In a recent Planning and Zoning Commission meeting, Florence officials discussed the rezoning of approximately 110 acres of rural agricultural land to light industrial use at the southwest corner of Diversion Dam Road and Bowling Road. The project, dubbed “Bowling Industrial 110” due to its acreage and location, represents a significant shift in land use for the area.
The rezoning application, submitted by Hilgart Wilson on behalf of Langley Lewis Holdings, LLC, seeks to transform currently fallow agricultural land into a light industrial development. While no specific end user has been identified, the project aligns with Florence’s 2022 General Plan, which designates the area for industrial use.
Florence, which had a population of 24,291 as of July 2023, has experienced notable growth since its 1990 population of 7,510. The town’s strategic position between Phoenix and Tucson makes it increasingly attractive for industrial and commercial development. According to the 2020 General Plan, Florence’s future population at build-out could range between 588,900 and 761,000 residents, depending on development density.
During the public hearing, several longtime residents expressed concerns about the project. Karl Krummel, a neighboring property owner, voiced worries about security and property values. “I’ve been there for about three years now and have had zero crime whatsoever,” Krummel stated during the meeting. “We’ve had prisoners get released from the actual prison and just walk away like I’d see them on the street just walking away over to the gas station. But right after it’s light industrial, we’re not going to know who’s supposed to be there and who’s not, so they’ll be able to fit in easily with the workers.”
Jim Thomas, representing a property on North Bowling, emphasized the rural character that drew residents to the area. “Everybody that’s there moved there for one reason because it was a rural farming community,” Thomas said. “You know, secure, safe. We’ve had zero problems.”
David Williams, who has lived in the area for 24 years, expressed concerns about noise, lighting, and privacy. “I just have a deep feeling about my place to just be neighbors to this industrial area,” Williams said. “I enjoy the peace and privacy and everything I got out there.”
Commissioner Kathleen DeRosa addressed some resident concerns, explaining, “Part of the challenge is when people hear the word industrial they automatically make an assumption that it’s going to be heavy trucks, it’s going to be heavy equipment. Light industry can be office, just offices.”
Jennifer Ruby, representing the developer, indicated that development might not be immediate. When questioned about timing, Ruby stated, “The advice from the broker has been that right now the companies who are looking for sites are either looking for shovel ready sites that they can go pull a building permit on tomorrow or they’re even looking for buildings that they can move into… but again without the zoning no one is interested.”
The development will require infrastructure improvements such as water, sewer, and roadway development. The project must also undergo design review and receive additional approvals before any construction can begin. According to the transcripts, Commissioner DeRosa noted that any future development would require certain design considerations to ensure compatibility with surrounding properties.
The Planning and Zoning Commission ultimately voted to recommend approval of the rezoning, with the matter now moving to the Town Council for final consideration. The Town Council hearing is scheduled for January 6, 2025.
Residents will have additional opportunities for input as the project progresses through various approval stages. The development must undergo design review and receive additional approvals before any construction can begin.
In line with Florence’s 2020 General Plan vision, the town seeks to balance growth and development while maintaining its small-town character. The plan emphasizes the importance of preserving historic areas while accommodating new development that can help strengthen and diversify the local economy.
