By Roland Murphy for AZBEX
DMCI Enterprises is proposing a mixed-use development on approximately 14 acres at the NEC of Camino de la Tierra and Valencia Road in the unincorporated Pima County community of Drexel Heights, approximately 2.5 miles west of Interstate 10.
The Tierra Valencia project plan materials say the area has seen significant growth recently. The property is currently covered by two zoning designations. The four acres on the west nearest Camino de la Tierra is General Business, while the remainder is designated Transitional. The eastern section is separated from the western by a County-owned drainageway.
Most of the site is vacant, save for an abandoned building on the SWC of the property.
DMCI wants to develop the site as a commercial center with the possibility of including multifamily residential. Since no potential users or tenants have been identified, the developer wants to rezone the property to Specific Plan to maximize development flexibility. Under the Specific Plan designation, options include commercial uses, such as self-storage, restaurants and retail.
According to the project submittal, “The Property is located within the Southwest Planning Area of Pima Prospers and is designated Multifunctional Corridor (“MFC”). These areas contain commercial and other non-residential use services, research and development and similar uses, as well as medium- to high-density residential. Special design guidelines… will be applied to the Project.”
The submittal also says the portion of Valencia Road on which the development site is located is scheduled for widening and realignment. According to the DATABEX project database, Pima County’s West Valencia Road: Mission Road to Camino De la Tierra project includes adding “travel lanes, sidewalks, bike lanes, and other transit enhancements to a 1.3-mile segment of West Valencia Road.” DMCI says it plans to work closely with Pima County staff and engineering consultants to ensure the project elements do not conflict with the roadway improvements.
Pima County staff has recommended approval for the request. The staff report says, “The general area is a mixed suburban and rural setting. There are two elementary schools, a middle school and churches within one mile of the site. Developed properties adjacent to the rezoning request to the west contain apartments, a vacant commercial corner and a Quick Trip gas and convenience store at the southwest corner of S. Camino De La Tierra and W. Valencia Road. There are higher, medium and lower-density single-family residential subdivisions in the area as well as lower-density, single-family dwellings on approximately one-acre or greater parcels and properties further north, northwest, and southwest of the site as a result of lot splits over the course of years lacking in sufficient sewer, water and transportation infrastructure. Commercial strip uses with major grocery, bank, restaurants, pharmacies and personal services exist adjacent to the site and continue along the major Valencia Road thoroughfare.”
DMCI has submitted two conceptual plan possibilities for the location. Both include restaurant uses along Valencia Road. The company may also develop similar commercial components, such as automotive and personal service providers. The primary difference between the two concepts lies in potential uses for the northwest corner of the site. According to the project materials, “Conceptual Site Plan 1 suggests a personal storage use near the northwest corner of the Property and various other commercial/retail/service uses occupying the northeast side. CSP 2 shows a 36-unit MFR quadplex development near the northwest corner with direct access to Camino de la Tierra and a personal storage use on the northeast end of the Property.”
DMCI Enterprises, LLC has three associated entities, according to the Arizona Corporation Commission: The Daniel J. Mandel and Maricela Mandel Living Trust (member), Christopher J. Itule (manager and member), and Daniel J. Mandel (member). According to his LinkedIn Profile, Itule is director of mid-market acquisitions for DSW Commercial Real Estate.
The development team is comprised of DMCI Enterprises; Grenier Engineering, Inc.; landscape architect Novak Environmental, Inc., and M Esparza Engineering. The land-use law firm representing the project is Lazarus & Silvyn, P.C.
