Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T07SE00018
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/08/2007 | MARK CASTRO | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No objections or adverse comments. Frank Sousa Lead Hydrologist Department of Transportation |
| 08/09/2007 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced case is located in the General Business District of the Tucson Sign Code. All signs will need to comply with the General Business District of the Tucson Sign Code. Julie Ybarra |
| 08/13/2007 | JOE LINVILLE | LANDSCAPE | REVIEW | Approv-Cond | The Landscape Section recommends that a six foot high masonry wall be required along the northern property line as a condition of approval. |
| 08/16/2007 | MCASTRO2 | ENV SVCS | REVIEW | Completed | ES has no objections to this rezoning. The preliminary DP appears to work as shown for access and maneuverability within development. However, initial submittal needs to reflect adjacent property and show overlay of service vehicle path exiting onto Harrison or Broadway. Refer to DS 6-01.0 for refuse enclosure requirements etc. Thanks, Andy Vera City of Tucson Environmental Services Accounts Representative Office (520) 791-5543 ext.1212 Fax (520) 791-4156 e-mail: Andy.Vera@tucsonaz.gov |
| 08/17/2007 | MARK CASTRO | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | August 17, 2007 TO: Michael Wyneken, Principal Planner City of Tucson FROM: Don Willhoit, Senior Civil Engineering Assistant Development Services Section Pima County Wastewater Management Department SUBJECT: ARIZONA AUTO SPA - BROADWAY BLVD., SPECIAL EXCEPTION C-1 SE-07-18 The Development Services Section of the Pima County Wastewater Management Department (PCWMD) has reviewed the Applicant's special exception request and offers the following comments: The proposed use of this special exception is to allow a car wash to be built in a C-1 zoning area. The proposed rezoning is within the area currently served by Pima County's public sewer system and is tributary to the Ina Road Pollution Control Facility (IRPCF) via the North Rillito Interceptor (NRI). Treatment capacity at IRPCF is currently available however; conveyance capacity in the NRI is limited and being closely monitored at this time. The Pima County Wastewater Management Department has no objections to the special exception request, as it considers this land use to complement and be consistent with the surrounding land uses. * * * Standard and Special Requirements * * * Should the City of Tucson be inclined to approve this rezoning, the Pima County Wastewater Management Department recommends the following rezoning conditions: 1. The owner / developer shall construe no action by Pima County as a commitment to provide sewer service to any new development within the rezoning area until Pima County executes an agreement with the owner / developer to that effect. 2. The owner / developer shall obtain written documentation from the Pima County Wastewater Management Department that treatment and conveyance capacity is available for any new development within the rezoning area, no more than 90 days before submitting any tentative plat, development plan, sewer improvement plan or request for building permit for review. Should treatment and / or conveyance capacity not be available at that time, the owner / developer shall have the option of funding, designing and constructing the necessary improvements to Pima County's public sewerage system at his or her sole expense or cooperatively with other affected parties. All such improvements shall be designed and constructed as directed by the Pima County Wastewater Management Department. 3. The owner / developer shall connect all development within the rezoning area to Pima County's public sewer system at the location and in the manner specified by the Wastewater Management Department in its capacity response letter and as specified by the Development Services Department at the time of review of the tentative plat, development plan, sewer construction plan, or request for building permit. If you wish to discuss the above comments, please contact me at 740-6779. Copy: Project |
| 08/17/2007 | DAVE MANN | FIRE | REVIEW | Approved | |
| 08/21/2007 | DAVID RIVERA | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Plans Coordination Office FROM: David Rivera Principal Planner PROJECT: T07SE00018 Broadway / Harrison Carwash 9485 E. Broadway Blvd. TRANSMITTAL DATE: August 21, 2007 Comments: 1. The plan, while accepted for review did not include sufficient information to do a complete review or to assess if the plan complies with the requirements for the use and associated development criteria. Compliance with the following development standards is essential to approval of the development plan once it has been submitted for CDRC review. The development standards that must be addressed on the development plan include but are not to D.S. 2-05 site content and information, D.S. 2-08 Pedestrian Access, 3-05 vehicular area design, D.S. 3-01, street standards, sidewalks, sight visibility triangles etc., ADA requirements such as disabled parking, accessible routes. Other reviewing agencies, such as traffic, environmental services (refuse collection), landscaping, and fire section/departments reviews additional development standards that are not mentioned. 2. The following development criteria listed is directly from the Land Use Code and should be addressed on the development plan. Items such as parking and loading zones may affect the site design and because these items have not been addressed on this plan it is not clear how and where the parking and loading zones will be provided. The pedestrian circulation in front of the wash bays is a safety concern. Address the Land Use Code criteria. Address future curb and sidewalk requirements for Broadway Boulevard and Harrison Road. Address Street building setbacks based on the greatest of 21 feet or the height of the structure. Provide cross access or easement recordation information for access over the property to the west. Address on the development plan, conditions if any related to the Special Exception Review and recommendations. LAND USE CRITERIA: LUC 2.5.3.3.A.3 - Automotive - Minor Service and Repair "28", subject to: Sec. 3.5.4.2.B, .C, .D, and .E and approval through a Zoning Examiner Full Notice Procedure, Sec. 23A-50 and 23A-53. (Ord. No. 9967, §2, 7/1/04) DD - 28 Site Area - 0 FAR - 0.35 BLD HGT - 30' PERIMETER YARD INDICATOR - DD 3.5.4.2 Automotive - Service and Repair. Subject to the following performance criteria. 3.5.4.2.E (Specific to Carwash Use) E. Auto washing, limited to a self-service, coin-operated car wash, shall be allowed on the premises. No more than six (6) bays using hand-operated, wand-type equipment or more than one (1) bay using nonconveyor, automatic equipment are permitted, and vacuum equipment shall be located at least one hundred (100) feet from any residential zone. PARKING REQUIREMENTS: Car Wash, Automated System Motor Vehicle: SB. Four (4) spaces plus one (1) space for each vacuum bay, wash bay, and drying space and one (1) stacking space for each vacuum bay. Bicycle: None (0) required. Car Wash, Self-Service Motor Vehicle: SB. One (1) stacking space per wash bay. Bicycle: None (0) required. LOADING ZONE REQUIREMENTS: Automotive Service and Repair - Minor Sec. 3.4.5.6 (If use is less than 5,000 square feet) (Ord. No. 10414 ,§ 1, 6/5/2007) 3.4.5.6 Table 6. Loading spaces shall be provided in the ratios listed below. The size of each space shall be ten (10) feet wide by eighteen (18) feet in length. The loading space shall have an overhead clearance of fifteen (15) feet. The screening requirements of Section 3.4.4.3 can be waived when the loading zone(s) provided under this section are combined with the required vehicle parking spaces. (Ord. No. 10414 ,§2, 6/5/2007) TABLE 6 Number of Spaces Gross Floor Area, Sq. Ft. 0 Less than 1,500 1 1,500 to 5,000 See table 3.4.5 for guidance >5,000 |
| 08/21/2007 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | Traffic has no objections to the proposed Special Exception. |
| 08/21/2007 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-18 Arizona Auto Spa - Broadway C-1, Special Exception Pantano East Area Plan 8/21/07 jsh (full review) This proposal is to allow a self-serve car wash on a 0.46-acre site 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. 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 100 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 north 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. 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. 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. Discussion The site is at the intersection of two arterial streets, Broadway and Harrison, and commercial uses are supported at the intersection of arterial streets. All four corners of the intersection are already commercially zoned (C-1). Due to traffic on Broadway and Harrison, the site will be noisy, and car washes also tend to be noisy. If site design and compatibility issues can be addressed, this appears to be an appropriate location for a car wash. Plan policies support commercial development if the site is designed to be integrated with adjacent commercial uses, and if the number of new access points will be minimized. Cross-access with the Sonic restaurant to the west will be provided via a parking area access lane at the northwest corner of the car wash site. An existing access from Broadway to the Sonic at the southwest corner of the carwash site will be shared, providing egress only from the car wash. Only one new access is proposed, from Harrison. Of key importance is if the site has been designed and can be operated so that it will be compatible with the single family homes being developed to the north. The automatic bay, which is aligned north-south along the western site edge, will direct some noise north and south, with the most noise directed south towards Broadway. The self-wash bays located in the center of the site are about 94 feet south of the property line, and the vacuum area is over 165 feet south of the property line. Clearly, the site will generate noise during business hours. Impacts on the residential properties to the north can be mitigated by limiting the hours of operation to 7:00 a.m. to 9:00 p.m. The refuse collection area, in the northwest corner of the site, may also generate some noise. Due to the site's small size and elongated shape, there are not many options for relocating it. The site isn't expected to generate a lot of waste, compared, for example, to a restaurant or retail business. Impacts can be mitigated by limiting the times during which refuse can be collected to 7:00 a.m. to 9:00 p.m. Constructing a business on the site means that there will no longer be a vacant lot adjacent to the rear wall of the home to the north. Vacant lots can attract those intent on pursuing undesirable behaviors, as can closed businesses. To discourage people from occupying the site during non-business hours, it is recommended that power to the washes and vacuums be shut off after operating hours. Lighting on the sight should be turned off or dimmed so that only that needed for security purposes is used after hours. To promote compatibility with the local built environment, buildings should complement or be compatible with area buildings. Desert or earth-tone colors should be used on exterior surfaces, which should be constructed of or painted with graffiti-resistant materials. Architectural detailing on the rear and sides of the buildings should be compatible with that on the front façade. Rooflines over 20 feet high should be varied, to promote visual interest. Summary and Recommendation The small size and elongated shape of the site limit its development potential. The proposed use, a car wash, may not be the most desirable use adjacent to single-family residences, however, staff believes potential adverse impacts can be mitigated. The following conditions are recommended to enhance this proposal's consistency with adopted land use plan policies: 1) Operating hours are limited to between the hours of 7:00 a.m. and 9:00 p.m. General Plan Element 2, Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include … appropriate non-residential uses. Design Guideline I.A.5.c - 'Good Neighbor" Approach - Encourage businesses to be good neighbors to adjacent residences. One solution is to limit hours of operation where possible. 2) Power to the vaccums and conveyor wash facility shall be turned off during non-operating hours. General Plan Element 2, Policy 3: Protect established residential neighborhoods b supporting compatible development, which may include … appropriate non-residential uses. Design Guideline I.A.5.c - 'Good Neighbor" Approach - Encourage businesses to be good neighbors to adjacent residences. 3) Excess lighting shall be turned off and/or dimmed during non-operating hours, such that the only site lighting will be that needed for security purposes. General Plan Element 13, Policy 1: Promote and preserve the special qualities and resources that contribute to Tucson's attractiveness and make the community unique. The intent is to preserve Tucson's "dark skies" that contribute to southern Arizona's established reputation as an important astronomical center. 4) Vacuum area to be located at least 150 feet south of the northern property line. General Plan Element 2, Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include … appropriate non-residential uses. Design Guideline III.A.1.c - Siting of "Undesirable" Elements - The intent is to avoid siting elements that may cause conflict with residential neighbors. A solution is to locate unsightly and noise-generating elements away from adjacent residential property. 5) Architectural detailing on the sides and rear of buildings to be consistent with that on the front. General Plan Element 4, Policy 5: Promote neighborhood identity and visual character. Design Guideline I.B.2.a - Building Facades at Rear and Sides - The intent is to provide higher quality facades at the rear and sides of new buildings through careful design and detailing. 6) A variety of roof lines and planes shall be provided if the building height exceeds 20 feet. General Plan Element 4, Policy 5: Promote neighborhood identity and visual character. Design Guideline I.B.2.c - Roof Lines - The intent is to encourage a high quality and visually interesting roof horizon. 7) All exterior mechanical equipment shall be screened or integrated into the site design. General Plan Element 4, Policy 5: Promote neighborhood identity and visual character. Design Guideline I.B.2.c - Rooftop Equipment - The intent is to minimize mechanical equipment on rooftops to reduce negative visual impacts on neighbors and reduce energy costs. One solution is to integrate mechanical equipment into the overall site design and screen all mechanical equipment on rooftops. 8) Exterior colors shall be desert- or earth-tones. General Plan, Element 4, Policy 1: Preserve and enhance Tucson's natural setting, urban form, and community image. Design Guideline I.B.2.e - Design Context and Neighborhood Character - The intent is to improve the character of new projects and reinforce existing architectural character in established neighborhoods. 9) Color elevations demonstrating compliance with these conditions shall be submitted with the development plan. 10) A six-foot high decorative masonry wall shall be provided adjacent to the residentially-zoned property to the north. Wall details shall be provided with the development plan submittal. General Plan Element 2, Policy 3: Protect established residential neighborhoods by supporting compatible development, which may include … appropriate non-residential uses. Design Guideline I.B.3.f - Landscape Screens - The intent is to use landscape, grading and screen walls to screen less visually attractive uses. Design Guideline I.B.3.a - Free-standing Walls - The intent is to reduce the impact of freestanding walls … and improve their visual appeal. One solution is to incorporate decorative features into the wall design. 11) Exterior surfaces to be constructed of or painted with graffiti-resistant materials. General Plan Element 4, Policy 5 is to promote neighborhood identity and visual character. 12) Free-standing signs shall be architecturally consistent with the new development. General Plan Element 4, Policy 6 is to provide quality in design. 13) One canopy tree shall be planted for every four parking spaces. General Plan Element 4, Policy 5 is to promote neighborhood identity and visual character. 14) To prevent loss of vegetation due to spread of fire and extreme competition from nonnative species, nonnative invasive buffelgrass, Johnson grass, fountain grass, and Russian thistle shall be removed. It shall be ensured that personnel conducting maintenance can distinguish between native and nonnative grasses and plants. Only nonnative invasive species shall be removed. General Plan Element 14, Policy 4 is to promote the development and management of healthy and attractive urban vegetation. Action 4.3.B is to promote native vegetation as the preferred landscaping in order to restore wildlife habitat, conserve water, and enhance Tucson's regional identify. Policy 5 is to promote the long-term management and maintenance of Tucson's urban vegetation to maximize environmental and other benefits to the community. s:\caserev\sp-excpt\se07-08\07- SE-07-18 Arizona Auto Spa - Broadway 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. |
| 08/21/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-07-18, ARIZONA AUTO SPA, BROADWAY BL COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: Daily: 432 PM Peak: 32 Please call if you have questions. Tom Cooney, Travel Forecasting Manager Pima Association of Governments |
| 08/24/2007 | JIMHOFF1 | ENGINEERING | REVIEW | Passed | |
| 08/24/2007 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Passed | |
| 08/24/2007 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has no comments on this submittal. Thank you. Tom Martinez |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Passed | |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No Comment. Tim Bolton AZ State Land Department |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | The Tucson Airport Authority has reviewed the above referenced Special Exception request and has no concerns or comment. Dennis Cady, AICP Director of Planning |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Pima County Natural Resources, Parks and Recreation has no objection to the petitioner's proposed Special Exception request. Steve Anderson Principal Planner |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | CASE: SE-07-18 Arizona Auto Spa - Broadway Blvd, C-1 Zoning WARD: 2 Dear Mr. Wyneken: Thank you for the opportunity to comment on Case SE-07-18, a proposed auto washing facility at Broadway and S. Harrison. The project area is located within the Tucson Electric Power (TEP) service area and TEP will serve it. Sincerely, Shannon L. Breslin Senior Environmental and Land Use Planner Corporate Environmental Services Tucson Electric Power P.O. Box 711, Mail Stop DS315 Tucson, AZ 85702 |
| 08/24/2007 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | No objections/adverse comments. Becky Noel Tucson Police |