oro valley marketplace
The Oro Valley Marketplace: Putting Residents First
The changes at the Oro Valley Marketplace are an important example of my resident-centered approach to development and fiscal responsibility.
The Marketplace is owned by developers who frequently donate to the campaigns of council candidates who will advocate for their projects. The development rights they seek through candidates who support them are worth millions of dollars. Because I do not take developer campaign donations, I have always remained focused on protecting the interests of Oro Valley residents rather than simply approving every request brought forward.
Rejecting Overdevelopment and Protecting Views
During the redevelopment and rezoning of the Marketplace, the property owners initially requested approval for 5- and 6-story apartment buildings that would block views of Pusch Ridge and urbanize Oro Valley. When I went on a tour of the project with Town staff to review the proposal, I recognized the significant impact these buildings would have on our scenic views. The drone placed at the 75-foot height the building would occupy, in a space close to Tangerine Road, completely eclipsed the mountain views from several locations, including Tangerine Road, which is a designated scenic corridor. At the time there was tremendous pressure to approve the building height, with many implying the current council would never be re-elected if we did not vote for the six-story apartment complex.
Doing the right thing for the residents of Oro Valley was the most important thing to me. During the council meeting, I made the motion to limit the apartment buildings to two- and three-story structures, allowing for moderate growth that better aligned with Oro Valley’s community standards and existing development patterns. This decision allowed housing in the area that can support nearby retail, without sacrificing our views or overly urbanizing our community. Later Oro Valley General Plan surveys also confirmed that a significant majority of residents in Oro Valley feel five- and six-story apartment buildings are not appropriate. In addition, the voters stood by my position in re-electing not only me but all four incumbent councilmembers.
Currently, one of the two approved apartment complexes is being built along Tangerine Road, allowing you to directly see the results of the motion I made to protect our mountain views.
Holding Developers Accountable and What is at Stake
As part of the initial proposal, the developer also asked the council for zoning for 3 hotels. Hotels are an important revenue source for the Town because they bring in bed taxes and tourism. We had an economic impact analysis done, which demonstrated that if the project were solely housing, it would not be financially beneficial for Oro Valley. The Town required the hotels and new retail to bring in positive economic development.
The Council approved the zoning for the hotels, but I led council to take things a step further. We would not only allow hotels, but we would require at least one be built to benefit our financial outlook with the addition of bed tax revenue. I made the motion that stipulated one hotel needed to be built before occupancy could be granted for the second apartment complex. This requirement is important for revenue and tourism in the community and an example of how I always consider our residents’ needs over developers’ profits.
Now, after design and permitting, that hotel is stalled. If the landowner can get a council who will ignore the economic study and allow them to build apartments instead of a hotel, there may be a request in future to eliminate the requirement for a hotel and bring back five- and six-story buildings for the second set of apartments. That is one of the issues clearly at stake in this election. Your vote matters.
Opposing Unreasonable Demands on Taxpayers
The Marketplace developers also contemplated building an “entertainment district,” which would serve as the recreational space required by code for the apartments. This would be accomplished by undergrounding an environmentally sensitive drainage area. While the council worked with them on this concept, in the end it was discovered that the developers mostly wanted the Town’s taxpayers to pay to underground the drainage and take over ownership and maintenance of an acre of grass.
The cost to the taxpayer was estimated at $9 million or more before bids were received, which could have been higher. Marketplace owners wanted their contribution capped at $3 million, requiring the Town to pay $6 million plus and take on all the risk of the project. As a council, we said no to these taxpayer kickbacks for a project that was a required part of the development, and instead the developers are building a park and paths for their required recreation. Furthermore, when there were misstatements being made publicly regarding what had been asked of the Town, I led the Council in providing public transparency regarding the scope of the taxpayer incentives being requested by the developer.
Helping the project be successful
The Council and citizens do want the Marketplace retail area to be a successful part of our community, and under my tenure we have granted significant rights and concessions to the developer to assist in building an area that can serve our Town well. The Town owned land in the right of way that we gave the developer for free, and we allowed credit for existing open space to cover the open space requirement, as well as allowing zoning of two apartment complexes and one required hotel.
The Marketplace plan, thus far, has been successful, and we need to continue these measures to make sure it is financially positive for the Town moving forward. Storefronts are beginning to fill up. We recently welcomed the Picklr, Mountainside Fitness, Bloom Tea, Happy Joe’s Pizza, the Tee Box, and a Surf Thru carwash to the center. This is a success story for the businesses and residents of Oro Valley, and it would never have happened this way with candidates who support high density development. We need to stay the course on this project by electing a council majority who is committed to protecting views and representing Town residents.
Responsible Growth Requires Accountability
Oro Valley can support careful growth while still protecting the character, financial stability, and quality of life that residents expect.
My approach has always been consistent: support projects that are compatible with the community, economically sustainable, and fair to taxpayers. As your Mayor, I will continue to look for winning compromise solutions in situations like the one presented by Marketplace. I will also always be negotiating with developers at arms-length on your behalf.
That also means being willing to say no when proposals ask too much of residents, prioritize developer profit over community benefit, or attempt to shift private project costs onto the public.
Responsible leadership requires asking difficult questions, enforcing agreements, and ensuring that growth benefits the community as a whole. I will continue to be that leader as your mayor.