Seeking Support: Casita Village at La Mariposa Re-Zoning

Seeking SUPPORT
Casita Village at La Mariposa Re-zoning

Dear Community Members,

We need your support for Casita Village at La Mariposa (Case No. C9-21-20), a rezoning proposal led by The Planning Center with assistance from Civil Environmental Consultants (CEC) that will bring a much-needed supply of housing to the City of Tucson. Casita Village at La Mariposa proposes to rezone approximately 20 acres located on the west side of Houghton Road near La Mariposa Resort from SR to R-2 for the development of 121 market-rate rental units that will be developed in conjunction with an adjacent O-3 zoned parcel. In total, Casita Village at La Mariposa will provide 162 units in an area where housing choice and supply are severely limited. This is critical to addressing housing affordability and attainability in the region and directly contributes to Tucson’s 8,000 housing units deficit. More information, along with a preliminary development plan, can be found HERE.

Key highlights include:

The project began in 2021 with an extensive evaluation of the floodplain and riparian habitat to delineate acceptable encroachment limits for the development.
A floodplain use permit was applied for and approved, signifying the encroachment limits were found acceptable and that the appropriate hydrologic studies had occurred to support the rezoning.
The rezoning application was submitted in September 2021. At that time, the proposal consisted of 132 units in the rezoning area (179 total units) clustered over 350 feet away from the Agua Caliente Wash, with 33% of the site preserved as open space. A traffic impact analysis was also included in the application.
The rezoning application was reviewed and accepted by the necessary reviewing agencies, including the City of Tucson Planning and Development Services Department, Department of Transportation and Mobility, Tucson Water, and Tucson Fire, as well as outside agencies such as Pima County Flood Control District and Pima County Regional Wastewater Department; all of which suggested approval subject to zoning conditions.
The rezoning case was forwarded to the Zoning Examiner. After two public hearings, a recommendation for approval with added zoning conditions was issued in January 2022 and forwarded to the Mayor and Council for consideration.
In response to traffic concerns on Bonanza Avenue Resort and to alleviate cut-through traffic associated with La Mariposa, the Developers of Casita Village paid the owner of La Mariposa Resort to close the gate for the remainder of the rezoning process and negotiated its permanent closure upon approval of this rezoning. The gate has been closed since February 2022, and some neighbors have expressed that they feel they’ve gotten their neighborhood back.
The Development Team continued the rezoning case in April 2022 at the request of the neighborhood representatives and Councilmember Cunningham to address concerns related to the drainage analysis and obtain a Conditional Letter of Map Revision (CLOMR) from the Federal Emergency Management Agency (FEMA). FEMA approved the CLOMR in May 2024.
Despite obtaining a third-party review and approvals from the City of Tucson Floodplain Administration, Pima County Flood Control, and FEMA, the project continued to face opposition from surrounding property owners and neighborhood representatives. In response, the applicant revised the site plan in November 2024 to remove all units from the 100-year floodplain, reduced the overall unit count by 11 units, and increased detention/retention by an additional 20% while maintaining over 32.5% of the site as open space.
In December 2024, the Mayor and Council remanded the rezoning case back to the Zoning Examiner due to substantial changes to the site plan. A public hearing was held in January 2025, and the Acting Zoning Examiner sided with the previous Zoning Examiner’s findings and forwarded a recommendation for approval to the Mayor and Council.
The Development Team has performed analysis over and above the typical requirements for the rezoning process to ensure the development does not adversely impact adjacent properties.

We NEED your support!
Supporters are encouraged to attend the meeting and write letters of support to the Planning and Development Services and the Mayor and Council.

Date: Tuesday, March 18, 2025

Time: 5:30 PM

Location: 255 West Alameda Street, Tucson, Arizona, 85701

Please send in support letters to the following:

Planning and Development Services Department – TucsonRezoning@tucsonaz.gov
Mayor Regina Romero – Mayor.Romero@tucsonaz.gov
Ward 1 Council Member Lane Santa Cruz – ward1@tucsonaz.gov
Ward 2 Council Member Paul Cunningham – ward2@tucsonaz.gov
Ward 3 Council Member Kevin Dahl – ward3@tucsonaz.gov
Ward 4 Council Member Nikki Lee – ward4@tucsonaz.gov
Ward 5 Council Member Richard Fimbres – ward5@tucsonaz.gov
Ward 6 Council Member Karin Uhlich – ward6@tucsonaz.gov

Here are some talking points for supporting Casita Village at La Mariposa:

Addressing Housing Shortage: The project will add 162 homes to an area with a significant housing deficit, helping to alleviate Tucson's shortage of 8,000 units.
Affordable Housing: By increasing the housing supply, the project can contribute to making housing more affordable and attainable in Tucson.
Environmental Considerations: The development will preserve 32.5% of the site as natural open space and has undergone extensive floodplain and hydrology analysis to ensure minimal environmental impact. Additionally, as a requirement for the rezoning, the Agua Caliente Wash will be dedicated to the Pima County Flood Control District, enabling regional flood control solutions.
Community Engagement: The Development team has actively engaged with neighborhood representatives and addressed their concerns, including refining the encroachment analysis with new topographic information, obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA, increasing detention/retention, closing La Mariposa Resort’s historic access to alleviate cut-through traffic, incorporating design elements to further the neighborhood desire to establish an equine district, among other considerations.
Infrastructure Improvements: The project includes additional drainage basins and other infrastructure improvements to manage flood risks and enhance the area’s resilience.
Economic Benefits: The development will create construction jobs and potentially increase local economic activity by attracting new residents. Additionally, new residents will directly contribute to the economic vitality of La Mariposa Resort through memberships and other club offerings.
Compliance with City Plans: The project follows the policy direction outlined in Plan Tucson and the Bear Canyon Neighborhood Plan (BNCP).
Traffic Management: The Development Team has committed to addressing traffic concerns, including updating the traffic impact analysis at the time of development and funding roadway improvements necessary to support Casita Village at La Mariposa.
Support from City Departments: The project has received approval and support from various city departments, including Planning and Development Services, Transportation and Mobility, Tucson Water, and Tucson Fire, as well as from outside reviewing agencies, such as Pima County Flood Control District and FEMA.
Community Benefits: The Agua Caliente Wash will be taken out of private ownership and will be dedicated to the Pima County Flood Control District, allowing for more effective management of the wash and regional drainage solutions.

Let your voice BE HEARD—thank you!

Lexy Wellot, AICP, Principal

The Planning Center