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| Summary On Tuesday, January 10, 2023, a public meeting was held by the OV Zoning Commission. The agenda item of interest to us and our neighboring associations was the discussion and possible action on four separate items regarding the property owner’s proposed site design for an office and drive-thru development located at the northwest corner of the Naranja Dr. and La Cañada Dr. intersection. The applicant was proposing the following: ITEM A: Conditional Use Permit for the drive-thru ITEM B: Removal of a 2006 Grading Exception condition ITEM C: Conceptual Site Plan package for the development ITEM D: Conceptual architecture for the proposed buildings A brief history of the NW Corner site was presented by the Town Planner, followed by a presentation by the developer’s representative. Two homeowner comments were presented opposing ITEM A, the drive-thru, on the grounds that it would be a safety and traffic congestion problem to an already congested intersection. | Four of the six commissioners also raised concerns about the additional congestion resulting from traffic flow in and out of the property and onto La Cañada or Naranja. The commissioners observed firsthand the traffic congestion at the intersection, noting vehicles backed-up a quarter mile on eastbound Naranja. The developer’s representative failed to adequately address the commissioners’ concerns. With discussion ended, a vote was taken and the request for ITEM A: Conditional use permit for a drive-thru was denied. The vote was four ‘No’, one ‘Yes’ and one ‘Abstention’. ITEMS B through D were dependent upon the outcome of ITEM A; with the denial of ITEM A, the remaining three zoning requests were also denied. The commissioners all expressed the desire that the NW intersection property be developed, they simply didn’t see how this could be done with a drive-thru of any kind. Next Steps The developer has the option to appeal the zoning commission’s decision to the Town Council or propose a different design for this property. |
Category: FYI
NW Corner Development UPDATE
 NW Corner of Naranja and La Canada Drives |  Offices and Drive-Thru Coffee Shop |
| OPINION by Todd Fedoruk A public meeting was held in December 12, at 6PM to discuss the proposed site design for the NW intersection of La Canada Dr. and Naranja Dr. This meeting was held at the Oro Valley Council Chambers, 11000 N. La Canada Drive, and on line via ZOOM. Six homeowners were in attendance, and a dozen more attended via ZOOM. A brief history of the NW Corner site was presented by the Town Planner, followed by a presentation by the developer’s representative. Residential Impact The site plan has not changed significantly from the plan presented in 2019. The bone of contention with homeowners is still (1) the request for a zoning variance to allow a drive-thru for a coffee shop; (2) forego the 250-ft buffer zone requirement between a drive-thru and residential properties; and (3) the expected increase in traffic congestion with its associated safety risks, to the already congested La Canada/ Naranja intersection. While the site is zoned as commercial, and a restaurant is a commercial enterprise, a drive- thru requires a zoning exemption AND the 250-ft buffer zone. Proposed Variance: Re-zone the lot to allow a restaurant/coffee shop to have a drive-thru window. But that still leaves the issue about the zoning requirement for the buffer zone. The city planner and developer have “creatively” moved the center of the 250-ft footprint buffer zone around the proposed drive-thru as far SE as possible, removing two of the three impacted residential neighborhoods; leaving only the houses on the NE corner of the intersection, negatively impacted. Proposed Variance: The Developer simply wishes to forego the 250-ft buffer zone and trust the Town to regulate and enforce noise and odor ordnances when they occur. Traffic and Pedestrian Safety Concerns The Town’s traffic engineer claimed a traffic study was performed showing the intersection can easily accommodate the additional vehicle flow into and out of the drive-thru. This statement was met with universal skepticism. Anyone trying to enter or leave our community via Naranja Drive, 0.2-miles from the intersection, during peak traffic times, has encountered congestion and long wait times. The additional multiple comings and goings from the NW Corner drive-thru will only add to that congestion. | Additionally, the NW Corner is an intersection for the popular bike/pedestrian pathway along La Canada and Naranja Drives. Pathways promoted by the mayor and council as safe and healthy ways to exercise and enjoy the outdoors. Anyone who has walked or cycled near a drive-thru has encounter near-hits from inattentive drivers in a hurry to get back onto the road. This issue was raised at the meeting. Proposed Solution: The traffic engineer and developer trust that the coffee shop patrons will “find the best way to merge back into the traffic flow, without causing unnecessary congestion. As for “interactions” (aka collisions) between vehicles and pedestrians, those unfortunate events do occasionally happen. According to the Developer, “it’s an unfortunate part of life”. That’s why there are stop signs and traffic laws; unfortunately, not everyone obeys them. Is a Drive-thru Coffee Shop Risk Worthy? This property is zoned as commercial, no one disputes that fact. However, this property is not zoned for a drive-thru; that requires a vote of the Town Council. At the 2019 public meeting, the developer representative admitted that without the drive-thru variance, the entire project is not feasible, and is pushing for the zoning variances. The corner property has always had this drive-thru restriction; and I see no beneficial reason to give the developer the variance; unnecessarily risking the safety of pedestrians, cyclists and drivers. You are invited to view an informational video regarding the property owner’s proposed site design for a medical office and drive-thru development located at the northwest corner of the Naranja Dr. and La Canada Dr. intersection (case number 2102733/2101748). Next Steps: The Town Council will decide at the meeting on Tuesday. January 10, 2023, whether the developer will be granted the zoning variances. Public comments FOR and AGAINST the zoning variances will be determine the future development of this corner, and its benefit or harm to our community. Your opinions matter, speak to the Town Mayor and Council members. For more information. USE THIS LINK.. Questions? Please contact Senior Planner Hannah Oden at (520) 229-4814 or hoden@orovalleyaz.gov |
Board Approves 8.3% Assessment Hike
Summary
The approved 8.3% Increase equates to $2 Dollars a month for each Lot Owner. The Quarterly Assessment for 2023, will be $78 Dollars.
Why was the Increase Necessary?
Our 2022 operating expenses ending on September 30, 2022, have generally been within budget with the exception of Landscaping. However, the loss of three common area trees, two to monsoon storms, and one that was causing root damage to a homeowner’s property, have exceeded our landscaping budget by $1,346. An additional October expense was to remove drought-killed vegetation in our common area adjacent to the golf course. These expenditures will exceed the 2022 year end landscaping budget by approximately $3,300.
2023 Assessment Increase
Addressing these extra-ordinary landscaping expenses to as capital expenses reduced the cash balance of the capital reserve account. It was recommended that the 2023 assessment be increased to provide sufficient funds for capital funding, as well as inflationary impacts to operating expenses. The recommendation to the Board was for an 8.3% increase. This increase is equal to the Estimated CPI for 2022; the maximum allowed by Section 6.03c of our CC&Rs, without requiring a special vote of the Association membership. The Board approved this increase at the November 3rd meeting.
Where does the money go?
Cadden Mgmt New Address
Cadden Community Management has moved. Their new address is:
Cadden Community Management
5225 W. Massingale Road
Tucson, AZ 85743
Their phone numbers and email addresses are unchanged.
Phone: (520) 297-0797
FAX: (520) 742-2618
For after hours assistance please call: 520-408-4561
This office is accessible directly from the west side frontage road just North of Ina.
Vacation Rental Restriction
While Arizona state law ARS § 9-500.39, prohibits cities and towns from placing limits on short-term vacation housing rentals (Airbnb, VRBO, etc.); at present, there is no statute in Arizona that prohibits private regulation by CC&Rs, of vacation rentals.
Section 9.02 Renting, of our CC&Rs requires a minimum rental period of thirty (30) days. Additionally, a copy of the rental agreement must be provided to the Association. Renters and guests are subject to the same rules and restrictions of the Association.
For all rentals, the Owner of the Lot must provide the Association’s Management Company with the following information:
- A copy of the rental agreement
- Contact information of the lessee(s)
- Contact information of the Lessor’s property management company (if applicable)
All contact information must include:
- Mailing Address
- Primary and Secondary Telephone Numbers
- Fax Number (if applicable)
- Primary E-mail address
Originally Posted: Dec. 2018
New HOA Manager
With the departure of Maritza Sosa, Cadden Management has assigned Jose Becerra to assume the job as our HOA Manager. His contact information is:
Email: Jose Becerra, HOA Manager
Phone: (520) 297-0797
FAX: (520) 742-2618
For after hours assistance please call: 520-408-4561
Oct 27 BOD Meeting 5PM
The Board of Directors’ Meeting will be on-line via smartphone, tablet or PC, using the Go-To-Meeting application. You can can also just listen to the audio portion of the meeting by dialing in with your phone.
Please join the meeting from your computer, tablet or smartphone.
You can also dial in using your phone.
United States: +1 (571) 317-3112
Access Code: 706-754-061
Board Elections
Derald Owens and Hugh Mosher were elected to the HOA Board of Directors, at the annual meeting, held on January 25, 2021. Each received 21 votes. Congratulations to the both of you; and thank you for volunteering.
Teri McDonough Steps Down
Long-time HOA volunteer Teri McDonough, steps down from the Board of Directors after completing her term. Teri has held multiple HOA leadership positions over the years. Thank you for your years of service to the community.
Fall Yard Sale? No
The Governor’s COVID-19 restrictions required cancellation of our annual community-sponsored, Spring Yard Sale. At present, we have not planned to have a community-sponsored Fall Yard Sale. Look for an email announcement and a posting here if our plans change.