carried, 6-0.
Matt Michels, Senior Planner, presented the following:
- Site Map
- Location Map
- General Plan Land Use
- Proposed General Plan Land Use
- Application Description
- General Plan Amendment Evaluation
- General Plan Amendment Evaluation Criteria
- Neighborhood Meeting Issues April 4th & September 12th
- Factors For
- Factors Against
- Recommendation
Keri Silvyn, Lazarus, Silvyn & Bangs, P.C., representing the Olson Family, presented the following
- Location Map
- General Plan Land Uses
- Existing General Plan Land
- Proposed General Plan Land Use
- Olson Property
- Neighborhood Meeting Issues April 4th and September 12th
- General Plan Amendment Criteria
David Laws, Permitting Manager, responded to the Commission's concerns regarding traffic and the dedicated right of way.
Vice Chair Cox opened the public hearing.
Don Bristow, Oro Valley Resident, stated that applicants and staff have failed to support the claims of the General Plan criteria.
Bill Adler, Oro Valley Resident, commented that he has a list of general plan policies that this proposal does not comply with. In his opinion the Commission needs a checklist of the Oro Valley General Plan policies that pertain to this property.
Jesse Burge, Oro Valley Resident, stated he has not seen plans that shows what type of homes will be built. He was concerned with the loss of views and house values.
Vice Chair Cox closed the public hearing
Chad Daines, Principal Planner, presented the following:
- Site Map
- Location Map
- General Plan Land Use
- Proposed General Plan Land Use
- General Plan Amendments Evaluation
- General Plan Amendment Evaluation Criteria
- Neighborhood Meetings Issues April 11th and September 19th
- Factors For
- Factors Against
- Recommendation
Discussion ensued amongst the Commission regarding what the current zoning for the property in question, and whether this is an appropriate and an ideal spot for commercial.
Stacey Weaks, Norris Design, representing the applicant, presented the following:
- Vistoso Highlands/Vicinity Map
- General Plan Application
- Vistoso Highlands/Existing Commercial
- Vistoso Highlands/Development Patterns
- Vistoso Highlands/Planning Area
Vice Chair Cox opened the public hearing.
Jim Bands, Oro Valley Resident, commented that this process does not seem correct. The developer is requesting high density housing
into a place surrounded by Stone Canyon to the north and low density to the west. He recommend this not go forward unless the proposed is developed consist with what is to the west.
Bill Adler, Oro Valley Resident, stated he has a lot of respect for planning and it goes way beyond market demand. There's got to be more science to planning than simply determining why a piece of land is not selling the way it is designated. We need to go way beyond market demand to make a judgment of whether or not a proposed land use is appropriate or not. Safety is a big concern for this particular property. The golf course overlay district that currently exist is the same as it was in the beginning and yet the setback requirements are the same as it was when it was created. Safety needs to be understood and how much further a golf ball travels today; this information is not in the staff communication. Who knows if the setbacks are adequate or not because you don't have the data that tells you? When you have housing next to a golf course, safety becomes an issue automatically.
Don Bristow, Oro Valley Resident, stated he would like to commend Mr. Weaks on all the information he has provided to help us understand his position and what was happening in the area.
Vice Chair Cox closed the public hearing.
Discussion ensued amongst the Commission and suggested staff return with support for their recommendation.
Chad Daines, Principal Planner, presented the following:
- Site Map
- Location Map
- General Plan Land Use
- Proposed General Plan Land Use
- Application Description
- Urban Services Boundary
- General Plan Amendment Evaluation
- Neighborhood meetings issues April 22nd and September 17th
- Factors For
- Factors Against
- Recommendation
Discussion ensued amongst the Commission regarding current designation and density.
Stacey Weaks, Norris Design, representing the applicant, presented the following:
- Miller Ranch Context Map
- Miller Ranch/Approved Development Plan
- General Plan Application
- Miller Ranch Planning Area
- Miller Ranch/Development Patterns
- Miller Ranch/Development Transition
- General Plan Elements
Vice Chair Cox opened the public hearing.
Scott Christy, Non-Oro Valley Resident, stated it was a nightmare to get the right zoning approved for this land in 2010. The zoning was changed to have a tech park built and he does not see any need to change zoning.
Paul Baker, Oro Valley Resident, stated his concern was regarding density and the adverse impact to the community. Consider the dollar amount on homes here in Oro Valley when considering granting a new density.
Bill Adler, Oro Valley Resident, stated this is a General Plan Amendment and we need to refer to the General Plan for compatibility. The rural character needs to stay; its nice to the Tangerine scenic corridor. His interpretation of the General Plan is to preserve and show respect to the character. Staff is on the right track of proposing larger lots.
Pat Olson, Oro Valley Resident, stated she would like to disagree with Mr. Daines that there is no harm to surrounding areas. People who live in her neighborhood have invested thousands of dollars in their properties because it was a low density rural neighborhood. Mr. Daines recommendation of 2.1 houses per acre is not a logic transition. It would be her hope for denial of this request and recommend a low density rural land designation.
Adelina Kempner, Oro Valley Resident, voiced her concern with the traffic entering and exiting as well with the emergency entrance.
James Waltrip, Non-Oro Valley Resident, agrees with all the public comments regarding medium density. Comparing with what is south of Tangerine Road does not make any sense for that particular area. His concern was with the increase in traffic and the impact growth will have on equestrian uses in the area.
Pat McGowan, Non-Oro Valley Resident, is concerned with loss of culture and loss of property values with the medium density homes in the area. There are horses in the area and the people moving in will not like it.
Matt Olson, Oro Valley Resident, asked if there were changes in the community that support the proposal. Does the proposal contribute to the community or impact the community? Is the proposal appropriate for the community? Tangerine Road and La Canada establish a natural boundary. It's very important that our views are not damaged, our property values are not damaged and the nature of the community is not damaged. If there has to be a change, the suggestion of limiting the density is okay. Half acre lots would stand out like a sore thumb in this area. The traffic generated from this is a concern for him as well. He does not hear a proposal that would benefit the community.
Vice Chair Cox closed the public hearing.
Discussion ensued amongst the Commission regarding emergency access, ingress and egress from Tangerine Road.
David Williams, Planning Manager, presented the following:
- Special Planning and Zoning Commission October 15, 2013
- Successful launch of the Your Voice, Our Future
FUTURE AGENDA ITEMS
MOTION: A motion was made by Commissioner
Leedy
and seconded by Commissioner
Drzazgowski
to Adjourn the Planning and Zoning Commission meeting at 8:34 PM.