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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T12SE00072
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 07/30/2012 | LAITH ALSHAMI | ENGINEERING | REVIEW | Completed | Laith Alshami, Engineering and Floodplain Review, 07/30/2012, TO: Peter McLaughlin FROM: Laith Alshami, P.E. Rezoning Section Engineering SUBJECT: Goodwill Donation Drop Off - 6383 E 22nd Street Special Exception Case SE-12-72, T14S, R15E, SECTION 18 T12SE00072 RECEIVED: Special Exception Preliminary Development Plan on July 26, 2012 Rezoning Examiner Report The Preliminary Development Plan appears to have adequate Engineering and Floodplain related information to be forwarded to the rezoning examiner. No special conditions are offered. |
| 07/31/2012 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: GoodWill Donation Drop Off 6383 E. 22nd Street - C-1 Special Exception - SE-12-72 TRANSMITTAL: July 31, 2012 The proposed "Salvaging and Recycling, limited to household goods donation center", located on parcel 134-24-4290 zoned C-1 & C-2. The use falls under the Special Exception Land Uses, Sec. 2.5.3.3.F, 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; and approval through a Zoning Examiner Full Notice Procedure, Sec. 23A-50 and Sec. 23A-53. Also per LUC Section 2.5.3.6 General Restrictions. The following restrictions apply to all uses and development in this zone. A. Drive-through services are not permitted unless specifically provided for the land use. B. All land use activities except vehicular use areas shall be conducted entirely within an enclosed building unless specifically provided otherwise. 1. Development designator "28" requires or allows the following: Minimum site area = 0 Site area proposed = Not provided on plan - existing Floor Area Ratio (FAR) = 0.35 Floor Area (FA) Allowed - Not provided on plan - existing Floor Area (FA) Proposed = Not provided. (No new structures proposed) - existing Maximum building height allowed = 30 feet Building height proposed = Not provided. No new structures proposed) - existing Interior perimeter yard indicator = DD Per LUC Section 2.5.3.6.A a drive-through is not allowed Zoning has reviewed this proposal for compliance with The City of Tucson Development Standard Land Use Code (LUC). Off-Street Parking: OK no new parking required Off-Street Loading: OK no new loading spaces required Bicycle Parking: OK no new bicycle parking required Pedestrian Access: OK If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 08/03/2012 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF PLANNING AND DEVELOPMENT SERVICES SE-12-72 Goodwill - 22nd Street C-1 Special Exception General Plan 8/10/12 MT The request is for a Special Exception to allow a Goodwill donation drop-off center at 6383 E. 22nd Street, Suite #141. The proposed use will be located within an existing commercial shopping center with multiple parcels and owners. The parcel identified as 6383 E. 22nd Street has approximately 17,546 square feet (.40-acre) of land area and a single building with five existing tenant spaces. The site is situated along the eastern edge of the commercial complex that is located at the northeast corner of Wilmot Road and 22nd Street. The special exception site is zoned C-1, neighborhood commercial zone, with a building height of twenty four (24) feet and floor area of six thousand (6,000) square feet. Primary access is from 22nd Street and Wilmot Road. According to the Major Streets and Routes Plan, 22nd Street and Wilmot Road are arterial streets. Surrounding Land Uses and Zones: The site is zoned C-1 and C-2, neighborhood commercial and commercial, respectfully and located at the northeast corner of the intersection of Wilmot and 22nd. The intersection on all quadrants is zoned C-2 commercial with land uses that include retail and auto sales and repairs, to the north and east toward the interior of the block is a single-family single story residential development zoned R-1 residential. The nearest residential unit is located approximately one hundred and thirty five (135) feet to the northeast of the proposed site. Special Exception Presubmittal Meeting: The applicant attended a special exception presubmittal conference meeting on May 30, 2012. At the meeting, staff discussed a variety of issues that would need to be addressed: design compatibility statement; security management plan; plan amendment not required for special exception to proceed; fully demonstrate/explain compliance with special exception criteria; mitigating urban 'heat island' effects; hours of operation; vehicular circulation and parking; outdoor open storage; and location of noise generating uses. Applicant advised to contact Joe Linville in Landscape Review regarding screen wall. A plan amendment not required for special exception to proceed. Neighborhood Meeting: The neighborhood meeting was held on June 14th, 2012, at the special exception site, 6383 E. 22nd Street, Suite #141. The sign-in sheet shows three persons in attendance, two in association with the application, with one area resident or other interested parties in attendance. The applicant discussed the project, with support from the sole attendee. Land Use Policies: Policy direction is provided by the General Plan, which supports commercial uses at this site. The existing commercial complex meets Plan general policy to compatible in size, scale, and mass with adjacent uses and more specific policy 4, supports commercial uses which service the residential neighborhood. Applicable General Plan Policies: Element 2: Land Use- Commercial and Office Development: Policy 3 calls out to protect established residential neighborhoods by supporting compatible development, which may include appropriate nonresidential uses. Supporting Policies 3.5 and 3.9 supports mixed use and nonresidential uses, where the scale and intensity of uses will be compatible with adjacent uses, including residential development and neighborhood businesses. Policy 5 calls out to 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 4: Community Character and Design Policy 5 promotes neighborhood identity and visual character. Supporting Policy 5.3 is to support infill and redevelopment projects that reflect sensitivity to site and neighborhood conditions. Supporting policy 5.6 encourage builders/developers to incorporate neighborhood recommendations into development plans to provide designs, building, signage, and landscaping plans that are compatible with overall neighborhood character. Policy 6 promotes quality in design for all new development. Supporting policy 6.1 promotes an environmentally sensitive design that protects the integrity of existing neighborhoods, complements adjacent land uses, and enhances the overall function and visual quality of the street, adjacent properties, and the community. Supporting policy 6.3 recommend strategies that promote appropriate design elements, such as connectivity and consolidation, while responding to adjacent residential development, improving the streetscape, and enhancing the experience and perception of employees and customers through scale and mass considerations. Element 6: Conservation, Rehabilitation, and Redevelopment Policy 2 is to protect established residential neighborhoods by supporting compatible development, which may include other residential, mixed-use infill and appropriate nonresidential uses. Supporting policy 2.2 supports for the intensification and redevelopment of underutilized areas for mixed uses if there is sufficient land area to accommodate the proposed uses at a scale appropriate to the surrounding residential areas. Policy 3 promotes the continued physical and economic viability of the city's neighborhoods and commercial districts. Supporting Policy 3.3 provides for the continued economic viability of existing neighborhood and commercial districts by promoting safety and maintenance programs and by encouraging appropriate new development. Policy 4 supports 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 encourages the redevelopment of current strip commercial development that will improve traffic flow, pedestrian mobility and safety, and streetscape quality. Element 13: Economic Development:-Business Retention and Expansion Policy 7; Encourage the expansion and continued viability of trade and service activities Supporting Policy 7.2 is to 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. Design Guideline I.B.2.a, d, intents to use design and detailing to provide higher quality facades and increase visual appeal. Design Guideline I.B.3.c, f, intents to provide pedestrian accessibility and screen less visually attractive uses. Finally, the purpose of Design Guideline I.B.4.e is to support choice of lighting sources to provide optimum illumination. Analysis: Land Use Compatibility: The overall commercial complex fronts both 22nd Street and Wilmot Road. The proposed Goodwill donation center is closer to 22nd Street. The commercial building at 6383 E. 22nd Street has four other tenant spaces in which all participate in cross-access parking provided by the greater commercial complex. Based on available aerials it seems the building at 6383 E. 22nd Street does share on-site trash dumpster and loading zone with the larger commercial complex. The nearest dumpsters are located approximately seventy (70) feet to the north and one hundred (100) feet to the southeast, both within the commercial complex, but not within the parcel where the Special Exception is being requested. The greater commercial complex has both C-1 and C-2 zones. The 6383 E. 22nd Street building is located within the C-1, neighborhood commercial zone. The C-1 zone does not permit outdoor activities such as outdoor sorting or storage of donated goods. Staff suggests the applicant address the issue of an outside working area for employees/volunteers, if needed. To miminize light spill over from commercial enterprises, staff recommends that any new outdoor lighting be directed downward, and shielded away from adjacent residentially zoned and used properties and public roadways. Design: This is an existing shopping center and the special exception site is one of the five tenants. To be consistent with plan policies that promote visual character, staff recommends that any exterior changes to the site must be consistent with the overall development plan and any changes to exterior mechanical equipment be screened from view from the surrounding land uses and roadways. Landscaping and Screening: The plan depicts an existing ten (10') foot landscape border with a six (6') foot high masonry block wall along the Amherst Drive on the north and east property lines. Landscaping and masonry screen walls are existing around the site perimeter. The applicant proposes no changes to the existing landscape plan. Staff recommends any changes to be reviewed to comply with the overall landscape plan for the site. Vehicular Access/Pedestrian Circulation: Parking areas are located in close proximity to each of the existing stores. Applicant is proposing no changes to parking, loading and maneuvering are onsite. Lighting will be shielded and directed downward and away to avoid spillover onto residential properties. Access to the site is from two major routes: 22nd Street and Wilmot Road, paved, with six -lanes cross sections and raised center medians and curbs. A bike lane on the west side of Wilmot Road. A 4-foot wide sidewalk exists along 22nd Street. Driveways and curb cuts are located along the project frontage on both major streets. A median opening exists on both major streets. On-site pedestrian paths are shown to connect to 22nd Street and Wilmot Road. Policy supports direct residential connection to commercial services to reduce vehicular and pedestrian strain. Recommendation: This special exception proposal is consistent with the land use plan policy direction in the General Plan. A plan amendment is not required. Staff recommends the following Special Exception conditions be considered: 1. Refuse container(s) shall be located a minimum distance of fifty (50') feet from any residentially zoned or used property. Containers to be screened with masonry walls and enhanced landscaping to screen the containers. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 2. Existing Commercial loading zone shall remain in its current location, striped and behind the building as shown on site plan and to be a minimum of fifty (50) feet from a residentially zoned or used property, and shall be screened. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 3. Any changes to existing mechanical equipment shall be screened from view from the surrounding streets and properties. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor " DGM, Guideline 1.B.2.d, Minimize Mechanical Equipment 4. Hours of operation for commercial vehicle (drop off/pick-up of donated items, rags, trash pick-up, and outdoor activities to be from 6:00 a.m. to 10:00 p.m. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 5. No overnight parking of commercial vehicles " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 6. No outdoor open storage of donated goods, unwanted donations, or large trash/waste. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 7. Any future changes to existing pedestrian paths within PAALS shall be reviewed and approved by the Department of Planning and Development Services staff. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.B.3.c, Pedestrian Accessibility " DGM, Guideline 1.A.5c, Good Neighbor 8. Vehicle stacking in the drive-through lane/canopy area used for loading/unloading, not to interfere with on-site traffic using the main PAAL existing onto Amherst Drive. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor " DGM, Guideline 1.B.3.c, Pedestrian Accessibility 9. Any graffiti should be removed within five working days of discovery. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor 10. Any new outdoor lighting shall be located on buildings only, low sodium or equivalent, shielded and directed away from adjacent residential neighborhood located to the east. Light element shall be placed at a height not to exceed the height of the building mounted to. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor " DGM, Guideline 1.B.4.e, Illumination Levels 11. The existing landscape plan shall remain as shown on site plan and an existing 6.0' high masonry screen wall along Amherst Drive to screen and buffer residentially zoned and used properties to the north and east of the site. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.B.3.f, Landscape Screen " DGM, Guideline 1.A.5c, Good Neighbor 12. Any alterations to the store facades shall have architectural character and detail comparable to the overall complex design, including but not limited to color palette, building materials etc. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.B.2.a, Building Façade 13. All store operation to be within an enclosed building to prevent noise spill to adjacent residentially used properties. " GP, Element 2, Policy 3, Supporting Policy 3.5 & 3.9 " GP, Element 2, Policy 5, Supporting Policy 5.2 " GP, Element 4, Policy 5, Supporting Policy 5.3 & 5.6 " GP, Element 4, Policy 6, Supporting Policy 6.1 & 6.3 " GP, Element 6, Policy 2, Supporting Policy 2.2 " GP, Element 6, Policy 3, Supporting Policy 3.3 " GP, Element 6, Policy 4, Supporting Policy 4.5 " GP, Element 13, Policy 7, Supporting Policy 7.2 " DGM, Guideline 1.A.5c, Good Neighbor s:\caserev\SP-ECPT\SE11-12\ SE-12-72 Goodwill_22ndSt.doc |
| 08/09/2012 | KEN BROUILLETTE | FIRE | REVIEW | Approved | |
| 08/10/2012 | PMCLAUG1 | DOT ENGINEERING | REVIEW | Completed | |
| 08/10/2012 | JULIE YBARRA | SIGNS | SIGN CODE REVIEW | Completed | |
| 08/10/2012 | PMCLAUG1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 08/10/2012 | PMCLAUG1 | ENV SVCS | REVIEW | Completed | |
| 08/10/2012 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 08/10/2012 | PETER MCLAUGHLIN | LANDSCAPE | REVIEW | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | ADOT | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 08/10/2012 | PMCLAUG1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed |