2026. The new agreement reflects the voter-approved RTA Next plan and runs through June 2031. For FY 2027, the estimated service cost is about $2.5 million. The RTA is projected to reimburse about $2.4 million. The Town’s estimated share is $113,000.

Council extends police radio maintenance agreement

And finally last night, the council approved a first amendment to the Town’s agreement with Pima County for Pima County Wireless Integrated Network subscriber services. The agreement provides repair and maintenance services for radios used by the Oro Valley Police Department. The original agreement was approved in 2021 and was set to end in June 2026. The amendment extends the agreement for five more years, through June 2031, with the option for another five-year renewal. The updated agreement covers 312 OVPD radios, including 162 mobile radios, 148 portable radios, and two control stations. The annual preventive maintenance cost is $9,360, or $46,800 over five years. Staff says the related expenses are included in the current budget and the recommended FY 2026-27 budget. 

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Council Approves OVPath Forward General For November Vote

Residents strongly supported the process
Last week, the Oro Valley Town Council voted unanimously to place the Oro Valley Path Forward General Plan on the November ballot. The vote followed a public hearing, staff presentation, and nearly 42 minutes of council discussion. Most resident speakers supported both the process and the final draft. Several praised Principal Planner Milini Sims, Bayer Vella, and Rene Olvera for managing what staff described as the Town’s largest public engagement effort for any project.

More than 10,700 resident comments shaped the plan
Staff said the plan was based on more than 10,700 resident comments gathered over roughly three years. Input came through surveys, meetings, working groups, online discussions, and public events. Sims told council the final version remained very similar to the previously reviewed 60 percent and 90 percent drafts. She said there were no significant directional changes from earlier versions reviewed by council and residents.

Speaker recalled earlier General Plan controversy
Resident Shirl Lamona contrasted the current process with the Town’s earlier General Plan effort in the early 2000s. The 2001 General Plan update failed because significant land use changes were included in the plan. There was inadequate public vetting. It took several years, through the efforts of Oro Valley resident Bill Adler, to get it right. Lamona told council the current process was different because residents remained directly involved throughout development of the draft plan.

Council focused on wording and implementation timing
Much of the council discussion involved wording refinements and clarification of intent. Mayor Joe Winfield led much of the discussion, proposing edits intended to make portions of the document more action-oriented. Councilmember Josh Nicolson also successfully requested moving the proposed Vistoso Trails Nature Preserve restoration planning action from the three-to-six-year category into the one-to-two-year category. The change advances the timeline for a project that has already undergone years of planning, debate, redesign, and council review before reaching the current restoration phase.

Rooney Ranch amendment will update the land use map
One discussion late in the meeting clarified that the Path Forward land use map will automatically reflect the Rooney Ranch and Town Center General Plan amendment approved later that evening. Staff explained that the Path Forward map mirrors the current General Plan map, so the approved amendment will be incorporated into the version voters see in November.

Next phase focuses on voter outreach
The council approved Resolution (R)26-20 on a 6-0 vote, placing the Path Forward General Plan on the November ballot. Later this summer, staff plans to begin the “Residents Decide” phase of the process. That public information effort is expected to include roadway signs, postcards, newsletters, videos, and social media outreach. And, of course, more LOVE coverage!

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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.

Planning and Zoning Commission Split Leaves Sun City Fountain Proposal Unresolved

No recommendation made after tie vote on water fountain
Last week, the Planning and Zoning Commission did not approve nor deny a text amendment to the Rancho Vistoso PAD that would have allowed an ornamental fountain to return to the Sun City Recreation Center. They did this through a split vote of 3-3 on a motion to deny the amendment, meaning no majority decision was reached.

Request made because fountain lost legal status to be restored without approval
The request is to allow restoration of the long-standing Lion Head Fountain. It was made by the Sun City Vistoso Community Association. The fountain was in operation until 2020. Unfortunately, it remained out of service for more than six months, causing it to lose its legal non-conforming status under Town code, which no longer permits ornamental fountains.

Proposal seeks smaller, lower-use fountain

The redesigned fountain will be smaller and more water-efficient than the previous one. It will use a  a closed-loop system of potable water, with the option to supplement with rainwater harvesting. The redesigned fountain would use about 1,300 gallons of water per month due to evaporation, or roughly 15,600 gallons annually. With rainwater harvesting, potable water use could drop to about 200 gallons per month. For comparison, a typical Oro Valley household uses about 7,500 gallons per month, meaning the fountain would use a fraction of a single home's annual water consumption.

Click To Enlarge

Staff says proposal conflicts with town water policies
Town staff recommended denial of the request, stating it conflicts with the Town's General Plan policies on water conservation. Staff referenced both the current Your Voice, Our Future General Plan and the draft Path Forward General Plan, which emphasize responsible water use, conservation, and drought-tolerant development. The zoning code has prohibited ornamental fountains since 2011 as part of that policy direction. Staff said allowing a new or reactivated fountain, even a smaller one, would be inconsistent with those policies and with the Town's long-standing approach to limiting non-essential water use.

Public comment was mostly supportive
Public comment reflected strong interest, with most speakers supporting the proposal. Supporters described the fountain as a valued community feature that provided a gathering place and contributed to the character of Sun City. They also pointed to the redesign and reduced water use. Those opposed focused on water conservation concerns, noting ongoing drought conditions and questioning whether any non-essential water use is appropriate.

Commission divided on whether exception is justified
Commission discussion reflected the same divide. Some members supported the amendment, noting the relatively small amount of water involved and the effort to reduce usage. Others emphasized the need to follow the General Plan and avoid setting a precedent for exceptions to the code. Several commissioners acknowledged the strength of public opinion on both sides.

Town Council will make final decision
With the 3-3 vote, the Commission did not make a formal recommendation. Instead, the matter will move forward to Town Council with notice of the split vote. Council will make the final decision on whether to approve the text amendment.
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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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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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New State Zoning Edict Shifts Roles for Non-Discretionary Development Requests

Oro Valley moves ahead with development process changes required by HB 2447
At its September 10 meeting, the Oro Valley Planning and Zoning Commission discussed proposed zoning code amendments to comply with HB 2447—state legislation that changes how municipalities review certain development requests. The Commission unanimously approved initiating the zoning code amendment process. Staff will draft specific changes, including administrative review language, and a separate effort will define objective design standards for future projects.

HB 2447 shifts roles among commission, staff, and the public
Planning and zoning commission will see a reduced load
The Commission will lose some oversight authority. Non-discretionary items such as development plans, plats, architecture, and public art will move to administrative approval. Commissioners noted this could cut a substantial portion of their traditional workload. The Commission will continue to review discretionary cases—rezonings, general plan amendments, and conditional use permits—but will no longer weigh in on many design and architectural issues.

Staff will see a larger role
Town planning staff will be required to approve code-compliant submittals, shifting most development and design reviews from public hearings to administrative decisions. Staff will also manage new processes, including at-risk grading and expedited reviews.

Public input will narrow once an application meets code
Neighborhood meetings will remain, allowing residents to comment early in the process, but once an application meets code, staff must approve it. This reduces direct community influence over outcomes compared to today’s hearing-based process.

Town council’s role will be reduced
Discretionary cases—such as rezonings, general plan amendments, and conditional use permits—will still require Commission review and Council approval. For non-discretionary items (development plans, plats, architecture, design reviews), Council will not see them. Council’s influence will be primarily up-front when adopting code amendments and refining design standards. Once standards are set, Council will not be involved in individual project approvals unless a discretionary request is included.

Board of adjustment’s role will expand
Appeals of staff administrative decisions will go to the Board of Adjustment. This makes the Board the formal venue for contesting administrative approvals, increasing its oversight role while narrowing the timing and scope of public influence compared to current hearings.

"Objective Design Standards" key...yet to be developed...not an easy task
Staff explained that proposed amendments will require consistency with the zoning code and “objective design standards”—a key focus of the Commission’s discussion. The town will develop these standards in a separate process. The standards must be specific, measurable, and not subject to interpretation. Commissioners asked what qualifies as an objective standard, including whether aesthetic elements such as color or texture could be regulated. They noted that unclear standards could limit staff’s ability to enforce Oro Valley’s design expectations.

The town will develop these standards through a separate process that is expected to include significant community involvement.

Next steps
Staff will draft the zoning code amendments, including administrative review language. They will launch a separate process to develop objective design standards that will govern future projects.
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See our May 27 Article on HB2447

State Mandated Changes To Development Project Approvals May Not Be A Big Deal for Oro Valley

House Bill 2447 shifts routine development project approvals from Council to staff
Oro Valley is preparing to change how it approves some development projects due to a new state law—House Bill 2447—which takes effect in 2026. Under the new law, development and design review applications that fully comply with all zoning and design standards must be approved administratively by staff, with no public hearing or Council vote. This is a significant shift from the current process, where routine projects like site plans, subdivisions, and building designs—even when code-compliant—often required public hearings and Council or Commission approval, giving residents an opportunity to comment before a decision was made.

Requests for exceptions or new uses still will require Council approval
Not all projects are affected. Any proposal that asks for a rezoning, general plan amendment, conditional use permit, or exception to the code will still go through the full public review process, including hearings and Council votes. Only these “discretionary” applications will continue to be reviewed in public meetings.

Click on panel to enlarge

Yes, there will be less opportunity for public comment on routine applications
HB 2447 means residents will have fewer opportunities to comment on routine development proposals. While neighborhood meetings will still be held for some projects, the step where residents could address the Commission or Council at a public hearing is being eliminated for non-discretionary, code-compliant cases. Appeals will only be allowed if someone can show that staff did not correctly apply the law—not simply because they disagree with the decision.

But will that really matter?

The most visible change for residents is that routine, code-compliant development projects—such as commercial buildings and subdivisions—will now move forward faster, as they no longer require public hearings or Council approval. If a project meets all the rules, staff must approve it. For some projects, the end result may not change, but the process does. 

Residents and Council members will still have the say when it comes to the important projects. These are projects that seek exceptions from the code or rezonings or general plan amendments or any other special approval. These projects will still undergo the traditional public review process.

Law tightens private school height increase request approvals

One major change is that any request for a height increase in the Private School zoning district will now require a conditional use permit. This means projects such as the new sanctuary at Oro Valley Church of the Nazarene will continue to receive the same level of public review and discussion about building height as they have in the past year.

And leaves room for "interpretation"in other areas

The law also has a bit of “wiggle room.” For example, under Arizona House Bill 2447, applicants with a history of compliance with building codes and regulations are eligible for expedited permit review. However, the law does not define what constitutes a “history of compliance,” so each municipality, including Oro Valley, must establish its own criteria for eligibility. This leaves plenty of room for interpretation.

Council direction: Move forward to develop code changes with commission and resident input

At their May 21 meeting, the Town Council unanimously directed staff to move forward with the changes required by HB 2447, emphasizing the need to maintain strong design standards and keep residents informed. Over the summer, staff will draft the new code amendments, which will be reviewed by the Planning and Zoning Commission and Town Council during public meetings this fall. Residents will have opportunities to comment before the updated code is finalized, with adoption required by December 31, 2025, to comply with state law.

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Did You Know? A General Plan Amendment Is Being Considered For A Major Development At Oracle and Hardy

A General Plan Amendment for a Mixed-Use Project
A General Plan Amendment is being processed by the Town of Oro Valley for the development of a “mixed-use” project at the southwest corner of Oracle and Hardy Roads. The property, currently open space, spans approximately 18.5 acres and comprises four separate parcels. Four of these parcels are included in the request for general plan amendment changes. The first neighborhood meeting regarding this proposal is scheduled for tonight at the Oro Valley Town Hall. Residents can attend either in person or online.

Current Land Use and Zoning
The property is currently divided into two primary land use designations. A portion is designated for large residential lots, where single-family homes are built on spacious properties, preserving a rural character. Another portion is designated for medium-density housing, which permits townhomes or smaller single-family homes built closer together. Additionally, a small section of the land is already zoned for commercial use, suitable for businesses like shops or offices.

Requested Land Use Changes
The applicant is requesting changes to the property’s designations to allow for what they assert will be a more a cohesive and practical use. The area closest to Oracle Road would be designated for commercial development, including retail stores, offices, and restaurants. The portion on Camino Greenfield will be e used for a residential community of 39 townhomes. This residential area would also include open space to serve as a buffer between the development and neighboring homes while preserving some natural areas for drainage.

This is an unusual request for two reasons

There are at least to key items to learn more about during the upcoming neighborhood meeting:

• Ownership Discrepancy
  According to county records, not all the parcels under consideration are owned by the applicant, Skyline Ridge, LLC, despite their claim that they own all four parcels involved in the request 
• Questionable Mixed-Use Designation
  The project lacks the co-dependency typically required for a “mixed-use” designation, as the residential and commercial components are not dependent on one another.  In other words, the success of the commercial properties will not be dependent on the new housing units; nor will the commercial properties be a major inducement for the new residents. However, the developer does have plans at least try to make them codependent (See note below)

Community involvement needed
Oro Valley residents are encouraged to participate in the neighborhood meeting process to ensure that the development addresses community concerns and reflects local needs. Nearby neighborhoods, including Rancho Feliz, Sunnyslope, and Shadow Mountain Estates, as well as homeowner associations within 1,000 feet of the project, have been identified for outreach.

There is always "more than meets the eye" involved in every General Plan and zoning change requested. This neighborhood meeting is your opportunity to learn more about the project, ask questions, and provide feedback. Resident involvement at this stage will help ensure that the development aligns with the needs and values of the Oro Valley community.
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Editor Note 1: Ownership
The Ravitz Family Trust is listed as the tax agent for two of the four parcels.

Editor Note 2: Mixed Use
The developer plans to make the project a mixed-use development by enhancing pedestrian connectivity within the site and the surrounding neighborhood. They will install sidewalks along Hardy Road and Camino Greenfield, where none currently exist, and provide safe, accessible pathways through the development. The design includes outdoor plaza and gathering spaces, complemented by wide sidewalks to promote walkability and ease of access for nearby residents. Additionally, the scenic corridor will feature significant vegetation preservation, maintaining the natural aesthetic of the area while integrating these new community-focused elements.

UPDATE: Proposal Denied-OVCN Height Request To Be Heard Tonight; Strong Community Objections Expected

The past is prologue

If last week’s Call to Audience portion of the Oro Valley Town Council meeting is any indication, strong objections are expected tonight regarding the request for a height increase for a planned sanctuary at the Oro Valley Church of the Nazarene.

Nine residents spoke in opposition to the proposal. Their objections focused on several key issues, including the project’s incompatibility with the surrounding residential neighborhood, increased traffic and noise, potential declines in property values, and OVCN’s use of a procedural loophole to avoid full project disclosure and review.

Residents have voiced overwhelming concern

The overwhelming concern is that what was once a small, nice neighborhood church has become a nightmare for the community because it is simply too big for the area. Now, the church wants to get even bigger and believes it is entitled to do so. Rather than moving forward with a design to which it is currently entitled, the church has decided it needs the sanctuary to be taller than what currently exists. This new height must be approved by the Planning and Zoning Commission. That is the focus of tonight’s meeting.

The "ask" us a bridge too far

What is interesting about this is that the zoning for the property allows for greater height if that height is approved by the Planning and Zoning Commission. In other words, this is not a request for rezoning or a request for a General Plan amendment. This is simply, as town staff has often put it, an “ask.” We have never seen a situation like this as we approach our 18th year of publishing LOVE. The commission is under no obligation to approve this “ask.” In fact, they can simply deny it or choose not to vote on it, leaving the matter to be settled by the Town Council if OVCN decides to appeal the decision.

Will the siege ever end?

This “ask” is yet another attempt by OVCN to overwhelm the neighborhood. They’ve been pursuing growth for four years now, and we suspect they will continue their relentless efforts regardless of tonight's outcome. Their four year siege demonstrates that they don’t care about the impact on the neighborhood or their neighbors; they only care about getting what they want. This makes it very difficult for the neighbors. We know many of them—they are peaceful and simply want to be left alone to enjoy their lovely homes. After all, the area is unique; it is the original Oro Valley.

We will post an update on what happens at the meeting here. Sign up for our Facebook page so you can get a notice of this an all other updates.

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The Planning and Zoning Commission voted unanmously (7-0) to deny the "ask" for the height increases on the basis that the proposal is incompatible with the area in accordance with the Your Voice, Our Future General Plan design standard.

Council To Consider General Plan Amendment Tonight... Public Input Invited

Oro Valley land use change under discussion
Every parcel of land in Oro Valley has a permitted use, defined by the town’s zoning code. A permitted use is a legal right that defines how the land can be developed or used under the town’s zoning code. Any change to a permitted requires Town Council approval. The approval results in a zoning change, and sometimes an amendment to the general plan (GPA).

Tonight, the Town Council will discuss an application to change a permitted use: A GPA and zoning change for property at the intersection of Moore Road and La Cañada Drive. 

Northridge Subdivision proposal
The parcel under evaluation is called Northridge Estates, a proposed 31-lot single-family development on 35.4 acres of vacant land at the southwest corner of Moore Road and La Cañada Drive. The property, owned by the estate of Dewayne and Daniella Hopson, is currently permitted by the general plan for low density residential use. The developer is Insight Homes, LLC.  The developer and the land owner are being represented by Paul Oland of Paradigm Land Design.  Oland, a non Oro Valley resident, is involved in almost all of the GPA and/or rezoning requests that are made of the town.  If approved, the GPA and rezoning change will allow for more homes, immediately increasing the vacant land's market value by permitting higher-density development.

Proposed changes to zoning
The amendment seeks to change part of the site’s designation from Low Density Residential 2 (LDR2) to Medium Density Residential (MDR) and rezone the land from low density to medium density use. According the the GPA amendment request, this would create lot sizes consistent with nearby subdivisions. The plan includes 47% open space preservation, pedestrian connectivity with a public trail easement, and a private recreation area.

Conditions for project approval
Conditions, approved by the Planning and Zoning Commission when it voted in favor the the changes, are proposed to ensure the development aligns with community standards. Landscaping along Moore Road, including boulders and shallow-rooted vegetation, will prevent parking along the sidewalks. Future homeowner-installed walls must match the design and materials of neighboring properties, as specified in the community’s Covenants, Conditions, and Restrictions (CC&Rs).

Applicant: Development will fit well within the area and within existing town requirements

According to the General Plan Amendment application, Insight Homes has a proven track record in Oro Valley, including the development of the La Cañada Ridge neighborhood, located directly south of the proposed Northridge Estates site. La Cañada Ridge features "...luxury custom homes on generously sized lots" and has set a standard for high-quality, low-density residential development in the area. Insight Homes has been active in Marana in the Tortolita Vistas Phase II development; building and selling homes in the low seven figures.

Applicant: Development aligns with 2016 General Plan

The applicant believes that Northridge Estates project aligns Oro Valley’s “Your Voice, Our Future” General Plan by emphasizing compatibility with surrounding neighborhoods, environmental preservation, and enhanced pedestrian connectivity. Public outreach has addressed concerns such as traffic impacts and parking issues along Moore Road, and the builder has committed to incorporating measures like wildlife-friendly infrastructure, mitigation of unauthorized parking, and adherence to Environmentally Sensitive Lands Ordinance (ESLO) requirements.

This is a public hearing

Residents will have the opportunity to present their thoughts on the GPA/Zoning request tonight. "Your feedback is critical in helping to shape the proposal that will ultimately be considered by the Town Council. The Town encourages participation from surrounding neighbors and interested parties." (Source)

UPDATE:

The Oro Valley Town Council took the following actions regarding the proposed 31-lot single-family subdivision at the southwest corner of Moore Road and La Cañada Drive:

• Approved Resolution No. R25-02 (General Plan Amendment):
  The Council unanimously approved the amendment to change the land use designation for the eastern portion of the site from low-density residential to medium-density residential. This approval was necessary to proceed with the rezoning request.
• Conditionally Approved Ordinance No. O25-01 (Rezoning):
  The Council unanimously approved the rezoning of the property from R1-144 to R1-36 on the western portion and R1-20 on the eastern portion. This approval was contingent upon compliance with specified conditions, notably addressing landscaping and the right-of-way improvements to deter illegal truck parking along Moore Road.

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Bits and Pieces

Arizona Heroes Memorial dedication is tomorrow
The Arizona Heroes Memorial will officially open on tomorrow, marking a major milestone in honoring veterans, first responders, and healthcare workers. The ribbon cutting ceremony is at 11am. This initiative began with resident Dick Eggerding, a dedicated Oro Valley volunteer who envisioned the memorial in 2015. Supported by community leaders and volunteers, the project secured 2.58 acres at Naranja Park, with initial fundraising efforts in 2017 bolstered by key sponsors. Despite challenges, including delays due to the COVID-19 pandemic, the project gained renewed momentum with new leadership and strong partnerships. The groundbreaking took place in February 2023, with over 300 attendees. The Memorial now stands as a testament to community spirit, resilience, and gratitude, inviting ongoing support and pledges to honor loved ones and maintain this symbol of sacrifice.

Friends of Pusch Ridge Golf need your help
FOPRG is focusing on two initiatives this year: water use advocacy and adaptive golf. This supports their mission to “connect the community through the game of golf.” The water advocacy effort includes gathering data and reaching out to homeowners to encourage conservation. The adaptive golf program targets individuals with physical challenges, inspired by a special golf cart shown at a recent event. Significant fundraising will be needed to support this due to the high cost of the equipment. Click this link if you would like to help: (Source: FOPRG media release)

BizTUCSON features Oro Valley’s growth and thriving economic future
BizTUCSON, a quarterly business magazine showcasing Southern Arizona’s economic landscape, recently featured Oro Valley in its summer edition, written by freelance writer and former Chamber of Commerce President Dave Perry. The articles highlighted Oro Valley’s 50 years of growth from a small bedroom community to a thriving economic center. With a commitment to public safety, quality education, and ample community amenities, the town has attracted major employers like Roche Tissue Diagnostics and Simpleview, as well as a dynamic range of small businesses. The Oro Valley Marketplace is set to transform into the “Oro Valley Village Center,” adding new hotels, apartments, and retail spaces to further enhance local commerce. The town’s proactive leadership continues to create an inviting business environment, solidifying Oro Valley as an ideal place to live, work, and grow. (Source)

Oro Valley secures grant for historic house assessment
The Town of Oro Valley has been awarded a $30,000 grant from the Arizona State Parks’ Historic Preservation Heritage Fund for a Historic Building Condition Assessment (HBCA) of the Proctor-Leiber House at Steam Pump Ranch. The HBCA will document the current state of the 1930s house, aiding future conservation and restoration plans. The assessment’s total cost is $50,000, with the town contributing $20,000 from its Grants Fund. This is the final structure at Steam Pump Ranch awaiting such an evaluation, essential for its potential future use. (Town of Oro Valley Media Release)

Council approves Starbucks drive-thru at Tangerine and Innovation Park Drive
Last week, the Oro Valley Town Council discussed two key items related to a proposed office and restaurant development, including a drive-thru coffee shop near Tangerine Road and Innovation Park Drive. The council considered a text amendment to allow access to the coffee shop from Tangerine Road and a conditional use permit for the drive-thru. The property, part of the 1987 Rancho Vistoso PAD, was rezoned in 2008 for commercial use and later included in the Economic Expansion Zone (EEZ). After analysis, including traffic and noise studies, the council approved both items unanimously, affirming compliance with zoning codes and the town’s general plan.

OVPathForward Working Groups Forming - Get Involved

OVPathForward working groups being formed
We are not sure that most people realize it, but working groups have always been a critical part of the development of the Oro Valley General Plan. In 2016, for example, one working group changed the way major proposed land use changes were considered in the general plan. Here's what happened.

How a 2016 working group changed how proposed major land use changes are considered in the general plan process
One of the most important parts of any general plan is the land use map, which designates how all land within the town is to be used. In Oro Valley, land has already been designated. Any change requires a General Plan amendment, a process that is often time-consuming and complex. 

During the creation of the 2016 "Your Voice, Our Future" General Plan, four major land use changes were intentionally left off the land use map. That decision was a deliberate choice by the resident working group responsible for this part of the plan.  Prior to that, proposed land use changes were included in the general plan. In 2000, some were very bold. They were so bold that the year 2000 general plan, which contained many proposed land use changes, went through two resident votes to finally get approved in 2005.

At a Town Council meeting in December 2017, Bayer Vella emphasized the significance of this decision, stating that "...the backbone of the entire effort was a resident group, a resident team of, that was a committee, some 40 folks that met on 30 occasions to design the plan. These participants, along with the development committee and other involved committees, agreed that significant changes to the General Plan land-use map should not be made behind closed doors. They explicitly requested that future councils handle land-use map amendments on a case-by-case basis, with a customized and specific focus, ensuring that each neighborhood's unique circumstances were considered.” The goal was to avoid making significant changes without proper public engagement, ensuring that each amendment received the attention it deserved.

This approach marked a significant shift from how land use changes had been handled in previous general plans. In this instance, a working group made a substantial difference.

Simms: Working groups matter
Speaking to council earlier this month, Milini Simms, Town of Oro Valley Principal Planner and OVPathForward project leader, underscored the importance of these groups:

"There are some areas where alignment is needed because the direction from residents isn't clear. These areas will be the focus of resident working groups, aiming to achieve alignment through a balanced approach. For example, one area of focus is how growth is managed. Residents were divided on whether Oro Valley should become more self-sufficient, with places to live, work, and play within town limits, or remain a suburb where people go out of town for services.”

Simms provided an example. In essence, the plan must be a blend of all viewpoints held by Oro Valley residents—not simply the views of a majority. “Looking at the numbers—55% and 42%—it might seem easy to pick a winner or a loser. However, this approach could alienate roughly 19,000 residents and potentially lead to an unsuccessful plan.”

She continued: “The resident working groups will be tasked with taking a non-binary approach, finding nuances and ways to achieve balance in a plan that represents the entire community.”

Get in the game
Resident working groups will use the feedback from residents gathered over the last year to help forge goals, policies and actions. They will meet between January – May 2025. The group will determine the number of meetings meet to produce a plan that reflects what residents want. Meetings will mostly take place online with some in-person opportunities.  You can become an integral part of creating the OVPathForward by signing up for one of the five working groups [panel above-right]. Here's a link for you to do so.

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Valley Vista Residents Deserve Answers

Residents express frustration over street conditions
Residents of the Valley Vista subdivision in Oro Valley are increasingly frustrated by the deteriorating condition of their streets. Visible settlement, sinkholes, and shifting pavers have become common sights, raising serious concerns about the safety and durability of the infrastructure. This after being "inconvenienced" by the repair of sinking sewer pipes and water damage at the sewerage lift station.

These issues have left many questioning whether anyone is taking their concerns seriously.

The genesis of the problem lies in floodplain construction
The roots of Valley Vista’s problems can be traced back to its construction within the Big Wash floodplain, a decision highlighted in a February 2024 LOVE article titled “Homes Built in Big Wash Floodplain”. The subdivision was built on backfilled soils prone to subsidence, especially when exposed to water infiltration. These geological challenges were not adequately addressed during construction, leading to the infrastructure failures now plaguing the community.

Worried residents hope to get answers this week

Discrepancies in town communication fuel resident distrust
Confusion and suspicion among residents have been exacerbated by conflicting information from town officials. A significant point of contention is the depth of street excavation required to properly address the street issues. While a geotechnical report from Ninyo & Moore recommended 48 inches of excavation, Town Engineer Paul Keesler communicated a much shallower 17-inch depth to residents. This discrepancy has led to growing distrust, with residents questioning the accuracy and transparency of the information provided by the town.

Lack of updates from town officials creates communication gaps
Adding to the frustration is the lack of consistent communication from town officials. According to an email chain dated September 2, 2024, the Town Council has not been updated on the situation at Valley Vista since February, leaving residents in the dark about the ongoing efforts to address the problems. Key stakeholders, such as the geotechnical engineers from Ninyo & Moore, have also been excluded from recent communications, further fueling concerns about whether the full scope of the issues is being transparently addressed.

What happens here matters to the town (and to you)

What happens with these streets is crucial. Once the town formally accepts them, they become town property, making the town responsible for their maintenance. It's imperative that all faults and issues with all the streets in Valley Vista be thoroughly identified and resolved before any handover occurs. Right now, it’s Pulte Homes' responsibility to address and fix these problems. If left unidentified or unresolved, these issues will be the town's burden, and by extension, your burden a a taxpayer. The town must ensure these all of these streets are in top condition before assuming responsibility.

An "open house" scheduled for September 12th aims to address concerns
In response to mounting concerns, the Town of Oro Valley has scheduled an open house this Thursday from 6:00 to 7:30 PM at the Oro Valley Council Chambers. This meeting will be an opportunity for residents to learn more about the upcoming street replacement project and to voice their concerns directly to town officials and representatives from Pulte Group. The open house will feature several stations covering topics such as the breadth of the work, the cross-section of the streets being repaired, the project schedule, and the involvement of Pima County Wastewater.

But one council member doesn't think the "open house" goes far enough

One council member, Tim Bohen, opposes the open house format chosen for the September 12 meeting. Bohen has been following Valley Vista situation closely. In fact, he is the only Council Member doing so. He tells us that the standard practice in Oro Valley has been to hold recorded, sit-down meetings where all attendees can ask questions, receive answers, and make public comments in a transparent manner. This traditional format allows for a clear record and ensures that everyone hears the same information. In contrast, the come-and-go Open House format cannot be effectively recorded, making it difficult to hold officials accountable. 

Bohen is also concerned about Town Engineer Paul Keesler's previous statements, which he believes have been proven untrue and were part of an effort to create separate narratives for the Council and the residents. He views the Open House as another tactic to avoid full transparency and accountability, further complicating the already tense situation at Valley Vista.

LOVE's Opinion: Valley Vista residents need to organize into a cohesive group and act in a united manner to address this and possible future issues

Valley Vista residents have yet to organize as a cohesive group, instead waiting individually for updates from Town staff. Perhaps they believe that the Town is acting in their best interest, but history shows otherwise. Town staff played a role in encouraging the Council to approve the general plan amendment and zoning change in 2017 and subsequently approved the necessary permits throughout the development process. This indicates a level of complicity. At some point, a significant mistake was made—perhaps the Town did not thoroughly investigate the quality of the soil being brought into the area. In addition, a review of the project's history reveals that soild concerns were never discussed before the Planning and Zoning Commission or the Council in 2017. 

There is plenty of blame to go around!

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

Council to consider zoning code amendments for multi family residences 

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

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

Proposed Changes are: 

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

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

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

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

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