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Oro Valley working group narrows language on apartment heights after months of debate
Summary
A resident working group for Oro Valley debated whether the draft plan should "limit" multi-story apartments or use softer language. After extended discussion, participants signaled consensus to remove the word "limit" from policy EE1 and pursue wording such as "focus" or "locate," though disagreement remains on rezoning language.
Oro Valley residents and staff spent more than an hour debating whether the town's draft 10-year plan should use restrictive language to address building heights for apartment communities.
At a December meeting of the town's resident working group, Malini Sims, the principal planner, framed the question as whether policy EE1 should say to "limit 2 to 3 story apartment communities" or use softer wording. After a lengthy exchange among participants who stressed both protecting mountain views and allowing needed housing, Sims said the group had signaled a direction to remove the word "limit" and consider terms such as "focus" or "locate." "Seeing head nods, thumbs up," she said, summarizing the group's reaction.
Speakers on both sides urged caution. Hal, a working-group member, questioned the survey wording and said the group must balance clarity and flexibility: "We have to get something that's gonna be acceptable to the majority of the people that vote for this plan, next year." Residents who supported softer wording, including McKenna, said strict prohibitions could foreclose beneficial future development. McKenna said she was "born and raised in Oro Valley" and urged the group not to adopt language that would prevent potential opportunities while still protecting views.
Opponents of softer wording cited survey results and voter risk. One participant summarized the public data cited in the meeting, saying only about 14% of respondents accepted 4- and 5-story apartments. Rosa noted the town is "95% built out" and listed apartments already approved or underway, arguing that a firm signal in the plan could reassure voters concerned about neighborhood impacts.
Staff and planning consultants repeatedly emphasized implementation safeguards: existing zoning rights would remain, and any request to exceed allowed heights would still require neighborhood meetings, Planning and Zoning review and Town Council action. The planning manager, Bayar Bella, reiterated market context: most developers in the area prefer two- or three-story buildings because construction costs increase significantly with each additional story.
The working group did not resolve all wording. Sims said EE2 and EE3 (policies tied to rezoning and special considerations) remained contentious and will likely require further work by Planning and Zoning and Town Council. The planning staff will incorporate the group's direction on wording into the next draft and continue wordsmithing with participants before public hearings.
The 90% draft will be released to neighboring jurisdictions for required review, proceed to two Planning and Zoning hearings, and return to Town Council in May; council approval would put the plan on the November ballot.
