Monday, November 3, 2014

LOVE Keeps Track Of 2 General Plan Amendment Requests

Tucson's KVOA reported last week that some Oro Valley residents are not pleased with a proposed general plan amendment to change the land use of properties located at the northwest corner and southwest corners of  La Cholla and Naranja.

We've previously reported on these properties,  The KVOA synopsisis worth watching or reading.

There are a total of 210 acres involved in these requests.  8 are on the northwest corner. of LaCholla and Naranja. 202 are on the Southwest Corner of LaCholla Blvd. between Naranja and Lambert Lane.   These two properties are currently open desert.

What is being requested?  The town is not exactly sure.  At least that was the response we got from Oro Valley Communications Director Misti Nowak.   So we asked the  group  "Citizen Advocates of the Oro Valley General Plan" ("Citizen Advocates"). As their name implies, they are advocating for the current voter-approved General Plan. As such, they do not support land use changes at this time.

Northwest Corner: 8 Acres

The northwest corner is currently planned for Medium Density Residential, single family detached, 2.1 to 5 dwelling units per acre and Significant Resource Area/Environmentally Sensitive Lands. The proposed change is to Neighborhood Commercial/Office Includes grocery stores, drug stores, and professional offices.

Citizen Advocates believes that "... this amendment request should be rejected or withdrawn as there is a complete service center a mile away at LaCanada and Lambert with a grocery store, two gas stations, hardware store, restaurants, and hair salons. Additionally, the NE corner of LaCholla and Lambert is already hard-zoned for commercial. Land is also zoned commercial at the NE, SE and SW corners of Tangerine and LaCholla. There is no need for more commercial at this time. The Town Staff Report of October 7th appears to be in agreement with us. It states, 'The applicant has not supplied reliable data to support the proposed amount and timing of commercial.'"

Southwest Corner: 202 Acres

The southwest corner is currently planned for Rural low density residential, low density residential, medium density residential, neighborhood commercial/office, public/semi-public, open space, and significant resource area. The request is to change it to Master Planned Community including single family residential, multi-family residential, neighborhood commercial, professional/medical offices, and senior living uses.

There have been four neighborhood meetings on this property.

According to Citizen Advocates: "During these meetings, neighbors expressed concerns regarding increased traffic, school capacity, light and noise pollution, loss of wildlife habitat, disruption of views, lack of definition in the proposed land use, increased water consumption, drainage issues, crime, home values decreasing (residents paid premiums for large lots with desert views), poor air quality from increased traffic, odors emanating from restaurants, and citizens wanted apartments removed from the plan. The need for more commercial was questioned in light of all the vacant commercial storefronts currently available in town...   Apartments have been removed from the plan."

The general plan amendments are being requested by the property owners with the representation Paul Oland of WLB Group.  Oland has extensive experience in presenting requests to council.

The next hearing on  these requests is November 20 before the Planning and Zoning Commission.    If the applicants wish to proceed after that, the request must be heard by the Oro Valley Town Council before year end.   Approval of the request will require five Council votes.

No comments: