The Town of Florence Council and Planning and Zoning Commission held a joint work session last week to discuss the impact of approved Planned Unit Developments (PUDs) that could dramatically reshape the community. According to the presentation, Florence has approved PUDs containing 94,607 dwelling units, which could eventually house over 222,000 people. The town’s current population hovers around 26,000, with approximately half housed in a gated community, according to Planning Manager Larry Harmer.
Harmer emphasized that these numbers don’t tell the complete story of potential growth. “There is a lot of development going on that are not PUDs. We have subdivisions being built that are not a PUD so they’re going to increase your count,” Harmer explained. “A lot of them we’re finding out are being approved by the county within our planning area adjacent to our town limits but not inside the town and you’re seeing dirt being moved on a lot of those right now.”
Since 2004, Florence has approved 25 PUDs, with 19 containing significant residential components. The presentation revealed that 12 of these PUDs have already secured vested rights through development agreements. Harmer explained that land entitlements determine what can be built on a property, while vested rights occur when developers have made significant financial commitments based on these approvals. These rights are often secured through development agreements that can span decades.
Vice-Chair Kathleen DeRosa raised concerns about the length of development agreements. “Our contracts go out 25 years. Staff and council is approving contracts development agreements now that may not come to fruition for another 25 years,” DeRosa noted. “Life Changes in 25 years. We’re contracting and committing the town to things based on what we see today.” Deputy Town Manager Lisa Garcia explained that earlier agreements reflected different priorities: “Where we were in 2005 is not where we are today,” adding that more recent agreements reward faster development. “If you build fast there are big rewards; if you do not build fast, then each one of the concessions that the town of Florence gives goes away.”
The planned North-South Corridor, now designated as Highway 505 but nicknamed the “ghost highway,” presents particular challenges for development planning. Community Development Director A.J. Monroe acknowledged the difficulties: “As a planner that’s tough. We talked a little bit about what a transportation study said in 2008 about projected volumes of traffic in 2025 and you saw it none of it beared to be true.” Monroe noted that there might be different land uses next to a highway than initially anticipated.
Councilmember Tony Bencina highlighted concerns about community amenities, particularly in the rapidly growing area between Felix Road and Arizona Farms Road. “When you look at you go on Felix past the railroad tracks up to Arizona Farms I think there’s something like 16,000 homes amongst all those PUDs that are sitting in there with very limited amenities for children,” Bencina observed, suggesting the town may need to develop “a big Park featuring soccer fields and the typical things.”
Deputy Town Manager Lisa Garcia reported that Florence is currently applying to continue its hundred-year water rights. She explained that water rights requirements have become more stringent, noting that “laws have changed and we’re looking forward to working with the department and the state department to see what our water rights are going to be and what we need to do maintain our 100-year assured water supply.”
While many of these developments may take decades to materialize, some council members emphasized the importance of planning now for future needs. The town’s approach to development agreements has evolved, with newer agreements including more provisions for infrastructure and community amenities, reflecting Florence’s growth from a small town actively seeking development to a community carefully managing its expansion.
