Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T11SE00001
Review Name: REZONING - IPC
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 01/13/2011 | TERRY STEVENS | ZONING | REVIEW | Completed | TO: Rezoning Division Re: Acceptance of Information for Plan Compliance (IPC) Goodwill Industries - Tanque Verde Road 6852 E Tanque Verde Rd - C-1 Zoning Special Exception Case Number - SE-11-1 1. The proposed use falls under the LUC Sec. 2.5.3.3 Special Exception Land Uses, Industrial Use Group, Sec. 6.3.6. Salvaging and Recycling, limited to household goods donation center, "28", subject to: Sec. 3.5.5.6.B, .F, .G, .H, .I, .J, .K, and .L; Sec. 3.5.13.1.B; Sec. 3.5.13.2; Sec. 3.5.13.3; Sec. 3.5.13.4 2. The submitted plan, showing the proposed Household Donation Center 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 |
| 01/14/2011 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-11-01 Goodwill Industries - Tanque Verde Road C-1 ZEFNP for Goodwill Industries Pantano East Area Plan 01/08/11 msp, ipc-review The request is for a Special Exception in the C-1 zone to allow a Goodwill Industries (household goods) Donation Center at 6852 E. Tanque Verde Road. The existing C-1 zone supports neighborhood commercial uses. No retail or outdoor donation activity is proposed at this site as all donated house wares and clothing will be transferred to other facilities for processing and resale. The proposed site is located northeast from the intersection of Grant Road and Tanque Verde Road and includes a vacant commercial building. Primary access is from Tanque Verde Road, an arterial street. A secondary access point seems to be available at the rear (southeast property line) of the site, via an off-site private access lane leading to Indian Ruins Road, a local street. Surrounding Land Uses and Zones: To the east and west along the Tanque Verde Road commercial corridor are commercial developments with C-1, a neighborhood commercial zone; to the south across a private access lane are commercial uses and a multi-family complex, all C-1, a neighborhood commercial zone; to the north across and along Tanque Verde Road is a commercial corridor development zoned C-1, a neighborhood commercial zone, followed by an interior single-family residential neighborhood with the nearest residential unit approximately 175 feet north of the subject site. Said neighborhood is within the boundaries of the Pima County jurisdiction, zoned CR-2, a Pima County residential zone. Land Use Plan Policy Summary: Policy direction is provided by the Pantano East Area Plan (PEAP) and the General Plan. Both Plans support commercial uses at this site. PEAP Commercial Policy 1 supports commercial developments in appropriate locations in the area and Policy 2 discourages the extension of strip commercial as a pattern of development and supports the integration of adjoining commercial uses and should be designed to be in harmony with adjacent residential uses. General Plan; Commercial and Office Development, Policy 5, supports appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized areas to promote use and improvement of existing infrastructure, to increase pedestrian activity and transit use, and to meet residents' needs for goods and services in a cost-effective and equitable fashion; Economic Development, Policy 7; Encourage the expansion and continued viability of trade and service activities; Supporting Policy 7.2 - assist local firms in the trade and service sectors to expand their existing markets. Design Guidelines Manual; Guideline I.A.5.c, encourages the 'Good Neighbor' approach -A solution is to encourage limited duration of activities that generate excessive noise, light or traffic by concentrating such activities between 10:00 a.m. and 6:00 p.m.; and limiting hours of operation where possible. Discussion The applicant attended a presubmittal meeting with staff on November 3, 2010 and held a neighborhood meeting on December 15, 2010. The minutes indicate that aside from the consultant for Goodwill and their staff, no one else was in attendance. The site is within the Tanque Verde Road commercial corridor. Primary access for the site is from Tanque Verde Road, an arterial street with a potential secondary access point at the rear of the site, which leads to Indian Ruins Road a local street. The subject site has an existing commercial building. City of Tucson records are vague and only indicate some type of commercial activity in the past. The site has C-1 commercial zone with an existing building. The site is void of parking spaces, loading zone(s), and landscaping. The entire site is paved with asphalt, except for an unpaved area behind the building which includes an unscreened dumpster. The proposal as submitted is in general compliance with the Pantano East Area Plan and the General Plan. A plan amendment is not required. Recommendation The Special Exception request is to establish a Goodwill Industries Donation Center through the rehabilitation of an existing site and utilizing existing infrastructure to meet residents' needs for goods and services in a cost-effective and equitable fashion. It is recommended that this request be accepted for processing. At the time of full review staff will focus on the following mitigating issues: Staff recommends the following issues be addressed at the time of Special Exception submittal as part of mitigating a non-retail donation center in the C-1 neighborhood commercial zone: " Identify location for required landscape borders " Identify parking spaces " Identify location of screened/wall dumpster location " Identify location of commercial vehicle loading zone " If loading and unloading is to occur outdoors, please identify area and how employees/volunteers will be screened from direct sun light. " Commercial vehicle route (circulation) to loading zone from Tanque Verde Road. Alley access not supported " No overnight parking of commercial vehicles " No outdoor storage. " If loading/unloading is planned along the rear of the building, then provide Design Compatibility Report to address hours of operation and mitigation of noise generated from commercial activity onto adjacent multi-family complex located across alley " If ancillary outdoor use is proposed such as sorting, boxing, loading, staff recommends the applicant address an outside working area for employees/volunteers, which provides protection from the direct sunlight. Applicable Policy Plan Policies Pantano East Area Plan (PEAP) Commercial Policy 1 promotes commercial development in appropriate areas. Policy 2 is to discourage the extension of strip commercial as a pattern of development. Implementation Technique B. is to ensure that future commercial development be restricted to a limited number of access points, integrated with adjacent commercial development, and designed in harmony with adjacent residential uses. The General Plan: Commercial and Office Development, Policy 5; Support appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized area located in the Central Core and Mid-City Growth Areas and the abutting areas of the Evolving Edge Growth Area to promote use and improvement of existing infrastructure, to increase pedestrian activity and transit use, and to meet residents' needs for goods and services in a cost-effective and equitable fashion. Supporting Policy 5.2 supports community-scaled commercial and office uses located at the intersections of arterial streets, taking into consideration traffic safety and congestion issues. Element 6; Conservation, Rehabilitation, and Redevelopment Policy 3.3 - Provide for a continue economic viability of existing neighborhood and commercial districts by promoting safety and maintenance programs and by encouraging appropriate new development. Policy 4 - Support appropriate locations for commercial and office uses, with priority for development and redevelopment within the existing urbanized area, in order to use and improve existing infrastructure, increase pedestrian activity and transit use, retain small businesses, and meet residents' needs for goods and services in a cost-effective and equitable fashion Supporting Policy 4.5 - Encourage the redevelopment of current strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality Element 13: Economic Development, Policy 7; Encourage the expansion and continued viability of trade and service activities Support Policy 7.2 Assist local firms in the trade and service sectors to expand their existing markets. Design Guidelines Manual Design Guideline I.A.5.c, 'Good Neighbor' Approach - The intent is to encourage businesses to be 'good neighbors' to adjacent residences. A solution is to encourage limited duration of activities that generate excessive noise, light or traffic by concentrating such activities between 10:00 a.m. and 6:00 p.m.; and limiting hours of operation where possible. s:\caserev\SP-ECPT\SE10-11\SE-11-01 Goodwill Industries - Tanque Verde Road ipc |
| 01/17/2011 | DAVE MANN | FIRE | REVIEW | Approved | |
| 01/18/2011 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains adequate information to determine Pantano East Area Plan compliance, and a plan amendment is not required. PDSD Engineering has no objection to approval of a Special Exception for a household goods donation center to be located in an existing building at 6852 E Tanque Verde Road. Tanque Verde Road is an MS&RP Arterial with a mid-block right-of-way of 150'. Access to the site is via two (2) existing driveways from Tanque Verde Road. The applicant has indicated that one of the existing curb cuts is to be closed in conformance with the Tucson Access Management Guidelines. The site is not located within a mapped floodplain or erosion hazard area. |