Rosevelt Arellano, Planner, presented the following:
- Request
- Map
- Vicinity Map
- General Plan Future Land Use Map
- Review Criteria
- General Plan Amendment Evaluation Criteria
- Distribution of Commercial Parcels North of Naranja Drive
- Factors for and Against
- Summary
Paul Oland,with WLB Group, representing the property owner, presented the following proposal:
- General Plan Amendment Criteria
- Commercial Demand: Expected vs. Historical/Actual vs. Projected
- This Proposal is Socio-Economically Better
- This Proposal is Compatible
- Map of Two-Story Homes in the Area
- Future Rezoning Request
- This Proposal is Reflective of Demand
Chairman Swope opened the Public Hearing
Bill Adler, Oro Valley Resident, stated that the market demand is not there for commercial. Mr. Adler believes market demand is not the right formula; by the time these homes are built the market demand will change.
Chairman Swope closed the Public Hearing
Paul Oland, with WLB Group, responded to Mr. Adler's comments on market demands, based upon past history. Rancho Vistoso, which is 7,500 acres, has developed very close to the way it was originally planned. Mr. Oland believes that Rancho Vistoso is a well planned community.
Commissioner Rodman asked if staff had a recommendation and if so he would like to hear it.
David Williams, Planning Manager, responded that there are compelling factors supporting this request and there are good reasons to not grant this request, staff is divided. Rancho Vistoso has not developed as envisioned, lower density has reduced commercial demand for the area. Rancho Vistoso was envisioned as a self-contained master planned community where people can live, work and shop without leaving Rancho Vistoso.
MOTION: A motion was made by Commissioner
Buette
and seconded by Vice Chair
Cox
to Approve of the Parcel 10T Minor General Plan Amendment from Neighborhood Commercial/Office to Medium Density Residential (2.1 - 5 du/ac), based on the findings that the request complies with the Minor General Plan Amendment criteria and the Vision, goals and polices of the General Plan.
MOTION carried, 5-0.
Chad Daines, Principal Planner, presented the following:
- Applicability
- Request Summary
- Applicability Background
- ESL Primary Environmentally-Based Conservation Categories
- Resource Management Area (RMA) Planned Growth Tiers
- ESL Planning Map
- Proposed Amendment
- Stakeholders Review
- Summary
- Recommendation
Chairman Swope opened the public hearing
Jan Johnson, Non-Oro Valley resident, is very concerned because the land around Oro Valley is important and asked why the Pima County map can't be used. Applicants will be duplicating the mapping that Pima County has already done for the Conservation Land System.
Bill Adler, Oro Valley resident, stated that the code amendment is complicated, because we are limiting the term applicability to consider three central considerations that impact a land use change. A rezoning can't proceed unless the proposed rezoning is consistent with the land use map. In his opinion, all considerations should be applicable. When changing a land use map, you should not be limited to only the three major considerations.
Carolyn Campbell, Non-Resident, representing Coalition for Sonoran Desert Protection, supports the amendments to the ESL. She requested two additions that are outlined in her letter dated July 24, 2013.
David Godlewski, Oro Valley resident, representing the Southern Arizona Home Owner Association agrees with staff recommendation. The policy is tailored for the Town and matches the initial intent of Mayor and Council from their March request. Mr. Godlewski requested that the Town monitor the effect of ESL to specific development applications and make future adjustment if warranted.
Chairman Swope closed the public hearing.
MOTION: A motion was made by Vice Chair
Cox
and seconded by Commissioner
Buette
to Recomend Approval of the proposed amendments to the Zoning Code as provided on Attachments 1, based on the finding that the amendment is consistent with the intent and purpose of the ESL regulations and identifies environmental resources as an important consideration during the General Plan Amendment process.
MOTION carried, 5-0.
David Williams, Planning Manager, presented the following Planning Update:
- Planning Work Plan
- Neighborhood meeting on August 15th, for a proposed rezoning on Tangerine and First Ave
- General Plan Process, completed communication consultant contract with Gordley Associates
- No Council meetings until September 4th
- Special Planning and Zoning Committee meeting, October 15th
- Special Planning and Zoning Committee meeting, November 7th, due to elections
- Effective Citizen Planner Workshop
- Mercado Mandarina Rezoning tentatively scheduled for September 3rd Planning and Zoning Commission
FUTURE AGENDA ITEMS
MOTION: A motion was made by Vice Chair
Cox
and seconded by Commissioner
Drzazgowski
to Adjourn the Planning and Zoning Commission meeting at 7:16 PM.