Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T10SE00116
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/30/2010 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposal for the creation of a brewing station within the existing restaurant kitchen area. |
| 09/30/2010 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 10/08/2010 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Approv-Cond | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT SE-10-116 Suntreader Development - Speedway Blvd. C-1 Restaurant/Bar/Microbrewery University Area Plan 10/07/10 msp This proposal is for a special exception use in the C-1 zone, to allow a microbrewery use to an existing restaurant with bar. The site is located at 1702 E. Speedway Boulevard, and within the boundaries of the University Area Plan. Surrounding Land Uses and Zones: To the north, across Speedway Boulevard are commercial uses in C-1 zone. To the east, are commercial and retail uses in the C-1 zone, to the south and west are multiple Arizona Board of Regents properties which are integrated with private university associated uses such as churches, alumni associations and student housing, all zoned R-3. Policy Summary: Policy direction is provided by the University Area Plan and the General Plan. The University Area Plan, under Office/Commercial Policy 1 supports the maintenance and intensification of neighborhood and UA campus-oriented commercial services. The site is located within a Pedestrian Commercial District and the Plan supports Office/Commercial Development under Policy 2.4 to design a well-defined pedestrian system linking adjacent uses, convenient access to transit facilities, and secure bicycle parking areas as integral components of new office/commercial development. Environmental Policy 3 encourages the use of drought-tolerant and low pollen-producing plants in the landscape of new development. Landscape should be compatible in scale, character, and use pattern with established neighborhood/streetscape themes. General Plan Element 2, Policy 5 supports commercial within existing urbanized areas in the Central Core Area to increase pedestrian activity and transit use, and to meet resident's needs for goods and services in a cost-effective and equitable fashion. Policy 5.1 further emphasizes by supporting commercial uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. Analysis: - The University Area Plan supports commercial uses on the subject site. The proposed microbrewery requires no structural changes to the building and will be housed within the existing commercial building. No new taps are proposed, existing taps will be converted to in-house beer(s) being processed. At this time the applicant proposes no outside sitting or patio area, therefore the request for the addition of a microbrewery to an existing restaurant and bar use is in general compliance with Plan policy. Access is provided from Speedway Boulevard an arterial street, with on-site shared parking as part of the commercial complex where the restaurant is located. Although the site is not adjacent to a local street, by way of open shared parking lots and alley access through land uses to the south, non-residential traffic could filter from commercial uses fronting Speedway Boulevard toward the interior of the University of Arizona land uses which include student housing. This however is not an issue for those patrons using the designated shared parking area for the subject site as it is separated from the alley by a masonry wall. The University of Arizona Campus is located to the south of the subject site along with associated land uses such as churches, lodging, and student housing. Plan policy supports commercial uses along arterials streets and further supported if it includes pedestrian connectivity to the abutting University of Arizona Campus to facilitate neighborhood commercial services to the area. Staff encourages the applicant to mitigate potential commercial impacts such as; noise, glare, and hours of operation in relation to the area residential uses, including student housing. As such, any future outdoor sitting area or outdoor commercial events to address the mitigation of noise, lights, and outdoor speakers as it relates to area student housing. Recommendation: The proposed special exception land use to add a microbrewery to an existing restaurant and bar can be supported and is in general compliance with applicable policy and the intent of the University Area Plan, and the General Plan. The following special exception conditions are recommended in support of microbrewery: 1. Prior to approval of any future outdoor sitting areas and/or outdoor commercial events, whether on-site or off-site on adjacent Arizona Board of Regents property, shall require a meeting with Planning and Development Services staff (Community Planning) to demonstrate that outdoor seating area is compatible with surrounding area and design includes mitigation for noise, outdoor speakers, and lights. " GP, Element 2 - Land Use, Policy 5 and 5.1. " UAP - Office/Commercial Uses, Policy1. and Policy 2.4 " UAP - Environmental Policy Plan Policy General Plan Element 2: Land Use Policy 5 Supports community within existing urbanized areas in the Central Core Area to increase pedestrian activity and transit use, and to meet resident's needs for goods and services in a cost-effective and equitable fashion. Policy 5.1 Supports commercial uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. University Area Plan: Office/Commercial Policies: Policy 1 supports the maintenance and intensification of neighborhood and UA campus-oriented commercial services. Policy 2.4 Pedestrian Commercial District supports Office/Commercial Development designed with well-defined pedestrian system linking adjacent uses, convenient access to transit facilities, and secure bicycle parking areas as integral components of new office/commercial development. Environmental Policies: Policy 3 Encourages the use of drought-tolerant and low pollen-producing plants in the landscape of new development. Landscape should be compatible in scale, character, and use pattern with established neighborhood/streetscape themes. s:\caserev\SP-ECPT\SE10-11\ SE-10-116 Suntreader Development - SpeedwayBlvd. |
| 10/12/2010 | MATT FLICK | ENGINEERING | REVIEW | Completed | PDSD Engineering has no objection or adverse comment to approval of a Special Exception to devote a portion of the existing building to a small-scale microbrewery. |
| 10/13/2010 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 10/13/2010 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: Suntreader Development Inc. 1702 E. Speedway Blvd. Zoning C-1 Special Exception Case Number - SE-10-116 TRANSMITTAL: October 13, 2010 1. The proposed use falls under the both of the following: LUC Sec. 2.5.3.2.A.1 Commercial Services Use Group Sec. 6.3.5. Food Services "28" subject to: Sec. 3.5.4.6.A and .C LUC Sec. 2.5.3.3.F.1 Industrial Use Group, Sec. 6.3.6, Perishable Goods Manufacturing "28", as a Secondary Land Use to Food Service, subject to: Sec.3.5.5.2.F,.G, and .H. 2. Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC) and has no adverse comments. If you have any questions about this transmittal, please call Terry Stevens, (520) 836-4961 or email Terry.Stevens@tucsonaz.gov. |
| 10/14/2010 | DCORRAL1 | ENV SVCS | REVIEW | Completed | No comment. |
| 10/14/2010 | DCORRAL1 | DOT ENGINEERING | REVIEW | Completed | TDOT Engineering has no objections. |
| 10/14/2010 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | No comment. |
| 10/14/2010 | DCORRAL1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | No comments. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | Parks and Recreation has no comments. Sincerely, Joseph Linville Lead Planner Landscape Section |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | No conditions from OCSD. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | Pima County has no comments at this time. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | The RWRD has no objections to the above referenced special exception application. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | No comment. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | ADOT | Completed | Regional Traffic Engineering has no comment on this submittal and recommends approval of this development. It will have no impact on any existing ADOT facilities. Thank you. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | TDOT RTA | Completed | No comments. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | Streets Maintenance has no concerns with this proposal. |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | We have reviewed Special Exception CASE: SE-10-116 Suntreader - Speedway, Blvd. C-1 WARD: 6 & have no concerns. Thanks, Darren T. Horstmeier Chief, Asset Optimization 355th Civil Engineer Squadron Davis-Monthan AFB DSN 228-5161, Comm 520-228-5161 |
| 10/14/2010 | DCORRAL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this request. CSO Becky Noel #37968 Tucson Police Dept 837-7428 |