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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T10SE00119
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/21/2010 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) 4-D Properties - 12th Avenue 5701 S. 12th Avenue. - C-1 Zoning Special Exception Case Number - SE-10-119 1. The proposed use falls under the LUC Sec. 2.5.5.3 Special Exception Land Uses, Commercial Services Use Group, Sec. 6.3.5. Automotive - Minor Service and Repair "28", subject to: Sec. 3.5.4.2.B, .C, .D, and .E and approval through a Zoning Examiner Full Notice Procedure 2. The submitted plan, showing the proposed car wash is acceptable to continue the review for the zoning examiner's report. 3. The following needs to be considered at this time: a. The required setback from the north future curb is 21' of the height of the wall of the structure. The north building is indicated as 23' in height therefore the required setback from the back of future curb is 23'. Revise b. Clearly indicate how this project meets the requirement of LUC Sec.3.5.4.2.E in requiring no conveyor type automatic equipment for the carwash. c. Indicate how this project meets the requirements of LUC Sec. 2.8.5.11 for the AHD (Airport Hazards District) for the TIA (Tucson International Airport). d. Per discussion with the Zoning Administrator the pedestrian circulation path from the streets to the building will not be required. Remove from plan. e. Per LUC Sec. 3.4.5 for Automotive Service and Repair - Minor a 12X35 loading zone will be required. Provide on the plan. f. This project consist of two lots with two tax parcel numbers. A tax parcel lot combination will be required to be completed. Should you have questions, contact me at 837-4961 please. Terry Stevens, Lead Planner City of Tucson, Development Services Department |
| 09/21/2010 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains adequate information to determine 12th Avenue/Valencia Road Area Plan compliance, and a plan amendment is not necessary. |
| 09/27/2010 | JHERSHE1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES SE-10-119 4-D Properties - 12th Avenue C-1, ZEFNP (Ward 1) 12th Ave. - Valencia Road Area Plan and General Plan 9/27/10 jsh (initial review for plan compliance) Issue - This is a request to allow a self-serve car wash as a special exception use in the C-1 zone, at the southeast corner of S. 12th Avenue and Drexel Road. The 0.7-acre site, which consists of two parcels at 5701 S. 12th Avenue, is currently developed as a tire repair and service business. The applicant is proposing to raze the tire business, and construct a car wash in its place. The preliminary development plan indicates a 23-foot high, 3611 square-foot car wash building, with one automatic bay and five bays with hand-operated wand-type equipment, and an equipment room, near the center of the site; and an approximately 13-foot high, 1952 square-foot vacuum canopy building, with four vacuum stations, along the eastern portion of the site. Access is proposed from 12th Avenue and Drexel Road. According to the Major Streets and Routes Plan, 12th Avenue is an arterial street, and Drexel Road is a collector street. The site is approximately 1.4 miles northwest of the Tucson International Airport. It's within the Airport Environs Overlay Zone (AEZ) Airport Hazard District (AHD) and the Noise Control District (NCD-65), and it's outside the boundaries of the Compatible Use Zones (CUZ). According to the Land Use Code (LUC Section 2.8.5.4.A), a self-service car wash is a permitted use in the TIA Environs. No noise attenuation needs to be provided. The structure height should be well within the allowable range. Land Use Code Performance Criteria - Auto wash uses in the C-1 zone are subject to performance criterion 3.5.4.2.E., and approval is through a Zoning Examiner Full Notice Procedure. LUC 3.5.4.2.E: Auto washing, limited to a self-service, coin-operated car wash, shall be allowed. No more than six bays using hand-operated, wand-type equipment or more than one bay using non-conveyor, automatic equipment are permitted, and vacuum equipment shall be located at least one hundred feet from any residential zone. Surrounding Land Uses and Zoning - The site is bordered to the north and west by Drexel Road and 12th Avenue, respectively. Further west, across 12th Avenue, are commercial and retail uses in C-1 zoning. To the north, across Drexel Road, is a strip of R-2 zoned land owned by Unisource Energy Corporation (UEC), with electrical lattice-type transmission towers. Wrapping around the site to the south and east is the Drexel Vistas residential subdivision, in C-1 zoning. East of and abutting the site is a detention basin. To the south and southeast are single-family homes. Land Use Plan Policies - Policy direction is provided by the 12th Avenue - Valencia Road Area Plan and the General Plan. 12th Avenue - Valencia Road Area Plan. According to the conceptual land use map, residential, office and neighborhood commercial uses (i.e., C-1 uses) are supported on the site, which is not within a designated subarea. Plan goals include supporting commercial revitalization that promotes neighborhood stability and enhancement (goal 11). General Land Use policies support development on the perimeter of residential areas that will protect and enhance the quality of life for residential neighbors (policy 3). Office and Commercial Land Use policies require that appropriate design elements and buffering techniques be incorporated into development proposals … to ensure the sensitive design of commercial developments adjacent to established neighborhoods (policy 3). Limited hours of operation are encouraged, on a case-by-case basis, as appropriate, to provide compatibility with adjacent uses (policy 5). When locating commercial uses next to residential uses, appropriate design element must be provided, and may include noise buffers, additional landscaping and screening, and attention to lighting (policy 9). General Plan. General Plan policies similarly protect established residential neighborhoods by supporting compatible development (Element 2, Policy 3). Non-residential uses are supported, where the scale and intensity of the use will be compatible with adjacent uses, including residential development (Supporting Policy 3.9). Commercial uses are supported, in appropriate locations, with priority in the existing urbanized area, to meet residents' needs for goods and services in a cost-effective and equitable manner (Policy 5). Neighborhood-related commercial uses are supported at the intersection of major streets (Supporting Policy 5.3). Neighborhood identity and visual character are promoted (Element 4, Policy 5), as is quality in design for all new development (Policy 6). Policies promote commercial development that will improve the streetscape character (Supporting Policy 6.3). Sufficiency of Information to determine Plan Compliance - The applicant attended a rezoning pre-submittal meeting on July 7, 2010. Staff was concerned about the compatibility of the car wash with the adjacent residential uses. Concerns cited included noise - generated by the vacuums, and by people congregating/playing music while vacuuming; hours of operation - resulting in noise/activity late at night and early in the morning, that might impact the adjacent residential neighbors; and site lighting and buffering around the south and east edges, adjacent to the residential subdivision. The applicant held a neighborhood meeting on July 12, 2010. According to the information submitted, about nine neighbors attended. Issues discussed included crime and loitering, especially at night; the proximity to a school, and the potential for the car wash to attract school children; concerns about the direction of the car wash bay (it was aligned north-south but has since been changed to an east-west alignment); and graffiti. Additional information from the rezoning file included a letter from a neighbor who is concerned that the car wash might attract those engaging in undesirable behaviors, including vandalism, drug-dealing and drinking; and that a car wash could attract crime, gangs, and violence. Others were concerned about adverse impacts on traffic at the 12th Avenue/Drexel Road intersection. A Site Inventory/Design Compatibility Report was submitted, and sufficient information has been provided regarding compliance with the land use plans. Staff believes that, subject to potential recommended conditions, and depending on input received from the neighbors throughout the remainder of this process, the project has the potential to be designed and implemented in a manner consistent with the land use plan policy direction. Summary and Recommendation - Sufficient information has been submitted to demonstrate the potential for compliance with the policy direction in the land use plans. Staff recommends the application be distributed for further processing. The detailed review will focus on the compatibility of the proposed use with adjacent residential uses; quality in design, including enhancing the visual character of the site relative to the surroundings; and site safety and security relative to the surrounding neighborhood. LAND USE PLAN POLICIES 12th Avenue - Valencia Road Area Plan General Goal 11 - Support commercial revitalization that promotes neighborhood stability and enhancement. General Land Use Policies 3 - Support development on the perimeter of residential areas that serves to protect and enhance the quality of life for neighborhood residents. Commercial Land Use Policies 3 - Ensure that appropriate design elements and buffering techniques are incorporated into development proposals during the zoning application and associated development plan review processes, to ensure sensitive design of office and commercial developments adjacent to established neighborhoods. 5 - Encourage limited hours of operation on a case-by-case basis, when appropriate, to provide compatibility with adjacent uses. 9 - Ensure compatibility of office and commercial uses with any residential uses by requiring appropriate design elements. Along any residential edge, appropriate design elements include, but are not limited to … noise buffers; additional landscaping and screening; setbacks; and prevention of spillover lighting. General Plan Element 2 Policy 3 is to protect established neighborhoods by supporting compatible development. " Supporting Policy 3.9 is to support nonresidential uses, where the scale and intensity of use will be compatible with adjacent uses, including residential development, neighborhood schools and businesses. " Policy 5 is to support appropriate locations for commercial … uses, with priority for development and redevelopment in the existing urbanized area … to promote use and improvement of existing infrastructure, … and to meet residents' needs for goods and services in a cost-effective and equitable fashion. " Supporting policy 5.3 is to support neighborhood-related commercial uses accessible from adjacent neighborhoods and located at the intersections of … major streets. Element 4, Policy 5 is to promote neighborhood identity and visual character. " Policy 6 promotes quality in design for all development. " Supporting policy 5.3 is for office/commercial/park industrial development to incorporate solutions and strategies that promote appropriate design elements … while responding to adjacent residential development … and improving the streetscape. F:\Shardir\UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE10-11\SE-10-119i.doc |
| 09/28/2010 | DAVE MANN | FIRE | REVIEW | Approved |