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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T09SE00011
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 06/15/2009 | NSTEVEN1 | DOT ENGINEERING | REVIEW | Completed | 06/15/09 TDOT Engineering has no objections. Andy Dinauer TDOT Engineering |
| 06/15/2009 | DAVE MANN | FIRE | REVIEW | Approved | |
| 06/15/2009 | JIMHOFF1 | REZ AGENCY REVIEW | ADOT | Completed | No comments from Traffic Engineering on this submittal. The development will not affect any ADOT facilities. Thank you. Douglas Kratina |
| 06/16/2009 | NSTEVEN1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | 6/16/09 No objections from Streets. Sandra Zurbrick |
| 06/18/2009 | JHERSHE1 | COMMUNITY PLANNING | REVIEW | Completed | DSD, Land Use Plan Compliance Review SE-09-11 Academy del Sol, Inc. - Santa Clara Av. R-1, Special Exception, ZE Full Notice Procedure Valencia/S. 12th Area Plan and General Plan 6/17/09 jsh Proposal This proposal is to allow an existing building on a church property to be used for educational purposes. Hope Methodist Church owns an approximately 5.4-acre parcel at 6740 S. Santa Clara Avenue, at the southwest corner of Santa Clara Avenue and Calle Medina. The parcel is developed with a church building, three auxiliary buildings, a parking lot, and athletic facilities, including a basketball court, a volleyball court, and a baseball field. One of the buildings has been used as a pre-school facility for several years, and the applicant wants to convert it for use as a charter school. The number of children who will be enrolled is comparable to the number who attend the pre-school. No new buildings or site improvements are planned. The site is in the interior of an established, single-family residential neighborhood. It has R-1 zoning, and is surrounded by R-1 zoning on all sides. According to the Land Use Code, section 2.3.4.3.D.1, the proposed educational use is allowed as a Special Exception Land Use in the R-1 zone. Special Exception requests are reviewed for compliance with adopted land use plans, and that is the purpose of this review. Land Use Plan Policy Summary The site is located within the bounds of the 12th Avenue-Valencia Road Area Plan. That and the City's General Plan provide policy guidance for this request. 12th-Valencia polices encourage the development of child-friendly uses, including schools, and support new development if it is compatible with, and complements the scale, character and identity of the surrounding neighborhood. Site design should demonstrate sensitivity to the surrounding land uses through the use of design, location, orientation, landscaping, screening, and other means. General Plan policies promote quality in design, and water conservation. ANALYSIS Surrounding Land Uses and Zoning The 5.4-acre Hope Methodist Church parcel is near the southwestern edge of the incorporated City area, about midway between I-19 to the west and S. 12th Avenue to the east. Valencia is about ¼ mile to the north, and the Tohono O'odham Nation is about ¾ mile to the south. Tucson International Airport is 1.2 miles to the east. Most of the parcel is open space. The buildings and parking lot are in the southeast corner of the site, and ball fields are in the northwest and southwest corners. El Vado Wash crosses the northeast corner of the site, and the northern 60% of the parcel is designated as a FEMA floodplain. The charter school building is wholly located outside the floodplain area. Most of the site has been cleared of vegetation, except for some trees along the south bank of El Vado wash, and around the buildings, parking lot and ball fields. The church parcel is surrounded by local streets on all sides. W. Calle Medina is to the north, S. Basconia is to the west, W. Calle Aragon is to the south, and S. Santa Clara Avenue is to the east. Across the streets on all four sides are single-family residences. The closest home is about 210 feet south of the pre-school building. There are also homes about 80 feet west of the ballfields, across Calle Basconia. Elvira Elementary School is to the east, and Santa Clara Elementary School is to the south. Compatibility and Miscellaneous Plan policies support new development, including land use changes, if the proposed changes will complement the scale and character of the surrounding land uses, which, in this case, are low-density single-family residential. The proposed charter school is similar to the existing pre-school that has been operating on the site for a long time, and impacts are expected to be similar, and minimal. No new construction is proposed. Approximately 90 children attend the pre-school now, and the enrollment number in the charter school will be similar. There is an internal drop-off area south of the church building, and it appears that all parking and maneuvering can be accommodated onsite. Drop-offs and field trips occur in the early morning, and afternoon pickups are between 3-6 p.m. It is unclear whether after-hours activities, including but not limited to ball games, will occur at the site. Based on the information provided, it appears that the proposed charter school will be compatible with the surroundings To minimize impacts on the neighborhood, staff recommends that the enrollment number be capped at 100 children or less. If, in the future, the school wants to expand its facilities and/or increase enrollment to more than 100 students, staff recommends that another special exception process be required, to ensure compatibility with the neighborhood. If any new outdoor lighting is added, it should be directed downward, and should be as low in elevation as possible. The information submitted did not indicate that new vegetation will be added as part of this land use conversion. However, should new vegetation be planted onsite, staff recommends that water harvesting be provided, to help direct surface runoff to landscaped areas. Summary and Conclusion The proposed conversion of a single, auxiliary building on the church property, from a pre-school to a charter school, is compatible with the surrounding residential area, and will contribute to a child-friendly neighborhood environment. This proposal is consistent with and supported by the policy direction in the 12th Avenue-Valencia Road Area Plan, and the General Plan. To enhance the proposal's consistency with the policies in these plans, staff recommends the following as conditions of granting this special exception request: 1) Enrollment is capped at 100 students, and improvements are limited to those shown on the site plan. If, in the future, the school wants to expand its facilities and/or increase enrollment to more than 100 students, a special exception application must be processed, to assess potential impacts on the neighborhood. 2) All new outdoor lighting shall be directed downward, and shall be as low in elevation as possible. 3) If new vegetation is planted onsite, water harvesting shall be provided, to direct surface runoff to landscaped areas. s:\caserev\SP-EXCPT\SE08-09\SE-09-11.doc LAND USE PLAN POLICIES 12th-VALENCIA AREA PLAN Plan goals include preserving, protecting and enhancing the integrity of established neighborhoods, and fostering the creation of safe and child-friendly neighborhoods. General Land Use Policy 1 is to encourage the development of child-friendly land uses, including schools, when the location and design of the proposed development is in compliance with Plan policies. Policy 2 is to encourage development that complements the existing scale, character and identity of the surrounding neighborhood. Policy 4 is to demonstrate sensitivity to the surrounding uses through the use of design, location, orientation, landscaping, screening, and other means. GENERAL PLAN Element 4, Community Character and Design, Policy 6 is to promote quality in design in all development. Element 8, Water Resources, Policy 3 is to continue to promote water conservation. |
| 06/19/2009 | JOE LINVILLE | LANDSCAPE | REVIEW | Denied | The DSD Landscape Section does not recommend approval at this time, due to the fact that the PDP is inaccurate and does not conform to the requirements set forth in the LUC for Landscaping and Screening. TCC 23A-50.(3) The Preliminary Development Plan associated with the application does not accurately depict the parking on the site, although the document identifies it as existing. |
| 06/22/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed | DSD Engineering has no objection or adverse comment to approval of a Special Exception for the use of a charter school in Bldg. 4. The existing church site lies at the southwest corner of Santa Clara Avenue and Calle Medina. Building #4 is located near the northwestern corner of the onsite parking lot and appears to be proximate to a fenced-in play area. The church site is roughly bounded by Calle Medina - Santa Clara Avenue - Calle Aragon - Basconia Avenue. All of these streets are local, paved streets having rolled/wedge curbing and a 25 mph speed limit. Most of the site frontage has no sidewalk on the side of the street adjacent to this parcel. There is sidewalk adjacent to the existing parking area. The parking area is accessed via existing drives from Calle Aragon and Santa Clara Avenue. A portion of the site lies within the FEMA-mapped 100-year floodplain of El Vado Wash. Bldg. #4 does not lie within the floodplain. The other existing buildings lie partly or wholly within the floodplain. The site lies within the El Vado Wash watershed. Since this is a non-designated watershed, detention is not required. Threshold retention is required if the site imperviousness is increased. The PDP does not indicate an increase in imperviousness. Water harvesting is required. Drainage generally parallels El Vado Wash and flows to the northwest where it then flows down Calle Medina to existing box culverts located beneath I-19. Matt Flick, P.E. Development Services Department City of Tucson Phone: (520) 837-4931 Fax: (520) 791-4340 |
| 06/22/2009 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: Academy Del Sol Inc. 6740 S Santa Clara Ave. ---R-1 zoning Special Exception Case Number - SE-09-11 TRANSMITTAL: October 7, 2008 1. The proposed use falls under the LUC Sec. 2.3.4.3 Special Exception Land Uses, Civic Use Group, Sec. 6.3.4. Educational Use: Elementary and Secondary Schools "11", Development designator "11" requires or allows the following: Minimum site required = 20,000 sq. ft Floor area ratio = 0.10 Lot Coverage = 15% Maximum building height = 25 feet Interior perimeter yard indicator = CC Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). Off-Street Parking: Based on number of students and GFA of office use Off-Street Loading: 1 required Bicycle Parking: Based on number of students Pedestrian Access: Appears to be adequate A condition of the special exception will be that a site plan conforming to Development Standards 2-02 is submitted and approved for the parking lot reconfiguration. Some of the changes that are to be addressed are the required drop-off zones, required loading zone, bicycle parking requirements, handicap parking and accessible route, required parking calculations, etc. In addition to the above clearly indicate how this site will meet with the intention of LUC Sec.3.5.3.7. If you have any questions about this transmittal, please call Terry Stevens, (520) 836-4961 or email Terry.Stevens@tucsonaz.gov. |
| 06/29/2009 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Passed | |
| 06/29/2009 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the conversion an existing preschool into a charter school. |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | To Whom it May Concern, We have reviewed the new rezoning proposal (SE-09-11 Academy Del Sol, Inc. - Santa Clara Avenue, R-1 Zone) & have no comment. Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 6/16/09 One comment: Please ensure that the school/church has adequate short term bike parking for the students attending the charter school. They should be required to have two spaces for every 10 employee/students, all class II facilities. Tom Thivener Bicycle & Pedestrian Program Manager City of Tucson Dept. of Transportation 201 North Stone Avenue - 6th Flr Tucson, AZ 85726-7210 (520) 837-6691 |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | 06/19/09 Thank you for the opportunity to comment on SE-09-11 Academy Del Sol - Santa Clara Avenue, a special exception application for a proposed charter school located at the northwest corner of Calle Aragon and Santa Clara. This site is within the Tucson International Airport public disclosure area and traffic pattern airspace. The site is not within the City of Tucson Airport Environs Zone. The Tucson Airport Authority requests the following condition of approval: "That prior to the City's approval of any construction permit or certification of occupancy, the property owner shall record the Airport Disclosure Statement form that discloses the existence, and operational characteristics of the Tucson International Airport to future owners or tenants of the property and further conveys the right to the public to lawfully use the airspace above the property. The content of such documents shall be according to the form and instructions provided." The Tucson Airport Authority also asks that the property owner forward a copy of the recorded Airport Disclosure Statement to: Jordan D. Feld, AICP Director of Planning Tucson Airport Authority 7005 S. Plumer Tucson, AZ 85756 Again, thank you for the opportunity to comment on the subject application and the City of Tucson's recognition of the regional importance in ensuring continuing safety and viability of Tucson International Airport. Respectfully, Jordan D. Feld, AICP Director of Planning Tucson Airport Authority 7005 S. Plumer Ave. Tucson, AZ 85756 jfeld@tucsonairport.org www.tucsonairport.org (520) 573-5115 office (520) 573-8006 fax |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | OCSD 6/18/2009 No objections. Ann Audrey |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Passed | |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Passed | |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Passed | |
| 06/29/2009 | MWYNEKE1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 06/30/2009 | MWYNEKE1 | ENV SVCS | REVIEW | Passed | |
| 06/30/2009 | MWYNEKE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Tucson Water will provide water service to this project based on the subject zoning of the above parcels. J. Olsen, P.E. |
| 06/30/2009 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT RTA | Passed |