City of Tucson Rezoning Case C9-21-20
The Rezoning Passed. The Fight Isn’t Over.
Mayor and Council approved Casita Village 6-0 on April 22, 2025. Now we monitor permit conditions and hold the developer accountable. As of April 2026, no permits have been issued — conditions covering flood mitigation, the recharge basin, archaeological clearance, trail easements, and plant preservation are still being worked through.
The Issue
Casita Village at La Mariposa
35.59 Acres
Project Area
19.79 Acres
Rezoning Area
13.22 Acres
Development Area
17.07 Acres (47%)
Open Space
179 Units
Total Units
132 Units
Rezoning Units
4.97 Units/Acre
Overall Density
6.67 Units/Acre
Rezoning Density
25 Feet
Max Height
On April 22, 2025, Tucson Mayor Regina Romero and City Council voted 6-0 to approve the rezoning of 19.79 acres from SR (Suburban Ranch) to R-2 (Residence Zone) for Casita Village at La Mariposa (Case C9-21-20), on behalf of Saunders Amos, LLC. On May 30, 2025, the developer acquired the 36.77-acre site for $4.58 million. As of April 2026, no building permits have been issued — the developer is still working to satisfy all conditions attached to the approval, including flood mitigation, preserve restoration, trail easement, and archaeological clearance requirements.
Preliminary Development Plan
Case C9-21-20 · Casita Village at La Mariposa
Who Is Affected
Impacted Communities
This development directly affects residents and neighborhoods across the Tanque Verde Valley and Bear Canyon area.
Why Should You Care?
The Stakes for Our Community
Environmental Conservation
The project threatens local ecosystems, including a formally designated wildlife habitat within the proposed 17 acres of open space and adjacent areas. At threat is one of only a few riparian habitats in its natural state left in Tucson — as well as the only remaining original mesquite bosque.
Flooding Risk
This area is in a FEMA designated floodplain and its terrain and current infrastructure are ill-equipped to handle the runoff from such a large development. This poses a serious risk of flooding to nearby neighborhoods and those downstream. This area and road system has a documented history of flooding.
▶Watch Flooding VideoArchaeological Integrity
The project sits on a known Hohokam archaeological site (AZ BB:13:398), already recommended eligible for the National Register of Historic Places. Previous investigations have documented significant subsurface cultural deposits and human remains. Archaeological work is nearing completion in close partnership with the Tohono O'odham Nation and Pascua Yaqui Tribe — all discoveries have been handled with care and any remains returned to appropriate sacred resting places per tribal guidance.
Increased Traffic
Houghton Road already handles 13,623 average daily trips. The development is projected to add 1,263 more daily trips — a nearly 10% increase on a two-lane undivided road with no curbs or sidewalks, at an intersection already strained by the closure of Bonanza Road.
NAI Legal Issues
No Adverse Impact (NAI) floodplain management assures that the action of one property owner does not adversely impact the properties and rights of others. Rezoning and developing will change the whole nature of this area all along the Agua Caliente Wash.
BCNP Agreement
The Bear Canyon Neighborhood Plan is a well thought out land-use plan for our area and should be preserved. It is not within the power of a City of Tucson Development Services employee to change the meaning intended by the simple, clear words of the plan.
Media Coverage
In the News
Update: The Casitas at La Mariposa Rezoning
Lexy Wellott of The Planning Center shares a status update on permit conditions — recharge basin plans resubmitted, archaeological work nearing completion in partnership with tribal nations, and trail easement collaboration underway.
Eastside Land Acquired for Casita Village at La Mariposa
Following the April 2025 rezoning approval, Saunders Amos LLC acquired the 36.77-acre La Mariposa site. Lexy Wellott discusses the 11-acre recharge basin, FEMA confidence, and the floodway conveyance to Pima County Flood Control District.
Bear Canyon Neighborhood Association at Odds with Developers, Hire Independent Hydrologists
BCNA president Tom Adang explains why the association hired two independent hydrologists — including experts from WEST Consultants — to challenge the developer's flood analysis ahead of a City Council hearing.
Casita Development Rezoning Will Land with Tucson City Council
After the January 9 zoning examiner hearing, the examiner recommended approval of the rezoning. BCNA president Tom Adang says neighbors will appeal and request a public hearing before Council.
Bear Canyon Residents Still Have Questions on Luxury Casita Proposal
The Tucson City Council sent the Casita Village proposal back to the zoning examiner for further evaluation. Residents continue pressing on flood access, special hazard zones, and compliance with the Bear Canyon Neighborhood Plan.
Bear Canyon Neighborhood Residents Rally Against Proposed Development of Luxury Casitas
New BCNA president Tom Adang and VP John Lockwood explain why the development violates the Bear Canyon Neighborhood Plan and poses life-safety flood risks. Residents describe flooding reaching 2–3 feet around their homes.
Northeast Side Neighbors Stand Against Luxury Casita Development
Early protest coverage featuring BCNA president Vaughn LaTour on the community's opposition to Casita Village at La Mariposa, focusing on flooding risk and neighborhood character.
Eastside Neighbors Against Luxury Casita Community Development
The first major news coverage of community opposition. Residents near Agua Caliente Wash and Tanque Verde Wash raise concerns about flooding, loss of the last mesquite bosque, and increased traffic on Houghton Road.
Community Voices
What Residents Are Saying
“I remain stunned by reading the Hearing Examiner's Decision. The developer seems to have performed some sort of miracle to have the Examiner change the wording of the BCNP by saying he approves the rezoning before the flooding issues are resolved. The Plan language as written does not, in my opinion, permit this.”
“We are concerned that changes to the Agua Caliente flood plain will present an unacceptable flood risk to our neighborhood based upon historical data.”
“This turn around does not pass my smell test at all. There was no new testimony given at the Reconsideration Hearing on flood resolution or home density. Trading concessions on Bonanza for 179 rental units next door will change the character of our neighborhood big time.”
“If the CLOMAR is done and it is moved to do work on the Agua Caliente Wash — the result will be a mess downstream. This would affect the Woodland, Bear Canyon, Castle Rock, and surrounding neighborhoods.”
Take Action
Ways You Can Help
Monitor Permit Conditions
The developer must satisfy all conditions attached to the rezoning before any building permits can be issued — including flood mitigation, preserve restoration, and access road requirements. Stay informed on compliance.
See Permit Status →Attend HOA Meetings
The Powder Horn Ranch HOA is coordinating community oversight of permit condition compliance. Show up, stay connected, and make sure your neighbors are informed.
Call the HOA →Contact Ward 2 Council Member
Reach out to your Ward 2 City Council representative. Let them know the community is watching and expects every rezoning condition to be fully enforced before permits are issued.
Contact Ward 2 →Follow TVVA and BCNA
The Tanque Verde Valley Association and Bear Canyon Neighborhood Association are actively monitoring the developer's compliance. Follow them for real-time updates.
Visit TVVA →What You Can Do Now
The rezoning passed, but permit conditions must be enforced. Stay connected with TVVA and BCNA — they are actively monitoring compliance and will alert the community if the developer falls short.
Get email updates on permit conditions and community actions.