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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T08SE00005
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/12/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 03/14/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) TEP Cienega Substation Dawn Drive Special Exception - SE-08-05 The zoning for this property is RH. The existing use falls under the Utilities Use Group, Sec. 6.3.12, Distribution System "25", limited to: Power substations with an input voltage of one hundred fifteen (115) kilovolts or greater, subject to: Sec. 3.5.11.1.C, .F, .G, and .J and approval through a Zoning Examiner Full Notice Procedure, Sec. 23A-50 and 23A-53 (Ord. No. 9967, §2, 7/1/04). Also per the General Restrictions 2.5.4.6 the following restrictions apply to all uses and development in this zone. The submitted plan, showing the proposed TWP substation and associated structures is acceptable to continue the review for the zoning examiner's report. Should you have questions, contact me at 837-4956 please. Steve Shields, Lead Planner City of Tucson, Development Services Department |
| 03/18/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | There is sufficient information to determine compliance with the Rincon Southeast Subregional Plan. |
| 03/21/2008 | ROGER HOWLETT | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-05 TEP Cienega Substation - Dawn Drive Special Exception RH Rincon Southeast SubregionalPlan, Map Detail #8 03/20/07 drcorral for mpadilla This special exception request is to allow a 12.7-acre site located within a larger parcel owned by Arizona State Land Department (ASLD), to be used by Tucson Electric Power Company (TEP) for a new electrical substation. The ASLD vacant parcel is located at the northwest corner of the intersection of Dawn Drive and Shalom Drive just north of the existing TEP transmission line. The 12.7-acre proposed TEP site is located in the north-central part of the larger parcel. The site will have two 20 foot private access easements from Dawn Drive. One will be located on the west side of the leased site and one will be located on the east side of the leased site to accommodate TEP vehicles with a loop access around/through the substation. The substation, including walls and equipment, will be setback at least 200 feet from all sides of the leased area and at least 1,000 feet from existing residential properties to the east. Land Use Plan Policy Summary Land use plan policy guidance is provided by the Rincon Southeast Subregional Plan (RSSP) Map Detail #8 and the City's General Plan. The Design Guidelines Manual suggests design techniques that can be used to implement land use plan policy objectives. The Houghton/Dawn map detail covers an approximately 3,500-acre or 5.5-square-mile area of undeveloped State Trust lands, generally located north and south of Interstate 10 between Houghton Road on the west and Colossal Cave Road on the east. This map detail area lies immediately east of map detail #4-RSSP and shares many of the same environmental characteristics. The terrain is generally flat and braided by a network of shallow washes. The characteristic vegetation is creosote, bur sage, and cacti species, with mesquite found in and along the washes. The area is zoned RH (Rural Homestead, very low-density residential) and RX-1 (low-density residential). The closest residential development is a recreational vehicle park located east of Houghton Road, just north of the Rocket Road alignment. The area is affected by both high voltage transmission lines and an underground gas pipeline. The Environmental Resource Zone (ERZ) recognizes the value of Tucson's open space resources, particularly the critical and sensitive wildlife habitat of eastern Pima County associated with public preserves. The Houghton/Dawn area contains numerous significant washes that were added to the ERZ base map when original City zoning was established for this area. General Plan policy supports measures that protect life and property, including those that minimize potential loss due to flooding and erosion. Policies promote protecting washes and associated habitat and wildlife corridors. Other policies encourage environmentally sensitive site design that enhances the visual quality of the community. The Design Guidelines Manual suggests techniques for improving the visual appeal of freestanding walls, and screening less visually attractive uses, such as utility equipment. There is one ERZ watercourse and one proposed ERZ watercourse within the ASLD parcel boundary; however, none of the watercourses will be affected by the project site. Discussion TEP staff and their consultants attended a rezoning presubmittal meeting on November 14, 2007. TEP staff and their consultants held a neighborhood meeting on January 8, 2008 in which approximately 70 notices were mailed out and about 40 neighborhood residents attended. TEP and staff held an additional meeting on January 25, 2008 at which an expanded mailing list with over 500 notices were mailed and about 25 neighborhood residents attended. Concerns raised at both meetings included a request by the neighbors to move the substation further west away from existing residences. Sufficient information was provided to demonstrate that the proposal is in substantial compliance with the RSSP and the General Plan. A plan amendment is not required. Upon full review staff will focus on site design aspects intended to minimize impacts of the site on the surrounding areas. Recommendation Staff recommends that this application be accepted for further processing. ADOPTED PLAN POLICY HOUGHTON/DAWN MAP DETAIL #8-RSSP Plan Adoption Date: June 10, 1996 (Resolution No. 17293) Annexation Date: January 2, 1996 (Ordinance No. 8616, C15-95-19) General Description The Houghton/Dawn map detail covers an approximately 3,500-acre or 5.5-square-mile area of undeveloped State Trust lands, generally located north and south of Interstate 10 between Houghton Road on the west and Colossal Cave Road on the east. This map detail area lies immediately east of map detail #4-RSSP and shares many of the same environmental characteristics. The terrain is generally flat and braided by a network of shallow washes. The characteristic vegetation is creosote, bur sage, and cacti species, with mesquite found in and along the washes. The area is zoned RH (Rural Homestead, very low-density residential) and RX-1 (low-density residential). The closest residential development is a recreational vehicle park located east of Houghton Road, just north of the Rocket Road alignment. The area is affected by both high voltage transmission lines and an underground gas pipeline. The Major Streets and Routes Plan (MS&R) identifies certain streets for special designation as scenic or gateway routes. Because Houghton Road north of the Harrison-I-10 area had previously been designated a gateway route, this gateway designation was extended south at the time original City zoning was established for this area. In addition, Colossal Cave Road is designated as a scenic route in the county and is a candidate scenic route in city. This is the first segment of Colossal Cave Road to be annexed into the City. The Environmental Resource Zone (ERZ) recognizes the value of Tucson's open space resources, particularly the critical and sensitive wildlife habitat of eastern Pima County associated with public preserves. The Houghton/Dawn area contains numerous significant washes that were added to the ERZ base map when original City zoning was established for this area. In addition to the environmental concerns regarding wash preservation, the most significant influence on future development is Interstate 10, which diagonally bisects the area. The Southern Pacific Railroad, immediately north of the plan area, will also impact future land uses and transportation both within the plan area and in adjacent undeveloped areas to the north. Because the area is undeveloped, there is little infrastructure. The I-10 interchange for Colossal Cave Road/Wentworth Road lies directly south of the easternmost portion of the plan area. Colossal Cave Road leads to the community of Vail and the Rincon Valley. Wentworth Road leads south to New Tucson. The Eastern Pima County Trail System Master Plan shows the Flato-Franco washes (#4) as a Second Priority Primary Trail. This trail route is comprised of natural washes and road and utility rights-of-way. In the Houghton/Dawn area, the trail follows the underground gas line easement and Colossal Cave Road and is primarily intended to serve as a long distance equestrian trail and desert belt connection to Cienega Creek. Plan Designations Areas identified as ERZ washes are designated Resource Conservation (RC) on the map detail. Otherwise, plan designations generally reflect current zoning. The area south of the interstate is planned Low Intensity Rural and Medium Intensity Rural, which generally correspond to RH and RX-1 zoning. The majority of the area north of the interstate, zoned RH, is planned Development Reserve. Development Reserve is a "holding zone" for future urban development. The Medium Intensity Rural designation north of the interstate reflects RX-1 zoning. The I-10 corridor is planned Medium High Intensity Urban and restricted to nonresidential uses by Special Area Policy 5-03. Design standards in this corridor are provided by Special Area Policy 2-03. Applicable Subregional Policies All Subregional Policies should be reviewed for applicability to land use proposals within this area. Depending on the particular site under consideration and the nature of the rezoning request, Natural and Cultural Resources policies, particularly Open Space, Wildlife Habitat, Regional Trail System, and Archaeological and Historic Preservation policies, will be particularly important to guide development in this area. Special Area Policies Special Area 2-03 I-10 Corridor/Eastern Gateway Site design standards are provided for this area to enhance the sense of entry to the metropolitan area, preserve viewsheds and native vegetation, and mitigate negative impacts from industrial uses. 2-03 I-10 Corridor/Eastern Gateway Location: T16, R16, portions of Sections 7, 18, 17, 20, & 21. T16, R15, portions of Section 12. Description/Purpose: Standards to preserve scenic quality along a major transportation corridor and enhance the sense of entry into the metropolitan area; design criteria for visual standards, preservation of viewsheds of ridge lines and preservation of native vegetation; mitigation of negative impacts of industrial uses; buffering of existing residential; restriction of future residential. (Also see Special Area 5-03). Special Area 5-03 Restricted (Nonresidential) Medium High Intensity Urban This area is restricted to nonresidential uses to provide a transition between existing industrial and low-intensity residential uses. 5-03 Restricted (Nonresidential) Medium High Intensity Urban Location: I-10 corridor and areas south of Tucson International Airport (T16, R15, portions of Sections 2 & 12; T16, R16, portions of Sections 7, 18, 17 & 20; T16, R14, portions of Section 5.) Description: Restricted to nonresidential uses; provides for office and Park Industrial area as a transition between existing industrial and lower intensity residential uses. PART I. SUBREGIONAL POLICIES B. NATURAL AND CULTURAL RESOURCES 2. Wildlife Habitat and Corridors Protection of wildlife habitat and movement corridors includes both preservation and mitigation of negative impacts of development. POLICIES a. Areas shall be identified as significant wildlife habitat and corridors in accordance with the following: 1) Critical and Sensitive Wildlife Habitats of Eastern Pima County Map accepted and endorsed by Mayor and Council in December 1989 or inventory update which supersedes this study; 2) Environmental Resource Report prepared in accordance with City of Tucson Development Standard 1-07.0 (Environmental Resource Report). 9. Archaeological and Historic Preservation POLICIES As appropriate to the development proposal and site characteristics, the following procedures may be required: a. Site Inventory: An inventory of archaeological and historical sites shall include a summary of records maintained at the Arizona State Museum for parcels that have already been surveyed. b. Site Survey: If recommended by the Arizona State Museum or the State Historic Preservation Office, parcels that have not been inventoried shall be field surveyed by a professional archaeologist, and any resources encountered shall be recorded in accordance with guidelines established by the Arizona State Museum and the State Historic Preservation Office. c. Based on the inventory or survey process, significant archaeological and historical sites shall be evaluated by a professional archaeologist and/or architectural historian, as appropriate, for designation under the City historic zone ordinance and eligibility to the National and State Registers of Historic Places. C. SITE PLANNING AND DESIGN GUIDELINES Site Design 3. Landscaping POLICIES a. An acceptable plant preservation plan completed by a qualified professional shall be a condition of rezoning if the site analysis identifies any of the following on-site features: 1) Threatened and/or endangered plant species; 2) Plants listed in Appendix A of the Arizona Native Plant Law; 3) Significant wildlife habitats and corridors (see Plan Policy II.B.2); 4) Areas of riparian vegetation. b. The plant preservation plan shall clearly delineate areas to be preserved, including the fencing of no-grade areas. The City Landscape Inspector shall field verify compliance with grading limit lines. c. Wherever on-site features as noted in policy a. above can not be preserved, landscape design and construction shall promote the use of transplanted, on-site desert plants, container plants, seeded desert plants and inorganic groundcover. This requirement shall be particularly emphasized on all landscaped areas abutting public rights-of-way, scenic and gateway routes and landscaping having high public visibility. d. Saguaros of a height of six feet or less that can not be preserved in place or relocated on-site shall be replaced on a one-to-one height basis with nursery grown or permitted and tagged saguaro transplants (as per Arizona Native Plant Law requirements). e. Saguaros measuring over six feet that can not be preserved in place or effectively relocated on-site shall be replaced, within the site area, with two or more nursery grown or permitted and tagged saguaro transplants whose combined height equals that of the saguaro that is lost. f. The preservation plan shall specify salvage and transplant procedures, soil preparation and a maintenance schedule for all relocated plants, and include assurances that saguaro and other cacti salvage shall be performed by a professional using equipment appropriate for the size of the plant being moved. General Plan General Plan. Element 1, Growth Areas and Population, Policy 22 is to protect washes, linkages to important habitat areas, and wildlife corridors through design and development practices that respect the natural environment Element 2, Land Use, Supporting Policy 10.2 is to continue to develop and refine regulations and guidelines to support wildlife and vegetation when development occurs within environmentally sensitive areas Element 4, Community Character and Design, Policy 1 is to protect and enhance Tucson's natural setting, urban form and community image. Supporting Policy1.5 is to promote a renewed community effort to control visual blight … Supporting Policy 3.1 is to protect views from frequently used gathering places, major streets, and pedestrian paths … Policy 6 is to promote quality in design for ... all development. Supporting Policy 6.1 is for all development to incorporate environmentally sensitive design that … complements adjacent land uses, and enhances the overall function and visual quality of the … community. Supporting Policy 6.6 is to utilize strategies in the Design Guidelines Manual to provide an improved level of community design. Element 7, Safety, Policy 2 is to maintain measures to protect life and property in natural hazard areas. Supporting Policy 2.1 is to continue to administer and update adopted floodplain regulations to reduce the damage and severity of flood events. Element 14, Environmental Planning and Conservation, Policy 3 is to implement methods to conserve and enhance habitat when development occurs. Development Standards Design Guideline I.B.3.a, Freestanding Walls - The intent is to reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solutions include promoting variations in scale, reflective surface, texture and pattern by varying the wall alignment (jog, curve, notch, setback, etc.), and planting trees and shrubs in the voids created by wall variations; and using two or more wall materials, and/or incorporating a visually interesting design on the wall surface. Design Guideline I.B.3.f, Landscape Screen - The intent is to use landscaping … to screen less visually attractive uses. A solution is to screen … utility equipment …by using a masonry wall and plantings. s:\caserev\sp-excpt\se07-08\ SE-08-05 TEP Cienega Substation - Dawn Drive ipc |