*2. PUBLIC HEARING: SHANNON ROAD SOUTH OF IRONWOOD RIDGE HIGH SCHOOL MAJOR GENERAL PLAN AMENDMENT FROM RURAL LOW DENSITY RESIDENTIAL (0-0.3 HOMES/ACRE) AND SIGNIFICANT RESOURCE AREA TO LOW DENSITY RESIDENTIAL (0.4-1.2 HOMES/ACRE) AND MEDIUM DENSITY RESIDENTIAL (2.1-5.0 HOMES/ACRE) FOR A 77 ACRE PROPERTY LOCATED ON THE EAST SIDE OF SHANNON ROAD, APPROXIMATELY ONE-QUARTER (1/4) MILE SOUTH OF NARANJA DRIVE. THE APPLICANT ALSO REQUESTS DELETION OF THE SIGNIFICANT RESOUCE AREA DESIGNAITON AND INCLUDE THE PROPERTY IN THE URBAN SERVICES BOUNDARY, OV1114-001 (ITEM HAS BEEN WITHDRAWN FROM AGENDA PER APPLICANTS REQUEST)
MAJOR GENERAL PLAN AMENDMENT FROM RURAL LOW DENSITY RESIDENTIAL (0-0.3 HOMES/ACRE), LOW DENSITY RESIDENTIAL (0.4 TO 1.2 HOMES/ACRE), MEDIUM DENSITY RESIDENTIAL (2.1-5.0 HOMES/ACRE), NEIGHBORHOOD COMMERCIAL/OFFICE, PUBLIC/SEMI PUBLIC, OPEN SPACE AND SIGNIFICANT RESOURCE AREA TO MASTER PLANNED COMMUNITY COMPRISED OF SINGLE FAMILY RESIDENTIAL, MULTI-FAMILY RESIDENTIAL, NEIGHBORHOOD COMMERCIAL OFFICE, PROFESSIONAL AND MEDICAL OFFICE, SENIOR LIVING USES CASAS CHURCH EXPANSION AND OPEN SPACE FOR 202 ACRES LOCATED ON THE WEST SIDE OF LA CHOLLA BOULEVARD, BETWEEN NARANJA DRIVE AND LAMBERT LANE. THE APPLICANT ALSO PROPOSES TO DELETE THE SIGNIFICANT RESOURCE AREA DESIGNATION AND ADOPT SPECIAL AREA POLICIES RELATED TO THE MASTER PLANNED COMMUNITY, OV1114-002
MAJOR GENERAL PLAN AMENDMENT FROM MEDIUM DENSITY RESIDENTIAL (2.1-5.0 HOMES/ACRE) AND SIGNIFICANT RESOURCE AREA TO MASTER PLANNED COMMUNITY COMPRISED OF NEIGHBORHOOD COMMERCIAL OFFICE AND MEDIUM DENSITY RESIDENTIAL FOR 8 ACRES LOCATED AT THE NORTHWEST CORNER OF LA CHOLLA BOULEVARD AND NARANJA DRIVE. THE APPLICANT ALSO PROPOSES TO DELETE THE SIGNIFICANT RESOURCE AREA DESIGNATION AND ADOPT SPECIAL AREA POLICIES RELATED TO THE MASTER PLANNED COMMUNITY, OV1114-003
Chad Daines, Principal Planner, presented the following:
- Applicant's Request
- Public Participation/Outreach
- Current & Proposed General Plan
- Concept Plan
- Development Potential
- Special Area Policies
- Significant Resource Area
- Environmentally Sensitive Lands
- General Plan Evaluation Criteria
- Conditions in community have changed?
- Socio-economic betterment/community and environmental compatibility?
- Reflects market demand?
- Will Not adversely impact community without mitigation?
- Neighborhood Meetings
Paul Oland, of WLB representing the applicant, presented the following:
- Aesthetics - level of quality that would be required
- La Canada Drive (from Lambert to Naranja) - Land Uses along corridor
- Plan Policies
- Effects of the RMA
- General Plan Criteria
Chair Cox opened the public hearing
Adrianne Caldwell, Oro Valley resident, stated she was opposed to the proposed application and questioned where is the hard evidence that there is a demand or will be a demand in the near future for apartments.
Bill Boull, Oro Valley resident, expressed his concern for 5 additional plans for high density sites in Oro Valley and stated his opposition to high density housing.
Don Burdick, Oro Valley resident, expressed his concern with zone number 621 referred to in the applicants market data and questioned what information or data was provided for Council to support an increase in growth. In the current General Plan, covered is twice of people that are supposed to more into Oro Valley, there is no need for an increase for housing whether it be low or high density.
Betty Danker, Oro Valley resident, expressed her concerns with the following: commercial being built in the area, the dark sky will be impacted, access off of La Cholla with Divot Drive being the only access and making left hand turns. Ms. Danker went on to ask the Commission to consider an access lane.
Roslyn Nemke, Oro Valley resident, stated she is an advocate for the Citizen Advocate for Oro Valley's General Plan and went on to ask the Commission to not recommend the amendments and leave the General Plan as is. Amendments should be based on significant change and there seems to be more concern with owners, developers and future residents than there is for the current residents who are adversely impacted.
John Lay, Oro Valley resident, stated he is opposed to high density and is open to change in plans, just not high density. Maybe graduate to two acre lot and he doesn't care much for the apartment idea.
Tom Myatt, Oro Valley, resident, stated he is opposed to the significant resource area deletion. The current designation is consistent with the existing development to the south of the property and should remain as is. A lower density area to the south should be considered and the existing walking paths in Oro Valley are being used as recreational purposes and don't believe they are being used to access commercial. Mr. Myatt doesn't believe there is a support for any additional commercial development on this property.
Joe Bailes, Oro Valley resident, stated he is pro-business and pro- development and he does not like high density. When the apartment get older and in order to be competitive the rent will be lowered. The Commission needs to take responsibility and turn this around and not let it happen.
Don Bristow, Oro Valley resident, stated that everything in Oro Valley is in a convenient distance of residential areas. Mr. Bristow went on to question, is there really a demand for commercial/professional offices? The applicant has not submitted any facts that support the need for additional multi-family homes in Oro Valley. Mr. Bristow commented that he did some research and the Town has not documented to support the claim that the Vantana Medical Center requires high end housing units for their employees.
Karen Stratman, Oro Valley resident, commented that Ironwood Ridge High School is in the middle of the proposed development. Students and educators travel along La Cholla which is already overcrowded. Ms. Stratman agrees with keeping the area residential and low/medium density and allowing the environmental sensitive lands ordinance to guide development will result in people coming to this area.
Gary Meyers, Oro Valley resident, expressed his concern with traffic, water and drainage. Mr. Meyers also commented that he didn't like the format of the neighborhood meeting held on September 10th. Attendees of the meeting were not able to hear all the questions/answers. He opposes the proposed amendments and is proud of the members of this community for standing up for the character of Oro Valley.
Rick Harris, Oro Valley resident, commented that the proposal is going to make this community look like any other community. The Planning Department cannot prove that it is required to change the General Plan. Mr. Harris choose to live in Oro Valley because of the schools. The developer needs to go back and look at this proposal.
Connie Inboden, Oro Valley resident, commented that her idea of well planned community is to have separate residential, commercial and open space as a buffer. The owners of the property have a right to make a profit on their investment, but would make a tidy profit for single family homes. Ms. Inboden is asking the Commission not to approve the proposed amendment.
Bill Adler, Oro Valley resident, commented on community acceptance. Mr. Adler went on to comment about targeting specific uses and neighbors having the right to know what a commercial piece of property will provide. Apartments are not desirable and do not provide any architectural or visible appearance that is desirable.
Eric Kleil, non-Oro Valley resident, stated to compare La Cholla to La Canada is unfair because what is already there is completely different. In the proposal the buffer to the west should be larger and what is already here needs to be factored in. People need to live in apartments, but apartments make no sense on this property.
Chair Cox closed public hearing.