Title
Hearing - Modification (Substantial Changes and Non-Substantial Changes) of Specific Plan
Co23-08-02, POMEGRANATE FARMS TUCSON, L.L.C. SPECIFIC PLAN
Request of Pomegranate Farms Tucson, L.L.C. and Pomegranate Farms Commercial Tucson, L.L.C., represented by LVA Urban Design Studio, L.L.C. and Psomas, for a Modification (Substantial Changes and Non-substantial Changes) of Pomegranate Farms Specific Plan to: 1) amend rezoning conditions No. 19, 23, and 24 of Ordinance 2009-41; 2) amend certain primary features of the Specific Plan; and, 3) amend certain design standards of the Specific Plan.
The requested modification would:
1. Revise specific plan condition No. 19 which states, “Adherence to the amended specific plan document as approved at the Board of Supervisor’s public hearing.” Amend the specific plan’s:
a. Land use designations, including permitted uses;
b. Land use designation development standards (called “performance criteria”);
c. Land use configuration and acreages;
d. Road configuration;
e. Minimum and maximum numbers of dwelling units and residential densities (the changes would be a reduction of the minimum and maximum numbers); and,
f. Conceptual development illustrations and the color palette (delete entirely).
2. Waive specific plan condition No. 23 which states, “Any proposal or action which would result in a significant deviation from the objective of providing or reserving the necessary acreage for commercial services within ¼ - ½ mile of all residential development (as stated in the specific plan) or the general dispersal of commercial services to serve the residential development of the specific plan, would be considered a “Substantial Modification” of the specific plan requiring public hearings before the Planning and Zoning Commission and the Board of Supervisors per Section 18.90.080.” This concept is also reflected as a Design Standard. The modification request will amend the specific plan to replace the requirement to provide commercial services within walking distance of all residences with providing residential and commercial uses within the overall 645-acre development site.
3. Waive or revise specific plan condition No. 24 which states, “Owner/Developer shall reach an agreement with Tucson Unified School District (TUSD) or another public school provider regarding the provision of a school location within the development as shown and described in the specific Plan. TUSD and Owner/Developer have begun negotiations. If the agreement is with TUSD, the agreement will be in substantial conformance with the Letter of Intent dated February 13, 2009 between Owner/Developer and TUSD or otherwise mutually acceptable to TUSD and Owner/Developer.”. The applicant would work with TUSD on a revised agreement.
4. Revise or waive certain primary features of the Specific Plan which are:
a. Revising the required 50 acres of “floating” Community Activity Center “located throughout the project…” to commercial development located in the northwest portion of the development site;
b. Waiving the requirement to promote compact development created through high-density, vertical residential development which also includes waiving Design and Development Standards related to the concept of compact development.
5. Revise, replace, or waive certain types of Design Standards (reference Section III-8 of the specific plan) including:
a. Revising, replacing, or waiving certain measurable sustainability standards;
b. Replacing a two-tiered system of design standards with one set of design
standards; and,
c. Waiving a design standard which addresses collecting funds for community programs, maintenance, facilities, and to subsidize certain housing.
The subject site is approximately 645 acres zoned SP (Pomegranate Farms Specific Plan) and is located south of Ajo Highway, approximately 2,000 feet east of the intersection of W. Valencia Road and Ajo Highway in Section 18, T15S, R12E. (District 3)