Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00018
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/31/2007 | MCASTRO2 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-18 Arizona Auto Spa - Broadway C-1 Pantano East Area Plan 7/31/07 jsh (review for adequacy of information for plan compliance) This proposal is to allow a self-serve car wash with at the northwest corner of Broadway Boulevard and Harrison Road. Minor automotive service and repair businesses in C-1 zoning are allowed as Special Exception Land Uses in the C-1 zone. Approval is through the Zoning Examiner Full Notice Procedure (Land Use Code §2.5.3.3A.3), and the land use must satisfy performance criteria. Per LUC §3.5.4.2.E, auto washing is limited to a self-service, coin-operated car wash. No more than six bays using hand-operated, wand-type equipment or more than one bay using nonconveyor, automatic equipment are permitted, and vacuum equipment shall be located at least one hundred feet from any residential zone. This proposal is for three self-serve hand-operated wand-type bays and one rollover automatic bay, and the vacuum equipment would be located approximately 171 feet south of the property line. To the north is a residential subdivision with single-family detached units that is currently under construction. West of and adjacent to the site is a Sonic fast-food restaurant. To the south across Broadway is vacant, undeveloped land; and to the east across Harrison is a commercial/retail center. There's a convenience mart, surrounded by a residential subdivision at the southeast corner of Broadway and Harrison. Application Review The applicant attended a rezoning presubmittal meeting on July 11, 2007. Meeting notes indicate that a fully dimensioned drawing is to be provided, as well as information on stacking space relative to the Harrison Road entry. Most of the dimensions have been provided, but no information was found on stacking space. Also, it is unclear if the right-of-way information provided for the future right-of-way. It was recommended that the feasibility of relocating the trash dumpster away from the adjacent subdivision to the north be evaluated. The neighborhood meeting was held on July 11, 2007. None of the neighbors attended. It is noted that the neighborhood meeting notice does not appear to satisfy the intent, which is an informal meeting to share proposed plans with the neighbors and get feedback from them. Land Use Plan Policy Summary Pantano East Area Plan policies promote commercial uses at the intersections of major arterial streets, like Broadway and Harrison, where commercial zoning already exists. The number of new access points is to be minimized, and site design should allow for integration with adjacent commercial uses, if possible. New commercial development is to be designed to be compatible with adjacent residential uses. General Plan policies support commercial development that will stabilize and enhance the transition edge adjacent to existing residential uses. All parking, loading and maneuvering must be provided onsite; cross-access should be provided to adjacent commercial uses; and buildings and especially noise-generating activities should be oriented away from adjacent residential uses, or toward boundaries adjacent to similar uses. To encourage businesses to be good neighbors when located adjacent to residential development, the Design Guidelines Manual encourages limiting the hours of activities that generate noise. A listing of applicable land use plan policies is provided at the end of this document. Adequacy of Information for Plan Compliance The information submitted with the application did not identify the surrounding uses or specifically address compatibility issues. Staff has discussed these issues with the applicants during phone conversations and at the rezoning presubmittal meeting, and believes that this proposal can comply with the adopted land use plan policies, subject to conditions, which will be recommended during the detailed review. A plan amendment is not required. Staff is not entirely comfortable with the content of the neighborhood meeting notice, and recommends that the rezoning section review it. Recommendation Staff was able to obtain additional information from the applicants to demonstrate that this proposal can comply with the adopted land use plan policies. It is unclear, however, whether sufficient information has been provided to address other reviewers' needs. Also, it is recommended that the rezoning section review the neighborhood meeting notice for a determination as to whether it satisfies the intended purpose. s:\caserev\sp-excpt\se07-08\07- SE-07-18 Arizona Auto Spa - Broadway ipc PANTANO EAST AREA PLAN POLICIES COMMERCIAL POLICIES 1. Promote commercial developments in appropriate locations in the area. A. Locate commercial uses at the intersection of major streets, where commercial zoning already exists. Community and neighborhood level commercial uses should be located at the intersection of arterial streets. 2. Discourage the extension of strip commercial as a pattern of development. B. Future commercial developments should be: Restricted to a limited number of access points; Integrated with adjacent commercial development; and Designed in harmony with adjacent residential uses. GENERAL PLAN POLICIES Element 2, Land Use, Supporting Policy 5.5 encourages the expansion of current strip commercial development that will … improve pedestrian mobility and streetscape quality when: 1) The project stabilizes and enhances the transition edge when adjacent to existing and future residential uses; 2) Primary access can generally be provided from a major street; 3) Required parking, loading and maneuvering can be accommodated onsite; 4) Screening and buffering of adjacent residential properties can be provided onsite; 5) Adjacent uses can consolidate design elements, where feasible, such as access points, parking, landscaping and screening; 6) Current or future cross-access between parcels and uses can be accommodated; and 7) Buildings and there associated activities, such as but not limited to loading zones and dumpsters, can be oriented away from adjacent residential uses, toward the interior of the site or toward boundaries adjacent to similar uses. DESIGN GUIDELINES MANUAL Guideline I.A.5.C - 'Good Neighbor' Approach - The intent is to encourage businesses to be 'good neighbors' to adjacent residences. A solution is to encourage limited duration of activities that generate excessive noise, light or traffic, by concentrating those activities between certain hours, and limiting the hours of operation where possible. |
| 08/03/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | IPC Comments for SE-07-18 - Arizona Auto Spa - Broadway, C-1 The site lies within the Pantano East Area Plan and the request contains sufficient information to determine plan compliance. The site is located at the northwestern corner of Broadway Boulevard and Harrison Road. Both roadways are designated as arterials on the Major Streets and Routes Plan and have proposed mid-block right-of-way widths of 120' and proposed widths of 150' within 300' of the intersection centerlines. The Pantano East Area Plan promotes commercial development along major streets and at intersections of arterial streets. The adjacent roadways are currently under construction as part of the Harrison Road - Speedway Boulevard to Old Spanish Trail roadway improvements. |
| 08/06/2007 | MCASTRO2 | ZONING | REVIEW | Completed | TO: Rezoning Division FROM: Heather Thrall Senior Planner PROJECT: SE-07-18, Arizona Auto Spa NW corner of Broadway/Harrison Special Exception for site in C-1 zone to allow for wand/automatic car wash ACCEPTANCE of Information for Plan Compliance review TRANSMITTAL: August 6, 2007 Zoning review staff has reviewed the preliminary plan for the special exception proposal at the Northwest corner of Broadway and Harrison. This Special Exception is to allow a carwash with both an automatic bay and three manual wand wash bays under the C-1 zoning of the site. Staff concurs there is enough information to accept the proposal in for further review to proceed to the Zoning Examiner. If you have any questions about this transmittal, please contact me at Heather.Thrall@tucsonaz.gov or at (520) 791-5608 x 1156. |