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HomeMy WebLinkAboutMinutes - Planning and Zoning Commission - 8/14/2007 s MINUTES PLANNING AND ZONING COMMISSION SPECIAL SESSION August 14, 2007, 6:00 p.m. SUN CITY RECREATION CENTER 1495 E. Rancho Vistoso Blvd. SPECIAL SESSION AT OR AFTER 6:00 PM 1. Call to Order 2. Roll Call PRESENT: Chair Doug McKee Vice Chair Teree Bergman Commissioner Bill Adler Commissioner Ray Paolino Commissioner Pete Bistany Commissioner Honey Pivirotto Commissioner Clark Reddin Also Present: David Welsh, Economic Development Administrator Sarah More, Planning & Zoning Director Lexa Mack, Civil Attorney Paul Keesler, PW Development Review Manager Matt Michels, Senior Planner 3. Public Hearing: OV11-06-02, General Plan Amendment for portions of Rancho Vistoso Neighborhood 3, generally bounded on the north by Rancho Vistoso Boulevard, on the east by Oracle Road, on the south by Tangerine Road, and on the west by the Big Wash. The applicants propose to modify the configuration of approximately 144 acres of property with General Plan land use designations of Commerce/Office Park (COP), Neighborhood Commercial and Office (NCO), Open Space (OS), and Parks (PARK). The amendment proposes on an approximately "one-to-one" exchange of open space/roadways and developable lands. Ms. More stated this is the second in the series of public hearings on the General Plan Amendment. Matt Michels, Senior Planner, gave the staff presentation. This General Plan Amendment is a precursor item to the PAD Amendment. Staff emphasized the fact that the RECON riparian area is not the adopted riparian area. The balance of the land use will remain the same. This proposal minimizes impact in a way that preserves the most important open space areas and also figures the economic use of the plan to further the Town's goals. August 14, 2007 MINUTES PLANNING AND ZONING COMMISSION 2 David Welsh, Economic Development Administrator, said that the Town is entertaining requests from high tech firms through the State of Arizona Department of Commerce. Requests are for a minimum of 10 acres up to 50 acres. Currently, we pass on them because we don't have anything for them. Ms. More stated that the nature of a General Plan is that it is a policy document. Discussion items with Commission: • Visions and goals of the General Plan • Responsive to long term visions • Consistency with adopted Strategic Plan • Protection of environmental and cultural assets • Economic impact and benefits • Health care and biotech employers • Commercial situated along Oracle rather than internal • Concerns about saturation of commercial along Oracle • How adoption of amendment is decided • Land use changes to map • Text changes • Big Wash versus hillsides • Hydrology, flood control, water retention Mr. Welsh said employers will be the long term financial impact. Retail will have the least impact. The University of Arizona brings biotech industries to the area Paul Oland, WLB Group, stated that there will be enough employees in Innovation Park to support a reasonable amount of commercial. The commercial would also be accessible to passersby on Oracle thus serving a larger community. Paul Keesler commented that there have been some hydrological studies done primarily under the development of the hospital and the Vestar project. The analysis has been accepted by FEMA. It has not been accepted by the Town or Pima County. The applicant would still have to go through the 404 issues. From an engineer's perspective, there are no detrimental impacts. Paul Oland gave his presentation regarding the following: • Aerial photos and current development • Existing entitlements • Inventory of existing versus proposed parcels • Road alignments • Views and ridgelines • Hospital expansion • Need for incubator space • Preserving flexibility of locating businesses depending on how market goes • Linear park and trail system 2 August 14, 2007 MINUTES PLANNING AND ZONING COMMISSION 3 Discussion items from the Commission: • Economic viability • Small parcels being combined • Size of reconfigured parcels • Need for additional infrastructure • Bank protection • Riparian "fingers" extending into developing area • Green technologies • Screening from roadways • Underground parking / parking structures Commissioner Bistany read into the record: Setting land aside for industrial use is based on several concepts. (1) To be able to concentrate the dedicated infrastructure in a delimited area to reduce the purpose and expense of that infrastructure. (2) To be able to attract new business by providing an integrated infrastructure in one location. (3) To set aside industrial uses from urban areas to try to reduce the environmental and social impact of the industrial uses and to provide for localized environmental controls that are specific to the needs of an industrial area. Mr. Oland stated that the applicant will consider green building technologies and is not prepared to agree to LEED certification as a condition, but will use as appropriate. Mr. Oland confirmed that this proposal is an amendment to the land use map only. Chair McKee called a break from 8:20 to 8:30 p.m. PUBLIC HEARING opened at 8:30 p.m. Lyra Done, resident, understands the need for financial sustainability and the need to attract companies that will make this proposal economically viable. She encouraged the Commission to look at all the benefits. Jerry Bustamante, CEO of Northern Pima County Chamber of Commerce, on behalf of the Chamber supports and endorses this amendment. It will increase the desirability and marketability of NH3, and provide the office space the community needs. Kendall Bert turned in a speaker card but had to leave early. Brian Catts, resident, said it is critical to optimize Oro Valley's only significant industrial district. Wayne Krouse, resident, had concerns with the 50 foot change in elevation in the large parcel. Don Cox, resident, said this is the best General Plan amendment he has seen. 3 August 14, 2007 MINUTES PLANNING AND ZONING COMMISSION 4 PUBLIC HEARING closed at 8:45 p.m. MOTION: Vice Chair Bergman MOVED to recommend that the Town Council approve OV7-06-02, General Plan Amendment for portions of Rancho Vistoso Neighborhood 3 generally bounded on the north by Rancho Vistoso Boulevard, on the east by Oracle Road, on the south by Tangerine Road, and on the west by the Big Wash, as depicted on Exhibit "B", and subject to condition 1 as shown on Exhibit A. Commissioner Bistany seconded the motion. Discussion: Vice Chair Bergman omitted condition 2 because she doesn't believe condition 2 relates to the application in that the application is for a change to the map. Chair McKee asked for a friendly amendment to include the strip mall portion of condition 2 of Exhibit A. Maker of the motion did not accept the friendly amendment. Commissioner Adler asked for a friendly amendment to add a condition requesting Council to consider adding the 43 acres aligned with Big Wash to CPI district in exchange for the flexibility in the treatment of ridges and interior to the property in addition to the Recon established riparian areas. Maker of the motion did not accept the friendly amendment because it is not part of the application before us. Commissioner Adler said that what is before the Commission is a trade. They are talking about redesignating the acreage aligned with Big Wash. Chair McKee will vote against this motion because our charge is to advise the Council whether the amendment is consistent with the General Plan. He had expected that this document that has now been sent out to use would form one of the bases for deciding and advising the Council as to what degree it is consistent. His preference was to continue this item to the next meeting. Also, the PAD amendment was originally supposed to be done tonight. It was pulled from this meeting, to be on the next meeting in two weeks. He will vote against this motion in order to try to do both these at the next meeting. Commissioner Adler thought the prescription for deciding an amendment to the General Plan (GP) is in part to determine the consistency with the vision, goals, and policies of the GP. There are three points that the GP emphasizes that need to be a part of this decision. (1) The change is sustainable by contributing to the socio-economic betterment of the Community (to which he fully agrees), while achieving community and environmental compatibility (which he doesn't think it does). He agrees with #2 and #3. (2) There is a market demand which leads to viability and general community acceptance, and (3) the amendment will not adversely impact the community as a whole, or a portion of the community. Like most decisions that a Commission makes, it 4 August 14, 2007 MINUTES PLANNING AND ZONING COMMISSION 5 is taken on balance. Where he feels there is a lack of information on the consistency with the vision, goals and policies of the GP, the rest of the information that is supposed to be a part of the decision leads him to support the motion. Call for the vote: MOTION carried (6:1) Chair McKee voting no for the above reasons. 4. Adjourn Special Session MOTION: Commissioner Pivirotto MOVED to adjourn. Vice Chair Bergman seconded the motion. Meeting adjourned at 8:55 p.m. Prepared by: r iane Chapman, Office ecialist NOTE: Audio of this meeting is available at the Planning and Zoning office. 5