Final Hurdle Cleared: Oro Valley Marketplace Apartments on Tangerine Set to Begin Construction

Council clears final step for Encantada apartments0
The final approval to move forward with the fourteen buildings that comprise the new Encantada apartments on Tangerine in the Oro Valley Marketplace is essentially complete now that the Town Council has approved changes to the Town’s right-of-way to accommodate a new access road and turnaround on Tangerine Road, related slope grading, and landscaping improvements. The vote was unanimous at the August 13, 2025 council meeting.

Pulled from consent for public transparency
The item was on the consent agenda and would have been approved without discussion, but Councilmember Robb asked that it be pulled. She said there was strong public interest and that she wanted the request and the project status discussed in open session; she also noted she was having difficulty visualizing the grading changes.

Two easements: Entrance access and slope grading
The request covered two actions. First, an entrance easement allows a relocated right-in/right-out driveway on Tangerine Road with a right-turn lane and a conventional turnaround in front of the gated entry—shifted farther west to avoid a major drainage channel and provide safer, flatter grading. Second, slope easements along Tangerine Road and Water Harvest Way permit laying back steep slopes into the Town’s right-of-way with landscaping in lieu of tall retaining walls at the property line.

Developer pays for all work
Council asked who would fund the work and what the finished edges would look like. Staff confirmed the developer will pay for construction and ongoing maintenance within the right-of-way. The applicant’s engineer said the revised plan replaces prior retaining walls with landscaped, laid-back slopes for a softer, more natural appearance.

Unanimous approval with one caveat and start within thirty days
The item was approved unanimously with one condition: that the adjacent bicycle and pedestrian path be redesigned to soften sharp right-angle turns. Councilmembers stressed that the area is heavily used by cyclists and that smoother curves would improve both safety and usability. Staff assured the Council that these adjustments could be made without delaying the project. As a result of the approval, construction on the Encantada apartments is expected to begin within 30 days. Work will start at the Oro Valley Marketplace along Tangerine Road and Water Harvest Way, where the new access road, turnaround, and slope grading improvements will be built first.

Town Council Approves Shift of Half-Percent Sales Tax to General Fund

Council changes direction of sales tax revenue
Last week, the Oro Valley Town Council voted unanimously to move the half-percent sales tax revenue from the Community Center Fund into the General Fund, while maintaining the Community Center Fund through budgeted transfers from the General Fund. For years, these monies were dedicated to supporting municipal golf, the community center, and some other recreation assets.

Broadening its potential use to all town operations
While the decision may sound like a simple accounting move, it reflects a shift long in the making. The half-percent tax, enacted in 2015 to support early operational deficits at the golf course and community center, was projected to generate about $2 million annually. By 2021, revenues had already grown to more than $2.8 million, and in recent years annual collections have ranged from $2.9 million to $3.9 million, with FY 2025 projected near the high end of that range. Redirecting these funds into the General Fund means a substantial and growing revenue stream will now be available to support overall town priorities, not just recreation-related activities.

Fund will continue to need town financial support

Brings greater financial flexibility while retaining focus on golf and community center operations
Vice Mayor Barrett advanced the idea with the goal of giving the town greater financial flexibility while maintaining transparency about the costs of operating the golf courses and the community center. Barrett argued that this approach allows the Council to fund the community’s highest priorities—“whether that be parks, roads, or police facilities”—while also preserving transparency and historical continuity. “Residents want to know where the money is going, and this structure makes that clearer."

Only one resident spoke on this during the public hearing
This topic was a public meeting. In our June article on this we thought that there would be far more community spokespersons. Only one person spoke, however,  Matt Wood, who serves on the Parks and Recreation Advisory Board spoke in support of what was to be Council’s decision. Wood emphasized trust in the Council’s judgment to use the sales tax revenue wisely across the community. At the same time, Wood underscored that parks and recreation still deserve continued funding attention even under the new arrangement.

These sales tax dollars are pledged ("encumbered") to pay park bonds
Councilmember Mary Murphy floated the idea of “sunsetting the tax when the Naranja Park bond is paid off” so that revenues could eventually be returned to residents. This would be in about 15 years. Barrett noted that the town relies on these monies, pointing out that they not only cover bond payments but also pay for capital expenses, and operating deficits: “These funds are encumbered … they pay for the bond...and they support capital and deficit operations in parks and rec … that’s part of why it’s important that those funds remain.” 

Greene abstains with no comment or reason given
In the end, the Council approved Barrett’s motion by a 6–0 vote. Councilmember Green abstained from voting.  He did not speak on this matter nor did he explain why he abstained.  As a result of the vote, this year, all revenues from the half-percent sales tax will flow into the General Fund. The Community Center Fund will remain in place, with operations and capital needs supported by transfers approved during the annual budget process. This compromise preserves a record of past financial performance while giving the Council broader flexibility to direct revenues to the town’s most pressing needs.
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Council Delivers Solution To Police Space Crunch

Town to invest $23.6M in a police facility on Oracle Road
For years, LOVE has been reporting that Oro Valley Police Department facilities are substantially undersized. The department operates in 42,500 square feet of space across four locations, which has not been enough to support all police activities. In our 2021 report, we noted that Chief Riley felt the need for more space would become critical by 2026–27. Town Council anticipated this by including a “placeholder” $27 million amount in the capital expenditure plan for a future date.

Council approves purchase of building that will fill the need
Last week, the town council approved a $3.8 million purchase of a 50,000+ square foot building located north of Harbor Freight on Oracle Road. The police will use approximately 32,000 feet of that facility. Renovation costs are estimated at almost $20 million. The total cost for the purchase and renovation is $23.6 million.

Project will be funded over three years
The $3.8 million purchase price is built into the 2026 budget. We reported on this last-minute addition in June. There is no specifically identified funding source for the $20 million renovation. Those funds will have to come from town revenues or possible grants. The anticipated renovation period is about 2½ years, spreading costs across three fiscal years.

Funds left from purchase authorization could jump start renovation
There is a remaining amount of about $700,000 from a $4.5 million June appropriation. This is because the negotiated purchase price came in lower than the total appropriated amount. With council approval, these remaining funds can be used to start immediate renovation. According to Town Public Works Director Paul Keesler, early work will include roof replacement, electrical upgrades, and interior reconfiguration to prepare the space for police use.

Council felt this was the best of four options
Town staff presented four other options to the council for solving the police space problem. Two of these were more costly than the selected option. One alternative not fully discussed at the meeting was adding a second story to the existing headquarters at the town complex on La Cañada. That would cost approximately $20 million, including a 30% contingency, and would keep most operations in one facility. However, construction and occupancy time would be about twice as long, it would be highly disruptive to daily operations, and parking availability would be insufficient.

Added space give opportunity for expanded operations and training
The police department intends to use the building to meet several operational needs. It will provide room for a growing Criminal Investigations Unit, allow for better proximity between work groups, and create large meeting and training spaces that the department currently lacks. The facility will also give the department the capacity to host large-scale training events locally, reducing the need to travel and enabling more officers to participate.

Visibility and proximity to GRFD headquarters an added benefit
While the new building is away from the main town campus, police leaders noted they are accustomed to working throughout the community and will adapt. The location offers opportunities to make the new facility more visible and welcoming to the public than the current station, which some residents have difficulty finding. Proximity to Golder Ranch Fire headquarters may also foster closer collaboration.

Police department and Council enthusiastic
Police command staff expressed strong support for acquiring the building, calling it a long-awaited opportunity to address long-term space shortages. They emphasized that the size and flexibility of the facility will allow for phased renovations and expansions as needs arise and funding allows, ensuring that it can evolve with the department’s requirements.  Council approval of the purchase was unanimous.  Councilmember Nicolson summed up Council's excitement: “This is an investment in public safety and in our community’s future.”
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Note:
The new facility is located at 12955 N. Oracle Road. It is north of the intersection of Rancho Vistoso Boulevard and Oracle Road.

While We Were Away...

Sidles and Adler retire

Longtime Town of Oro Valley employees Margie Adler and Tobin Sidles retired this August. Adler, who served as the town’s economic development specialist since 2015, was recognized for her dedication to helping local businesses and for delivering regular economic updates to the community. According to Mayor Hiremeth, Margit was "...the face of small business for Oro Valley." Sidles, the Town’s Legal Services Department Director, retired after 35 years of service and was honored with the State Bar of Arizona’s 2025 John Belatti Public Lawyer Career Achievement Award for his commitment to public service and ethical legal practice. Both leave behind strong legacies in their respective fields.

Naranja Drive path construction begins this fall

Construction of the Naranja Drive Multi-Use Path is scheduled to begin in mid-September 2025, following the Oro Valley Town Council’s unanimous approval of final funding on June 30. The 1.75-mile, 10-foot-wide paved path will run along the north side of Naranja Drive from La Cañada Drive to First Avenue, providing safer access for walkers, cyclists, and joggers. Nearly 91% of the project’s $3.99 million cost is covered by federal and regional transportation grants, with the Town contributing $341,000 through local project savings. The Arizona Department of Transportation will oversee the work, which is expected to be completed by March 2026. Town leaders say the new path will improve safety and connectivity for the community (Source: Town of Oro Valley Media Release)

Napier announces candidacy for Mayor

There is an important election coming up this summer. It is an election for the mayor of the town. There are also three council seats that are up for election. Thirty-year  Oro Valley resident Mark Napier has announced that he will be running for council. In his August 13 Facebook announcement Napier notes: "Oro Valley has provided so much for my family and me over the years: Safe neighborhoods, beautiful open spaces, good parks, and an incredible sense of community. This is why I am running for Mayor in the August 2026 election - to ensure we preserve our community character and values, while responsibly and strategically planning for our future." (Source)

A few notable updates from the July town manager "Executive Report To Council"

Several smaller updates stand out in the July 2025 Town Manager’s Executive Report. The Town Council approved right-of-way license agreements for new high-speed internet providers, paving the way for expanded service in Oro Valley. Only two new short-term rental licenses were issued in June, with the vast majority of these rentals being single-family homes. Every available segment in the Town’s Adopt-A-Road program is now spoken for, reflecting strong community participation. Transit ride numbers increased slightly to nearly 68,000 rides in fiscal year 2024/25, though monthly usage appears to be leveling out.

Drones overhead? Know your rights

Oro Valley police addressed common concerns in the July 2025 CrimeFighter newsletter, reaffirming that drone flights over private property—such as backyard and rooftops—are legal under federal jurisdiction. As Oro Valley lies in Class G airspace, the Federal Aviation Administration (FAA) holds controlling authority over drone operations, and the town does not impose additional airspace restrictions. While police oversee public safety in flight situations, they don’t regulate drone operations. The only limits are standard FAA rules: drones must fly below 400 feet, avoid sustained flights over people or moving vehicles, and refrain from capturing images inside private yards without consent. Homeowners uncomfortable with overhead drones are encouraged to reach out to OVPD for guidance. (Source: OVPD Crimefighter, July, 2025)

Pusch Ridge Golf Course seeks Audubon Cooperative Sanctuary Program Certification

The Pusch Ridge Golf Course has joined the Audubon Cooperative Sanctuary Program for Golf Courses, launching a comprehensive process to enhance wildlife habitat, promote conservation, and improve environmental stewardship. This signals a commitment to protecting the natural resources that make the course unique, benefiting not only golfers but also residents and wildlife. Achieving certification will mean the course meets high standards for habitat management, water conservation, and chemical safety. It will place Pusch Ridge among a select group of environmentally responsible courses in the region and show Oro Valley’s leadership in balancing recreation with conservation. The project will also offer new volunteer opportunities for those who want to support sustainability and help shape the future of the golf course. (Source: Friends of Pusch Ridge Golf media newsletter, 07-29-25)    

Draft of OV’s Path Forward coming later this fall

Residents can expect the full draft of OV’s Path Forward—Oro Valley’s next 10-year action plan—to be released later this fall, offering the first comprehensive view of proposed goals, policies, and action steps developed with input from more than 100 residents during Phase 2 earlier this year . The initial 30% draft was completed by May 2025, and now includes 31 goals, 78 policies, and over 255 action items organized into themes such as sustainability, land use, parks, and public safety. The draft marks a point when the community can review, refine, and ensure that the final plan reflects residents’ priorities before it goes to a public vote in November 2026.

Oro Valley secures $3 million for water sustainability

The Oro Valley Water Utility has secured the full $3 million grant from the Water Infrastructure Finance Authority of Arizona to support the Northwest Recharge and Recovery Delivery System (NWRRDS). This grant was fully anticipated by the town and it's planning so it's no surprise. This regional project—done in partnership with Marana and the Metro Water District—will allow Oro Valley to store and recover renewable water supplies, significantly reducing groundwater pumping and helping stabilize aquifer levels. For residents, this means improved water security, better water quality, and less risk of land subsidence. The grant also eases long-term costs for customers by offsetting infrastructure expenses without requiring repayment. Once completed in mid-2026, the system will provide reliable renewable water to over 115,000 customers across northwest Tucson. (Source: Town of Oro Valley Media Release)

The OVHS has had a very busy summer 

The Oro Valley Historical Society marked its 20th anniversary with a summer full of projects and community milestones. The Society launched a new website with the help of Red Coyote Services and dedicated volunteer Lynn Zoyiopoulos, rejuvenated the Heritage Garden with Home Depot’s support, and—thanks to a major Chamber of Commerce Foundation donation—installed eight new interpretive signs at Steam Pump Ranch. OVHS volunteers completed updates to the Procter-Leiber family tree, advanced the digitization of the Society’s historic records, and expanded outreach by meeting with other regional historical groups. They also hosted the Tucson Paranormal Society for a special museum investigation and celebrated Jim Williams, who received a national award for his book, “Oro Valley: The First Fifty Years.” All of this activity sets the stage for a full fall calendar, new exhibits, and collaborative events at Steam Pump Ranch. (Source: OVHS August 2025 Update).

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Happy Independence Day--Love Returns August 18

Town Considering Increase in Parks and Recreation Fees

This is the final article in our series discussing potential new taxes and fee increases that Oro Valley town staff are recommending to the Town Council. Last week, we discussed three new taxes. Yesterday, we covered a recommended increase in the stormwater utility fee. Today, we discuss proposed increases in Parks and Recreation fees. 

Parks and Recreation fee increases proposed for 2026
Oro Valley is considering a wide range of increases to its Parks and Recreation fees for fiscal year 2025–26. These proposed fee hikes are part of a broader package of increases that town staff is recommending for several town services and new taxes as discussed with the town council two weeks ago. 

The Parks and Recreation fee proposal covers membership fees, rental rates, and facility charges for residents and non-residents alike. Many of these fees have not been adjusted in over a decade, even as the cost of providing recreational services has gone up. The new rates are designed to better align with actual operating costs and to bring Oro Valley’s fees in line with those of similar communities.

What increases are being proposed?
Under the proposal, membership fees for facilities like the Community and Recreation Center (CRC), Oro Valley Aquatic Center (OVAC), and Archery Range would see increases of $5 to $30 per year, depending on the type of membership. For example, an adult CRC Classic Membership would rise from $40 to $45 per month, while a CRC Premium Family Membership would increase from $100 to $130 per month. Drop-in and family rates are also set to rise. Facility rental fees for fields, parks, ramadas, and lap lanes will also go up. New event rates are being introduced for places like Naranja Park, with hourly rates of $425 and full-day rates of $2,000 for residents and higher rates for non-residents. The proposal also raises rates for pickleball courts, special events, and after-hours rentals.

Why are fee increases being considered now?
Town staff explained that most of these fees have not kept up with inflation or the true cost of maintenance, staffing, and facility upgrades. Many membership and rental rates have remained unchanged since 2013 or even earlier. The increase is intended to support continued investment in Oro Valley’s recreation system, ensuring that facilities remain safe, high-quality, and accessible. By updating the fee schedule, staff hope to keep programs sustainable without relying entirely on tax dollars to subsidize operations.

What does the council think?
During the discussion, council members generally agreed on the importance of keeping the parks system financially healthy, but some raised concerns about the impact of higher costs on families, seniors, and those who use the facilities most often. One council member noted, “We want to keep our parks and recreation programs accessible to all residents, even as we work to cover costs.” Council members asked staff to clearly communicate why the increases are needed and to monitor community feedback as new rates are rolled out.

Public input is encouraged—get involved
The fee increase proposal is still under review and will go through a public engagement process before any changes take effect. Residents and users of Parks and Recreation facilities are encouraged to review the proposed rates and share their thoughts at upcoming meetings. The council is especially interested in hearing how the changes might affect residents’ ability to participate in programs. If you have an opinion or concern, now is the time to get involved and make your voice heard. Here's how.

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Town Staff Proposes Increase In Stormwater Utility Fee

This is the second article in our series discussing potential new taxes and fee increases that Oro Valley town staff are recommending to the Town Council. Last week, we discussed three new taxes. Today, we cover a recommended increase in the stormwater utility fee. Tomorrow, we will discuss proposed increases in Parks and Recreation fees.

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Oro Valley staff proposes a stormwater fee increase as part of a package of revenue seeking options
The Town of Oro Valley is considering an increase to its monthly stormwater utility fee beginning in fiscal year 2025–26. This fee is added into the town monthly water bill.  

This increase is part of a package of proposed new taxes and recreational facility user increases that staff presented two weeks ago in a study session to the Oro Valley Town Council.

First rate increase since the utility was created in 2001

According to town staff, the stormwater utility fee, first implemented in 2001 when the utility was created, has remained unchanged. Now, Town staff and the town's Stormwater Utility Commission are recommending a $2.00 per month increase for each Equivalent Residential Unit (ERU)—a billing unit that represents the amount of stormwater runoff generated by a typical single-family home. An ERU is also used to calculate charges for commercial properties based on their impervious surface area. The new proposal would raise the base rate from $4.50 to $6.50 per ERU for both residential and commercial properties. This marks the first major change to the stormwater fee since its creation and is intended to support both ongoing operations and a growing list of capital improvement projects. 

Current fee cannot fund new projects
Staff stated that the reason for the proposed increase is that the current rate only covers day-to-day operations and routine maintenance. The current fee level does not generate enough revenue to fund capital improvement projects. For example, the Calle Concordia channel improvement project and the La Cholla wash crossing at Lambert Lane are both on hold due to insufficient stormwater funds. There are other examples of projects proposed by not done around town [See panel right]. 

New rates will affect both residents and businesses?

If approved, developed residential properties would see their monthly stormwater feed charge go from $4.50 to $6.50, or an increase of $24 per year per household. Commercial properties, which are billed based on the amount of impervious surface area, would see a similar per-ERU increase. The change is projected to generate approximately $2.2 million in stormwater revenue in FY 2025–26, a substantial increase from current collections of $1.5 million. Staff say this will allow the utility to cover routine costs, meet reserve requirements, and fund some capital improvements without needing to dip into emergency reserves. 

What did council members have to say?
Speaking at the study session, several council members acknowledged the need to maintain Oro Valley’s infrastructure and prepare for future challenges. However, concerns were raised about the timing and size of the increase, especially given recent or proposed increases in other fees and taxes. One Councilmember stated that “We need to be sure residents understand why this increase is needed and how the money will be used.” Other members stressed the importance of annual reviews to avoid large, sudden jumps in the future. This is the rate increase model that is used by the Water Utility.

Resident question: Is this increase simply the result of poor town planning? 
One resident wrote us observing tha  “Despite our Town Manager updating our 10 Year Capital Improvement Plan in every budget, it is clear to me that there are long needed stormwater projects which have never been adequately socialized with Council, nor planned nor funded. Thus the Town gets the false bliss of thinking we have more money for discretionary spending than we actually do.” This comment highlights the concern that a lack of clear planning and discussion around stormwater needs in the past has lead to an false picture of the Town’s financial flexibility, further emphasizing the importance of addressing overdue infrastructure projects.

Community engagement is underway—get involved
As with other proposed changes, the stormwater fee increase is still under review, and the Town is holding a community engagement process to gather input before any decisions are made. Residents and business owners are encouraged to participate and share their views at upcoming meetings, as these proposals could directly affect them. The council wants to hear from the public before moving forward. So now is the time to get involved if you have an opinion on these potential changes. Here's how. 

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About the Stormwater Utility
Oro Valley’s Stormwater Utility was established in July 2001 as an enterprise fund. This means that it operates independently from the Town’s general fund and is supported entirely by user fees. The utility was created to comply with federal and state stormwater regulations, including water quality and floodplain management standards, and to ensure the Town could fund the planning, construction, maintenance, and monitoring of local stormwater infrastructure. By keeping the utility self-supporting, Oro Valley is able to provide dedicated resources for critical drainage and flood control projects, without relying on general tax revenues.

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