Oro Valley Approves Changes to 141-Acre Rooney Ranch Area, Preserves 88 Acres as Open Space

ORO VALLEY, AZ (May 14, 2026) —The Oro Valley Town Council has approved significant land use changes for the long-discussed Rooney Ranch / Oro Valley Town Centre area near Oracle Road and Pusch View Lane, advancing a plan town officials say better balances future development with desert preservation.

The property totals approximately 141 acres and has long been one of the most visible undeveloped desert parcels along Oracle Road. It has also been the subject of repeated planning discussions and community debate over growth, traffic, viewsheds, commercial development, and the future character of Oro Valley.

The approved framework preserves approximately 88 acres as open space and trail areas, while allowing limited townhome and commercial development on portions of the site closer to Oracle Road. The plan focuses on Areas 2, 3, and 4 of the Oro Valley Town Center Planned Area Development, while Area 1, which includes existing uses such as San Dorado Apartments, CVS, Panera Bread, and Chipotle, is not part of the current proposal.

Under the revised plan, development intensity is reduced relative to prior concepts by shifting future commercial and residential uses closer to Oracle Road and limiting encroachment into the desert landscape. The updated plan also removes previously allowed single-family residential lots near existing neighborhoods and lowers allowable building heights in certain areas, including eliminating the possibility of a five-story hotel.

Town-owned Area 4, approximately 25 acres, is proposed to shift from low-density residential to parks and open space, preserving the area for trails and natural desert open space. Area 3 is expected to transition from mixed use to residential-only, with concepts that have included either 225 to 250 multifamily units or 105 to 110 townhomes. Area 2 would remain commercial, with several layout options under consideration along Oracle Road.

Town officials emphasized that the revised plan is intended to preserve larger areas of natural open space, maintain scenic views, expand trail connectivity, reduce neighborhood impacts, and create more flexibility for future commercial development along Oracle Road. The proposal also positions portions of town-owned land for potential future sale or economic development.

Community feedback during the planning process reflected strong support for maximizing open space, particularly in Area 4, while residents also raised concerns about traffic, water supply, trail placement, privacy, wildlife movement, and the type and design of future commercial uses. Several residents urged the town to avoid big-box-style development and instead pursue a distinctive town center with gathering spaces, patios, trails, view corridors, and high-quality architecture consistent with Oro Valley’s character.

Supporters argued the revised approach represents a compromise between preserving undeveloped land and recognizing the economic realities of a high-profile commercial corridor. Critics, however, continued to express concerns about allowing additional development on one of Oro Valley’s remaining open desert parcels.

The project reflects a broader trend underway in Oro Valley and across Southern Arizona as communities attempt to balance growth pressures, housing demand and economic development with preservation goals and neighborhood concerns.

The Rooney Ranch / Oro Valley Town Centre area has been the subject of planning discussions for years, with multiple concepts proposed over time ranging from more intensive residential development to mixed-use commercial and open-space alternatives. The newly approved framework now establishes the direction for future site planning and development proposals for the property.