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Plan Review Detail

Plan Number: T08SE00011
Parcel: Unknown

Address:
8140 E 22ND ST

Review Status: Active

Review Details: REZONING - IPC

Plan Number - T08SE00011
Review Name: REZONING - IPC
Review Status: Active
Review Date Reviewer's Name Type of Review Description Status Comments
05/23/2008 STEVE SHIELDS ZONING REVIEW Completed TO: Rezoning Division
Re: Acceptance of Information for Plan Compliance (IPC)

Verizon at Pantano Parkview & 22nd Street
8140 E. 22nd Street - C-2
Special Exception - SE-08-11

The zoning for this property is C-2. The existing use falls under the Commercial Services Use Group, Sec. 6.3.5, Communications "31", subject to: Sec. 3.5.4.20.B, .C, and .E.1, or Sec. 3.5.4.20.B, .C, and .E.2, or Sec. 3.5.4.20.B, .C, and .F.2, or Sec. 3.5.4.20.B, .C, and .G. Also per the General Restrictions 2.5.4.6 the following restrictions apply to all uses and development in this zone.
A. Outdoor display of finished products for rent or sale at retail or wholesale is permitted, unless prohibited by specific performance criteria.
B. Unless modified by specific performance criteria or Sec. 2.5.4.6.A, land uses in the Commercial Services, Industrial, Restricted Adult Activities, and Wholesaling Use Groups shall be conducted entirely within an enclosed building.
The submitted plan, showing the proposed extension of an existing monopole to accommodate additional panel antennas is acceptable to continue the review for the zoning examiner's report.

It should be noted that it appears that the proposed area for the communication equipment is also being used to store vehicles. This area does not appear to be paved as required by the LUC and maybe considered an expansion of vehicle use area. Provide a copy of the last approved site plan for the entire site so that zoning care verify if the area was approved for vehicle storage.

Should you have questions, contact me at 837-4956 please.

Steve Shields, Lead Planner
City of Tucson, Development Services Department
05/27/2008 DAVE MANN FIRE REVIEW Approved
06/05/2008 JUDITH IMHOFF COMMUNITY PLANNING REVIEW Completed DEPARTMENT OF URBAN PLANNING & DESIGN
SE-08-11 Verizon at Pantano Parkview - 22nd Street
SE for Monopole height in C-2
Pantano East Area Plan
03/03/08 drcorral

The proposed special exception land use is for a Verizon Wireless collocation on an existing 50-foot-high T-Mobile monopole. The site is zoned C-2, is located at 8140 E. 22nd Street, and is surrounded by C-2 zoned properties.

The existing monopole where the collocation will occur is located on a dirt lot at the southeast corner of an existing commercially zoned property used for auto repair. The proposal is to extend the existing 50-foot-high T-Mobile monopole by 15 feet for a maximum height of 65 feet upon which six Verizon Wireless panel antennas will be mounted each measuring up to eight feet in length. The associated equipment area will occupy a 25'-7" by 30'-0' parcel and is proposed to be enclosed by a chain link fence.

Policy Summary
The Pantano East Area Plan (PEAP) and the General Plan provide land use guidance for the subject parcel. The City of Tucson's Design Guidelines Manual lends additional design guidance.

The PEAP supports the requested land use when the use is located on an arterial street and the proposed use is integrated with other commercial uses. GP Element 4 (Community Character and Design) Policy 3.7 requires that, whenever possible, telecommunications facilities be located, installed and maintained to minimize visual impacts and preserve views. Policy 4.6 promotes the coordination of efforts of government, private developers, and utility firms to improve the appearance of necessary aboveground utility lines and structures.

The PEAP and the General Plan both can support the requested land use if visual appropriate design elements and buffering techniques, to mitigate the potential negative impacts of more intense development on established neighborhoods, are employed. A plan amendment is not required, however, as submitted, lacking stealth design, the plans do not support the project. As presented, the project does not appear to be in general compliance with the intent of the Plans

Discussion

The applicant attended a presubmittal meeting with staff on April 2, 2008 in which applicant was advised that Plans could support request if stealth designed. Suggestions given included the use of non-reflective paint, close in the array of antennas, monopalm, etc. The applicant held the required neighborhood meeting on May 1, 2008. No one attended the meeting.

Recommendation

Based on the appropriate meeting information and the preliminary development plan, sufficient information has been provided to determine that the proposed project can be accepted for processing. Staff will review plans for the proposed project based on but not limited to; stealth design, and buffering and screening material of ground equipment.



Plan Policies

PANTANO EAST AREA PLAN

The Pantano East Area Plan area extends east of Pantano Wash to Houghton Road, and south of Tanque Verde Road and Tanque Verde Creek to Golf Links Road. The Plan provides guidelines for future growth while protecting existing development. Policies applicable to this request are as follows:

Policy 1. Promote commercial developments in appropriate locations in the area.

Implementation Techniques

A. Locate commercial uses at the intersection of major streets, where commercial zoning already exists. Regional, community, and neighborhood level commercial uses should be located at the intersection of arterial streets. Neighborhood and community level commercial uses may also be appropriate at the intersection of arterial and collector streets, if carefully integrated with surrounding uses.

B. Rezoning to commercial uses should be based on all of the following:

i. the demonstrated need for commercial zoned land in the area;

ii. the site is located on an arterial street;

iii. the proposed use is integrated with other adjacent commercial uses;

iv. the adjacent uses are adequately buffered.

Policy 2.B. Ensure future commercial developments be:

i. restricted to limited number of access points;

ii. integrated with adjacent commercial development; and

iii. designed in harmony with adjacent residential uses.

VI. DESIGN GUIDELINES

A. GENERAL SITE DESIGN

Guideline 5. Design any development that will be adjacent to lower intensity uses to have similar spatial, mass, scale, and height elements to harmonize with surrounding residential and nonresidential uses.

B. FREESTANDING WALLS

Guideline 2. Utilize decorative materials (such as tile, stone, or brick), coarse textured covering materials (such as stucco or plaster), colors that are predominant in the natural desert landscape, or a combination of these techniques.

Guideline 6. Design masonry walls in such a manner that they will not impede storm water runoff.


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.

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-08-03 AT&T - Broadway Blvd. ipc


s:\caserev\sp-excpt\se07-08\ SE-08-11 Verizon at Pantano Parkview - 22nd Street ipc
06/05/2008 MATT FLICK ENGINEERING REVIEW Completed The request contains sufficient information to determine compliance with the Pantano East Area Plan.