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Council approves Rooney Ranch PAD changes with townhome and height limits after neighborhood objections
Summary
After extensive public testimony urging preservation, the Oro Valley Town Council approved general plan and PAD amendments for town‑owned portions of the Rooney Ranch/Town Center, limiting Area 3 to 1–2 story ownership townhomes (max 30 feet) and capping linear commercial in Area 2B at 30 feet; the PAD amendment passed 5‑1.
The Oro Valley Town Council approved two related land‑use applications on May 6 that revise the Town Center PAD for town‑owned portions of the former Rooney Ranch property. The council approved a general plan amendment for parts of Area 4 and a PAD rezoning amendment (Ordinance O26‑07) that narrows future development options on town‑owned parcels while increasing protected open space.
Principal planner Michael Spathe summarized staff's package: the proposal increases permanent protected open space on town‑owned parcels to about 88 acres (roughly 78% of the subject area), removes 77 previously entitled single‑family lots in Area 4 to expand buffers for neighbors, reduces permitted building heights on town‑owned areas, and shifts more intense development toward Oracle Road. The PAD amendment included illustrative site plans: two commercial concepts for Area 2B and two residential concepts for Area 3 (either apartments or townhomes).
During two neighborhood meetings and the public hearing, residents strongly urged preserving the ridgeline and the scenic views, saying commercial or apartment development would harm the character of the corridor. "It's a beautiful space... let's maintain that," one resident said. Several speakers asked the council to keep more land as open space and questioned traffic and visual impacts.
Council members discussed market demand and valuation; commercial and residential configurations were appraised by Michael Nafee, who said the appraisal provided a range and recommended maintaining flexibility to respond to market conditions. Mayor Winfield and Vice Mayor Barrett emphasized balancing preservation with generating value the town could reinvest in priorities such as a future police facility.
The council limited Area 3 to 1‑ or 2‑story townhomes for ownership (not to exceed 30 feet inclusive of architectural features) and added text to prohibit apartments in Area 3; if Area 2B is developed as linear commercial, building heights were limited to 30 feet inclusive of architectural features. Vice Mayor Barrett's substitute motion containing those restrictions passed on the floor and the main motion later passed 5‑1.
Outcome and next steps: With council approval of the general plan amendment and PAD changes for town‑owned parcels, the town can proceed to Phase 2 steps outlined by staff (appraisal, marketing and future sale processes). Staff said sale and detailed development would be subject to future council review and competitive procurement; council asked staff to address utility sharing, timing and conditions in future sale documents.
