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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T13SE00024
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 03/15/2013 | MWYNEKE1 | ENV SVCS | REVIEW | Approved | Environmental Services approves this project. Jeff Drumm, P.E. |
| 03/19/2013 | LAITH ALSHAMI | ENGINEERING | REVIEW | Completed | Laith Alshami, Engineering and Floodplain Review, 03/19/2013, TO: Michael Wyneken FROM: Laith Alshami, P.E. Rezoning Section Engineering SUBJECT: Halcyon Ac. Water Company - 9195 East 21st Street Special Exception Case SE-13-24, T14S, R15E, SECTION 15 Reference: T13PRE0008 RECEIVED: Special Exception PDPlan For Zoning Examiner Staff Report on March 14, 2013 The Preliminary Development Plan appears to have adequate Engineering and Floodplain related information to be forwarded to the rezoning examiner. The following conditions are requested for the subject Special Exception: 1. Submit a hydrology report that addresses onsite and offsite drainage and its impact on the proposed improvements. It shall determine the erosion hazard setbacks and delineate the regulatory floodplain areas with the regulatory water surface elevations in order to establish buildings' finished floor elevations. Drainage report shall also address encroachment and the provision of all weather access. 2. The submittal of an Environmental Resource Report to address any possible encroachment Robb Wash, which is designated as WASH Ordinance Wash. 3. Additional conditions might be required by TDOT. |
| 03/19/2013 | KEN BROUILLETTE | FIRE | REVIEW | Approved | |
| 03/20/2013 | STEVE SHIELDS | ZONING | REVIEW | Completed | CDRC TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: Halcyon Acres Well Site Annex No. 2 9195 E 21st Street - SR Special Exception - SE-13-24 TRANSMITTAL: March 20, 2013 1. The proposed "Utilities Use Group, Distribution System DD "6" and is allowed only through approval of a Special Exception through a Zoning Examiner Full Notice Procedure, subject to LUC Section 3.5.11.1.A, .B, .E, .H, .I and .K, Section 23-A50 and 23A-53. 2. Development designator "6" requires or allows the following: Minimum site area = 144,000 Sq. Ft. Site area proposed = 22,651.2 Sq. Ft. Floor Area Ratio (FAR) = 0.30 Floor Area (FA) Allowed = 6,795.3 Sq. Ft. Floor Area (FA) Proposed = Not provided. Lot coverage allowed = 50% Lot coverage proposed = Not provided. Maximum building height allowed = 25 feet Building height proposed = Water Reservoir 16' Interior perimeter yard indicator = FF, Adjacent to SR zone is 4 x Height, adjacent to C-1 is 0' 3. The following items need to be noted at this time: a. The overall site area of the existing non-conforming Distribution System use is equal to .518 acres. The minimum site area required per LUC Section 3.2.3.2.A (Matrix Table) Development Designator "6" is 3.3 acres. A variance for "site area" to allow the expansion on a parcel that does not meet the minimum site area requirements will be required. b. Because insufficient information was included on the plan, it is not clear whether or not the lot coverage has been exceeded or if it is within the allowed 50% coverage. (Coverage includes all structures, and vehicle use areas.) If the 50% lot coverage is exceeded, a variance for the percentage above the allowed coverage would be required, LUC Section 3.2.3.2.A LUC Section 3.2.3.2.A (Matrix Table) Development Designator "6". The applicant must verify that the proposed lot coverage does not exceed the allowed coverage per development designator "6". c. Per the submitted plan, an eight-foot high wall with an additional 1-foot height of strand barbed wire is to be constructed around the facility. The wall does not enclose the overall property boundary, but along the east boundary where adjacent to SR zone, the setback requirement for the wall must be a minimum of 4 times the height. Based on the nine (9) foot wall height, the minimum setback must be a minimum of thirty-six (36) feet from the property line. The developer is proposing to construct the wall eleven (11) feet from the property line. A Board of adjustment variance will be required for the proposed setback. LUC Section 3.2.6.4 Perimeter Yard width Matrix Table - Indicator FF requires a minimum setback of four times the height when adjacent to SR zone. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 03/21/2013 | MWYNEKE1 | DOT ENGINEERING | REVIEW | Passed | |
| 03/21/2013 | MWYNEKE1 | LANDSCAPE | REVIEW | Passed | |
| 03/21/2013 | MWYNEKE1 | COMMUNITY PLANNING | REVIEW | Approv-Cond | PLANNING & DEVELOPMENT SERVICES DEPARTMENT SE-13-24 IPC Halcyon Acres Water Company - E. 21st Street Special Exception SR Pantano East Area Plan (PEAP) Plan and General Plan 3/7/13 rjh Background: This is a request for a Special Exception on a triangular shaped site approximately a half acre in size to allow a new 16 foot high, 150,000 gallon storage reservoir in the SR Suburban Ranch Residential zone. Setback variances will be required for the development of the site. A tributary of Robb Wash crosses the southern edge of the site. Access to the site will be provided through a PAAL proposed for construction on the property to the west. The special exception site is bordered on the south by 21st Street. The closest major street is 22nd Street which is one block further to the south. According to the Major Streets and Routes Plan, 21st Street is designated as a local street and 22nd Street is designated as an arterial street. Surrounding Zoning and Land Use: The property to the northwest is vacant and zoned C-1 Neighborhood Commercial; the property to the northeast and east is developed with a single-family use and zoned SR Suburban Ranch Residential; the property to the south and southeast is vacant and zoned SR Suburban Ranch Residential; the property to the southwest is developed with a single-family use and zoned C-1 Neighborhood Commercial; and the property directly to the west is vacant and zoned C-1 Neighborhood Commercial. Rezoning Presubmittal Meeting: The applicant attended a presubmittal conference meetings on February 6, 2013. The focus of the meeting was providing appropriate screening and mitigation features to buffer existing and future residential uses. Also, there was discussion of the treatment of a Robb Wash tributary crossing the southern edge of the Special Exception site. Neighborhood Meeting: A neighborhood meeting was held on February 12, 2012. The sign-in sheet shows representatives for the Special Exception request were present at the meeting, a representative from the Ward 2 office and fourteen interested citizens. Discussion seemed to focus on the proposed design of the site and the potential development of an apartment complex abutting the Special Exception site. Land Use Policies: The General Plan and the Pantano East Area Plan (PEAP) provide policy direction for this site. Pantano East Area Plan (PEAP). Residential Policy 1. Preserve the integrity of established neighborhoods. Residential Policy 3. Ensure the compatibility of new development with existing land uses, and Residential Policy 3.B. Require appropriate design elements (fences, walls, vegetation, etc.). General Plan. Element 2 - Policy 3 protects established residential neighborhoods by supporting compatible development. Supporting Policy 3.9 supports nonresidential uses where the scale and intensity of use will be compatible with adjacent uses. Element 4 (Community Character and Design) Policy 4.6 promotes the coordination of efforts of government, private developers and utility firms to improve the appearance of above-ground utilities and structures. Policy 5 promotes neighborhood identity and visual character. Supporting Policy 5.3 supports development projects that reflect sensitivity to site and neighborhood conditions. 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. Plan Compliance and Recommendation: This is a request to process a Special Exception to allow for the redevelopment of an existing well site to construct a new 16 foot high, 150,000 gallon storage reservoir use. Both the General Plan and the Pantano East Area Plan (PEAP) support preserving the integrity of existing neighborhoods through appropriate infrastructure improvements, compatible development and appropriate design elements. The proposed expansion and upgrade of the existing reservoir site should provide a higher level of water service for the surrounding Halcyon Acres area. Selecting environmentally neutral paint colors and limiting the height of the proposed water storage facility along with appropriate landscaping and buffer walls for adjacent low-density residential uses will reduce the impact of the proposed development. A Plan Amendment is not required. Staff recommends that the Special Exception application be distributed for further process. Staff believes Special Exception conditions can be used to address compatibility concerns. Anticipated conditions include: · Limiting the height of proposed facility to 20 feet. · Maintaining an eight foot buffer wall to screen neighbors from the new facility. · Selecting neutral paint colors for the buffer wall and storage reservoir that blends into the surrounding environment. · Any additional landscaping should be environmentally in character with the surrounding desert environment. · Appropriate treatment of the Robb Wash tributary crossing the development site. · Appropriate security lighting that minimizes impacts on adjacent residential. |
| 03/21/2013 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Passed | |
| 03/21/2013 | MWYNEKE1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 03/21/2013 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Passed | |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Passed | |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | No objections/adverse comments Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | RWRD has no objections to the SE-13-24 request or PDP. Please contact me should you have any questions. Mirela Hromatka Program Manager, Capital Planning Unit Pima County Regional Wastewater Reclamation Department |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | ADOT | Passed | Regional Traffic Engineering has no comments on this submittal and recommends its acceptance. Thank you. |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 03/21/2013 | MWYNEKE1 | REZ AGENCY REVIEW | TDOT STREETS | Passed | |
| 03/25/2013 | MWYNEKE1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this request. CSO Becky Noel #37968 Tucson Police Dept |