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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T09SE00015
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/10/2009 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Arizona Auto Spa - Grant Rd. 3146 E. Grant Rd. - C-1 Zoning Special Exception Case Number - SE-09-15 1. The proposed use falls under the Commercial Services Use Group, Sec. 6.3.5 LUC Sec. 2.5.3.3.A.3 Automotive - Minor Service and Repair "28", subject to: Sec. 3.5.4.2.B, .C, .D, and .E 2. The submitted plan, showing the proposed use is acceptable to continue the review for the zoning examiner's report. Should you have questions, contact me at 837-4961 please. Terry Stevens, Lead Planner City of Tucson, Development Services Department |
| 07/10/2009 | NSTEVEN1 | FIRE | REVIEW | Completed | Tucson Fire Comments by M.A. Brown for Dave Mann No objections; everything looks fine. 7/8/09 |
| 07/13/2009 | MATT FLICK | ENGINEERING | REVIEW | Completed | The request contains adequate information to determine compliance qith the Grant-Alvernon Area Plan and Grant Road Improvement Plan. |
| 07/23/2009 | JHERSHE1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING AND DEVELOPMENT SERVICES- Land Use Plan Compliance Review SE-09-15 Arizona Auto Spa - Grant Road C-1, ZE Full Notice Procedure (Ward 6) Grant-Alvernon Area Plan and General Plan 7/10/09 jsh (initial review for plan compliance) Introduction - This special exception request is for an approximately 0.32-acre site on the south side of Grant Road, about 360 feet east of Country Club Road. The site, at 3146 E. Grant Road, was formerly developed as the French Quarter restaurant. The restaurant has closed, and the building is vacant. The owner of the property to the east, Richard Spreiser, wants to remodel the restaurant building and use it as an auto window tinting business, which would be a companion business to his car wash facility, Arizona Auto Spa, located east of and adjacent to the site at 3150 E. Grant Road. Because the subject site is slated for a full take in conjunction with the Grant Road widening project, and as the building will likely be demolished, the owner hopes to minimize the improvements required for the auto window tinting business. According to the Land Use Code (LUC), an auto window tinting business is allowed as a special exception use in the C-1 zone (LUC 2.5.3.3.A.3, automotive minor service and repair), subject to performance criteria 3.5.4.2.B.C.D. and E, as follows: B. The service building shall be limited in design to accommodate no more than two vehicles at any time. Vehicle space size shall be a maximum of ten by twenty-five feet. C. The use must occur within an enclosed building with one access per bay, not on the side toward any residential zone. D. The building walls shall have no openings, other than non-opening windows, within thirty feet of the adjacent residential zone boundary line. E. (for car washes only - not applicable to this site) Approval is through the Zoning Examiner Full Notice Procedure, 23A-50 and 23A-53. Special Exception applications are reviewed for compliance with the adopted land use plans, which in this case are the Grant-Alvernon Area Plan and the General Plan. The purpose of this initial review is to ensure that the proposal is consistent with the land use plans. Surrounding Uses/Zoning - The roadway frontage along Grant Road in the vicinity of the site is zoned C-1 and developed with commercial uses, except for the parcel east and south of the site, which is zoned C-2 and developed with an auto/truck washing business, the Arizona Auto Spa. Directly west of the site is a heating and cooling contractor's business. South of the C-2 car wash parcel is a large, R-2 zoned parcel consisting mostly of open space with scattered communications facilities. The closest residential properties, both of which are developed with single-family residences, are about 140 feet east and 165 feet southwest of the site. Land Use Plan Policy Summary - Grant-Alvernon Area Plan. General Land Use Policy 3. supports development on the perimeter of residential areas that serves to protect and enhance the qualify of life for neighborhood residents. Policy 6 restricts primary access for nonresidential uses to arterial streets, or collector streets within 300 feet of an arterial. Office and Commercial Land Use Policy 2 encourages incorporating appropriate design elements and buffering techniques during the zoning application … review processes. General Site Design Guideline 8 suggests lighting fixtures should be as low in elevation as possible. General Plan. Element 2, Policy 5 supports appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized area … to promote use and improvement of existing infrastructure, … and meet residents' needs for goods an services in a cost effective and equitable fashion. Element 4, Policy 5 promotes neighborhood identity and visual character. Policy 6 promotes quality in design for all new development. Land Use Plan Compliance - This case was reviewed at a pre-submittal meeting on May 6, 2009. Except for remodeling the building, few changes to the site are planned. The surrounding land uses are generally as intense as the proposed use, and the nearest residence is over 100 feet away. Consequently, there aren't any significant compatibility issues. The required neighborhood meeting was held on June 17, 2009. No neighbors attended. The application materials are complete, and the proposal is generally consistent with the policy direction provided in the land use plans. A plan amendment isn't required. It is noted, however, that the notification letter for the neighborhood meeting indicates the site will be used for minor automotive uses, such as auto glass replacement, window tinting and detailing. The applicant is hereby advised that auto glass replacement is not a minor but rather a major automotive use, and it is not allowed in the C-1 zone. Recommendation - This proposal is consistent with the policy direction in the Grant-Alvernon Area Plan and the General Plan. Staff recommends that the application be distributed for further processing. F:\Shardir\UPDfiles\Development Review\CASE_REVIEW\SP-EXCPT\SE09-10\SE0915.doc |