Council Deadlocks on Pre Grading Lots Without Site Plan

Current process retained
At its July 15  meeting , the Oro Valley Town Council deadlocked on a measure that would have allowed staff to approve site grading in the town's Economic Expansion Zone (see panel) without a site plan and without council review.

Town staff wanted to replace the current process that requires site plans and plant removal plans to be submitted for grading to occur. Staff reviews this. If approved by staff, the council has 20-days to consider it if it wishes to do so. The time frame is about 4 months.

Make sites shovel-ready
The staff proposal would create "shovel ready sites." In addition, staff would conduct open houses when development is within 100 feet of a residential area. According to staff, the entire process would take about a month.

Opposing views
On one hand, there were developer friendly council members Solomon, Rodman and Pina arguing to allow pre-grading of land without council oversight in EEZ Zones, land that may lay unused for years, in the hope that someone someday will build something on it.

Oro Valley EEZ Sites

On the other hand, there were three council members, Mayor Winfield, Vice Mayor Barrett, and member Nicolson focused on what this would mean to the land to for residents of our community, residents who live here because the beauty of our community.

There are many examples of pre-graded land that lay fallow in Oro Valley
There is the Mercado del Rio project, which is on Lambert Lane, west of Oracle. There is Nakoma Sky which is behind Home Depot. There is most of the Oro Valley Marketplace.

As you drive around town, you can see pre-graded lots that have nothing built on them, like the one on the NW corner of La Canada and Naranja. These sites have sat vacant for years.

The argument for
Town Economic Development Director JJ Johnston argues that pre grading is necessary to attract business to build here. “Site selection firms want ‘shovel ready’ sites” According to Johnston, “It is a prerequisite before a site selector will even consider a site.” Allowing pre-grading merely makes us competitive with other communities. “We won’t even get to the table if we don’t check those boxes.” Pre grading is a box that must be checked.

Council Member Rodman agrees: “I share your concern but…” His thesis: We established a professional Economic Development Department (under the previous administration).This is what they say we need. this is what we should give them.”

Council Member Solomon agrees” “JJ is the expert. He is the one telling us what we need to do.” He argued (3:22:35) that Oro Valley has to do this, has to attract businesses, or the town will have to institute a property tax because it will not general enough sales revenue.”

The argument against 
Imagine, as Vice Mayor Barrett noted at the meeting, the bleak view of pre graded sites in Innovation Park when one looks at it from across Big Wash or as seen as one travels down Tangerine. These lots once had desert plants would now be large plots of dirt that could lay that way for years.

Mayor Winfield noted that “Oro Valley is not just another community. We attract business because of our quality of life.” He argued that the current process for grading approval takes four months, according to town staff. The proposed process would take about two months. He argued that the current process can be improved time wise. “We are not talking about doing away with grading. The current process is a safeguard…. Mr. Simon (owner of Innovation Park) can ask for pre grading right now. I don’t see the impediment” caused by the current process.

Because "No one cares what's built on a site once it is graded." 
Vice Mayor Barrett noted that developers have told her that "no one cares what's built on a site once it is graded." This troubling to her because it essentially means that the lot will go to the highest bidder, regardless of the use. And council will have no say in that. "Once we grant an entitlement to a landowner, we can't take it back."

Current procedure stands
Council deadlocked on a motion to approve changes but retain the current EEZ lot grading procedure. They also deadlocked on a motion for staff approved pre-grading.  The vote was close. Mayor Winfield, Vice Mayor Barrett and Council Member Nicolson voted in favor not allowing staff approved pre grading. Council Members Pena, Rodman, and Solomon voted against. Council Member Joyce-Ivey abstained, stating that she needed more information.

The result is that the current procedures stand.

Town will need to sell the virtues of Oro Valley 
“We will have to work a lot more creatively without having this tool in our toolkit,” Johnston noted during the meeting.

JJ Johnston will have take a different tac in selling the virtues of Oro Valley to site selectors, one that requires more thought and innovation than trying to conform to a “check the box” selection process.

Council To Discuss Towns Economic Development Plan, Strategy and Budget Tonight

A comprehensive economic development strategy
The Oro Valley Town Council will discuss Oro Valley's "Comprehensive Economic Development Strategy" in a study session tonight. It is one of three topics in this study session. The other's are the town's strategy and 2019-2020 budget revenue and budget assumptions.

11 strategic 5-year actions
The economic development strategy covers a 5-year time frame. The plan details 11 strategic actions:

• Generate high quality primary employer prospects and conversion them into active prospects for Oro Valley
• Maximize opportunities to attract businesses within the "Start-up Economy."
• Develop an incentive program designed to attract primary employers and other businesses with significant local economic impacts
• Attract retail to Oro Valley that is supported by area demographics
• Develop a robust economic development marketing strategy that provides targeted and expected information for business and retail prospects
• Attract talent to support current and future primary employers and fuel new business/entrepreneur growth 
• Review and appropriately modify Town codes to mitigate unintended consequences that put the town at a region competitive advantage
• Implement procedures to improve efficiencies and consistency in staff interaction with current and future businesses
• Develop objective evaluation criterion to help measure and manage the Town's economic development efforts
• Identify opportunities to increase tourism investment in the community
• Develop strategies to address deficiencies in the physical business development ecosystem

Upcoming: Our interview with Town Economic Development Director

We will be meeting with JJ Johnston, Town Community and Economic Development Director, later this week.  We will have more to report in upcoming LOVE postings.

Will Council Swallow Hiremath Poison Pill Tonight?

UPDATE: Project rejected
After lengthy discussion, the town council rejected the application by a 6-1 vote, with Council Member Solomon the sole vote in favor. Reasons for rejection include:

• The proposed development was of density greater than the abutting residential development;
• The town should preserve the scarce land that it has for commercial office park; and
• There is seven years of residential development in line at present. Thus, this additional residential development is not needed.

Of concern to all was the interest of the abutting residents on the impact of the height of any commercial property that could be built. There is a concern because the prior council designated this property for "fast track" ("EEZ") approval. Under "EEZ", public input is not required as part of the project approval process.

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The "Poison Pill"
On his way out the door, Oro Valley Mayor Hiremath left a poison pill for incoming Mayor Joe Winfield and new council members Barrett, Joyce-Ivey, and Nicolson. The pill is in the form of a follow up to a general plan amendment.

The amendment was passed by a 5-2 vote at the September 19 council meeting. The amendment changed the land designation of what we refer to as the "Ford Property" from "commercial/office park" (COP) to medium density residential (MDR). The property is located on the northwest corner of Rancho Vistoso Blvd and Vistoso Commerce Loop.

Here's the poison: The property is zoned as COP. Thus, it must be rezoned to MDR in order for it to be in conformance with the amended general plan.

Ford Property

72 home potential
The proposal is to rezone the property to medium density residential. The applicant is WLB Group.

WLB wants 72 detached homes built on the property. WLB has proposed and received approval for previous zoning change requests in Oro Valley.  Paul Oland, their senior project manager, has been their representative on this and many of the other requests. He seems to be a WLB "rainmaker" when it comes to getting things changed in Oro Valley.

Planning and Zoning Commission said yes to rezoning... staff said no
"This rezoning request was considered by the Planning and Zoning Commission at a special session on November 8, 2018. At this public hearing, the Commission voted 4-3 to recommend approval of this application, while staff recommended denial." (source)

According to staff, when compared to other communities, Oro Valley is already on the "low end" of available commercial land (Vella, 9-19-18 council meeting, 22:09 meeting video). For example, Oro Valley's 400 available acres are less than 4% of neighboring Marana. According to JJ Johnston, Oro Valley Director of Development, the town actually has only 200 acres of buildable land.(Source)

"The proposal would significantly reduce an already limited supply of Commerce / Office Park land in Oro Valley. This type of land is needed to attract employers, businesses, and residents to Oro Valley and help maintain the community's long-term economic viability...On balance, it is staff's professional opinion that this proposal is not in conformance with the policies of the Your Voice, Our Future General Plan." (source)

Under the prior council, a rezoning request of this nature was a "slam dunk." It would have been approved by a 7-0 vote.

Tonight, our new Oro Valley Town Council will decide if it wants to do this or if it wants to take a different tack. We wonder: Can it take a different tack or will it have to "swallow the poison?"
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Bits and Pieces

"Stuff" sprayed on Kreigh Park Grass causes concern and consternation
Last week, the town sprayed an herbicide on the grass at Kreigh Park. There were no signs posted regarding this. The spraying has been a conversation on “Nexdoor.com”.  It has been a source of conjecture, as to what it was, and of consternation, as to concerns of exposure to an unknown chemical.

We learned what the product was by submitting a request to the town constituent coordinator. The product is Kleenup Pro.  According to the Kleenup Pro “Material Safety Data Sheet”, it is “harmful if absorbed by the skin.” A major caution is that the product should be kept out of the reach of children. I assume, of course, that this also includes pets. Indeed, pets can get short-term gastrointestinal upset if they eat the grass.

Notice of the Kleenup Pro application should have been visibly posted throughout the park.

But there was no notice.

By not posting notices, the town exposed a health hazard to our children, to our pets and to all who used the park last week. And, they caused great consternation and concern among the residents.

Suggestion: Post a notice on any spraying that involves of any product that potentially could be harmful to people and our pets. Display the notice prominently. Use the word“Warning” on the notice.  Include the name of the product sprayed and the time and date of such spraying on the notice.
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Dicks Sporting Goods closing deals an economic blow to Oro Valley 
National retail chain, Dick's Sporting Goods, has shuttered its Oro Valley Marketplace location. It's moving to the Tucson Mall. Other stores have left. There is plenty of vacant retail and commercial space. There are 14 empty stores, according to a report by KOLD TV's Janice Yu. One of the shoppers interviewed for this report, ponders whether the Marketplace will be a ghost town like the Foothills Mall.

According to the report, "J.J. Johnston, the director of community and economic development for the town told Tucson News Now that many of the big stores in the center will be sticking around for now, but he's working on an economic strategy to hopefully fill up some of the empty stores. He'll come up with a recommendation for mayor and council in about a month."

All of this happening at time when the town will finally be getting all of the sales tax revenue generated from the Marketplace.

Don't know to what we refer?

Then read all about the history of the Marketplace here.
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Lack of state law creates mishmash of rules when it comes to cell phone use while driving
"The lack of a state law has led to a mishmash of different ordinances across jurisdictions. Tucson, Sedona and Oro Valley currently prohibit handheld cellphone use while behind the wheel. Meanwhile, Phoenix, Flagstaff and Fountain Hills only prohibit texting while driving." (Source) Otherwise, you are free to do as you wish.

This, of course, makes no sense since people drive across jurisdictions daily.

The state should enact one rule for all and invalidate all others.
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ASU Representative- Hiremath is "A courageous leader"
"Every decision made by the mayor and council has been with the community they love in mind. Some of these decisions haven't been easy or popular but Mayor Hiremath knows that courageous leaders have to made tough decisions that will ultimately make Oro Valley a better place to live. Oro Valley has had a great leader in Mayor Satish Hiremath."

This introduction of Mayor Hiremath was given by a representative of ASU, a sponsor of mayor's State of the Town presentation at the El Conquistador Resort last week.

The event was sponsored by both UofA and ASU. We find it curious that someone from Phoenix, rather than someone from our local university, introduced the mayor of a Tucson-based town. 

Guest View: Mike Zinkin ~ The Danger in the Community Economic Development Strategy (CEDS)

Oro Valley was incorporated in 1974 to allow more citizen input
In the 1970’s, a group of local citizens were worried that Pima County and Tucson would annex this area and they started an incorporation process. The result was the establishment of Oro Valley in 1974. The people that voted to incorporate did so because they did not want to be governed by the policies and mind set of Pima County or the City of Tucson.

One of the factors that made Oro Valley unique was the importance of community involvement and input on the Town’s development. Neighborhood meetings and citizen Boards and Commissions were established to provide a vehicle for citizen input to be given to the governing body – the Town Council.

Chiseling away at citizen input began about 8 years ago
About 8 years ago, the Town Council passed the Economic Expansion Zone ("EEZ"). Originally this allowed for fast-tracked development only in Innovation Park as long as there was no residence within 600 feet of the development. The development could be fast-tracked to the Council with only an Open House to introduce the development to the public. There was no requirement to go to the Planning and Zoning Commission. All the current building you now see in Innovation Park was a result of the EEZ code.

In 2018, the (Hiremath-led) Council amended the EEZ to eliminate the 600-foot residential buffer requirement and to allow for all Tech Park designations to be treated as an EEZ.

More citizen input limitations on the horizon
Now enter Town Manager, Mary Jacobs. A couple of months ago, Ms. Jacobs and her Economic Development Manager, J.J. Johnston sent a 14-page PDF to the Council explaining the new CEDS. The Council passed on the CEDS which mandated that staff come forward with changes to the Town’s zoning codes. Now these changes are coming before the Council for their approval.

Staff believes that these code changes are justified because this is how they do things in Tucson and Pima County. Remember, this is the reason we incorporated. We did not want to be like Tucson and Pima County. In the new CEDS, many of the now required neighborhood meetings are eliminated and many important decisions will be “administratively” approved by staff.

Town staff are not elected officials and not accountable to the citizens
It is not a good idea to allow the staff to make major decisions because the Town’s administration, including the Town Manager, is NOT accountable to the citizens. The Council is the elected body and the only part of the government that is accountable to you and me. The Council should remain the decision makers. There should be no allowance for administrative approvals. There should be no elimination of neighborhood meetings and other vehicles for citizen input.

The Council needs to tell Jacobs and Johnson that we are the decision makers and we wish to remain in that capacity. They need to vote NO on the CEDS code modifications.
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Mike Zinkin has a Bachelor’s degree in history and government from the University of Arizona and a Master’s degree in Social and Philosophical Foundations of Education from California State University, Northridge. He was a commissioned ensign in the United States Navy Reserve. He was an Air Traffic Controller for 30 years. He and his wife moved to Oro Valley in 1998. Mike served on the Oro Valley Development Review Board from 2005-2009 and the Board of Adjustment from 2011-2012. He served on the Town Council from 2012-2016 during which time he was named a Fellow for the National League of Cities University, he was a member of the National League of Cities Steering Committee for Community and Economic Development, and a member of the Arizona League of Cities Budget and Economic Development Committee.

Guest View: "Senior Independent Living Project Stonewalled"

LOVE preface

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

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

Cohn believes that this clause requires the town to issue a permit for construction of his planned independent living facility.  He has been refused such by the town and has embarked on an effort to inform the council and the public of this injustice.

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Guest View

Bayer Vella and J.J. Johnston in concert with Joe Winfield have been blocking the issuance of a building permit for a beautiful 136-unit Senior Resort Style project on 8 acres. Johnston recently quit—guess he couldn’t take the heat in the kitchen after accomplishing nothing for 3 years. Winfield and Vella have created no jobs (net loss) or economic opportunity for Oro Valley. They have no plan. They dream of creating another Silicon Valley—God forbid—in the quiet bedroom community of Oro Valley. 

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

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

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

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

Ron Cohn

Landowner

Block 6

Innovation Park

520-270-7118

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

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

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

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

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

Johnston, not EEZ Landowners, push for the change

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

Blading with a twist for Oro Valley
Council deadlocked 3-3 in July on this measure. Subsequently, Johnston met with Mayor Winfield and Council Member  Jones-Ivey to visit various sites impacted by the ordinance. As a result, Johnston added three features to the recommended ordinance:

• Pre-grading must be approved by the town's Planning Director on a case-by-case basis. That approval would require a review of view impacts and the ability for that site to be developed within five years;
• The graded lot will have a decomposed granite ("rock") cover "to enhance landscape and buffer yards around the site". We believe that the granite only covers the perimeter of the lot.
• The owner would be required to revegetate the land if it has not been used within 10 years.

To be continued
The council voted to continue discussion of this until September 16 as Vice Mayor Barrett was not in attendance. 

More Oro Valley Stores Closing

Store closings are a nationwide problem
LOVE has noted that stores are closing in Oro Valley. Empty storefronts are not just an Oro Valley problem. It's a nationwide problem. There are lots of reasons for it.

Recent Oro Valley retail store closings, like the closing of Platinum Fitness in April, or now the closing of the Alfonso's Olive Oil and Balsamic store, Rigazzi's and a cleaners in the Trader Joe's Mall are gaining attention on Nextdoor.com.

Nextdoor.com readers speculate on the causes

A recent comment that was posted on Nextdoor.com spawned an  interesting conversation.

The originator of the posting (see panel) suggested that the council get involved in retaining business. Others responded, citing host of reasons why stores close including:

• The seasonal transient nature of some Oro Valley residents
• High lease rates (which was the cause of the closing of Platinum Fitness)
• Oro Valley's higher than competing communities sales tax rate
• The rise of online shopping

Store closings are really the problem of the store owner
It's far too easy to point to outside forces causing a retail business to fail. Our experience in working with retailers for 60 plus years has taught us that there are really six possible causes of a store's failure. Any one or a combination of these can do a store in!

• There wasn't a market for the product the retailer sells in first place;
• The store is just another "me too" business;
• Poor location;
• The retailer failed to bring sufficient capital to weather the startup time it takes to get a business established;
• The economic formula for making the business a success just wasn't there. For example, if the rent is going to be too much in relation to the business that will be done then the store is simply not financially feasible; and
• Store management simply did not know how to operate the store efficiently. For example, they buy too much inventory or too much of the wrong inventory. So, they have to mark down the product to get rid of it or customers walk out because what they want isn't there.

Can the council fix this problem?
Some Nextdoor.com commenters suggested that the town council do something to fix this problem. The only factor that the council controls is the sales tax. Reducing the sales tax is hard to do until the council fixes the hemorrhaging losses of the town owned country club community center.  We will learn more about the options and the possible financial impact of them at tomorrow's regular council meeting.

More real Oro Valley jobs paying real wages can pave the way to retail store success
The hope for Oro Valley is that Oro Valley Economic Development Director JJ Johnston's five year comprehensive economic development strategy will work. As we have previously written, it calls for bringing in non retail businesses to bolster real employment in our community. The UA Veterinary School is an example of this. Once the town has more "real jobs that pay real wages" the town will have more people working here full-time who will need and who will visit retail stores.
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Comprehensive Economic Development Strategy (CEDS). Oro Valley’s Trojan Horse. Part 1.

Say Hello to CEDS and Good-bye to Oro Valley’s Uniqueness
The Town of Oro Valley, under the leadership of its Town Manager, Mary Jacobs, and her Community and Economic Development Manager, J.J. Johnston, have published a 19-page document that proposes to eradicate all the uniqueness that is left in Oro Valley.

The cover of the document shows the sunset behind a saguaro and a view of the foothills. After reading the contents of this report, a more fitting cover would be a picture of bladed desert and smiles on the faces of all the builders and developers.

This document is divided into two different strategies. Half of the document develops a strategy for attracting business, attracting primary employers, a market strategy, and attracting talent. This is all commendable and worthwhile, but then comes…

The Trojan Horse
The document then goes into modifying codes and ways to improve planning efficiencies. This part of the CEDS confirms why the people elected a new mayor and council majority in 2018. It appears that Ms. Jacobs and Mr. Johnston have not altered their thinking as a result of the election. They utilize half of this document to combine economic development with land development! It makes one wonder if the ousted Hiremath regime is running a shadow government.

From Page 11 of the CEDS report:

“…the Town does not have a reputation of moving at the ‘speed of business.’”

The report uses the EEZ Town Code (Economic Expansion Zone) as an example of how all commercial and employment center development could be accelerated. The EEZ code was established to make development easier in Innovation Park by reducing the time required to establish a new business or expand an existing business. This streamlined review process allows the developer to bypass the public participation process (no Neighborhood Meetings for neighbors to voice their concerns) and no Planning and Zoning Commission review.

The code originally allowed for a developer to come in and explain their proposal during an Open House. The proposal would then fast-track from Open House to a Town Council vote. However, there were stipulations that included that the developer could not request a change to the existing zoning, AND there could be no houses within 600 feet of the proposal. It was under this code that Securaplane and Tucson Orthopedic were built. The Hiremath regime later amended the code to delete the 600 foot requirement.

The current EEZ Code is only pertinent in dedicated Tech Parks.

The CEDS report suggests that ALL commercial and employment development should follow the example of the EEZ.

“Resident input is important, but it should be noted that most communities apply the same administrative review process to commercially-zoned properties as the Town has introduced in the EEZ zone.”

Can you imagine the establishment of Oro Valley Marketplace without citizen input? Citizens did not want the storefronts facing Oracle and Tangerine. Vestar reversed the layout and placed the storefronts towards the interior. Citizens also fought and won their argument against illuminated signs facing Oracle and Tangerine in order to preserve the beauty of those scenic corridors.  Mr. Johnston and Ms. Jacobs, please take note: Oro Valley is not like most communities and we would like to remain that way.

(Note:  In another slap in the face to citizens, in March 2015, Hiremath, Hornat, Snider, and Waters broke that 9-year long agreement, allowing Vestar to add illuminated signs along Oracle and Tangerine).

The CEDS report praises Tucson’s fast-track building permits:

“The City of Tucson tapped into the Intergovernmental Agreement it had executed with Pima County to utilize the resources of the County’s building plan review team for the recently approved Amazon building. Pima County was able to complete its full review and position the City of Tucson to issue a building permit within one week. That’s the kind of speed of business major prospects expect in a highly competitive environment.”

Our Town officials need to read the General Plan. We are neither Tucson nor Pima County and we should not be lowering our standards to theirs. We do not want to follow their example. It was their poor examples that motivated us to incorporate in the first place.

The CEDS report criticizes Oro Valley’s landscaping requirements:

“Examples of other cost impacts to commercial developments include such things as excessive landscaping requirements, the amount of open space dedication required, architectural design requirements, some public infrastructure requirements, and the 1% public art requirement.”

Oro Valley’s landscape requirements, architectural standards, and open space requirements are what separate us from the “average” community. Public art is a mainstay in Oro Valley and has always been a ground rule for commercial development. Just because SAHBA (Southern Arizona Home Builders Association) and the Pima Metro Alliance would rather pocket the 1% is not a reason to eliminate it. Public art is another reason that Oro Valley is unique.

The CEDS report criticizes our sign codes:

“A number of interviewees also identified restrictions in the Town’s sign code as inhibiting awareness of drive-by traffic for successful retail enterprises, particularly along the 55 mph Oracle Road corridor.”

You can read the entire CEDS Report HERE

Part 2 will be published on Wednesday and includes the list of the 90 business and industry leaders and government officials who were interviewed for the CEDS report.

Bits and Pieces

"Lets run the Pusch Ridge Course Year Round." Are you nuts?

Three members of the Oro Valley Town Council suggested that the town keep the Pusch Ridge Course open year round. This is the course they closed last year and are planning to operate from next November through April, 2022. This is course is being reopened because a handful of residents who live around it can have a green grass view, instead of desert... like the rest of us. This is a course that is going to use drinking water at cheapest rates at a time when the Western US is in the twenty-first year of drought. This is a course that has always been a money loser.

The brilliant idea came from Council Member Solomon. Then it was echoed by Council Member Greene (Solomon's bagman).  But wait. Council Member Josh Nicolson also joined in. He also thinks it's a good idea. Give us a break, boys!

Lest we remind council: You represent all the people of Oro Valley. You are not members of the board of the local country club.

Historic Preservation Commission Seeking Applicants

The Oro Valley Historic Preservation Commission, a town volunteer board, is seeking applicants. You can learn more and apply here. We've joined in on some of their meetings. They primarily focus on what is happening at Steam Pump Ranch. 

Oro Valley's single family home growth highest in 18 years

In 2020, Oro Valley experienced its most active year for new single family residences since 2003. The town issued 384 new single family residence permits in 2020. That is a 43% increase over 2019.

Town Manager Jacobs: Town still lacks tools to attract businesses

Town Manager Mary Jacobs continues to beat the drum of economic development. One of the documents she provided council at last weeks strategic plan council retreat said that Oro Valley needs more shovel-ready sites and competitively priced land in order for the town to get more primary employers. "There are approximately 188 acres of Campus Park-zoned land available in Oro Valley, and only half of the sites are over 10 acres." Seems to us that that's plenty of available sites that no one wants. Oro Valley is essentially a retirement community. See the panel at right for the 2019 stats. 

Sounds to us like the "shades of JJ Johnston." He was Oro Valley's last economic development director. He blew into Oro Valley three years ago. Worked here for two. Then he retired.  He left us with the potential of bladed desert and an eased building permit process.   But he did not leave us with more jobs gained.

Town Manager Jacobs: Town will be 'hard hit' by baby boomer generation retirement

At the same retreat a Jacobs' document stated: "With the Town's average age of 53, Oro Valley will be particularly hard hit by the retiring of the baby boomer generation in the coming decade. And as a desirable place to retire, it is not unexpected that many of those will remain in their homes rather than relocate."  We have no idea what she is saying in this paragraph.

Here is our cut. Oro Valley is already seeing major growth as baby boomers are retiring. They will flock her for the next 15 years. That will have major implications for economic development. They will not want jobs.

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Heather's Corner: Oro Valley Library Welcomes Special Guests

Storytime at the Oro Valley Public Library had some very special guests last week. Meet Sir Snickers and J.J. along with their handler and President/Founder of Step Up Into TLC (Theraputic Loving Caballos), Nancie Roahrig.

It was a packed house to welcome the four-legged guests; a miniature and Clydesdale horse. I worried as a large group of children (some crawling, some walking) and parents circled around to see the magnificent creatures. A garbage truck decided to empty the bins not far behind in the parking lot. Rest assured that these horses were pro's, barely batting an eye at the rumbling and clanging from behind them. The children took turns petting and brushing the animals while screaming and cheering (even some in tears), but these gentle boys have seen it all.

They are part of an non-profit organization that Nancie started to focus "...on bringing smiles, fostering therapeutic healing, both emotionally and physically and building self-confidence and social skills through people interaction with our horses. Our program provides this opportunity to children and adults with special needs, at risk youth, elderly/senior groups and the terminally ill." (Source)

Step Up Into T.L.C. make their rounds to group homes, hospitals, retirement communities, schools, churches, and as we were lucky enough to enjoy, libraries, allowing everyone to interact and learn about their beauty inside and out. Horses, as many know, are often used therapeutically. "The power of our horses is amazing. Providing an unconditional love. Just being present and not judging says volumes and provides a nurturing safe place."

Those who work in equine therapy have long known that these animals have an affinity to help heal the young and young at heart. They help teach trust, confidence, and enjoyment above all.

So Oro Valley, I highly recommend contacting Nancie if you know of someone in need of some horse time. How does a horse drawn cart ride sound? You could set it up for your community. And to all you moms and dads, they also do pony rides for birthday parties. Wouldn't that be a big hit?
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Heather Nenadovich has lived in Oro Valley a total of five years. She has a B.A. in Psychology from the University of Arizona. Her husband is Canadian so she is a hockey fan by default and so are her two very clever children. When not being a mommy, she enjoys hiking in Catalina State Park, hand building pottery, and gardening. Her favorite things about living in Oro Valley are the towns recognition of art and culture, their commitment to preserving nature and the Christmas parade. (Also anything from GMG Chinese Bistro.)

Bits and Pieces

Dispose-A-Med this Saturday at the Target Plaza
Dispose-A-Med
Saturday, October 26
10 AM to 2 PM
Oro Valley Target
10555 N Oracle Road

Bring your unused or expired prescriptions and over-the-counter medications. They will dispose of them for you. They accept only pills. They no longer accept liquids, syringes, or inhalers. Please keep pills in their original containers.

Bins will be provided for you to drop off the medications.

Do not bring batteries, household hazardous waste, or veterinary medications.

Mayor Winfied offers: "State of the Town"
Mayor Winfield addressed the Chamber of Commerce last week. He gave his "State of the Town" speech. His speech featured the town's strategic plan, a plan he observed was build from the General Plan. Also speaking at the event were the town economic czar, JJ Johnston: Kristy Diaz-Trahan, Parks and Recreation Director; and Police Chief Chief Danny Sharp.  The Greater Oro Valley Chamber of Commerce hosted this fundraiser  at the El Conquistador resort. You can watch and read his remarks here.

State Lands Annexation is back
"The Arizona State Land Department is planning to renew talks with Oro Valley next month regarding the annexation of 885 acres of state trust land on either side of Tangerine Road." according to the Arizona Daily Star. This happens after the department told the town on July 31 that they were too busy to pursue annexation discussion with the town. What could have happened to change their minds so quickly?

According to the article, a representative of the Department stated that they had not been talking with Marana about this annexation. Why, indeed, would they even say that? Would it be, perhaps, that they explored the idea with Marana and found out that Oro Valley is the only town that can possibly deliver water to this area? LOVE, of course, will follow this as it develops.

The question is: How big do you want your town?

Its a seller's market for Oro Valley's homes
Long Realty's October report observes that Oro Valley is now a seller's market for homes under $1million. For most years, Oro Valley homes have been a buyer's market. This is a good time to sell if you want to get out of town. 

Johnston Brings A Focused Approach to Oro Valley Economic Development

Johnston brings fresh approach to Oro Valley economic development
With council approval, Oro Valley will head in several new community and economic development directions. Oro Valley's economic development plan for the past eight years was what LOVE termed "The Rooftops Strategy." Build as many rooftops as possible to so that business will come to Oro Valley. Business will generate sales tax revenue.

Residents saw the result of this policy. The rooftops were built. Lots of rooftops. Even today, there are many more rooftops coming, rooftops that were approved by former Mayor Hiremath and his council majority, which includes current council members Pena, Rodman, and Solomon.

Perhaps sensing that Oro Valley needs to move in new directions, Town Manager Mary Jacobs hired now town Development Director J.J. Johnston last May. Johnston, a long-time economic development professional brought public sector economic experience in the West. He interviewed more than 90 people and spent more than 450 hours identifying and laying our possible future directions in a draft comprehensive economic development strategy. We spoke with Johnston last week about his strategy.

Oro Valley needs "smart" economic development
Johnston believes that “It is incredibly important to get this right. To get as close to as we can to having a smart plan that is very focused on protecting the environment, protecting all of the community assets and adding value to those.”

The challenge as Johnston sees it is that “We have some great employers here already. We just don’t have enough diversity. If we did we wouldn’t have 13,000 adult workers who live in Oro Valley driving out of our community every day to work somewhere else.”

Last week, we listed 11 economic development focus areas that his plan identifies. All are worthy of discussion, but three strike us as particularly creative. Here's the first.

Battle empty storefronts with a "smart retail plan"
Johnston believes that Oro Valley needs to attract retailers who target the demographics of the community. He terms this a "smart retail plan."

"Every retailer has said we need three things to exist: Density, traffic and household income. We’ve got one of the three in spades. We have a very high disposable income. We just don’t have enough people spending the dollars in our stores and there’s Amazon and other things."

Johnston would like to retain consultant to define the smart plan.

The consultant will identify the types of retailers that fit Oro Valley's demographics. Then, the town can use this information to create materials for discussion with lessors and others to encourage them to seek out these types of retailers.

It is Johnston's way of battling the increasing problem of empty storefronts in Oro Valley.

The consultant will also examine other factors that may be causing empty storefronts. "Are our lease rates too high? Is that one of the factors..." causing empty storefronts? "We want an expert to come who has deep experience and understands the thought process..." that lessors and lessees use in making their decisions.

Johnston's approach is proactive and not reactive
Once the consultant completes the work, Johnston will meet with key players in Oro Valley's retail space. This would include Oro Valley Marketplace owner Vestar. "We're preparing for a meeting with Vestar after we have a consultant come in and give us a hard look on where our challenges and where our opportunities are. We very much want to. Mary, in particular, needs to be in front of their executive team."

They have already had conversations with other important players in Oro Valley's retail space, including Neil Simon of Venture West. According to Town Manager Jacobs "We work with him all the time." Simon's company operates the center on the southeast corner Oracle and Magee. They have been successful in attracting tenants. Simon "...is one of the 90 people I interviewed early on... We consider him a great partner."

Next Up: The Oro Valley Innovation Lab
Venture West owns innovation park, a key subject in our second very economic development focus area. Innovation Park is going to house: The Oro Valley Innovation Lab. We'll discuss it in a future posting.
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Bits and Pieces

Efforts to convert Vistoso Golf to public open space continue
According to an email from Preservevistoso.org, efforts continue by the Conservation Fund to acquire and convert the Vistoso Golf property to public use.

"Since May of 2020, The Conservation Fund (TCF) has been engaged in a partner-driven endeavor with the community, the Town of Oro Valley and other key individuals regarding the community’s desire to protect the beautiful features of the former +/- 208 acre Vistoso Golf Course (“Property”) including its nature preserve with wildlife and a 6-mile community trail that could be used for public benefit. Following the Town Council’s approval to begin these discussions at their public meeting in June, TCF began the process to begin negotiations with the property owner to purchase this property. TCF is also partnering with Preserve Vistoso, a local non-profit organization, regarding this endeavor to seek out the property’s potential of being preserved and added to the Town of Oro Valley’s public open space system where anyone can enjoy its breathtaking views along the winding pedestrian pathway which traverses the area. Of course, this effort is in the early stages and will continue to evolve especially given many moving parts. However, with the strong support received from the local community and the Town’s elected officials, TCF is poised to lead this endeavor and create long-term solutions that work for our partners."(source)

Rodman and Solomon Approved This

Rodman and Solomon never funded Community Center ADA needs...but now they support it
For the last four years while on council, Oro Valley Council Candidates Rodman and Solomon have voted in favor of every budget. No budget included funds need to make the Community Center ADA compliant. Neither ever brought this up as an issue.

Now Candidate Rodman talks about being a "good friend" to those with ADA needs; and Solomon talks about making the Community Center ADA compliant.

For three years, they didn't care. Now, during an election, it becomes important to them.

PPP Loans Saved 2,908 jobs for Oro Valley headquartered businesses
246 Oro Valley headquartered businesses saved 2,908 jobs by receiving $17.3 million in funding from the SBA Payroll Protection Program. The program was implemented to cope with the business closing impact on employees of the pandemic. The companies do not need to repay these funds as long as the funds were used to pay staff.

Many other businesses that have Oro Valley operations also received loans from the PPP program. For example, HSL's El Conquistador received a loan for up to $5million.
(source)

Town hires consultant to help local businesses
Town Manager Mary Jacobs has retained a consultant to help Community and Economic Development Manager, J.J. Johnson develop a plan to assist local businesses in the Covid-19 Pandemic (Source).
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Town Staff Victorious in Council Passage Of EEZ Pre-Grading Approval

Unanimous blading approval

The Oro Valley Town Council unanimously approved "pre-grading" land located in the town's Economic Expansion Zones ("EEZ"). The resolution, proposed and sponsored by town staff, gives staff sole responsibility for approving the blading of property in EEZ. Now property can be graded in the hope that someone will want to build on a "shovel ready" site in Innovation Park and other EEZ areas.  

According to town Economic Development Director, JJ Johnston, a "shovel ready" site is a pre-requisite before site selectors will even consider an Oro Valley site.  The primary landowner of Innovation Park, Venture West, did not appear to discuss this resolution at any of the three council meetings at which it was discussed.

Credit Council Member Jones-Ivey

LOVE has expensively written about the path of this resolution to approval. The resolution was discussed by council three times. The resolution, as initially proposed, was almost dead in (July 27) when the council voted on it.

However, Council Member Jones-Ivey, the swing vote, decided to abstain from voting.  She said at that time that she was confused. Her confusion resulted in a deadlocked council vote. This kept the measure alive for further consideration. 

It also put Jones-Ivey in a lead position as it delayed further discussion until late August.

During this month, town staff worked Mayor Winfield and Jones-Ivey to craft the final resolution. We detailed these changes earlier this month. At last week's meeting, council approved two additional conditions: First, the property must be revegetated in five years if it remains unused. Second, the developer must demonstrate to staff that the site is a viable "shovel ready" location.

Council involvement eliminated... Resident input reduced

Council will have no involvement in the blading decision. Residents will be involved if town staff deems it necessary. Essentially, then, the staff is in charge.  This, we suspect, makes Oro Valley look much like many other communities making Oro Valley neither unique nor special.

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