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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T10SE00119
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/30/2010 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 10/04/2010 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed self-service car wash special exception. Please note that the drawing needs to be revised to reflect MS&R information for a future right of way width of 100' for both Drexel and 12th Avenue. The appropriate right of way tapers associated with those widths also need to be reflected on the plan sheet. |
| 10/13/2010 | JOE LINVILLE | LANDSCAPE | REVIEW | Completed | The PDSD Landscape Section recommends that interior landscape borders per LUC 3.7.2.4.be required adjacent to residential uses established at the southern and western boundaries of the site. We also recommend that the Drexel Road right-of-way receive a landscape treatment similar to that installed per TDOT Improvement Plan I-96-061 along the 12th Ave. frontage. Specific plant materials and decomposed granite to be approved by the TDOT Landscape Architect. |
| 10/13/2010 | MATT FLICK | ENGINEERING | REVIEW | Completed | PDSD Engineering has no objection or adverse comment to approval of a Special Exception for a self-service car wash and related facilities. The 0.70-acre parcel lies at the southeastern corner of Drexel Road and 12th Avenue. 12th Avenue is an MS&RP Arterial with a mid-block right-of-way width of 100' (50' ½ r-o-w) and a width of 130' (65' ½ r-o-w) within 300' of the intersection with Drexel Road and tapering back to 100' (50' ½ r-o-w) at a distance of 600' from the intersection. Drexel Road is an MS&RP Collector with a mid-block right-of-way width of 100' (50' ½ r-o-w) and a width of 130' (65' ½ r-o-w) within 300' of the intersection with 12th Avenue and tapering back to 100' (50' ½ r-o-w) at a distance of 600' from the intersection. Per TDOT records, a 75' ½ right-of-way exists south of the Drexel Road centerline and east of the 12th Avenue centerline; there is an existing 25' radius spandrel at the intersection of the Drexel Road and 12th Avenue rights-of-way. No additional right-of-way is necessary per the MS&RP. Drainage flows toward the intersection of Drexel Road and 12th Avenue. The site does not lie within a mapped floodplain or erosion hazard area. The site lies within the Airport Wash watershed, a designated balanced basin. Detention is typically required for any size commercial development in a designated balanced basin. Due to the relatively low increase in imperviousness (about ten percent), small parcel size and the increase in water harvesting indicated on the PDP, detention will not be sought. Since the parcel size is less than one acre, threshold retention is not required. The typical detention/retention basin conditions will not be requested. Water harvesting is required. No conditions are requested. |
| 10/13/2010 | 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 10/12/10 jsh (detailed) 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., as follows, 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). Assessment - ¢ Services in the Neighborhood. The land use plan policies support development that will provide services for area residents in proximity to their homes and places of work. Given Tucson's suburban development pattern, most who are able to have automobiles, and car washes provide a popular service. A car wash nearby is convenient, and reduces the need to drive further to use one. If it can be implemented in a way that addresses safety, security and compatibility matters, the proposed car wash can be of benefit to the neighborhood. The site is currently developed with a tire sales and service business. Several neighbors signed petitions in support of retaining the tire business on the site. While staff doesn't take a position on which business would find greater favor with the neighbors, the apparent popularity of the tire business seems to indicate that this site is well-suited for another auto-service business, like the proposed car wash. ¢ Safety and Security. At a neighborhood meeting held by the applicant on July 12, 2010, and as per a letter in the rezoning file, some neighbors are concerned about the potential for a car wash to attract crime and loitering, especially at night, and other undesirable behaviors, such as vandalism, drug-dealing and drinking. Other stated concerns were that a car wash might attract gangs and violence, draw children from the school nearby, and attract graffiti. Staff has similar concerns about the potential for a self-serve car wash to attract undesirable behavior at night. According to the application, several steps will be taken to promote site safety and security. Lighting, in accordance with City codes and ordinances, will help illuminate the site, yet prevent spillover onto adjacent properties and roadways. Increased visibility of the site interior from the adjacent streets will also promote site safety. Screening landscaping along the streetscape edges will have a maximum height of 30 inches, which will permit views of the site over the shrubs. Trees will be sufficiently spaced to allow through views of the site. It is noted, however, that the vacuum area, where people tend to congregate, is tucked behind the car wash building in a less-than-prominent location, and is not readily visible, except to those driving directly past the site on Drexel. Security cameras will operate 24/7, and signs will be posted indicating the presence of video surveillance onsite. This should promote a safer site, and staff will recommend the cameras and signs as a condition of granting this use. In addition, signs will be posted indicating "No Loitering/No Trespassing", which should discourage such behavior, and staff will also recommend this as a condition. The applicant is proposing operating the business 24/7. Staff is concerned about the potential for the site to attract undesirable/criminal behavior late at night. This doesn't seem like a use that would generate much business late at night, and no clear and convincing information has been provided demonstrating why the site needs to operate 24/7. To promote site safety, staff will recommend that the hours of operation be limited to between 6:00 a.m. and 9:00 p.m. This is consistent with conditions of approval of a fairly new self-serve car wash on Grant Road east of County Club (C9-92-19, C9-99-07, RZ07-033, D07-0048). ¢ Compatibility. Both land use plans support commercial development along major streets, if the proposed use can be implemented in a manner compatible with the surrounding uses, especially residential development. Staff is concerned about the potential for noise from the car wash to adversely impact the neighbors to the south and southeast. Since the pre-submittal meeting, the vacuum area has been moved away from the residences to the south and towards a storm water detention basin to the east. Also, the alignment of the car wash building has been shifted so that the building openings face east-west and not north-south, which will help mitigate noise impacts on the neighbors to the south. Both of these design revisions will help reduce noise impacts on neighbors. Staff is still concerned, however, about noise from two sources, including the vacuums; and people playing music from their vehicles, as they enter and exit the site, and during and after using the vacuums. Outdoor sound carries. Existing 8-foot high walls around the edges of the subdivision to the south and east will help mitigate, but not eliminate, noise impacts. Limited hours of operation, which have already been recommended for safety purposes, would also help eliminate the potential for late night noise impacts. The LUC performance criteria for minor auto service uses in the C-1 zone require that vacuum equipment be located at least one hundred feet from any residential zone (3.5.4.2.E). This proposal technically meets that requirement, because, unlike most single-family detached residential subdivisions, the adjoining subdivision has commercial and not residential zoning. It is open to debate, however, whether this proposal meets the intent of that criterion. The nearest residential lot lines are approximately 45 feet east, and 58 feet south of the southern-most vacuum station. To enhance this proposal's compatibility with the adjacent residential uses, it is recommended that power to the vacuums and the conveyor equipment be turned off during non-operating hours. As a general rule-of-thumb, staff prefers to have dumpsters located at least 50 feet from adjacent residential uses. This can be difficult to achieve on small sites, like the current one. As shown on the preliminary development plan, the dumpster is within about 20 feet of the southern property line, and about 80 feet of the nearest home. It is recommended that the dumpster be located as far from the adjacent residences as is reasonably practicable. ¢ Visual/Design Quality. The current business, although apparently popular, does not contribute to the visual character of the area. Redeveloping the site with new buildings, and providing street landscape borders, will enhance the visual quality of the site, and contribute to a more stable neighborhood edge. Neighbor's views towards the site, especially from the south, would be improved by an increased landscape buffer, and the preliminary development plan seems to indicate an approximately 20-foot wide border along the southern edge of the site. Grouping a few trees around the southern edges of the vacuum and dumpster areas would provide additional visual screening, and staff will recommend this as a condition. Providing a wider landscape buffer also helps keep the buildings away from the southern site edge. At the neighborhood meeting, some were concerned about the potential for the site to attract graffiti. Since it's generally not good for business, graffiti is usually removed fairly quickly, however, to ensure that it is removed in a reasonable time frame, staff will recommend that graffiti be removed within five working days of discovery. Summary and Recommendation - The applicant is proposing to construct a 24/7 self-serve car wash on a small parcel developed with a tire sales and service business, at the intersection of two major streets, 12th Avenue and Drexel Road. The tire business will be razed to allow the site to be redeveloped. Due to the site's small size, the car wash facilities are located fairly close to the site boundaries, near single-family homes to the south and southeast. In general, the proposal appears to be consistent with the policy direction in the land use plans, except for the hours of operation, which staff believes need to be limited in order for the proposed use to be compatible with the adjacent residential uses. To implement the policy direction in the land use plans, the following are recommended as conditions of granting this special exception use: Compatibility. 1) Hours of operation shall be limited to between 6:00 a.m. and 9:00 p.m. 12th Avenue - Valencia Road Area Plan, Commercial Land Use Policy 5 General Plan Element 2, Policy 3 2) Power to the vacuums and the conveyor equipment shall be turned off during non-operating hours. 12th Avenue - Valencia Road Area Plan, General Land Use Policy 3 and Commercial Land Use Policy 9 General Plan Element 2, Policy 3 3) The dumpster shall be located as far from the adjacent residences as is reasonably practicable. 12th Avenue - Valencia Road Area Plan, General Land Use Policy 3 and Commercial Land Use Policy 9 General Plan Element 2, Policy 3 Site Security. 4) Video surveillance cameras shall operate on the site 24/7, and video surveillance signs shall be posted. 12th Avenue - Valencia Road Area Plan, General Goal 8 and General Land Use Policy 3 5) No Trespassing/No Loitering signs shall be posted. 12th Avenue - Valencia Road Area Plan, General Goal 8 and General Land Use Policy 3 Buffering/Visual Character. 6) A few trees shall be planted in a group around the southern edges of the vacuum and dumpster areas, to provide additional visual screening. 12th Avenue - Valencia Road Area Plan, Commercial Land Use Policy 3 and Commercial Land Use Policy 9 7) Graffiti shall be removed within five working days of discovery. 12th Avenue - Valencia Road Area Plan, General Land Use Policy 3 General Plan, Element 4, Policy 5 LAND USE PLAN POLICIES 12th Avenue - Valencia Road Area Plan General Goal 8 - Foster the creation of safe and child-friendly neighborhoods. 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-10-119.doc |
| 10/13/2010 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: 4-D Properties - 12th Avenue 5701 S. 12th Avenue. - C-1 Zoning Special Exception Case Number - SE-10-119 TRANSMITTAL: October 13, 2010 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 Development designator "28" requires or allows the following: Minimum site required = 0 sq. ft Floor area ratio = 0.35 Lot Coverage = N/A Maximum building height = 30 feet Interior perimeter yard indicator = DD Off-Street Parking: One stacking space per wash bay - provided Off-Street Loading: 1 required - 0 provided Bicycle Parking: 0 required Pedestrian Access: Not required. 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. Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). If you have any questions about this transmittal, please call Terry Stevens, (520) 836-4961 or email Terry.Stevens@tucsonaz.gov. |
| 10/14/2010 | PMCLAUG1 | ENV SVCS | REVIEW | Completed | |
| 10/14/2010 | PMCLAUG1 | DOT ENGINEERING | REVIEW | Completed | |
| 10/14/2010 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 10/14/2010 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 10/14/2010 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed |