The fate of about 120 acres of undeveloped desert in Oro Valley has been a topic of conversation for years. Last week, that fate was decided.
On May 6, the town’s council approved zoning measures that would protect 88 acres as open space while allowing townhouses and commercial buildings where the property borders North Oracle Road, near its intersection with East Pusch View Lane.
“I’ve lived in Oro Valley for 30 years. I’m a landscape architect. I have an appreciation for open space,” said Mayor Joe Winfield.
Throughout the town’s planning process, many residents advocated for preserving the land, which is mostly town-owned.
“At the same time, this is a community asset that we have an obligation to manage responsibly. And that includes, at least in my view, generating value that can be reinvested back into our community,” Winfield said.
The mayor also said townhouses would create new homeownership opportunities in Oro Valley.
Under the property’s new zoning, businesses can open on about 12 acres along North Oracle Road. About four acres of that commercial strip are already owned by Kitchell Development Company, giving the town little authority to restrict the developer’s plans. The other eight acres are town-owned, and could become home to either freestanding stores or a strip mall, which could not be higher than 30 feet, the council decided.
The council zoned about 14 acres along Rooney Wash for townhouses. It explicitly rejected apartments from being permitted on the parcel. The townhouses will also be kept under 30 feet. Council members said several townhouse developers have already approached the town.
Trails will lead from behind stores and townhouses into protected desert land, according to town planning documents.
The 120 acres are inside a “planned area development” known as Oro Valley Town Centre. Established in 2002, the special zoning district has already seen apartments and stores built at its northern end. Before last week’s changes, the district would have allowed 77 single-family houses to be built on what will now be protected open space.
By attaching zoning categories to land they own, local governments can influence the land’s eventual sale price. According to an appraisal commissioned by Oro Valley, selling the town-owned commercial parcel could earn from $3.9 million to $6.5 million, while selling the townhouse site could earn between $4.1 million and $7.1 million.
Residents who spoke at last week’s council meeting opposed developing the land, which has scenic views of the Santa Catalina Mountains.
“It’s beautiful. You can’t replace this. It’s an amazing, sacred space and I think the plans that I have seen don’t do this justice,” Kurt Weirich said.
Teresa Colmar, who called herself a “kind of town historian,” asked the council to keep in mind the land’s history and limit development.
“I think it really does deserve the respect that our founders — not only of the town, but of the old town, going back to the Hohokam — had there,” she said.
Another resident took issue with the residential plans.
“We are putting too many apartments and townhouses into an area that overwhelms the landscape,” Don English said.
Prior to voting, the council had been considering allowing townhouses, apartments or both on the land’s residential section. It restricted the plans to 30-foot townhouses after a motion by Vice Mayor Melanie Barrett.
Council member Josh Nicolson voted against that motion after raising concerns that developers would buy the townhouse site only to pursue a zoning change to allow apartments. He said that could shortchange the town because land is more valuable when zoned for apartments.
Oro Valley’s business chamber had previously advocated for allowing big-box stores on the undeveloped land. Throughout this year, town officials have been seeking new sources of tax revenue as the rapid housing growth that filled municipal coffers for decades has slowed in recent years.
