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Plan Review Detail

Plan Number: T09SE00001
Parcel: Unknown

Address:
153 S PLUMER AV

Review Status: Stopped

Review Details: REZONING - IPC

Plan Number - T09SE00001
Review Name: REZONING - IPC
Review Status: Stopped
Review Date Reviewer's Name Type of Review Description Status Comments
01/02/2009 ANY ENGINEERING REVIEW Stopped This request contains adequate information to determine compliance with the Arroyo Chico Neighborhood Plan.
01/06/2009 DAVE MANN FIRE REVIEW Approved
01/07/2009 TERRY STEVENS ZONING REVIEW Denied TO: Rezoning Division
Re: Acceptance of Information for Plan Compliance (IPC)

Cangene Corporation - Plumer Avenue
153 S. Plumer
Special Exception Case Number - SE-09-01 zoned I-1

1. The proposed use falls under the LUC Sec. 2.7.2.3 Special Exception Land Uses, Commercial Services Use Group, Sec. 6.3.5, Medical Service - Outpatient, limited to a blood donor center, "34", subject to: Sec. 3.5.4.8.C and approval through a Zoning Examiner Legislative Procedure, Sec. 5.4.1 and Sec. 5.4.3
2. The submitted plan, showing the proposed blood donor center, has sufficient information to determine the proposed use but does not meet the LUC requirements for consideration as a special exception.
3. By adding parking spaces for the blood donor center onto parcel 129-01-018H the entire parcel then becomes blood donor center use thus the following applies.
4. Per LUC Sec. 3.5.4.8.C.2 the site must be located a minimum of three hundred (300) feet, measured in a straight line, from the property line of parcel 129-01-018H (the south east corner) to the northwest corner of the property line of parcel 129-01-036B which use is a elementary or secondary school. Per the Pima County assessors maps the distance between the two corners is two hundred (200) feet.
5. Zoning staff suggests a lot line reconfiguration of the line between the two parcels which would incorporate the additional parking into the north parcel thus creating a new property line more than 300' from the elementary or secondary school parcel. The lot line reconfiguration must be approved by the City of Tucson prior to resubmittal for the special exception process. For information regarding the lot split process please contact Terry Stevens at 837-4961.



Should you have questions, contact me at 837-4961 please.

Terry Stevens, Lead Planner
City of Tucson, Development Services Department
01/09/2009 DCORRAL1 COMMUNITY PLANNING REVIEW Completed URBAN PLANNING AND DESIGN
SE-09-01 Cangene Corporation - Plumer Avenue, I-1
Arroyo Chico Area Plan
January 7, 2009 dcorral ipc

This is a special exception request to allow development of a blood donor center, which is a medical service - outpatient use, in the I-1 zone. Although the I-1 zone allows for medical services - outpatient uses, development of a blood donor center requires approval through the special exception process.

The site is located at 153 S. Plumer Avenue, on the east side of Plumer Avenue, south of Broadway Boulevard and within Tucson's "central core" growth area. The site consists of two parcels of land zoned I-1. The northern parcel contains an existing 11,492 square foot building, which will be used for the blood donor center activities and the southern parcel, currently vacant, will accommodate additional required parking. The same party, 4-D Properties, owns both parcels.

The site is surrounded by I-1 zoning on all sides and is located within the bounds of the Arroyo Chico Area Plan (ACAP). The ACAP and the General Plan and Design Guidelines Manual provide guidance for this special exception request.

Policy Summary

The site is within Industrial Area 2 - Campbell - Plumer/Aviation of the Arroyo Chico Area Plan, which allows for continued light industrial development in appropriate locations between Campbell and Plumer. This area is targeted for existing and proposed industrial uses if, principal activities are conducted within enclosed buildings, noise is mitigated, there are limited hours of operation; and loading zones and trash-pickup areas are screened and located away from residential uses. The General Plan encourages commercial developments at appropriate locations, with priority for redevelopment within the existing urbanized area located in the Central Core and Mid-City Growth areas. Both plans support this special exception request; therefore, a plan amendment is not required.

DISCUSSION

The applicant attended a pre-submittal meeting for the special exception process on October 22, 2008 and held a neighborhood meeting on regarding the proposed development on December 11, 2008 and submitted the required documentation of these meetings. A preliminary development plan was also submitted, together with a design compatibility statement, and a statement addressing the LUC Performance Criteria.

CONCLUSION

Sufficient information has been provided to determine that this proposal complies with the policy direction provided by the ACAP and the General Plan. Detailed review will focus on pedestrian circulation system, both internal and linking the external sidewalk system; landscaping of parking lost and hours of operation.


Applicable Plan Polices
Arroyo Chico Area Plan

Key goals of the ACAP include the following:

Encourage a mix of residential, industrial and business uses in the plan area, while protecting the integrity of existing neighborhoods; and

Protect neighborhoods from truck traffic and roadway improvements, while allowing industrial and business access to key transportation routes.

INDUSTRIAL AREA 2: CAMPBELL-PLUMER/AVIATION

Policy 4.

Allow for continued light industrial development in appropriate locations between Campbell and Plumer, except to allow heavy industrial development at 345 S. Kino Parkway, subject to the principal activities being conducted within enclosed buildings, mitigating noises, odor and chemical emission impacts on adjacent uses; limited hours of operation; loading zones and trash-pickup areas to be screened and located away from residential uses; provisions of appropriate screening and landscaping to protect adjacent nonconforming residential uses; and, building height being comparable to those presently existing on-site.
(Amended by Resolution No. 18822 on March 5, 2001)

Implementation Techniques

A. Rezoning of residential properties for industrial uses should be based on all of the following:

i. adjacent uses along the same street frontage are industrial;

ii. zoning variances or application of the non-conforming parking clause are not necessary to meet all required parking, loading, and circulation on site;

iii. the proposed use is integrated with adjacent industrial uses (including joint access, shared parking, continuous screening, etc., as feasible); and

iv. compatibility of the proposed industrial uses with existing residential uses can be ensured by utilizing design elements such as restricted hours of operation, screened or covered storage, noise buffers, additional landscaping, and special air pollution controls.

D. Encourage new and redeveloped industrial uses on large sites to maintain setbacks consistent with adjacent uses, to limit building height to two stories (or approximately 25 feet), and to landscape the street frontage.

E. Establish Plumer Avenue as the boundary between industrial uses to the west and residential uses to the east.
General Plan

LAND USE (ELEMENT 2): Commercial and Office Development

Policy 5 is to support appropriate locations for commercial and office development uses, with priority for development and redevelopment within the existing urbanized area located in the Central Core and Mid-City Growth areas, to promote use and improvement of existing infrastructure, increase pedestrian activity and transit use, and meet residents' needs for goods and services in a cost-effective and equitable manner.

COMMUNITY CHARACTER AND DESIGN (ELEMENT 4): Quality in Design

Policy 5 is to promote neighborhood identity and visual character.

Design Guideline I.B.2.a. (Building Facades at Rear and Side) is to provide higher quality facades at the rear and sides of new buildings through careful design and detailing.

Policy 6 is to promote quality in design for residential, commercial, industrial, mixed-use and publicly-funded development.

Supporting policy 6.3 states that commercial development should incorporate solutions and strategies to promote appropriate design elements, such as connectivity and consolidation, while improving the streetscape and enhancing the experience and perception of employees and customers through mass and scale considerations.

Design Guideline I.B.3.A. (Freestanding Walls) is to reduce the impact of freestanding walls over 75 feet long and 3 feet high and increase their visual appeal. This can be accomplished by incorporating variations in scale, materials, reflective surface, texture, etc., into the wall design.

Design Guideline I.B.4.a. (Public Signage) is to establish continuity and consistency in the design and location of public signage, so that aesthetic appearance is improved. Signage should be clearly visible and sighted so that the building can be easily located; it should be integrated into the surroundings so that the message is clear but the sign is not the dominant feature; and the signage should be designed so as to avoid the clutter of multiple signs.
Design Guideline I.B.4.b. (Positioning of Signage) is to integrate signs and information systems into the overall design of new development, to promote overall aesthetic appeal and promote ease of use of the development.


s:\caserev\sp-excpt\se08-09/ SE-09-01 Cangene Corp. ipc