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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00006
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/03/2008 | JIMHOFF1 | DOT ENGINEERING | REVIEW | Completed | No objections. A. Dinauer 04/03/2008 |
| 04/03/2008 | JIMHOFF1 | ENV SVCS | REVIEW | Completed | ES has no objections to this special re-zoning request. Thanks, Andy Vera City of Tucson Environmental Services Accounts Representative |
| 04/04/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | The above referenced case is located in the Scenic Route District of the Tucson Sign Code. However signs are not allowed to be placed on cell towers. |
| 04/07/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No objections or conditions. Frank Sousa April 7, 2008 |
| 04/09/2008 | JIMHOFF1 | LANDSCAPE | REVIEW | Completed | The Landscape Review Section has reviewed the application for Special Exception and is concerned that if approved a total of four stealth saguaros will be visible from Houghton Road, and located within the 400-foot Scenic Corridor Zone. The Landscape Review Section recommends that a minimum of two additional live saguaros, with one being at least 10 feet in height, be planted in the same general vicinity, either near the top of or on the upper slopes of the ridge, and visible from the Houghton Road right-of-way in order to provide a more natural context for the existing/proposed stealth saguaros. The applicant should be aware that a Native Plant Preservation Plan or an Application for Exception may be required prior to permits being issued for the proposed equipment enclosure. |
| 04/10/2008 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on this Project. |
| 04/15/2008 | JIMHOFF1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | DATE: April 15, 2008 TO: Judith Imhoff FROM: Fred Coy SUBJECT: SE 08-06 Verizon @ McGraw's Houghton Road Section 35 of T14S, R15E Tucson Water has completed our review of the subject request and proposed plan to install a cell tower (artificial cactus) and ground equipment control building on the subject parcel. According to our records, we have a 24" major transmission water main within Houghton Road and one 2" water meter service ( meter # 32667401) that runs off the 24" main and serves McGraw's Cantina. Our records indicate that the 24" transmission main within Houghton Road is between the property line and approximately 58' e/o property line. This is a critical pipeline and we cannot permit any permanent structures to be built within 15 feet of any portion of this water main. Please Blue Stake the existing water main with respect to the proposed control building. If our required clearance can be respected, Tucson Water has no objections to this installation. Please contact me if I can be of any further assistance in this matter. Thank you. Fred Coy Sr. Engineering Associate |
| 04/16/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 04/16/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | CASE: SE-08-06, Verizon at McGraw's Houghton Road, SR ZONE COMMENT: NO OBJECTIONS OR ADVERSE This development is negligible for vehicle trip generation. Please call if you have questions. KoSok Chae Associated Modeler |
| 04/16/2008 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Verizon at McGraw's Houghton Road, SR & C1 Special Exception - SE-08-06 TRANSMITTAL: April 16, 2008 The zoning for this property is C1. The existing use falls under the Commercial Services Use Group, Sec. 6.3.5, Communications "28", subject to: Sec. 3.5.4.20.B, .C, and .D.1 or .D.2. Also per the General Restrictions 2.5.3.6 the following restrictions apply to all uses and development in this zone. A. Drive-through services are not permitted unless specifically provided for the land use. B. All land use activities except vehicular use areas shall be conducted entirely within an enclosed building unless specifically provided otherwise. Development designator "28", requires or allows the following: Minimum site area = 0 Floor area ratio = 0.35 Maximum building height = 30 feet Interior perimeter yard indicator = DD 1. This project consists of the installation of a thirty (30) foot "Stealth" Saguaro cactus communications tower and antennas and a twelve (12) by twenty-six (26) foot equipment shelter. Off-Street Parking: Not required Off-Street Loading: Not required. Bicycle Parking: Not required. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956. |
| 04/18/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 04/21/2008 | JUDITH IMHOFF | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-06 Verizon at McGraw's - Houghton Road Special Exception SR and C-1 South Pantano Area Plan and the General Plan 04/18/07 drcorral 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. Sprint, T-Mobile and AT&T are other carriers situated at this location designed as stealth saguaros; the other, Alltel, is concealed in an adobe chimney on a small building behind (west of) the restaurant. The applicant proposes a new 30-foot high stealth saguaro to be located southwest of McGraw's Cantina in the vicinity of the other existing stealth saguaros. The stealth saguaro and ground equipment will be located in an approximately 12' by 26' prefabricated equipment shelter within a 40'(I) by 25'(W) by 10'(H) masonry walled compound. The exterior of the shelter and the masonry perimeter wall will 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), Major Streets and Routes Plan 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 Major Streets and Routes Plan supports approaches to development that preserve both near and distant views and place new uses in locations which are less visible from the roadway. 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. Discussion This site is well suited for telecommunications facilities, as it is not readily visible to the general public from Houghton Road. Houghton Road is a designated scenic route; however, the lease site is well over 350 feet west of the right-of-way, behind (west of) the existing restaurant and two accessory buildings, and within the immediate vicinity of other existing telecommunications facilities. However, visual impacts along Houghton Road will be more closely evaluated during the Scenic Corridor Overlay Zone review. The nearest residence is over 800 feet to the northwest; Pantano Stables is to the south; and the parcel to the west is open space common area for the Redland Hills subdivision. The monopole and antennae will be concealed in a 30-foot high stealth saguaro to be located just east of the two existing stealth saguaros measuring 36 feet and 34 feet in height respectively. The stealth saguaro and ground equipment will be located in an approximately 12' by 26' prefabricated equipment shelter within a 40'(I) by 25'(W) by 10'(H) masonry walled compound that will be painted and textured to match the existing buildings and other facilities. The stealth approach to this location is appropriate and is in keeping with the overall goals of the scenic route designation and the South Pantano Area Plan and the General Plan. Recommendation The site has been designed to minimize visual impacts and blend in with the built environment at McGraw's Cantina, which is consistent with the policies and intent of the SPAP Subarea 7 and the General Plan . The following conditions are recommended to further the proposal's compliance with General Plan policy: 1) The stealth saguaro cactus shall be no higher than 30 feet. Relevant Policies: SPAP Policy 1.B. General Plan - Element 4 - Policy 3, and Supporting Policy 3.7 Design Guideline 1.B.2.e. - Design Context and Neighborhood Character 2) The masonry wall surrounding the lease site shall be textured and painted to match other buildings and features in the immediate vicinity. Relevant Policies: SPAP Policy 1.B. General Plan - Element 4 - Policy 3, and Supporting Policy 3.7 Design Guideline 1.B.2.e. - Design Context and Neighborhood Character 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 Major Streets and Routes Plan D. Development Guidelines for Development along Scenic Routes 3. Methods to be considered in preserving foreground and distant views shall include, but not be limited to: setbacks, height restrictions, building orientation, provision of view windows, and location of development in areas which are less visible from the roadway. s:\caserev\sp-excpt\se07-08\ SE-08-06 Verizon at McGraw's - Houghton Road |
| 04/21/2008 | JIMHOFF1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 04/22/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | PARKS AND RECREATION DEPARTMENT - SPECIAL EXCEPTION COMMENTS SE-08-06, Verizon at McGraw's - Houghton Road SR 4/22/08 General - This special exception request is to allow use of a lease site for cellular communications facilities, specifically for a 30-foot-high stealth saguaro and ground equipment within a 10-foot-high masonry walled compound. The lease site is west of McGraw's Cantina, at 4110 Houghton Road. It's on the west side of Houghton south of Escalante Road, and overlooks the Pantano Wash to the southwest. Access to the site is from Houghton Road. There are already a few stealth saguaros and associated ground equipment on this parcel. Surrounding Land Uses - This site and surrounding areas consist of large, SR-zoned parcels, except for the McGraw's Cantina parcel to the east, which is zoned C-1. There's a single-family residence to the north, vacant land to the west, a single family residence and horse stables to the south, and the Pantano Wash to the southwest. This project is located on the southeast fringe of the urbanized metropolitan area. Land Use Plan - The site is within the bounds of the South Pantano Area Plan, Subarea 7. Major washes and floodplain areas, such as the Pantano Wash, are to be developed as open space and park areas. This site is sufficiently distant from the Pantano Wash such that there are no requirements relative to this proposal. Nearby Trails - The Houghton Road greenway is being developed along the east and portions of the west side of Houghton Road. The lease site does not have any frontage on Houghton Road, and there are no requirements relative to this proposal. COMMENTS/CONDITIONS Staff has no comments or conditions relative to trails and open space areas, and does not object to this special exception proposal. Reviewed By: Joanne Hershenhorn |
| 05/02/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | No objections from Streets. Sandra Zurbrick |
| 05/09/2008 | JIMHOFF1 | ENGINEERING | REVIEW | Passed | |
| 05/09/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this proposal. CSO Becky Noel Tucson Police Dept |
| 05/09/2008 | JIMHOFF1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | TEP Land Management has no comments at this time. Shannon L. Breslin Sr. Environmental and Land Use Planner Tucson Electric Power Company |
| 05/09/2008 | JIMHOFF1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 05/09/2008 | JIMHOFF1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed |