Microfiche records prior to 2006 have not been completely digitized and may not be available yet on PRO. If you can not find what you are looking for please submit a records request.
Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T10SE00122
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 10/19/2010 | DAVE MANN | FIRE | REVIEW | Approved | |
| 10/25/2010 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING AND DEVELOPMENT SERVICES DEPARTMENT SE-10-122 (IPC) Plaza Del Sol - Ajo Way, MH-1 MH-1 Special Exception (Ward 1) Santa Cruz Area Plan October 20, 2010 ipc msp This proposal is for a special exception land use in the MH-1, a mobile home zone, to allow a solar renewable energy generation installation (ground solar panels) at the Plaza Del Sol Mobile Home Park located at 1655 W. Ajo Way. The park has 660 manufactured homes on a 90-acre parcel and the solar array panels will occupy an undeveloped area of three-acres (3) located at the southeast corner of the mobile home park. According to the Major Streets and Route Plan, Ajo Way is a Gateway arterial street where it fronts this site. The site is southeast of the intersection of Ajo Way and Mission Road and abut Valley Road and the Santa Cruz River corridor along its eastern border. The renewable energy generation will comprise of north to south aligned rows of solar modules known as arrays that will generate 630 KW's (Kilowatts DC) of electricity that will be fed into the Tucson Electric Power grid. Vehicular access to the solar panels will be using the existing mobile home private road grid with access only from Ajo Way. The three acre area used for the solar array panels will be secured from the rest of the mobile home park by walls, landscape, and fencing and only accessible to authorized personal. SURROUNDING LAND USES AND ZONING The surrounding land uses and zones are the following; to the north is single-family residential development zoned R-1 and commercial uses fronting Ajo Way zoned C-2, a commercial zone, to the east across Valley Road are vacant Pima County Government and City of Tucson parcels and the Santa Cruz River, all zoned R-1 a residential zone, to the south is a single-family residential development zoned R-1, a residential zone, and to the west beyond the 90-acre mobile home park are vacant parcels owned by the Tucson School District #1 zoned MH-1, office and commercial uses fronting Mission Road zoned C-2, O-3, and R-2 residential. LAND USE PLAN POLICY SUMMARY The site is within the boundaries of the Santa Cruz Area Plan and the General Plan. Both Plans have policies that protect established residential neighborhoods by supporting compatible development. Santa Cruz Area Plan, Key Parcel 5 - Acknowledges the bulk of the area is zoned for mobile home and recreational vehicle parks, such as the Plaza Del Sol mobile home park. The Santa Cruz Area Plan, under General Development Policy 7 - States that new development within or near existing neighborhoods should be designed and scaled to be compatible with existing neighborhood characteristics. History, Culture and Archaeologic Policy 3 - Recommends to identify significant archaeologic sites (resources) within and near the Riverpark, and promote preservation, excavation and interpretative signage or displays. General Plan policies promote development of commercial uses in the urbanized area, to promote use and improvement of infrastructure, and meet resident's need for goods and services in a cost-effective and equitable manner. Rezoning Application The applicant attended a rezoning presubmittal meeting with staff on August 25, 2010. The applicant mentioned that at the rezoning presubmittal meeting that the solar array panels will be within an existing detention basin located within the three acre site. The site is also used for green trash holding (landscape cuttings) and includes trash dumpsters. The applicant was informed that if dumpsters are removed from this site that they shall be required to meet Land Use Code where ever they are relocated to within the overall mobile home park site. Applicant was asked to address in the Design Compatibility Report applicable Land Use Code Performance Criteria, as it applies to this request and to contact staff for interpretations on landscaping, wall locations, and paving. The applicant held the required neighborhood meeting on September 13, 2010. In addition to the applicant's group, two area residents attended the meeting. Although the rezoning submittal does did not include a preliminary development plan, a general site inventory, or a design compatibility report, applicable material was included in the neighborhood meeting minutes, including aerials and conceptual drawings and power point prints to provide some direction as to the proposed solar array location and orientation. The two attendees from the neighborhood meeting inquired about the following issues; noise impacts from solar panel tracking the Sun, visibility/screening of solar panels from outside the mobile home park, how the solar panels convert sun light to usable electric energy, and is there any glare or nuisance to neighbors? The applicant addressed these concerns and when the two attendees where asked if they would support the project, the answer was unanimous in support. Plan Compliance and Recommendation Sufficient information has been provided to demonstrate that the rezoning proposal is consistent with the policy direction provided in the Santa Cruz Area Plan and the General Plan. A plan amendment is not required. However, without the submittal of a scaled, detailed preliminary/conceptual development plan and landscape plan, staff will recommend at the full review that special exception conditions provided by staff be considered to address compatibility issues with adjacent land uses, including on-site residents of Plaza Del Sol Mobile Home Park. At the time of the full special exception/rezoning process, staff will review, among other considerations, the following items for special exception/rezoning mitigation/conditions; " Adequate walls, fencing, and landscaping along the borders of the 3-acre site to buffer and screen solar panels from adjacent uses; " How vehicular access and parking for technical support of use is provided; " Where will the relocated dumpsters and landscape green waste be located; " Security, safety features to ensure compound of solar array area is isolated from all adjacent uses, including residents of the Plaza Del Sol Mobile Home Park; " Proposed signage along all perimeters of solar array area to inform area is "high voltage" and a restricted area; " Archaeological study conducted or to be completed prior to development plan approval; " What is the scheduled (weekly, monthly, yearly) maintenance program to service, repairs, and cleaning of solar arrays; " What will the landscape material include, native thornless trees, an automatic drip irrigation system to insure growth; " Secure no access from Valley Drive, such as a one-foot no access easement along the border with Valley Road; " Setback(s) of solar arrays from adjacent off-site residential developments; " The existing detention basin during monsoon season may be a source of insect infestation. Discuss landscape plan maintenance plan to include a professional/qualified company spray & inspect for larva/insects. Land Use Policies Santa Cruz Area Plan Policies Key Parcel 5 Existing Use: Most of this area is vacant. A large mobile home park exists near the northern end of the area as well as an elementary school and a local shopping center. Vacant frontage along Ajo Way west of Valley Road is zoned for commercial uses and a series of development proposals have been made for this land. Proposed Use: Existing zoning allows mobile home and recreational vehicle park development for the bulk of the area. Commercial zoning exists at the southeast and southwest corners of the parcel. While development can occur according to this zoning, medium-density residential development would be appropriate within the interior of the parcel, if access is provided by a collector street. (January 28, 1991, Res. #15576, SCAP Key Parcel 5, modify high noise district) The vacant frontage on Ajo Way is appropriate for commercial uses as well as medium- to high-density residential development. Development of this property must address potential traffic conflicts in conjunction with the bridge over the Santa Cruz. Coordination between the City, Pima County Flood Control District, and Lamar City Acres neighborhood to explore alternative methods of achieving bank stabilization along the western edge of Lamar City Acres is strongly encouraged. Santa Cruz Area Plan - General Policies: 1. General Development Policy 4 - New and existing neighborhood should include related commercial services with specific locations decided on a case by-case basis according to overall plan policies and depending on specific market conditions. 2. General Development Policy 7 - New development within or near existing neighborhoods should be designed and scaled to be compatible with existing neighborhood characteristics. 3. Environment; Historic, Archaeologic, and Cultural Resources - Development should occur along the Santa Cruz River only after all archaeologic mitigation has taken place. General Plan Policies Note: The site is in the Mid-City Growth Area. " Element 2, Land Use Policy 3: Protect established residential neighborhoods, by supporting compatible development. Policy 5: Support 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 to meet residents' needs for goods and services in a cost-effective and equitable manner. " Element 4, Community Character and Design Policy 5: Promote neighborhood identity and visual character. Supporting Policy 5.3: Support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions and adhere to relevant site and architectural design guidelines. Policy 6: Promote quality in design for all development. Supporting Policy 6.6: Solutions and strategies included in the Design Guidelines Manual should be utilized to provide an improved level of community design. " Element 11, Public Building, Services, and Facilities Equitable Dispersion of Public Services Policy 1.5, Encourage utility companies to consider solar power and other renewable resources when planning for future infrastructure and services. " Element 14, Environment Planning and Conservation, Energy Supporting Policy 38.4: Promote solar technology. Policy 39: Continue to support programs that reduce energy consumption and improve sustainability in housing s:\caserev\rezoning\rez10-11/SE_10_122_ipcPlazaDelSol_AjoWay.doc |
| 10/25/2010 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains adequate information to determine Santa Cruz Area Plan and General Plan compliance, and a plan amendment is not necessary. |
| 10/26/2010 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Plaza Del Sol 1655 W. Ajo Way - MH-1 Zoning Special Exception Case Number - SE-10-122 1. The proposed use falls under the LUC Sec. 2.3.7.3 Special Exception Land Uses, Utilities Use Group, Sec. 6.3.12. Renewable Energy Generation "38", subject to: Sec. 3.5.11.2.B., C., D., and E.and approval through a Zoning Examiner Full Notice Procedure 2. The submitted plan, showing the solar arrays is acceptable to continue the review for the zoning examiner's report. 3. The following needs to be addressed at this time: a. Per LUC Sec. 3.5.11.2.B the required building or structure setback from the south property line is 20' not the 10' or ¾ the height of the wall as indicated. Revise. b. Provide dimensions from property lines to all structures (arrays). c. Clearly indicate the zoning of the property across the street to the east of this project. Should you have questions, contact me at 837-4961 please. Terry Stevens, Lead Planner City of Tucson, Development Services Department |