Plan Review Detail
Review Status: Approved
Review Details: ENTITLEMENT REVIEW v.3
Plan Number - TP-ENT-0123-00010
Review Name: ENTITLEMENT REVIEW v.3
Review Status: Approved
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| Entitlement Review Coordinator Express | REVIEW COMPLETED | ||||
| Entitlements | REVIEW COMPLETED | DATE: April 12, 2023 For April 27, 2023 Hearing TO: John Iurino FROM: Timothy M. Thomure, PE, ENV SP Zoning Examiner Planning & Development Services Assistant City Manager SUBJECT: SPECIAL EXCEPTION LAND USE PLANNING & DEVELOPMENT SERVICES REPORT TP-ENT-0123-00010 COT Water – 1801 N Beverly Ave, R-1 Zoning (Ward 6) Issue – This is a special exception land use request in the R-1 Residential zone by Lexy Wellott of the Planning Center, on behalf of the property owner, the City of Tucson, for the redevelopment of Tucson Water’s Well site C-049C with the following new components: 1) A 5,000-gallon hydro tank; 2) A 100-square foot control building; 3) A 20-foot tall communication antenna; and 4) Other mechanical and monitoring equipment This project is part of Tucson Water’s long-term water management strategy to improve water quality and delivery services. The special exception request is for a 0.25-acre parcel located south of Pima Street and west of Craycroft Road, located at 1801 North Beverly Avenue (see Case Location Map). Distribution system uses in the R-1 zone are subject to Sections 4.9.11.A.1, .2, .5, .8, .9, and .11. of the Unified Development Code (UDC) and require approval through a Zoning Examiner Special Exception Procedure, Sec. 3.4.3. Planning and Development Services Recommendation – The Planning & Development Services Department recommends approval of the requested special exception use zoning, subject to the attached preliminary conditions. Background Information Existing Land Use: Tucson Water well Existing Zoning Description: Residence Zone (R-1) – This zone provides for urban, low density, single-family, residential development, together with schools, parks, other public services necessary for a satisfactory urban residential environment. Certain other uses, such as day care and urban agriculture, are permitted that provide reasonable compatibility with adjoining residential uses. Surrounding Zones and Land Uses: North, East, and West: Zoned R-1, Single-Family Residences. South: Zoned O-3, Multi-Family Residential Previous Cases on the Property: There are no previous Special Exception cases on property. Related Cases: SE-20-14 Tucson Water – Treat Avenue, R-2 (Ward 3) was for an expansion and improvements of an existing well site. The Zoning Examiner approved the special exception request subject to the conditions proposed by PDSD. Applicant’s Request – The applicant request is for special exception approval for the installation of new pumping and monitoring equipment at the site. Due to the constraints generally associated with the size of the property and the need to maintain maneuverability and flexibility within the yard, Tucson Water requests relief from dimensional standards. The well improvements will require the enclosure of more than 70 percent of the total parcel to maintain internal maneuverability for large service vehicles and equipment. Tucson water is requesting a special exception to increase lot coverage to 100 percent of the site, and a two-foot reduction in the width of a required landscape border. Planning Considerations – Land use policy direction for this area is provided by Plan Tucson and the Arcadia-Alamo Area Plan. Plan Tucson: Policy direction in Plan Tucson encourages the improvement of the appearance of above-ground utilities and structures and require development to support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. Policies also call to prioritize, invest in, and maintain public infrastructure, including expanding the use of state-of-art, cost-effective technologies, and services for public infrastructure and facilities. Arcadia-Alamo Area Plan: The Goal of the AAAP is to preserve and protect the integrity of established low-density neighborhoods. Design Considerations Land Use Compatibility – The existing well site has been a part of the neighborhood since the 1950s. Improvements to the well site are intended to maintain the neighborhood's integrity while enhancing water delivery service in the midtown area. As such, Tucson Water's new well and the associated improvements to the existing well site conform to the Arcadia-Alamo Area Plan by: • Installing a permanent 6-foot chain-link fence with tan privacy slats to create an opaque barrier around the well site obstructing views into the yard while minimizing visual impacts; • Installing an 8-foot landscape border with drought-tolerant plant species and water-harvesting opportunities along Beverly Avenue to enhance the aesthetic appeal of the streetscape while mitigating stormwater runoff from the proposed use and adjacent properties; • Situating the noise-generating equipment adjacent to higher intensity uses located south of the property and away from the neighboring single-family homes to the greatest extent feasible; • Providing setbacks of at least 15 feet from all residentially zoned properties, which is generally consistent with the dimension standards of the R-1 zone and the perimeter yard requirements of a nonresidential use adjacent to residential zone; • Preserving existing view corridors of the mountains by limiting the number of structures with heights that extend beyond the fence line; and • Incorporating color palettes and plant and building materials consistent with neighborhood character. Drainage/Grading – The parcel is located within a local floodplain from the Alamo Wash Basin Management Plan with an effective study date of September 1st, 2020. The project should obtain a floodplain use permit authorized by the City of Tucson prior to construction, where all mechanical equipment is elevated above the base flood elevation. Road Improvements/Vehicular Access/Circulation – No road improvements are proposed with the project. Access to the well yard is provided from Beverly Avenue with Tucson Water technicians entering the site through a vehicular gate on the eastern border of the well yard. On-site parking is provided for technicians, eliminating the need for on-street parking. Use Specific Standards – Utility distribution systems are allowed as a Special Exception land use providing they meet the criteria established in Section 4.9.11.A.1, .2, .5, .8, .9, .11 of the Unified Development Code (UDC) with approval through a Zoning Examiner Special Exception Procedure, in accordance with UDC Section 3.4.3. UDC 4.9.11.A. 1. The setback of the facility, including walls or equipment shall be 20 feet from any adjacent residential zone. The existing Tucson Water well site borders residentially zoned properties to the north and the west. A non-major street borders the site to the east, and a non-residentially zoned property (zoned O-3) borders it to the south. Due to the new well's location and the need to preserve space for maneuverability and maintenance purposes, a 20-foot setback from the northern property line cannot be achieved. As such, Tucson Water is requesting a 5-foot relief in the setback requirements of Use-Specific Standard 4.9.11.A.1 and is proposing to place the control building 15 feet from the northern property line. A setback of at least 20 feet is accommodated adjacent to the residentially zone property to the west. 2. Where a facility is not enclosed within a building, the surrounding screen shall be used as the building wall for the purposes of setbacks. In light of keeping with the residential character of the area and to avoid creating indefensible spaces and inviting unwanted activities on the property (debris collection, vagrancy, weed growth, etc.), Tucson Water is seeking relief from this use-specific standard and is requesting that the property line serves as the basis for setback measurements so that their entire property can be enclosed. 5. The use shall not have any service or storage yards. The proposed well site will not have any permanent service or storage yards associated with the use. 8. Any building housing such facility shall be in keeping with the character of the zone in which it is located. The Design Review Board (DRB) shall review all applications and make recommendations to the Zoning Examiner. The DRB shall review architectural style, building elevations, materials on exterior facades, color schemes, new mechanical equipment locations, light of outdoor areas, window locations and types, screening, landscaping, vehicular use areas, and other contributing design features. An application will be submitted to the DRB to ensure the electrical control building and the site's overall design are compatible with the surrounding neighborhood. 9. The use shall be located wholly within an enclosed building or within an area enclosed on all sides with a masonry wall or compact evergreen hedge, not less than six feet, nor more than ten feet, in height. Due to the cost of installing a masonry wall or a compact evergreen hedge, Tucson Water is requesting relief from this use-specific standard and, instead, is proposing to install a 6-foot chain-link fence with tan vinyl privacy slats. The proposed screen effectively creates an opaque barrier and achieves a similar intent as desired by this use-specific standard. Additional screening on the western property line is provided by a privately-owned masonry wall on the neighboring property that will remain as is. The structure housing the electrical controls for the well's operation will be enclosed by four walls. The well pump is submersible and operates underground, reducing or eliminating potential nuisance associated with noise during operation. 11. The use shall be limited to water pumping and storage facilities, telephone exchanges, and power substations with an input voltage no greater than 138 kilovolts. The well site will solely be utilized for water pumping and storage facilities. Staff find the proposal to be in compliance with all applicable UDC Use-Specific Standards. Conclusion –The proposal is in compliance with the performance criteria for a utility distribution use. The request is consistent with policy direction in Plan Tucson and the Arcadia-Alamo Area Plan, which support development designed to be compatible with and sensitive to surrounding land uses. A plan amendment is not required. Subject to compliance with the attached preliminary conditions, approval of the requested special exception is appropriate. |
|||
| External Reviewers - Arizona Department of Transportation (ADOT) | REVIEW COMPLETED | Richard Freije <rfreije@azdot.gov> TucsonRezoning Jeremy Moore <jmoore3@azdot.gov> Thank you for the opportunity to review this new well site. ADOT has no comments. Rick Freije, PE, MSCE Assistant Southern Regional Traffic Engineer 1221 S 2nd Ave. Tucson, AZ 85713 Office: 520.388.4203 Cell: 520.576.8614 azdot.gov |
|||
| External Reviewers - PC RFCD | REVIEW COMPLETED | DATE: March 16, 2023 TO: Gabriel Sleighter FROM: Patricia Gilbert PDSD Principal Hydrologist SUBJECT: TP-ENT-0123-00010 City of Tucson Water The Regional Flood Control District (District) has received and reviewed the request to the Establishment to the Original City Zoning for a new well site. District staff has reviewed the Preliminary Development Plan (PDP) and Design Compatibility Report (Report) and has the following comments; 1. The parcel is located within a local floodplain from the Alamo Wash Basin Management Plan with an effective study date of September 1st, 2020. The project should obtain a floodplain use permit authorized by the City of Tucson where all mechanical equipment is elevated above the base flood elevation. In conclusion, the District has no objection subject to the following conditions; a) A floodplain use permit shall be obtained prior to construction. |
|||
| External Reviewers - Pima Association of Governments | REVIEW COMPLETED | Eric Kramer <EKramer@pagregion.com> TucsonRezoning No objections / adverse comments. Development will have negligible impaction on trip generation. Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler Tel (520) 792-1093 | Dir (520) 495-1455 1 E Broadway Blvd., Suite 401 Tucson, AZ 85701 PAGregion.com Improving the region's mobility, sustainability and livability through collaborative leadership and planning |
|||
| Site Landscape | REVIEW COMPLETED |