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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T11SE00002
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/07/2011 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | TDOT-Traffic has no objections to the proposed Goodwill along Silverbell. |
| 02/07/2011 | DAVE MANN | FIRE | REVIEW | Approved | |
| 02/15/2011 | TERRY STEVENS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Development Services Department Rezoning Section FROM: Terry Stevens Lead Planner PROJECT: Goodwill Industries - Silverbell Road 1150 N. Silverbell Rd. - C-1 Zoning Special Exception Case Number - SE-11-02 TRANSMITTAL: February 15, 2011 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 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: 46 required / 56 provided Off-Street Loading: 0 required / 1 provided (12X35) Bicycle Parking: 2 class two required /2 class one and 3 class two provided Pedestrian Access: Appears to be adequate The following needs to be addressed at this time: a. The location of the handicap parking spaces and an island indicated on the plan do not match existing conditions per aerial photos. Revise. b. In the parking calculations the Household Goods Donation Center is parked at 1:250 not as indicated (1:300). Revise Calculations. c. Required bicycle parking calculations are based on the total number of provided vehicle parking spaces not as indicated. d. Revise the Proposed Land Use portion of the land use code data to the correct use for this special exception (see #1 above). 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. |
| 02/16/2011 | 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 The request is for a Special Exception in the C-1, a neighborhood commercial zone, to allow a household goods donation center at 1150 N. Silverbell Road, Suite #100, which is located northeast of the intersection of Speedway Boulevard and Silverbell Road. 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. 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. Analysis: The proposed site is located at 1150 N. Silverbell Road, Suite # 100. The location is north of the Silverbell Road and Speedway Boulevard intersection. The site is an existing commercial complex with approximately 34,776 square feet of land area. The proposed tenant space is the south end unit with approximately 1,200 square feet. The commercial complex has a total of six tenant spaces with shared parking and a loading zone that is located at the northwest corner of the complex, approximately one-hundred (100) feet from the proposed Goodwill Donation Center. Such a distance from the store front is impractical and donors may just park at random at the time of unloading and such a scenario is an unsafe practice of pedestrian circulation. Staff recommends the use of an existing parking space that is located nearest to the front door to be converted, including signage as a "drop-off" parking space with limited time to allow it to remain open during the day to allow for multiple donors to use. Based on Development Plan Silverbell Pavilion, recorded on Book 29, Page 22, there are two on-site enclosed dumpsters, but are accessible only from an adjacent commercial development, which is also owned by the same entity. A cross-access easement agreement should be recorded between the two parcels to ensure in perpetuity vehicular access. The delivery of all goods should have a limited time at the "drop-off" parking space and moved as soon as possible to the interior of the buildings to reduce outdoor storage of items. The commercial site is zoned C-1 commercial and does not support outdoor open storage. Staff recommends that any future considerations for ancillary outdoor uses, such as; loading/unloading, boxing and sorting to be conducted under a protect roof area to screen employees/volunteers from prolong exposure to direct sunlight and/or heat. 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 resident's needs for goods and services in a cost-effective and equitable fashion. The request for a Goodwill Donation Center is consistent with the Plans and a plan amendment is not required. Staff recommeds approval subject to the following Special Exception conditions: 1. Outdoor activities such as but not limited to loading/unloading/ sorting, packaging, and/or bundling shall occur only between the hours of 7:00 A.M. and 10:00 P.M., Monday through Sunday. " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor" 2. Convert existing parking space located nearest to the front door as a temporary "drop-off" parking area, limited to 15 minutes to allow multiple donors to use during business hours. The "drop-off" parking space shall have a sign located in front of the space to identify the space as a "drop-off parking space, limited to 15 minutes per patron." " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor." 3. Prior to an approval for an ancillary outdoor employee work area to load/unload, sort, packaging, and/or bundling of goods, shall require a shade cover, as may be approved to ensure employees/volunteers are not exposed to prolong sun exposure and/or heat. " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor" 4. Prior to site plan approval, provide documentation of a cross-access easement agreement between parcels identifies under tax code numbers 115-21-017G and 115-21-017H, or as may be approved by PDSD Engineering staff. " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor" 5. As a requirement of the site plan approval, a color palette for the building shall approved by PDSD, Community Planning staff. " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor" 6. Site is for a donation center only, no on-site sales permitted. " SCAP, Gen. Development Policy 4 " SCAP, Key Parcel 10 - Proposed Uses " GP, Element 2, Commercial and Office - Policy 5 " GP, Element 2, Commercial and Office - Supporting Policy 5.2 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 3.3 " GP, Element 6, Conservation, Rehabilitation & Redevelopment - Policy 4 and Supporting Policy 4.5 " GP, Element 13, Economic Development - Policy 7, & Supporting Policy 7.2 " DGM - I.A.5.c. "Good Neighbor." 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.doc |
| 02/17/2011 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 02/17/2011 | MATT FLICK | ENGINEERING | REVIEW | Completed | No objections or adverse comments. |
| 03/03/2011 | PMCLAUG1 | ENV SVCS | REVIEW | Completed | |
| 03/03/2011 | PMCLAUG1 | DOT ENGINEERING | REVIEW | Completed | |
| 03/03/2011 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 03/03/2011 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 03/03/2011 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed |