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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T07SE00028
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 11/06/2007 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-07-28 AT&T Mc Graws - Houghton Road SR Special Exception South Pantano Area Plan (Subarea Seven) 11/05/07 drcorral ipc This Special Exception request is to allow a new cellular communications facility at 4122 South Houghton Road, near McGraw's Cantina restaurant. Due to its location atop a ridge overlooking areas to the south, McGraw's is a popular site for telecommunications facilities - there are already three on the property. Two are disguised as stealth saguaros; the other is concealed in an adobe chimney on a small building behind (west of) the restaurant. The applicant proposes a new 36-foot high stealth saguaro to be located just southwest of the two existing stealth saguaros. The stealth saguaro and ground equipment will be located in an approximately 20'x15' CMU block enclosure that shall be textured and painted to match the buildings nearby. The areas to the north and south of the parcel are zoned SR, and to the east is the parcel with McGraw's Cantina, zoned C-1, and further east is Houghton Road. Across Houghton to the east is Highland Trials Estates, a large-lot, low-density, residential subdivision. To the west is an open space area in the Redland Hills subdivision. Pantano Wash is to the southwest. Land Use Plan Policy Summary Land use policy guidance is provided by the South Pantano Area Plan (SPAP) and the General Plan. The site is located within SPAP Subarea 7. SPAP Commercial land use policies require the use of appropriate design elements when locating commercial uses in proximity to established neighborhoods. Subarea 7 also that vacant land west of Houghton should be developed to be compatible with adjacent suburban densities. The General Plan policy supports the provision of new telecommunications facilities if they are located, installed and maintained in a manner that minimizes visual impacts and preserves views. As such, the proposed stealth saguaro cactus antenna appears to be in general compliance with the intent of the plans. Discussion The applicant attended a pre-submittal meeting with staff on September 12, 2007, and held a neighborhood meeting on October 10, 2007. Those in attendance supported the request and left with no concerns or objections. Sufficient information has been provided to demonstrate substantial compliance with the SPAP and the General Plan. A plan amendment is not required. Recommendation Staff recommends that this application be accepted for processing. ADOPTED PLAN POLICY South Pantano Area Plan COMMERCIAL SUB-GOAL - Provide for the commercial needs of the area. Policies: 1. Promote commercial developments at appropriate locations in the area. Implementation Techniques B. Require appropriate design elements (fences, walls, vegetation, etc.) during the rezoning and development review process when locating commercial uses in proximity to established neighborhoods. SUBAREA SEVEN Profile: This area includes the land east and west of Houghton Road between Golf Links Road/Old Spanish Trail on the north and the extension of Irvington Road on the south (see Subarea Seven Map). Houghton Road is the main arterial through this subarea furnishing direct access to Interstate 10 to the south and the total metropolitan area to the north. Old Spanish Trail borders at the northeast corner of this area and is designated as a Scenic Route by Pima County. Refer to Transportation, Section 3.C for development criteria adjacent to this scenic route. Escalante Road east of Houghton is a major street in the adopted Pima County Major Streets and Routes Plan. The land outlined on this subarea map west of Houghton is vacant while the land to the east is partially developed on four plus acre lots. Proposed Use: Commercial node development is appropriate at major Houghton Road intersections. Suburban to midurban densities are appropriate along the frontage of Houghton provided the final design of proposed development is sensitive to natural topography. Cut and fill and grading for any proposed development should be kept to a minimum. Development may extend east into this subarea from Houghton Road provided it is designed to transition compatibly to and consistent with the existing natural and rural character of adjacent properties east of Houghton. Higher density developments may be appropriate in conjunction with commercial nodes and must have direct access to Houghton Road. The vacant land west of Houghton should be developed to be compatible with adjacent suburban densities. Escalante Road will continue to be planned as a major street, however; its classification, extension from Houghton and necessary right-of-way will be reviewed along with other major streets at the time the area is annexed. General Plan Element 4:Community Character and Design, Policy 3: Preserve scenic views of natural features and community landmarks. Supporting Policy 3.7: Require that, whenever possible, telecommunications facilities be located, installed, and maintained to minimize visual impact, preserve views, and be consistent with the City's adopted land use plans and policies. Cabling and fiber optics should be installed underground where possible, and the visual impact of cellular towers will be a prime consideration in the City's acceptance and approval. Policy 5: Promote neighborhood identity and visual character 5.5 A Consider incentive for telecommunications providers to install infrastructures, not only in the newer areas, but also in older neighborhoods to increase opportunities for all citizens to have access to high-tech telecom services. Design Guidelines Manual e. Design Context and Neighborhood Character (1.B.2.e) Intent - improve the character of new projects and reinforce existing architectural character in established neighborhoods. Solution - harmonize new buildings with existing buildings by incorporating design elements of the adjacent architecture including the following: · Scale and massing of structure · Finishes, materials and colors s:\caserev\sp-excpt\se07-08\ SE-07-28 AT&T Mc Graws - Houghton Road ipc |
| 11/07/2007 | MATT FLICK | ENGINEERING | REVIEW | Completed | There is sufficient information to determine compliance with the South Pantano Area Plan. The site construction will not disturb any drainageways within the SCZ. Vehicular access is via an existing graded/gravel easement from Houghton Road; Houghton Road is an Arterial on the Major Streets & Routes Plan and a designated Scenic Route. DSD Engineering has no objection or adverse comment regarding the approval of Special Exception. Matt Flick, P.E. Engineering Manager Development Services Department City of Tucson Phone: (520) 837-4931 Fax: (520) 879-8010 Please visit our web site: www.ci.tucson.az.us/dsd |
| 11/08/2007 | HEATHER THRALL | ZONING | REVIEW | Completed | TO: Rezoning Division FROM: Heather Thrall Senior Planner PROJECT: SE-07-028, 4122 S. Houghton Special Exception to allow stealth cell tower at existing McGraw's Steakhouse Restaurant site ACCEPTANCE of Information for Plan Compliance review TRANSMITTAL: November 8, 2007 Zoning review staff has reviewed the preliminary plan for the special exception proposal at 4122 S. Houghton Road. This Special Exception is to a stealth cell tower on an existing restaurant 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. |