Apartments 132 Proposed Development

This summer your Board has been actively involved representing the Vistoso Community Association (VCA) interests regarding the proposed “Apartments 132” project on W. Vistoso Highlands Drive.  There has been some confusion regarding the VCA role in the zoning of the 6 plus acres on which the apartment project is to be developed.  The subject parcel was zoned High Density Residential (HDR) in 1987 and it has remained so continuously. In 1995, a staff zoning interpretation was made to also allow a golf clubhouse on the parcel. This interpretation did not change or alter the pre-existing HDR zoning allowance (entitlement) for apartments. As a result, the ability to construct apartments has been a continuously zoning enabled use since 1987.

A short history of the Vistoso Golf Course property

Romspen, a Canadian investments and mortgage company, acquired the property in foreclosure in 2013 or 2014 and ran the golf course until June 6^th, 2018 when they announced it was closed.  Romspen originally submitted a request to change the zoning from recreation/golf course to high density residential, medium density residential and proposed a memory care facility to be built on the former driving range.  Preserve Vistoso formed a 501(c)3 and started soliciting funds and letting the Town Council know we were against rezoning.  The negotiations continued until a settlement agreement was struck in February 2020

The Settlement Agreement resolved the dispute regarding Romspen’s assertion of fair market value of the golf course parcels and removed any potential litigation related to a potential condemnation or inverse condemnation action. The settlement further stipulated, in part, to transfer the 202 acres of golf course parcels to the Town for natural open space and passive recreation while holding a conservation easement over the property. Rulney, the developer, agreed to limit its construction on the site of the temporary Golf Club buildings along W Vistoso Highlands Drive to an allowed multi-family residential complex of up to 132 units no more than two stories in height.  The Town of Oro Valley agreed to provide zoning site relief, and that approximately 1.5 acres of adjacent property can be used for drainage, public parking, utilities, open space/passive recreation, and related uses.   (see the Town of Oro Valley press release 2/17/2020).

Fast forward to the summer of 2023

Dan Sturmon and I attended the initial neighborhood meeting for the Apartments 132 project on W Vistoso Highlands Drive.  The meeting started out as a discussion of changing the zoning on 0.69 acres adjacent to the 6-acre parcel for a swimming pool, office, overflow parking and fitness facility on this site. The meeting then moved into a discussion of the proposed apartment buildings, traffic impact, etc. Dan and concluded that the VCA neighbors, the Town of Oro Valley and the developer were all very far apart on their expectations for this project.  The VCA members (especially those on or near W Vistoso Highlands Drive) were concerned about the number of units, increased noise, and traffic and how the architecture would fit in with the surrounding neighborhood. 

Dan and I arranged a meeting with the Town of Oro Valley’s Planning Department and outlined what the VCA members expected and provided a copy of the VCA Builder’s Guidelines and design criteria be provided to the developer.  Then the Town organized a meeting of the VCA Architecture Landscape Review Committee (ALRC) with representatives of the developer’s planning team.  The ALRC pointed out the architecture and materials used in the multi-family units in the area and contrasted that with what the developer had in mind.  

What’s Next

There will be numerous opportunities for the VCA and members to make comments to The Town of Oro Valley either in person, in a zoom meeting or at [email protected].  The VCA Board will continue to assess the project to our guidelines.   

Also, as a result of member concerns regarding traffic control along W Vistoso Highlands Drive, the Town installed mobile radar traffic control devices the first week in August on W. Vistoso Highlands Drive.  The Town also plans to add no parking marking to the curb as the road approaches the Stone Canyon Gate to address the concern of noisy construction traffic cueing up prior to the gate opening in the mornings. 

Matt Wood, VCA President

Dan Sturmon, VCA Vice President. and ALRC Chair