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Plan Review Detail
Review Status: Active
Review Details: REZONING - IPC
Plan Number - T09SE00003
Review Name: REZONING - IPC
Review Status: Active
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 04/14/2009 | JOHN BEALL | COMMUNITY PLANNING | REVIEW | Completed | URBAN PLANNING AND DESIGN SE-09-03 Cangene Corporation - Plumer Avenue, I-1 Arroyo Chico Area Plan April 14, 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, 129-01-018G the northern parcel, which contains an existing 11,492 square foot building which will be used for the blood donor center activities and a southern parcel, 129-01-018G, currently vacant. The same party, 4-D Properties, owns both parcels. A previous submittal (SE-09-01) was rejected because the site was within 300' of the nearest school. The applicant's original proposal was to add parking spaces for the blood donor center, parcel 129-01-018G, using a portion of parcel 129-01-018H. This resulted in making both parcels the blood donor center. Blood donor centers must be located a minimum of three hundred (300) feet, measured in a straight line, from the property line of a residential zone boundary line or the property line of an elementary or secondary school. Parcel 129-01-018H (the south east corner) measured to the northwest corner of the property line of parcel 129-01-036B, which use is a elementary or secondary school, measured at two hundred (200) feet per the Pima County assessors maps. Consequently, staff suggested a lot line reconfiguration incorporating the additional parking into the 129-01-081G parcel; thus, creating a new property line which would measure more 300' from the elementary or secondary school parcel. As a result, the applicant processed a lot split, S09-004, which was processed and approved on 3/30/09. The site is surrounded by I-1 zoning on all sides and is located within the bounds of the Arroyo Chico Area Plan (ACAP and within the Residential Subarea 2-Plumer/Counry Club Neighborhood. The ACAP and the General Plan and Design Guidelines Manual provide guidance for this special exception request. Policy Summary The site is within Residential Subarea 2-Plumer/Counry Club Neighborhood 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 visual and noise buffers are used to protect surrounding residential areas and St. Ambrose School. Buffers may include noise mitigation and locating loading zones and trash-pickup areas away from residential uses and that they be properly screened. 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. Subarea 2: PLUMER-COUNTRY CLUB NEIGHBORHOOD Sub-Goal Preserve existing residential areas in the Plumer-Country Club Neighborhood. Policy 1. Stabilize existing residential areas in the Plumer-Country Club Neighborhood. Implementation Techniques E. Prohibit rezonings which would allow additional industrial zoning east of Plumer Avenue. F. Require new and redeveloped industrial uses to provide visual and noise buffers for surrounding residential uses and St. Ambrose School. 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-09-03 Cangene Corp. ipc |
| 04/14/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 04/16/2009 | 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-09-03 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. 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 129-04-158D (the south east side) which use is Broadway M.S. (Tucson Unified School District) to the northwest corner of the property line of parcel 129-01-018G (subject property) Per the Pima County assessors maps the distance between the two corners is sixty (60) feet. 4. The indicated lot split with the 40' taken from the west side of the proposed site and adding it to the vacant lot changes the use of the vacant lot to the same use as the proposed project because of the vehicular use area now located on the vacant parcel, therefore the "vacant lot" area does not meet the 300' criteria from parcel 129-01-036B, Saint Ambrose Roman Catholic School. Should you have questions, contact me at 837-4961 please. Terry Stevens, Lead Planner City of Tucson, Development Services Department |
| 04/17/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains adequate information to determine compliance with the Arroyo Chico Neighborhood Plan. |