Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Permit Review Detail
Review Status: Completed
Review Details: BOARD OF ADJUSTMENT
Permit Number - T09SA00059
Review Name: BOARD OF ADJUSTMENT
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/27/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 03/05/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objection to the variance request to reduce parking associated with a warehouse expansion. |
| 03/13/2009 | DCORRAL1 | COMMUNITY PLANNING | REVIEW | Completed | URBAN PLANNING AND DESIGN C10-09-05 ARIZONA CANNING COMPANY DRY WAREHOUSE ADDITION/ARIZONA CANNING COMPANY 8755 S. RITA ROAD, I-2 Esmond Station Area Plan 3/9/09 drcorral The applicant's property is an eighty-five (85) acre site developed with a 402,618 square food manufacturing facility. The applicant proposes a 91,650 square foot expansion of warehouse space. The proposed expansion requires compliance with all Land Use Code (LUC) development criteria applicable to the expansion area. Tucson LUC Sections applicable to this project include, but are not limited to Section 2.7.3 which provides the criteria for industrial development in the I-2 zone and Section 3.3.4 which provides the motor vehicle parking regulations applicable to the project. The applicant is requesting a variance to delete motor vehicle parking and parking related improvements for the proposed expansion area. Policies Esmond Station Area Plan LAND USE POLICIES Policy 2: Ensure that industrial development is compatible with surrounding uses. Implementation Techniques B. Require campus industrial design standards for proposed industrial development where needed to ensure compatibility with existing or planned development. E. Require circulation design which minimizes the impact on adjacent streets and noncompatible uses. 3. All required parking and circulation is provided onsite. TRANSPORTATION Policy 4: Provide a more cost-effective alternative to the use of the private automobile. Implementation Measures B. Encourage major employers in the area to arrange for carpooling and/or subscription bus service. City of Tucson General Plan Element 2 - Land Use: Supporting Policy 6.13.A Consider incentives, including density bonuses and parking reductions, to expedite activity center infill. Element 4 - Community Character and Design: Policy 6 Promote quality in design for residential, commercial, industrial, mixed-uses, and publicly-funded development. Policy 6.1 All development should incorporate environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties and the community. Policy 6.3 Office/commercial/park industrial development should incorporate solutions and strategies that promote appropriate design elements, such as connectivity and consolidation, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perception of employees and customers through scale and mass considerations. Policy 6.6 Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. Design Guidelines Manual I.A.4.d. Parking Reductions Solution - Reductions in required parking can be made if the project meets the following criteria: · The project provides a bus stop and other pedestrian and transit development. · The project purposes a comprehensive approach to reduce parking demand which may include incentives to use alternate transportation modes, ride sharing, or bus passes. d. Reduced Parking Trade-off for site (I.A.4.e) Intent - Increase pedestrian and landscape amenities in redevelopment projects by reducing parking. Solution - Required parking can be reduced if a sufficient level of parking is maintained and the following site improvements are provided: · Enhanced streetscape · Landscaped pedestrian walkways perpendicular to buildings · Landscaped and shaded pedestrian seating areas · Shaded pedestrian linkages through project Discussion The applicant is requesting a variance to delete motor vehicle parking and parking related improvements for a proposed expansion area. The existing proposal is to expand the site by 91,650 square feet for warehouse space. The site is located within the Evolving Edge Growth Area of the General Plan which encourages infilling of vacant or underutilized parcels when they do not negatively impact existing uses in the area. The site was previously granted a parking variance (C10-00-73) allowing the reduction in parking to 171 spaces.. The proposed expansion would add approximately six additional employees to the 80 currently employed. The request for the existing 171 parking spaces be used to meet parking requirements appears to be adequate and would not create spillover parking. Given the relatively low potential for external impacts, the approval of the variance should not have a negative impact. The requested variance is not inappropriate given the number of parking spaces provided, the size, shape, location and surroundings. Furthermore, avoiding the increased asphalt area that would be the result of providing additional parking will help with the "urban heat island effect (UHI)." Of growing interest and concern is the "urban heat island effect" of large, dark, absorbent surfaces in urban areas. Dark surfaces result in increased air temperatures in the immediate area, and the effect is more pronounced at night. This can impact adjacent neighborhoods, and, when considered as part of the larger urbanized area, the community as a whole. Finally, the Design Guidelines support the reduction in parking by encouraging the use alternate transportation modes, ride sharing, or bus passes. Staff will propose as a condition that applicant provide additional bicycle parking spaces. Per applicant, the facility has a bicycle path accessed from Rita Road. Conclusion The Esmond Area Plan, the General Plan and the Design Guidelines Manual allow for minor development regulations modifications that are not anticipated to negatively impact adjacent uses. To ensure consistency with the Plans, the following is recommended as a condition of the variance: 1) Applicant to incorporate additional bicycle parking spaces in to the development. s:\SHAREDIR\PLCOMMON\CASEREV\BOA\2009\10-09-05 ARIZONA CANNING COMPANY DRY WAREHOUSE.doc |
| 03/13/2009 | JIM VOGELSBERG | ENGINEERING | REVIEW | Approved | No objection / adverse comments. Jim Vogelsberg PE Engineering Administrator |