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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T08SE00040
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/29/2008 | MCASTRO2 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Water availability letter received. |
| 09/29/2008 | MCASTRO2 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections. Andy Dinauer |
| 09/29/2008 | MARK CASTRO | REZ AGENCY REVIEW | ADOT | Completed | ADOT has NO COMMENT on the New Special Exception Douglas Kratina |
| 09/30/2008 | DAVE MANN | FIRE | REVIEW | Approved | |
| 09/30/2008 | MARK CASTRO | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | The PCWMD has no objection to the proposed special exception. Don Willhoit, Sr. CEA Development Liaison Section Pima County Regional Wastewater Reclamation Department |
| 10/01/2008 | MARK CASTRO | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | COMMENT: NO OBJECTIONS OR ADVERSE COMMENTS Vehicle Trip Generation: NOT AVAILABLE KoSok Chae, Ph.D. |
| 10/07/2008 | TERRY STEVENS | ZONING | REVIEW | Completed | |
| 10/07/2008 | MARK CASTRO | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | TUSD has no comments to the Special Exception Memorandum. There are no impacts to any school in the area. Shaun Brown Planning Technician Engineering, Facilities & Planning |
| 10/09/2008 | JHERSHE1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN SE-08-40 AT&T - Mission Rd. R-1, ZELP (Ward 1) General Plan and Tumamoc Area Plan 10/9/08 jsh (detailed review) Introduction - This special exception request is to install a 65-foot high stealth monopalm on a vacant parcel south of, owned by and adjacent to the Enchanted Hills Baptist Church. The church is located at 3020 S. Mission Road, on the western side of Mission Road, south of W. 36th Street. Mission Road is a scenic route according to the Major Streets and Routes Plan. The monopalm and ground equipment would be located in a 1600-square-foot lease area south of the church parking lot. The lease area, which would be accessed from Mission Road through the church parking lot, would be enclosed by an 8-foot high masonry wall. A communication use of this type is subject to Section 3.5.4.20.G of the Land Use Code. Area Land Uses and Zoning - Site. Development on the church parcel consists of the church buildings in the northwest corner of the parcel, the paved parking area south and east of the church buildings, and another parking area further east. The eastern half of the parcel is vacant and undeveloped, except for the paved access road that extends from Mission Road west to the church buildings. The special exception site is south of and adjacent to eastern portion of the paved parking area. Surroundings. The surrounding area is predominantly residential. Large, unsubdivided parcels, several of which are undeveloped, lie along both sides of Mission Road, north and south of the site. North of the church is a large, 2-story apartment complex in R-3 zoning. In addition to the parcel that has the church building on it, the Enchanted Hills Baptist Church owns the two parcels south of and adjacent to the church parcel. The middle parcel contains the special exception site. All of the church-owned parcels are zoned R-1. Further south are large R-1 parcels developed with single family residences, a bar and a convenience market with fueling stations. West of the site are several Enchanted Hills subdivisions in R-1 zoning. The Enchanted Hills Wash, an Environmental Resource Zone (ERZ) wash, is approximately 600 feet south of the special exception site. On the eastern side of Mission Road is a semi-rural area along the West Branch of the Santa Cruz River. Land Use Plan Policy Summary - The site is located within the bounds of the Tumamoc Area Plan. That plan and the General Plan provide policy guidance relevant to this request. Tumamoc Area Plan policies support residential development at mid-suburban densities (2-4 units per acre) in Area 23, in which the site is located. No specific policy direction is provided regarding telecom facilities. General Plan policies require that telecommunications facilities be located, installed and maintained to minimize visual impact and preserve views. Policies encourage providers to install facilities not only in newer areas, but also in older neighborhoods, to increase opportunities for all citizens to have access to high-tech telecom services. Other policies support water conservation and the use of water harvesting to promote efficient use of water resources. Additional policies promote the long-term management and maintenance of Tucson's urban vegetation, to maximize environmental and other benefits to the community. Analysis - Land Use Compatibility. The proposed 65-foot monopole disguised as a palm tree will include three sectors with two antennas per sector, for a total of six antennas. The antennas will be amidst, and will be painted to match the monopalm fronds. The exterior of the pole will be clad in imitation bark, which will lend it a more natural appearance. The presence of other vertical elements in the area would help minimize visual impacts of the monopalm. Information submitted with the application indicates the church steeple is 44 feet in height. There are 2 palm trees on the church parcel north of the special exception site, and 25 palm trees within 400 feet of the site. It is likely that most of the palm trees in the area are less than 65 feet in height. Because there are not many palm trees in the immediate vicinity of the lease site, staff recommends that at least one cluster of palm trees be planted nearby, and the cluster should include a minimum of two trees. This will help minimize visual impacts on the surrounding areas, which is consistent with General Plan policies for new telecom facilities. The monopalm and ground equipment will be located within a 1600 square-foot lease area enclosed by an 8-foot high wall. The wall should be graffiti-resistant, and textured and painted to match the church buildings, so that it will be visually consistent with nearby structures. Drainage/Grading/Vegetation. The church parcel and special exception site are elevated approximately 20 feet above Mission Road. There are no washes or regulatory floodplain areas on or adjacent to the site. According to information provided by the Development Services Department, the parcels lie within the West Branch Santa Cruz River watershed, which is a critical basin. Onsite detention is required, and can be accomplished via water harvesting. As it may not be feasible to accomplish water harvesting inside the lease area enclosure, it is recommended that water harvesting be provided around a new cluster of palm trees to be located near the enclosure. This would require coordination between the lessee and property owners. Regarding onsite vegetation, there are some trees and shrubs on both the church and the special exception parcels, however, there are only a few trees. Large areas have been cleared on both parcels. No additional vegetation is proposed. The existing vegetation, together with the proposed 8-foot high wall, should provide sufficient screening for the proposed telecom facility. Buffelgrass is a non-native, invasive grass that is spreading rapidly across Arizona's deserts. It crowds out native plants, serves as fuel for fires, and has been identified as a threat to the integrity of the Sonoran Desert. If there is any buffelgrass on the special exception site, a buffelgrass mitigation plan should be implemented. Roadway Access. It is anticipated that vehicular access to the lease site will be provided via the church parking lot, which is directly to the north. Summary and Recommendation - The proposed special exception use is consistent with the policy direction in the General Plan, which supports wireless communication facilities if the facility is designed to minimize visual impacts on the surroundings. Additional policies encourage providers to install facilities in older neighborhoods, as well as newer areas, to increase opportunities for all citizens to have access to high-tech telecom services. Tumamoc Area Plan policies support development that is compatible with residential uses. To enhance the proposal's compliance with the land use plans, the following are recommended as conditions of approval of this request: (note: GP is the General Plan, and DGM is the Design Guidelines Manual) LAND USE COMPATIBILITY 1) The top of the stealth monopole (palm tree design) shall not exceed 65 feet in height. GP Element 4, Supporting Policy 3.7 and Policy 5 2) The maximum diameter of the monopole shall not exceed 24 inches. GP Element 4, Supporting Policy 3.7 and Policy 5 3) A maximum of six antenna panels are allowed, and they shall be concealed within and painted to match the stealth palm fronds. GP Element 4, Supporting Policy 3.7 and Policy 5 4) The pole shall be clad in imitation palm tree bark, and the bark shall continue to the ground. GP Element 4, Supporting Policy 3.7 and Policy 5 5) There shall be no exterior wiring, visible footpegs, portals, cabling or cable shrouds, or other unnatural appearing features on the stealth monopole. GP Element 4, Supporting Policy 3.7 and Policy 5 6) The masonry wall that will screen the telecommunication ground equipment shall be graffiti-resistant, and it shall be textured and painted to match the existing church building. GP Element 4, Policy 5 and DGM I.B.3.f, Landscape Screens 7) A new cluster of at least two "live" palm trees shall be planted outside of and nearby the leasing area compound. The palm trees shall have a minimum height of 30 feet. GP Element 4, Supporting Policy 3.7 and Policy 5 8) For water harvesting purposes, the lessee and property owner shall coordinate to provide and maintain depressed basins around each tree in the new cluster of "live" palm trees to be planted outside of and near the lease area. GP Element 8, Policy 3, Supporting Policy 3.2 and DGM I.B.3.b DRAINAGE, GRADING/VEGETATION 9) If buffelgrass is present on the site, a buffelgrass mitigation management plan shall be created for the site as a component of the Native Plan Preservation Plan portion of the Landscape Plan. GP Element 14, Policy 5 LAND USE PLANS Tumamoc Area Plan (the site is in Area 23) No specific policy direction applies. The Plan supports residential uses in Area 23, at mid-suburban (2-4 units per acre) densities. Vacant lots are to be developed with compatible residential development at mid-suburban densities. General Plan o Element 2 Policy 3 is to protect established neighborhoods by supporting compatible development. § Supporting Policy 3.9 is to support nonresidential uses, where the scale and intensity of use will be compatible with adjacent uses, including residential development, neighborhood schools and businesses. o Element 4, Supporting Policy 3.7 requires that, whenever possible, telecommunication 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 4 is to design and maintain streets to enhance their overall functional and aesthetic quality. Supporting Policy 4.6 is to promote the coordination of efforts of government, private developers, and utility firms to improve the appearance of necessary above ground utility lines and structures. § Policy 5 is to promote neighborhood identity and visual character. § Action 5.5.A is to consider incentives for telecommunications providers to install infrastructure, not only in newer areas, but also in older neighborhoods to increase opportunities for all citizens to have access to high-tech telecom services. o Element 8, Policy 3 is to promote water conservation. § Supporting Policy 3.2 is to support conservation and efficient water use in an effort to minimize the need for new water sources. Design Guideline I.B.3.b., Water Harvesting - The intent is to conserve water resources and preserve drainage patterns, thereby reducing engineering and irrigation costs. Solutions include designing for water harvesting to direct all excess runoff onto vegetated areas by providing depressed areas around newly planted trees and shrubs, and harvesting runoff using surface grading. o Element 14, Policy 4 is to promote the development and management of healthy and attractive urban vegetation. § 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\SE08-09\SE-08-40_AT&T_Mission_Rd_detailed.doc |
| 10/10/2008 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | the above referenced case is located in the Residential District of the Sign Code. However, no signs are allowed or will be permitted for cell towers |
| 10/10/2008 | MATT FLICK | ENGINEERING | REVIEW | Completed | DSD Engineering has no objection to approval of a Special Exception for the proposed monopalm wireless communications facility. The site does not lie within a mapped floodplain. Since the site lies within the West Branch Santa Cruz River watershed, detention/retention is required since this watershed is classified as a critical basin and peak flows must be reduced to 15% below existing levels. It is expected that the detention/retention requirement can be met by aggressive water harvesting. If basins are used to meet detention/retention requirements, rather than water harvesting, the following conditions will apply: 1. Preparation of a complete Drainage Report, including details of detention/retention, is required. 2. Each detention/retention basin shall include a sediment trap, or other sediment control measures as approved by the City Engineer, to prevent sedimentation of the detention/retention basin. Each sediment trap, or other sediment control measure, shall have a provision for total drainage. 3. Detention/retention basin floors shall be graded to drain either toward the outlet structure or other logical point. Basin floors shall not be flat. 4. Detention/retention basins shall be located adjacent to a street or accessible common area. Basin sideslopes in the adjacent area(s) shall be designed and constructed in accordance with the requirements of the Detention/Retention Manual for human activity zones. 5. Rectangular basin shapes shall be avoided unless necessitated by recreational or visual amenities within the basin. 6. Vegetation shall be used as screening and/or security barrier for a minimum of ten percent of the basin perimeter. 7. All security barriers and screening for detention/retention basins shall meet Safe By Design guidelines. 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. |
| 10/10/2008 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | The landscape section recommends that a minimum of two live Mexican fan palms (Washingtonia robusta) be planted in proximity to the proposed monopalm telecommunication site lease area and that irrigation lines be installed to the new live specimens. |
| 10/13/2008 | MARK CASTRO | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | Parks and Recreation does not oppose the special exception provided the antennae are disguised as a palm tree as proposed in the application. Glenn Hicks Capital Planning and Development Parks & Recreation Dept., City of Tucson |
| 10/14/2008 | MCASTRO2 | ENV SVCS | REVIEW | Completed | No comments received. |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No comments received. |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | TDOT RTA | Completed | No comments received. |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | TDOT STREETS | Completed | No comments received. |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 9/29/08 City Planning and Zoning: Upon review of the provided materials, Davis-Monthan AFB has no concerns or comments related to the request for zoning in reference to: CASE: SE-08-40 AT&T - Mission Road, R-1 Zone Karen Oden Engineer/Planner Davis-Monthan AFB |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 9/29/08 Pima County has reviewed the above-referenced Special Exception and has no comments to offer at this time. Arlan M. Colton FAICP Planning Official, Pima County Development Services |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 10/07/08 The Tucson Airport Authority has reviewed the above referenced project and has no comments or concerns. Judy Alexander, CAE Sr. Director Regulatory & Environmental Studies |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 10/07/08 No concerns or comment. CSO Becky Noel Tucson Police Dept |
| 10/14/2008 | MARK CASTRO | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Distribution Planning has no comments or concerns regarding this project. -----Original Message----- From: Breslin, Shannon Sent: Monday, November 10, 2008 6:05 PM To: 'TucsonRezoning.DSPO2.CHDOM2@tucsonaz.gov' Cc: Sandoval, Donovan Subject: FW: SE-08-40 - Special Exception Memorandum- 10.14.08 TEP Land Management has no comment at this time. Shannon Breslin Sr. Environmental and Land Use Planner Tucson Electric Power 520/917-8743 |
| 10/16/2008 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed special exception. |