Keri Silvyn, non-resident, presented the following:
- Vicinity Map
- Existing Zoning
- Previously Approved Site Plan
- Proposed tentative Development
- Illustrative Site Plans - Area #1
- Proposed Height
- Uses
- Convenience Uses
- Multi-Family Use
- Pedestrian Amenities
- Concerns
Matt Michels, Senior Planner, presented the following:
- Planned Area Development (PAD)
- Project History
- Applicant’s Request
- Evaluation of Amendment
- Context Map
- Location Map Detail -Area #1
- General Plan land Use
- General Plan - Applicable Policies
- Approved OV Town Center PAD
- Oracle Road Scenic Corridor Overlay District (ORSCOD)
- OV Town Centre PAD Land Use
- Development Areas
- Examples of Permitted Uses
- Existing Town Centre PAD Development Standards
- Proposed Convenience Uses
- Proposed Building Height
- Multi-Family Residential
- Illustrative Site Plan#1
- Illustrative Site Plan #2
- Illustrative Site Plan #3
- Illustrative Site Plan #4
- Public Outreach April 14 Neighborhood Meeting issues
- PAD Amendment Process
- Conclusion
- Recommendation
Paul Keesler, Permitting Manager, presented the revised Exhibit "A" Engineering Conditions.
Chairman Swope opened the public hearing.
Paul Loomis, Oro Valley resident, stated that this is a unique site. Changing this to residential and office space limits the opportunity for the Town. Maybe this should not be a Planned Area Development and should be broken up into the zoning categories. Mr. Loomis is opposed to this change and believes there is a lot more work that can be done and should be more specific with respect to the uses in the particular areas.
Don Bristow, Oro Valley resident, stated his concerns are the convenience uses which we already have a lot of along Oracle Road. He is also concerned about the suggestion of moving toward a traditional strip mall.
Alisdair Innes, Oro Valley resident, is concerned about additional apartments.
Alvin Lewis, Oro Valley resident, stated there are four apartment complexes within half a mile of the proposed area. Mr. Lewis does not see a need for additional multi-family residences or for a hotel due to height concerns.
Bill Adler, Oro Valley resident, stated that the New Urbanist Traditional Neighborhood Design land use principles are central to sustainability. Mr. Adler recommends a joint study session with Town Council, the applicant and staff, for the Town leadership to understand the intent of the mixed use zoning. Focus needs to be on the interest, values and vision of Oro Valley.
Chairman Swope closed the public hearing.
MOTION: A motion was made by Commissioner
La Master
and seconded by Vice Chair
Cox
to continue Oro Valley Town Centre at Rooney Ranch PAD amendments as shown in Exhibit "A".
Commissioner La Master withdrew his motion. The motion did not receive a second and was lost.
Vice Chair Cox asked the applicant to comment on a continuance and the possibility of the joint study session. Ms. Silvyn responded that there are a number of reasons the applicant is uncomfortable with the continuance. She has been working on this amendment with staff, La Reserve and the neighbor’s for the last eight months and believes she is able to answer the questions that have been asked this evening.
David Williams, Planning Manager, commented that a mixed use ordinance will take more than thirty or sixty days to complete.
Discussion ensued amongst the Commission.
Commissioner Napier asked the applicant if they would entertain a condition limiting the number of convenience uses. Ms. Silvyn responded that the applicant is seeking additional flexibility for convenience uses and would be limited by the conditional use permit requirement proposed.
MOTION: A motion was made by Commissioner
La Master
and seconded by Commissioner
Napier
to approve with conditions, the Oro Valley Town Centre at Rooney Ranch PAD amendments as shown in Exhibit "A".
Mr. Williams asked Chairman Swope if the motioner and second intended to include the revised engineering conditions. Commissioner La Master and Commissioner Napier responded with yes.
MOTION carried, 6-1 with Chair Swope opposed.
8:40 - Commissioner La master excused from the rest of the meeting.
Chad Daines, Principal Planner presented the following:
- Background
- Zoning Code Amendment
- Outdoor Display - Section 25.1 Key Proposed Provisions
- Commission Discussion Items - June 7th
- Outdoor Display Areas
- Outdoor Displays
- Storefront
- Summary
Commissioner Caine suggested placing a time limit of a year on the special use permit and then use the proposed amendment as guidelines for what are acceptable displays. Mr. Daines responded that the current ordinance permits outdoor displays by special use permits. It would only require a public hearing and approval by Town Council.
Discussion ensued amongst the Commission and staff.
Chairman Swope opened the public hearing.
Dick Johnson, Oro Valley resident as well as ambassador to the Mayor for business, stated he was concerned about this amendment. How has staff coordinated with the business community? What makes sense from the business view point? Mr. Johnson suggested that staff talk to the business community, find out what their thoughts are and have that input provided to the Commission.
Don Bristow, Oro Valley resident, stated there are a lot of potential dangers here, you don’t want people in the drive way looking at merchandise. This is where the government is very important to protect the safety of its citizens. There are a lot of safety issues that need to be looked at. How do you judge what is acceptable to be displayed?
Dave Perry, Oro Valley resident and President/CEO of Northern Pima County Chamber of Commerce, stated the Chamber of Commerce would support amendments to the Zoning Code that would allow outdoor displays of merchandise that would create standards and achieve some form of unity within the community. The Chamber would also support a stream lined process for the business community to allow these uses, one that would not require repeated trips to Town Hall to receive permission to do these things. Mr. Perry doesn’t believe there has been an out reach to the business community regarding this proposal. Mr. Perry agrees with Commissioner Caine regarding the relative length of facades and how much display space would be available. Mr. Bristow makes a good point that many of our merchants are residents of this community. Yes residents come first but the business community must also be heard. Staff needs to communicate with the business community and make sure they have input into the decision process.
Bill Adler, Oro Valley resident, assumes this proposal was initiated to provide relief from the recession. If we are going to try and help business people through the recession, we should do it as we did the sign code. Mr. Adler suggested providing a temporary exemption to this provision in order to allow any business to place displays on the sidewalk. If the Town is interested in providing relief from the recession then that would indicate a different approach then the one which was being considered.
Chairman Swope closed the public hearing.
MOTION: A motion was made by Commissioner
Buette
to deny OV711-05, Zoning Code amendments relating to outdoor displays as specified in Attachment 1.
The motion did not receive a second and was lost.
MOTION: A motion was made by Commissioner
Caine
and seconded by Vice Chair
Cox
to recommend approval of OV711-05, approval of Zoning Code amendments relating to outdoor displays as specified in Attachment 1 except that 25.1.F be modified to restrict outdoor displays to 50 percent of the building facade.
Discussion ensued amongst the Commission.
MOTION carried, 5-1 with Commissioner Buette opposed.
David Williams, Planning Division Manager, stated that the real estate industry has reached out to the Town regarding industry signage. The Zoning Code limits real estate signs to five feet which causes real estate companies to have two sets of signs. The real estate industry is asking the Town to consider a code change to allow up to six feet.
MOTION: A motion was made by Commissioner
Caine
and seconded by Vice Chair
Cox
to initiate a Zoning Code amendment to Chapter 28 Signs of the Oro Valley Zoning Code Revised related to Section 28.6.C.6 Real Estate Signs.
Chair Swope allowed speakers into the discussion.
Don Bristow, Oro Valley resident, stated there is an interest in the real estate industry to go from five feet to six feet in order to allow a rider on top of the sign for marketing purposes only. What we have here is a marketing effort from the real estate industry to bring in marketing and merchandising into our neighborhoods without respect to the environment and neighborhoods. The smaller signs have been very successful in selling homes and no benefit can be proven for the bigger signs.
Steve Huffman, Oro Valley resident and Government Affairs Director for the Tucson Association of Realtors, stated he has no concerns with the previous issues stated by Mr. Bristow. When the new sign code was written, the height was set at five feet. The sign committee that worked on the code initially had recommended six feet, Mayor and Council changed it to five feet. There are a couple of national companies that receive their signs from a national distributor. Mr. Huffman asked the Commission to consider increasing the allowable height of temporary signs on private property from five foot to six foot.
Bob Semple declined to speak.
Dave Perry declined to speak.
MOTION carried, 6-0.
David Williams, Planning Division Manager, presented the following:
- Upcoming Neighborhood Meeting for HSL Apartments in Rancho Vistoso, August 4, 2011.
- Desert Sky Subdivision, request to amend the Zoning conditions to allow two-story homes.
- General Plan Amendment - Rancho de Plata.
- Met with representatives of Homewood Suites to discuss possible development scenarios.
- Dunkin Donuts proposal to add a drive through and repaint the building.
- Model home review
- Tele communication providers to identify and assess long range plans for wireless facility expansions.
- APA Conference on September 28-30 at the Westin La Paloma.
ADJOURNMENT
MOTION: A motion was made by Commissioner
Buette
and seconded by Commissioner
Large
to Adjourn the Planning and Zoning Commission Meeting.