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Plan Review Detail
Review Status: Completed
Review Details: REZONING - IPC
Plan Number - T11SE00002
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 - Silverbell Road 1150 n Silverbell Rd. - C-1 Zoning Special Exception Case Number - SE-11-02 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 |
| 01/17/2011 | DAVE MANN | FIRE | REVIEW | Approved | |
| 01/18/2011 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-11-02 Goodwill Industries - Silverbell Road C-1 ZEFNP for Goodwill Store Santa Cruz Area Plan 01/08/11 msp, ipc-review The request is for a Special Exception to allow a household goods donation center at 1150 N. Silverbell Road, Suite #100. The proposed use will be located within an existing commercial center with approximately 35,859 square feet, located northeast of the intersection of Speedway Boulevard and Silverbell Road. The existing zoning is C-1, a neighborhood commercial zone. 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 site is within the Silverbell Pavilion Development site, which has a zoning restriction that prohibits soup kitchen(s) and limited outdoor food services as outlined in Book 29, Page22, Sheet 1of 5 of the development plan. Primary access is from Silverbell Road, an arterial street and it seems a secondary access point may be achievable via adjacent easements/PAALs with direct access to Speedway Boulevard, an arterial street. Surrounding Land Uses and Zonings: To the north and south are commercial developments with C-1, a neighborhood commercial zone; to the east is vacant commercial property zoned C-1, a neighborhood commercial zone and the El Rio Golf Course zoned R-1 residential; to the west across Silverbell Road are large tract parcels, each with a single-family residential unit and a large vacant City of Tucson parcel, all zoned R-1 residential. Land Use Policies: Policy direction is provided by the Santa Cruz Area Plan (SCAP) and the General Plan. Both Plans support commercial uses at this site. The location within Key Parcel 10 and commercial development is supported on this site, which consists of a single building with six tenant spaces and the site has integrated parking and traffic circulation with adjacent commercial developments. The existing development meets SCAP general policy to be compatible in size, scale, and mass with adjacent uses and more specific policy direction is provided in policy 4, it supports commercial uses which service the residential neighborhood. Applicable General Plan policy; 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 fronts Silverbell Road, and is located just north of an arterial intersection with Speedway Boulevard. Primary access is from Silverbell Road. The existing commercial center has five additional tenant spaces with shared parking. Based on Development Plan Silver bell Pavilion, recorded on Book 29, Page 22, there are two on-site enclosed dumpsters, which are accessed from the adjacent cross-access commercial use. However, the site now has two additional un-enclosed dumpsters along the rear (east) property line within required parking spaces. The site has a permanent on-site loading zone, which is approximately ninety (90) feet northwest of the proposed tenant space for the Goodwill Industries Donation Center. In addition, if any outdoor use is required such as sorting, boxing, loading, staff recommends the applicant address an outside working area for employees/volunteers, that provides protection from direct sunlight for prolong periods of time. The proposal as submitted is in general compliance with the Santa Cruz 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 at an existing commercial center with six tenant spaces which has shared access and dumpsters with an adjacent commercial site. The request for a donation center is 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: " Provide proper screening/wall enclosure and location for the additional on-site dumpsters used by tenants. " Location of shared loading zone by commercial and non-commercial vehicles at the donation center. " Pedestrian safety at time of loading/unloading house ware goods. " No overnight parking of commercial vehicles " No outdoor storage. " Address hours of operation. " If ancillary outdoor uses are proposed such as sorting, boxing, loading, how are employees/volunteers being protected from prolong work in direct sunlight. " Mitigation of the overall vehicular circulation in relation to donation drop-offs. Applicable Policy Santa Cruz Area Plan Policies: The proposed rezoning site is located within the boundaries of the Santa Cruz Area Plan, Key Parcel 10 and below are the applicable Plan policies: SECTION I: DEVELOPMENT POLICIES General Development New development within or near existing neighborhoods should be designed and scaled to be compatible with existing neighborhood characteristics. Policy4, New and existing neighborhoods 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. Key Parcel 10 Existing Use: Parcel 10 includes a large area of vacant land adjacent to the El Rio Golf Course and Northwest District Park. A few commercial uses are located at the southwest corner. The land is zoned for commercial uses and suffers from drainage and flooding problems. Proposed engineering studies along the Silvercroft Wash may provide solutions to some drainage problems. Proposed Use: As drainage and flooding problems are resolved, high-density residential uses should be encouraged for the majority of this area. This can be accomplished by employing the residential use option contained in the B-1 zone. Locally oriented commercial uses should also be provided and focused on the intersection of Speedway and Silverbell. Circulation 1. Major street alignments shall be consistent with the adopted Major Streets and Routes Plan as shown on Map 7. General Plan Policies: Element 2: Land Use, 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-EXCPT\SE10-11\SE-11-02 Goodwill Industries - SilverbellRoad ipc |
| 01/18/2011 | MATT FLICK | ENGINEERING | REVIEW | Completed | This request contains sufficient information to determine Santa Cruz Area Plan compliance, and a plan amendment is not required. PDSD Engineering has no objection or adverse comment to approval of a Special Exception for a household goods donation center to be located in the southernmost suite of Silverbell Pavilion at 1150 N Silverbell Road. Silverbell Road is an MS&RP Arterial with a mid-block right-of-way of 150'. Access to the site is via an existing driveway from Silverbell Road. The site is not located within a mapped 100-year floodplain or erosion hazard area. |