Guest View: Tim Bohen ~ You know it don’t come EEZ

On March 21, 2018, the Oro Valley Town Council approved a change in Section 24.9 of the Zoning Code to remove the 600-foot Exclusion Zone between the Rancho Vistoso Neighborhood-3 Economic Expansion Zone (EEZ) and residential properties within the Rancho Vistoso Pad. At the same time, three other Oro Valley parcels zoned as T-P (Technological Park) have now been granted EEZ status. So, why should you care about something as seemingly arcane as this? And what is an Economic Expansion Zone?

In an EEZ, Public Participation is Eliminated
New development within the current Rancho Vistoso and new EEZ’s is now at the sole discretion of the Planning Administrator and Town Council. In other words, there will be no Public Participation. But why?

Besides the arbitrary Technological Park zoning, what do all these parcels actually have in common? Each has well-established residential areas within 600 feet, unlike the successful Securaplane, Tucson Orthopedic, Ventana, Western National Parks and Icagen properties in the Rancho Vistoso EEZ.

Economic Development at Tangerine and La Canada
Creation of a new EEZ at Tangerine and La Canada may not have been possible prior to the code change. That new EEZ would have been within 600 feet of the proposed Miller Ranch Development. This same development is coming before the Planning Commission on May 1, 2018. Thus the code change is very timely if you happen to be a land speculator holding a parcel within a newly created EEZ. Prior to March 21, 2018, no EEZ would have been possible there.

I encourage all readers to read the Oro Valley Zoning Code Section 24.9 Economic Expansion Zones. It will not take you very long because there is very little there.

The hidden meaning of “Streamlined Review Process”
It may be tempting to think that the grandly dubbed Economic Expansion Zones are more than they actually are. The only significant difference between an EEZ and any other piece of Oro Valley property zoned for commercial is the "streamlined review process” for development within the EEZ. This includes the opportunity to bypass Public Participation and review by the Planning and Zoning Commission. Being in an EEZ does not convey any other unique benefits. Thus, while it may be easier to get commercial property built in an EEZ, this in no way impacts the probability of long-term success.

Successful new businesses cited in the Town’s argument for update to the EEZ code in the Rancho Vistoso EEZ are all located in the center of the existing Economic Expansion Zone, far from residential properties. Don’t believe me? Take a drive up East Innovation Park Drive yourself. You will pass Securaplane, Tucson Orthopedic, Ventana, Western National Parks and Icagen and you can see what a Technology Park environment actually is.

At the intersection of E. Innovation Park Drive and E. Rancho Vistoso Drive, you will see the Anthem property which now has the full advantage of all other EEZ parcels. If you don’t work in the Technology Park, you may not even know where it is! And that is a good thing. And if you can see it up close from over your backyard wall, it is almost definitely not a Technology Park. At best it is a transition property. Unfortunately, now in the case of Anthem’s property, the neighbors will have no formal way to participate in the process of what gets built there.

EEZ expansion means nothing more than removing Public Participation and Planning and Zoning Commission review from a select group of Oro Valley parcels.

What could go wrong? Exhibit A:
The El Conquistador Country Club acquisition is a great example of what we all know can go very wrong when a select few work behind closed doors. In this case, an EEZ-type process moved us forward rapidly to take advantage of a seemingly once in a lifetime opportunity. However, as readers of LOVE well know, the long term viability created by a sufficient supply of willing customers, namely paying Country Club Members, did not exist.

Businesses should be good neighbors and welcome Public input and P&Z Review
I have a hard time believing that the Public Participation and Planning Commission processes in and of themselves are going to ultimately stop a good tech business that truly believes they can be successful in Oro Valley over the long term. Public Participation and Planning and Zoning Commission review should be viewed as a learning experience, not a deal breaker. After all, it’s not a deal breaker for otherwise viable relocations.

The Power Grab
An open power grab is occurring within our Town right before your eyes. Public participation is being scapegoated as the cause for land speculators not maximizing their profits on their timelines. Public participation is also being cited as the sole reason why prospective employers are not locating in Oro Valley. Common sense tells us there must be a lot more to choosing Oro Valley over the long term than just this.

Your right as a resident to participate in the process of evaluating and helping to shape what is being built on undeveloped commercial land near you is now under serious threat. Don’t just watch it EEZ-ily disappear into direct administrative review. Please take the opportunity to speak up about this at Council Meetings and Planning and Zoning Meetings.

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Tim Bohen grew up in Southern California and moved to Oro Valley in 2015. He has a Bachelors degree in Physics from UCI and an MBA from Loyola Marymount. He is employed as a Systems Engineer. He graduated from the Community Academy in 2016 and the Citizens Academy in 2017. He was recently appointed to the Oro Valley Historic Preservation Commission and is a volunteer mediator with the Arizona Attorney General’s office. His interests include aviation and history, with his greatest interest currently being frontier life and how the West was settled.

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. 

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.

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.

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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Transparency, Design Standards, and Timing Dominate Discussion of State-Mandated Changes to Routine Development Approval

Town working through challenges presented by HB 2447

Oro Valley Planning and Zoning staff is working to implement HB 2447. As previously reported, that bill requires that most non-discretionary development and design review applications—those that already meet Town code—be approved administratively rather than through public hearings before the Planning and Zoning Commission or Town Council. Staff and the Town face a number of challenges in implementing the provisions of the bill. They discussed these challenges with the Council during an October 1 study session.

January 1 date for compliance
The most immediate challenge is time. HB 2447 takes effect on January 1, 2026, leaving Oro Valley only a few months to bring its zoning code into compliance. Planning Manager Michael Spaeth told the Council that “this has a deadline of December 31 of this year, so it goes into effect January 1.”

Need to create precise, objective design standards
Spaeth said the Town must rewrite its design standards so that they are specific enough to support administrative approvals without the benefit of public hearings. “With those being administrative reviews now, it kind of ups the game in terms of wanting to make sure those design standards are more precise and really reflect what the Town is after at the end of the day,” he told the Council. The Town intends to create these design standards early next year as part of a Strategic Plan initiative.

Need to specify the appeal process
Staff must also sort out how appeals of administrative decisions will be handled. HB 2447 requires an appeal process, but existing code routes some appeals to the Town Council and others to the Board of Adjustment. Spaeth explained that “literally any decision the Planning and Zoning Administrator makes is an administrative decision under the eyes of code and state law,” and recommended consolidating all such appeals under the Board of Adjustment to avoid confusion and ensure consistency. Councilmember Robb questioned which types of appeals would shift away from Council, saying members should understand “what we’re giving up control of.” Spaeth replied that public art and certain architectural applications currently appealed to Council would now fall under the Board’s authority.

Need to examine the purpose of the town's "Economic Expansion Zone"
Another issue is what to do with the Town’s Economic Expansion Zone (EEZ). The EEZ covers parts of Innovation Park and other designated parcels that were created years ago to encourage business development by allowing faster, staff-level approval of qualifying projects without requiring Council review. Spaeth said that with HB 2447 in place, “that kind of makes a lot of Economic Expansion Zone moot… because now all entitled applications are eligible for administrative review.” Some EEZ features, such as allowing pre-grading to encourage investment, may remain, but most of the zone’s original purpose will disappear.

Must create procedures for expedited and “at-risk” reviews
The new law also requires towns to allow expedited processing and “at-risk” submittals. Spaeth explained that this means applicants can file grading and drainage plans earlier “with the aim of trying to expedite that review process” and that “all applications have to be afforded that opportunity” to request an expedited review and pay the related fee. Developing procedures and fee schedules for these options will take additional staff work.

Town tradition requires maintaining transparency and public confidence
Although HB 2447 eliminates the requirement for public hearings on projects that meet Town code, both staff and Council recognize that residents and Council members will still want visibility into those developments. Once the law takes effect, most site-plan and design approvals will occur outside public hearings, so the Town must find ways to keep the process transparent—such as posting applications or summaries online—and rely on clear, objective standards and accessible appeal procedures. The goal will be to preserve public trust even as the formal avenues for public and Council input are reduced.

Residents will have the opportunity to opine
Town staff will present the proposed zoning code amendments to the Planning and Zoning Commission in November and then to the Town Council in December for formal consideration. If approved, the changes will take effect before the January 1, 2026 deadline set by state law. As Oro Valley transitions to this new system, residents can expect staff to focus on refining design standards, clarifying the appeals process, and ensuring that development reviews—though now administrative—remain transparent and consistent with the Town’s character.

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Read our previous reports on HB 2447 to learn more,

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.

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

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Oro Valley-based Securaplane Technologies unveiled it plans for a 55,000 square foot facility in Innovation Park at neighborhood meeting this past Monday.  "Securplane offers certified wingtip, horizontal stabilizer and belly mounted camera systems, which provide ground based situational awareness for flight crews."

The project will use the EEZ approval proces. This was approved by the Oro Valley Town Council last month.    This is the first time that Oro Valley has used the EEZ process, a process designed to shorten the approval process for Innovation Park projects. The process can be used as long as the applicantion abides by all  existing zoning and PAD codes.

The property size is 6.7 acres. It will house office and light product assembly. It will employ 200-250 people.    From all accounts we received, this project should be a "slam dunk"
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The Oro Valley Police Department plans three HiVE deployments at Oracle and Magee, south to Suffolk Road, this coming week. Six motorcycle officers will be deployed:

• Dec. 19, 2012 7 - 10 a.m. 
• Dec. 20, 2012 4 - 7 p.m. 
• Dec. 27, 2012 4 - 7 p.m. 

Motorists are asked to be aware of the additional enforcement activity and drive safely. (Source Oro Valley Press Release)
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The Town Of Oro Valley is seeking volunteer applicants for two of its boards/commissions.  There is one vacancy on the Conceptual Design Review Board and two vacancies on the Historical Preservation Commission.

Residents who are interested in applying for any of these positions can contact the Town Clerk's Office at 229-4700 or download the Volunteer Application from the Boards and Commissions Opportunities webpage at www.orovalleyaz.gov.(Source Oro Valley Press Release)
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The town has announced "Second Saturdays at Steam Pump Ranch, beginning January 12, 2013, 11 a.m. – 2:30 p.m."  There will be tours of the property, special presentations, exhibits and guest speakers. We will post more on this as we learn more.
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New hours for the aquatic center beginning December 17 are:

• Monday – Friday, 10 a.m. – 8 p.m. 
• Saturdays, 10 a.m. – 2 p.m. 
• (Closed Sunday)

The pool is heated!

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Council Approves "Fast Track" For Innovation Park Projects

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Last night, the Oro Valley Town Council conducted the public hearing on the EEZ "fast track" approval process for construction projects for Innovation Park.

The concern that had been voiced by residents regarding this process as originally proposed was that there would be no public input. Recognizing this "issue"  David Williams, Planning Division Manager, presented the public information program that would be added to this process. It would include the following:

• Intereactive web site for the public to use to learn of the project
• A submittal tracker tool to help people follow the process 
• Direct reporting of the process to the council
• Notifications to the Vistoso Community Association and the HOA list
• Open house to discuss the project at some point during the review process

Council Member Hornat observed that there will be no significant public input.  The proposed open house meeting will not seek input from the public.  He believes that a meeting will have no value to the citizens.  He also does not want the "interference" that might occur if citizens are involved in what, in his mind, are projects that meet all town requirements.

Council Member Snider noted that the public will not be cut out since the property is already zoned for what the public approved.  Therefore, in her mind, no further public input is needed.

Mayor Hiremath's view was this is "basic marketing 101".  He sees it as "no big deal."  He figures that we are "giving something for nothing".  To him, then,  fast track is a marketing gimmick that has no substance.  (Even if you believe this, why would you say this, Mr. Mayor?)

Council Member Zinkin believed that an open house meeting is needed even though the project, by being part of the process, will meet code.  It is important, he noted, that the citizens be part of the process.  Council Members Burns and Garner agreed.

Resident Shirl Lamona, speaking during the public hearing portion of the discussion spoke on the lack of community involvement as initially proposed for fast track: "Please consider where Community input fits with the new Oro Valley tagline: Is it in our nature to stifle pesky town residents or is it in our nature to value community participation?"

In the final vote, all Council Members agreed. The process was approved and it does include the public information program outlined by Mr. Williams.
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Mayor Hiremath: "Trust Is A Two-Way Street"

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At last Wednesday's Oro Valley Town Council Meeting, Mayor Hiremath spoke on the concept of "trust." It is to him, unfathomable, that residents do not entirely trust their elected officials or the town's employees.  You can listen to his words in the video we have provided here.

Mayor Hiremath said he was "cranky" on the issue of trust. It annoyed him that a citizen, Shirl Lamonna, speaking at the hearing on the EEZ Innovation Park approval process,  cited "trust" as one reason they wanted public input to be a formal part of the process.

Ms. Lamonna had stated the following:  "One key goal of this plan is to Build trust through effective public outreach and communication. How should the Town grade itself on responsiveness to residents and building trust when we hear that you’re “trying to get rid of input”? That the zoning has already been approved - as if Staff can’t misinterpret codes? They’re human; they can make mistakes; and let’s not forget that they could be influenced by powerful developers. Happens all the time at all levels of government."

The statement seems quite reasonable to us; but it rankled Mayor Hiremath.  The Mayor lectured the council and attendees  at the meeting on "trust."  "Trust is a two way street," he said.   Lack of trust is "an insult to me."

When it comes to trust, our local elected officials are subject to a bit of Oro Valley history.

Many untrustworthy events have happened in the historical governance of Oro Valley.    People have lost trust.  The election of an official does not mean that everyone will automatically trust that individual.  That trust will be earned over time.  Maybe.

People feel more confident and trusting when they are involved than when they are not involved.  By being involved, they will see how trustworthy are our town officials and employees.

Perhaps it is Shirl Lamonna's concluding remarks that sum it best: "Please consider where community input fits with the new Oro Valley tagline. Is it in our nature to stifle pesky town residents or is it in our nature to value community participation?"
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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.

Starbuck's Drive-Through Coffee Shop Proposed for Innovation Park

Proposal for a Starbucks Drive-Through Coffee Shop at Tangerine Road and Innovation Park
A proposal for a drive-through coffee shop at the corner of Tangerine Road and Innovation Park sparked discussion among Oro Valley’s Planning and Zoning Commission at its August 13 meeting. The proposed 2,400-square-foot Starbucks coffee shop is part of an office and restaurant project on 5.6 acres, located at the northeast corner of Tangerine Road and Innovation Park. The coffee shop requires both a text amendment to the Rancho Vistoso Planned Area Development (RV PAD) and a conditional use permit (CUP) in order for it to be created and operated.

Developer requests a text amendment for direct access to Tangerine Road
The primary request involves amending the RV PAD to enable access onto Tangerine Road. Currently, the PAD prohibits access between Big Wash Bridge and Oracle Road based on outdated plans from when the road was envisioned as a major highway. However, the applicant argues that the new access is essential for improving traffic flow and the overall viability of the project, which is located in the Economic Expansion Zone (EEZ).

Conditional Use Permit (CUP) for the Drive-Through component also requested
The second request is for a conditional use permit to allow the drive-through feature of the coffee shop. Traffic and noise studies conducted as part of the application show that the site can accommodate the anticipated vehicle stacking, with space for up to 17 vehicles without disrupting nearby traffic. The proposal also meets the town’s zoning code requirements and is seen as a beneficial addition to the area’s commercial landscape.

The Planning and Zoning Commission questioned the need for Tangerine Road access
During the Planning and Zoning Commission’s discussion, members raised questions about the necessity of the Tangerine Road access, given that the property could also be accessed from Innovation Park Drive. Concerns were also expressed regarding the potential for additional access points being requested in the future. The applicant and town staff reassured the committee that all future access requests would be subject to strict safety and spacing requirements.

They noted traffic and pedestrian safety challenges
The Commission discussed pedestrian connectivity, especially for those walking from nearby facilities like Oro Valley Hospital. Although no new pedestrian crosswalks are planned, town staff assured the commission that the existing intersection light is considered sufficient for safe crossing. The applicant, represented by Paul Oland of Paradigm Land Design, emphasized that the site is designed with pedestrian traffic in mind, with pathways connecting key areas within the development.

In the end, the Commission unanimously approved both requests
The Commission voted unanimously (7-0) to approve both the text amendment and the CUP. The approval is seen as a key step in moving the project forward, paving the way for the development to include the coffee shop, which is expected to become a popular spot for nearby businesses and residents alike.

Final decision now rests with the Town Council 
With the Commission’s approval, the proposal now heads to the Town Council for a public hearing and final review. At that meeting, the applicant will likely argue that the project enhances the area’s commercial offerings by providing both a convenient stop for coffee lovers and an economic boost to the surrounding business district.
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Councils Have Done Much To Build The Oro Valley Business Base But Results Have Not Happened

Economic Development continues at a slow pace

In March, the town issued seventeen single family residency permits. Also in March, there were few new business projects listed by the town. In total, businesses that are coming to Oro Valley are the same types of businesses that we reported in February.  We concluded then that most businesses that are opening in Oro Valley are focussed on serving the adult community (Read: "Oro Valley is an Adult Community")

Town Councils have tried to do much over the years to bring businesses to Oro Valley

"Rooftops strategy"

The Hiremath led councils embarked on a "grow the rooftops" strategy. The result of that strategy can be seen today with La Posada, a senior living that is is being built north of the CDO Wash, behind Home Depot. Yes. That project will bring more people to our community. But will it bring more businesses to the community or will it simply add to traffic in the area?

Two Economic Development Directors

The Winfield Council now has its second Oro Valley Economic Development Director. Neither the first Director nor the current Director have brought any significant business to our community with one exception, that being Leonardo Electronics. That company, however, has yet to break ground, though the project was announced in December of 2021. (Source: March Town of Oro Valley Economic Development Status Report.)

Easing requirements in economic enterprise zones

The Council, at the urging of former town manager Mary Jacobs and the then current Economic Development Director, eased the permitting codes ("EEZ"). That council approved blading the desert in Innovation Park to create "shovel-ready lots." The hope was that businesses would come to Oro Valley. After all, Oro Valley has an easier permitting process and land that is ready for construction. Well, that hasn't happened either.

A friendlier Planning and Zoning Department

Jacobs, under the Winfield Council, attempted to make it a bit easier for Developers to build in Oro Valley by putting the Planning and Zoning Department under the Director of Economic Development. The goals of Economic Development Department and Planning and Zoning Department are not the same. The Economic Development Department  seeks to build the commercial base of our community. The Planning and Zoning Department is supposed to make sure that whatever is built is built within code specifications. Their job is to protect the community, not to grow it.  Today, the Planning and Zoning Department tries to negotiate between residents and developers, rather than simply doing their code [and Genera Plan] enforcement job.

An example of this relates to the request of the Oro Valley Church of the Nazarene [OVCN] to rezone land next to the church at Concordia and Buena Vista so that they can build a major sports complex. The residents are united against this proposal. They have been steadfast in their position that there is no compromise that will result in their supporting that facility in that area. Yet, many times, the Planning and Zoning Department has talked with the residents, urging some sort of compromise. That is not the Planning and Zoning Department's job. Their job is to process the application in the same manner in which all such applications are processed. 

"Choose Oro Valley" Website

The town created a website that won an award from the Arizona Association of Economic Development. That website is chooseorovalley.com. The focus of that site is to attract bioscience companies, like Roche. It is quite comprehensive. One can see available sites and buildings and tax incentives. It displays Oro Valley's key industries.

The site falsely states that "the population of Oro Valley is balanced across all age segments." We know it is not balanced. Any business with a serious intent is going to look at the 2020 Census Data, like we did, and see that that statement is false. Indeed, even the town’s own Parks and Recreation Master Plan acknowledges that “…the town exhibits an unbalanced distribution among major age segments.”  We are an over 55 community.  Putting false information on the web sit reduces the credibility of all the information on the site.

Shovel ready sites

The first of the two Economic Development Directors convinced the Council that the reason Oro Valley was not being selected by companies was that the town had no “shovel ready sites.” These are sites that are graded without a specific site plan.  So, the town approved blading the desert in Innovation Park to do just that. This happened in September 2020.

Working with the State of Arizona

The town also receives leads from the State. None of these have panned out to date. Many of these leads seem to have more of an industrial need. Something Oro Valley doesn't want. It's important to face reality. Everybody wants clean businesses in technology. What makes Oro Valley unique? We don't know.

From Oro Valley Marketplace to Oro Valley Village Center

Last year the Council approved a bold revisioning of the failed Oro Valley Marketplace. It is call the Oro Valley Village Center. It is being revisioned on the premise that the area needs to build its own population density in order to support businesses in the center. The vision is for hotels and apartments, adding more density to the town. Nothing has happened to the Center since the approval.

The “Business Incubator”

In December of 2020  the University of Arizona opened a “business incubator” in Innovation Park to house startup companies . The hope is that one of the startups will take hold and flourish in Oro Vally, It is too soon to tell if this initiative will pay off.

Council's recent "Economic Vitality" revisit produces nothing new

Last week the Town Council held a study session on its strategic plan. "Economic Vitality" is one area they discussed. As Vice Mayor Barrett noted, the study session was an update of the existing strategy. The session was not a discussion on how to replace it.  The focus of the plan is to do the same things that the town has been doing to meet the following goals:

• Support local businesses
• Attract employers in key business sectors
• Attract commercial businesses to our centers
• Increase visitors (Via $400,000 annually given to  "Visit Tucson" to generate 28,000 hotel room nights. That's $14.29 per night.

To date, these actions have failed to produce significant tangible results

Town Councils have done much to build the business base in this town. Perhaps it is the impact of the Pandemic. Perhaps it is the impact of the three-year economic meltdown that has happened since the Pandemic. Regardless, the town has yet to see results in their efforts to bring significant new business to the community.

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Inside Oro Valley’s Economic Playbook: What’s Working, What’s Not, and What’s Next (Part 1)

Economic development is essential to the long term financial viability of Oro Valley 

On Thursday, Mayor Winfield will deliver a “State of the Town” address. We suspect that a key focus of his remarks will be on the town’s economic viability.

Oro Valley cannot simply raise sales taxes to boost revenue. This makes economic development and careful fiscal management essential to the town’s long-term financial health. Over time, Oro Valley must continue to revitalize its economy to sustain the revenue needed for its services.

Oro Valley has tried many things in the past to spur economic development. Some things have worked. And some have not.

Oro Valley has long pursued diverse strategies to drive economic development, in its efforts to sustain financial viability. From accelerating business approvals to expanding housing options, the town has explored multiple pathways to attract businesses and residents alike. Some approaches, like developing sports tourism and maintaining a strong public safety record, have shown tangible benefits.  Others, such as efforts to streamline planning or create shovel-ready business sites, have encountered challenges. Here's what's been tried over the years. Click the links to learn more about each.

1. Streamlining development approvals
The EEZ (Economic Expansion Zone)
This strategy aimed to speed up development in Innovation Park by simplifying the approval process for businesses in Innovation Park; notably removing neighborhood meetings and Planning and Zoning Commission reviews. Although intended to reduce delays, it hasn’t led to noticeable new developments in Innovation Park, suggesting limited effectiveness.
Integrating the Planning and Zoning Department with Economic Development
Former Town manager Mary Jacobs made an organizational change that attempted to allign planning and zoning and economic goals by placing the Planning and Zoning Department under the Economic Development Department. This has created a situation in which planners also become mediators between developers and residents.

2. Preparing infrastructure for building
Shovel-Ready Lots in Innovation Park
By preparing land for quick business setup, the town hoped to attract companies ready to establish themselves. Despite the investment, the initiative hasn’t drawn interest from businesses, partly because available lots don’t meet the scale or accessibility requirements many businesses desire, such as highway access or larger parcels. After all, in reality, more of all is 10 miles from interstate 10 whether you travel west or south.

3. Housing expansion
Increasing rooftops
Based on the idea that more housing would attract businesses to serve a larger population, this approach has expanded Oro Valley’s residential community but hasn’t attracted significant business diversity beyond healthcare and other personal services. This trend highlights that more rooftops alone do not meet business attraction goals.
Adding multifamily dwelling units (apartments)
A similar approach focused on increasing rental options to attract employees for potential high-paying jobs. However, demand is currently lukewarm; For instance, the Linda Vista rentals have had substantial vacancies, suggesting that the need for upscale apartments may be overestimated.

4. Tourism and sports attractions
Use Parks and Recreation facilities to attract visitors to the town
Oro Valley has invested in sports venues to attract visitors, and while there’s limited town data, activities like aquatics events do bring non-residents to the area. Sports facilities have had success in driving local economic activity, particularly in hospitality and dining sectors.
Make Oro Valley a destination or visitors
Recently, Oro Valley took over as its own Destination Marketing Organization, aiming to bring more tourists directly rather than relying on regional efforts. Early efforts, including partnerships for sports events and planning public art tours, are underway, but it’s too soon to assess the overall impact.

5. Expansion through annexation
Annex for growth
Oro Valley has used annexation to incorporate nearby areas, both residential and commercial. Commercial annexations bring tax revenue and support public services, while residential expansions provide initial fees but may add long-term service costs without corresponding revenue.

6. Developing a knowledge economy
Incubate businesses
Through a partnership with the University of Arizona, the Oro Valley Innovation Center serves as a business incubator. The aim is to foster startups that remain and grow within the community, though progress is gradual due to the incubation timeframe and risk of external acquisitions relocating businesses.

7. Public Safety as an economic incentive
Maintain strong public safety
Oro Valley’s reputation for safety is a draw for both residents and businesses, exemplified, years ago, by Rancho Vistoso’s willingness to be annexed for dedicated police coverage. Public safety remains a foundational element of Oro Valley’s appeal.

8. Digital promotion and policy adjustments
Build an award-winning website for businesses to explore the town
The “Choose Oro Valley” website serves as a digital face for the town’s economic efforts, recognized for excellence in design and functionality, aimed at attracting potential investors and residents. We have no idea if this generation significant leads. But it appears to be a good start.
Amend the General Plan to switch from residential to a commercial and back
Historically, General Plan amendments allowed for changes in land use. These are changes that allow the land to be used in a manner that was not approved by the voters. These changes are made in response to whatever the current market supposedly supports. The approach has shifted under different administrations, with fewer amendments in recent years, reflecting an adherence to the voter approved 2016 general plan.

Here's what's really worked

Over the past decade, Oro Valley has experienced notable population growth. Combined with significant inflation and the taxation of internet purchases, this population growth has increased town sales tax and state shared revenues. Yes. We think that many people moved here did so because of the Town's terrific public service presence.  We have not seen, however any significant new businesses that offer . What we have seen is something that should've been anticipated: An increase in medical and personal service businesses.

Tomorrow we take a look at Oro Valley's current community and economic development plan, a plan that was put in place five years ago. It is a bit different from what the Town did historically.

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