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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T15SE00006
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/03/2015 | STEVE SHIELDS | ZONING | REVIEW | Completed | PDSD TRANSMITTAL TO: Rezoning Division FROM: Steve Shields Lead Planner PROJECT: Fry's Food Store SW corner Valencia Road & Valley Indian Agency Road. - C-2 Special Exception - SE-15-06 TRANSMITTAL: February 3, 2015 The proposed "Food and Beverage Sales, mixed use", located on parcels 138-24-4000, 138-24-4010, 138-24-4020, 138-24-4030, & 138-24-4040 zoned C-2. The use falls under UDC Table 4.8-4: Permitted Uses - Retail Trade Use Group With Land Use Class/Type: Permitted under Mayor and Council Special Exception Procedure, Section 3.4.4 . The following Use Specific Standards apply: C-2: 4.9.9.D 1. The following dimensional Standards apply see TABLE 6.3-4.A: DIMENSIONAL STANDARDS FOR THE C-1, C-2, C-3, OCR-1, & OCR-2 ZONES a. Minimum site area = 0 Sq. Ft. b. Proposed site area = 584,140 Sq. Ft./13.41 acres. c. Maximum building height allowed = 40 feet d. Building height proposed = 36 feet e. Vehicle parking - The vehicle parking calculation is not correct but once corrected it appears that the proposed number of vehicle parking will meet code. f. Bicycle parking - Appears to meet code. The following item needs to be noted at this time: UDC Section 4.9.9.D.1.b Buffers 1. Required minimum building setback to the southwest & south residential zoned property is 200', proposed to the southwest residential zoned property is 60', to the south residential zoned property is 74' 2. Required minimum 8' high, or higher masonry screen adjacent to the southwest & south residential zoned property wall not provided, proposed 5' high vegetative screen. 3. Required 20' wide landscape buffer adjacent to the southwest & south residential zoned property wall not provided, proposed 10' wide landscape buffer. UDC Section 4.9.9.D.1.c Outdoor Storage Areas 4. Per the Preliminary Compatibility Report no outdoor storage is proposed. UDC Section 4.9.9.D.1.d Trash Collection Areas 5. Require setback to adjacent residential zoned property or adjacent streets is 200' It does not appear that the two (2) trash collection areas shown along the south adjacent residential zoned property meet the required 200'. It does not appear that the southeast and northeast trash collection areas meet the 200' setback to adjacent streets. Screening requirements for the southeast and northeast trash collection areas are not shown. UDC Section 4.9.9.D.1.e Pedestrian Flow 6. It is not clear that the required pedestrian circulation has been provided, i.e., required 8' width, connection to all buildings on site and the required 3' wide landscape strip for all required sidewalks. UDC Section 4.9.9.D.1.f Central Features and Community Spaces 7. It is not clear that this section has been met. UDC Section 4.9.9.D.1.g Delivery and Loading Spaces 8. The proposed screened loading dock does not meet the setback requirements to adjacent residential property. UDC Section 4.9.9.D.1.h Traffic Impacts 9. Per the Preliminary Compatibility Report a TIA report will be provided. UDC Section 4.9.9.D.1.i Outdoor Lighting 10. Per the Preliminary Compatibility Report an outdoor lighting report will be provided. UDC Section 4.9.9.D.1.j Outdoor Sales Display/Ancillary Uses 11. Per the Preliminary Compatibility Report no outdoor sales display/ancillary uses are proposed within the 250' setback area. UDC Section 4.9.9.D.1.k Hazardous Materials 12. Per the Preliminary Compatibility Report a hazardous materials management plan and hazardous materials inventory statement might be provided if necessary. UDC Section 4.9.9.D.1.l Noise Abatement 13. Per the Preliminary Compatibility Report it doesn't appear that a noise mitigation plan is proposed. UDC Section 4.9.9.D.1.m Combination of Retail with Food and Beverage Sales 14. It is not clear that the proposed use will meet the requirements of this section. A calculation and plan will be required to show how this requirement is met. Additional comments; 15. The vehicle parking calculation is not correct. Total gross floor area for the Fry's building should include the proposed Mezzanine. The vehicle parking requirement can be based on UDC Section 11.3.9.C.3 Shopping Center, A multiple use development composed of an integrated group of establishments (stores), planned, constructed, and managed as a unit, utilizing common or shared facilities, such as buildings, parking, and vehicular and pedestrian access, where no more than 50% of the floor area is dedicated to uses with a parking formula of one space per 100 square feet of gross floor area or a more intense formula. The individual establishments may be owned by a single entity or by separate entities. That said the required vehicle parking is then based on UDC TABLE 7.4.4-1: MINIMUM NUMBER OF MOTOR VEHICLE SPACES REQUIRED, RETAIL TRADE USE GROUP, Shopping Center, parked at 1 space per 300 sq. ft. GFA for the entire site. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 02/06/2015 | JASON GREEN | ENGINEERING | REVIEW | Approved | DATE: February 06, 2015 DUE DATE: February 13, 2015 SUBJECT: The Shops @ Midvale - Engineering Review LOCATION: 1801 W Valencia Rd; T15S, R13E, SECTION 15 REVIEWERS: Jason Green, CFM CASE #: SE-15-06 The PDSD Engineering Division has no objection to the Mayor & Council Special Exception (MCSE) and offers the following comments: 1. Preparation of a complete Drainage Report, including details of detention/retention, is required. Verify that the report and discussion within are directed towards the City of Tucson. 2. The parcel is impacted by a FEMA Shaded X 100-year floodplain. All flows of 100 cfs or more must be clearly delineated and verification of finished floor elevations will be required. Complete compliance with the Floodplain Ordinance and floodplain permits and/or elevation certificates might be required. 3. Detention/retention basin floors shall be graded to drain either toward the outlet structure or other logical point. Basin floors shall not be flat. 4. Detention/retention basins shall be located adjacent to a street or accessible common area. Basin side slopes in the adjacent area(s) shall be designed and constructed in accordance with the requirements of the Detention/Retention Manual for human activity zones. 5. Rectangular basin shapes shall be avoided unless necessitated by recreational or visual amenities within the basin. 6. Vegetation shall be used as screening and/or security barrier for a minimum of ten percent of the basin perimeter. 7. All security barriers and screening for detention/retention basins shall meet Safe By Design guidelines. For any questions or to schedule meetings call me at 837-4929. Jason Green, CFM Senior Engineer Associate Engineering Division Planning & Development Services Department |
| 02/10/2015 | KEN BROUILLETTE | FIRE | REVIEW | Passed | |
| 02/11/2015 | ZCANCHO1 | DOT TRAFFIC | REVIEW | Completed | * |
| 02/11/2015 | ZCANCHO1 | DOT TRAFFIC | REVIEW | Completed | February 13, 2015 ACTIVITY NUMBER: C9-07-20 PROJECT NAME: Fry's Store #83 PROJECT ADDRESS: 1801 W Valencia PROJECT REVIEWER: Zelin Canchola TDOT The preliminary plan was reviewed according to the City of Tucson Access Management Guidelines, and Development Standards. Additional requirements to the surrounding transportation system may be required following review of a Traffic Impact Analysis. The following items are recommended at this time. 1. Dedication of Major Streets and Routes (MS&R) along Valencia Road will be required if applicable. 2. TDOT recommends the installation of right turn deceleration lanes to all driveways along Valencia Road. Bicycle lanes and applicable striping/signing must be maintained. . North bound striping on Indian Agency road may need modification to accommodate southernmost driveway. A Private Improvement Agreement (PIA) will be required for this work in the Right of Way. City of Tucson Permits and Codes can be contacted for additional information at 520 791 4259 3. Further review of the Traffic Impact Study is needed. Additional requirements may be required according to the Study and recommendations. 4. Along Valencia Road and Indian Agency Road ensure that all existing signs that are affected by the off-site improvements and are applicable to the roadway remain in place or relocated to an appropriate location. If damaged or unsuitable for reuse then replace with new sign and/or post. 5. If existing light poles are impacted with the installation of the proposed improvements relocate if applicable. Contact City of Tucson Street Maintenance Electric Shop for further information 520 791 3191 6. This plan does not seem to take into account the future intersection widening on Valencia Road in accordance with the Major Streets and Routes plan. Dedication of Right of way may be required. 7. City of Tucson Transportation Access Management Guidelines requires a Traffic Impact Analysis (TIA) for any development that generates more than 100 trips during the peak hour. The proposed developments for this area fall in this category. TIA should be prepared for each of these developments. 8. A private improvement agreement (PIA) will be necessary for the proposed work to be performed within the Right-of-way. Contact Permits and Codes for additional PIA information at 791-4259. 9. List the name, ROW width, recordation data, type and dimensioned width of paving, curbs, curb cuts and sidewalks. (DS 2-05.2.2.D) 10. The access points shall have 25' radius curb returns. (DS 3-01.0 figure 6) 11. Dimension the width of all ingress/egress points (Tucson City Code, Chapter 25, section 39 & 40) If you have any questions, I can be reached at 520 837 6659 or zelin.canchola@tucsonaz.gov |
| 02/12/2015 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | T15SE00006 1801 W Valencia - proposed Fry's Grocery, Large Retail Establishment Signs Division Review - H.Thrall 2/13/15 The proposal entails a change in the development approved under rezoning case C9-07-20; to now allow for a Fry's grocery to exceed 100,000 sqft GFA, 1 smaller retail space, 1 Fry's fuel station and a separate restaurant building. The proposal is to maintain the C-2 zoning under the prior rezoning case but allow the change in development and allow for retail greater than 100,000 GFA, which is the special exception review. Signage for the development is subject to criteria within the General Business District of the Sign Code. There are currently no special conditions under the rezoning case regarding signage. Be aware, Fry's Fuel Centers typically desires to have their own freestanding LED gas price changer signage. Review for the number of freestanding signage cannot be done at this time, as evaluation for the types of signs, their heights, setbacks and size is taken into consideration - and based upon land ownership, lot lines, street frontage, access and parking calculations for the uses on site. A notation should be placed on the development plan that signage is reviewed and permitted in a separate process from the development plan review process, but must be shown on the development plans for safety reasons pertaining to utilities, easements and sight visibility triangles. |
| 02/18/2015 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 02/18/2015 | JOHN BEALL | COMMUNITY PLANNING | REVIEW | Completed | DEPARTMENT OF URBAN PLANNING & DESIGN Se-15-06 The Shops at Midvale - Valencia Road C-2, Special Exception Large Retail Establishment Plan Tucson and Santa Cruz Area Plan 02/10/15 This is a request to allow a Large Retail Establishment (LRE) and fuel center with retail shops on an approximately 13.44 acre site zoned C-2. The proposal will divide the parcel into three lots: Lot 1 at 476,638 SF includes a Fry's store with a 102,564 sq. ft. building and an associated fuel center that includes a 176 sq. ft. kiosk and a 6,880 sq. ft. canopy; Lot 2 at 55,976 SF includes a 4,500 sq. ft building (restaurant use); and Lot 3 at 51,722 SF includes a 7,800 sq. ft. building with retail/restaurant use. The total building area of the Fry's store is greater than 100,000 sq. ft. and is considered a Large Retail Establishment, requiring a special exception for the C-2 zone. The surrounding Zoning is C-2 to the west; to the east is C-1; across Valencia Road to the north is C-2; and to the south is County SH with existing residential and church uses. Policy direction for the proposed project site is based on the Plan Tucson and the Santa Cruz Area Plan. Plan Policy The Plan Tucson and the Santa Cruz Area Plan provide relevant policy guidance. These Plans promote commercial uses along major transportation corridors and in or adjacent to regional activity centers and employment centers. The Santa Cruz Area Plan specifically calls out that commercial uses are appropriate near the intersection of Valencia and Valley Indian Agency Connection Road. These Plan policies encourage and support developments that respond to physical characteristics of the site, adjacent land use patterns, enhancing the visual appeal of the streetscape, and incorporating neighborhood recommendations into site planning and design. Analysis The proposed development site was rezoned in 2007 (C9-07-20) from SH to C-2, with C-2 zoning effectuated on December 11, 2009. At that time the proposed development totaled 104,500 square feet, comprised of six structures for restaurants, a day care facility, retail use, and a bank. The new proposal will divide the parcel into three lots: Lot 1 at 476,638 SF includes a Fry's store with a 102,564 sq. ft. building and an associated fuel center that includes a 176 sq. ft. kiosk and a 6,880 sq. ft. canopy; Lot 2 at 55,976 SF includes a 4,500 sq. ft building (restaurant use); and Lot 3 at 51,722 SF includes a 7,800 sq. ft. building with retail/restaurant use. The total building area of the Fry's store is greater than 100,000 sq. ft. and is considered a Large Retail Establishment, requiring a special exception for the C-2 zone. The proposed development of a large retail establishment is consistent with the previous proposal for a shopping center and is consistent with the land use policies found in Plan Tucson and the Santa Cruz Area Plan. The proposed shopping center and larger retail establishment is located along Valencia Road, a major transportation corridor. The site is surrounded by commercial development to the north, west, and east. The proposed uses for the commercial development project are appropriate uses for the surrounding neighborhood, supporting neighborhood level commercial needs. The preliminary development plan (PDP) shows one access driveway onto Valencia and two access drives onto Valley Indian Agency Road. The applicant should provide a traffic impact analysis given the intensity of estimated generated trips. Valencia Road is a Gateway Arterial. Also there is Pima County SH (Suburban Hometead) zoning to the south of the proposed development, with a church use on the immediate adjacent parcel to the south. Given the adjacent residential zoning, the site's visibility from streets and the surrounding parcels, attention should be given to four-sided architectural detail. While the Design Compatibility Report provides building elevations for the proposed Fry's Store, the elevations did not provide enough architectural design to the side and rear building facades as comparable to the front façade. The Fry's building and the proposed future buildings will need to provide comparable design character and detail to the sides and rear as provided on the front of the proposed buildings. Applicant at the time of development package review and building plan submittal will need to provide elevations for all proposed buildings, delineating four-sided architectural design. Likewise any future development package should detail how the site will prevent over-illumination and glare, and avoid insufficient or uneven illumination, especially in areas where pedestrians and vehicles interact. There should be no light spillage onto adjacent residential parcels and/or public roadways. The Plans call out for enhanced landscaping along roadways and within parking areas to sufficiently soften the visual impact of the large retail establishment and help to mitigate the urban heat island effect. The landscape concept design indicates that the proposed drainage channels along the entire project perimeter will be designed so that they will dually-function as landscape borders. Although the concept design shows canopy trees along the perimeter and mentions that attractive drought-tolerant landscaping will be incorporated into these buffer areas, it is not clear as to how the drainage channel will be designed, i.e. materials, sandy bottom to maximize water harvesting and landscape plantings, no concrete lining if possible. The applicant should provide a detail of the drainage channel, and plant palette. The proposed 5-foot high vegetative screening along the south property line could be higher and include vegetation on both sides of the drainage area as proposed throughout the rest of the site given the buildings proposed 40-foot height. It is important that the site provide enough trees and shading to enhance pedestrian walking areas from the parking lot to the large retail establishment building and the other shopping pads as plan policy direction calls for a pedestrian microclimate to increase the aesthetic appeal of a development. The proposed landscape concept plan appears to provide multiple shaded pedestrian paths across the development from Valencia Road to the shopping center site and to the large retail establishment building. However there needs to be a pedestrian connection from Lot 2 to the Fry's building and Lot 3. Also the wider pedestrian area in front of the Fry's building should be continued along Lot 3/Shops A front area to ensure pedestrian connection continuity and safety. Pedestrian crossings should be distinguishable by such materials as concrete pavers, scored or patterned colored concrete, or textured stripping. The landscape concept plan identifies trees along the rear parking spaces of Lot 3/Shops A. The site has an opportunity to provide water harvesting techniques that can re-direct surface and roof flows to planting areas around the perimeter and within parking areas. Clustering of trees and landscaping should be used to accent plaza and entry areas. All perimeter walls should be graffiti-resistant, have varying wall alignments, and decorative feature design. It should be noted that the UDC has design standard requirements for large retail establishment (big box) developments. The UDC calls out that a big box provide visual and noise buffers where the project site is adjacent to residential use or residentially zoned property, and that this can be accomplished by providing a building setback of at least 200 feet from residential use or residentially zoned property. However the PDP shows a setback of 67 to 74 feet from the southern property line and adjacent residentially zoned property. The applicant proposes canopy trees and dense landscaping along with 10-foot high masonry sound wall along the truck dock loading area. No outdoor storage areas will be associated with this LRE. The PDP identifies a trash compactor within recessed truck dock area and trash removal time restrictions will be adhered to between 4:00 pm and 9:00 am as part of scheduled trash collection. The Design Compatibility Report states that the applicant's business plan cannot comply with the limiting hours of operation between 10:00 pm and 7:00 am, and that primary loading operations will occur within the building at recessed loading docks. If delivery times cannot be met then delivery and loading should take place within enclosed building area. The proposed large retail establishment given its site location and business operations presents potential negative impacts along the southern property boundary for it's adjacency to the residentially zoned property. The applicant should provide more detail as to the design of the recessed loading dock and what is meant by primary loading operations will occur within the building. The UDC also requires that the proposed LRE be reviewed by the Design Review Board for design elements such as facades and exterior walls, roof variation, materials and colors, entryway design, screening of mechanical equipment. The applicant has tentatively scheduled DRB review for March 6, 2015. Conclusion While the proposed development is consistent with and supported by the policy direction provided in Plan Tucson and Santa Cruz Area Plan. The following are recommended as special exception conditions, and the referenced Plans and the Design Guidelines Manual support them. 1. Provide a pedestrian walkways (north/south) from Lot 2, building pad through parking area to the main retail pads at the south end of the site. Relevant Policies " PT, LT1, LT4, and LT28.1.1 " DGM Placement of Trees (I.B.3.c) 2. Provide a 6 to 8 foot high vegetative screen along the southern boundary of the site. Provide trees on both sides of the drainage channel. Relevant Policies " PT, LT1, GI4 3. Provide a design detail of the recessed loading dock. All delivery and loading areas to be screened by masonry construction and at least 10-feet high measured from the loading dock floor elevation, with delivery and loading spaces to be enclosed with the building. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM III.A.1.c 4. Provide a Noise Mitigation Plan that indicates how noise initiated by the Large Retail Establishment will be mitigated to comply with noise standards in Section 16-31. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM III.A.1.c 5. Trucks shall not be left idling between the hours of 6:00 pm to 7:00 am. within 300 feet of residential uses or residentially zoned property. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM III.A.1.c 6. All mechanical equipment shall be screened, with noise vibration dampers for roof top equipment. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM III.A.1.c 7. Provide a minimum of a 25-foot wide pedestrian area in front of the Fry's building and continued along front of the Lot 3/Shops A front area to ensure pedestrian connection continuity and safety. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM IV.A.4.d 8. Provide design elements such as windows, awnings, an array of different materials and architectural treatment similar to the front façade shall be provided to the sides and rear of all buildings. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM I.B.2.a 9. Provide a photometric plan. Site lighting fixtures shall be shielded to shine down and prevent light spilling across property lines or into public rights-of-ways. Relevant Policies " PT, LT1, LT4, LT28.1.1 " DGM I.B.4.e Plan Policy Plan Tucson Land Use, Transportation & Urban Design Policies LT1 Integrate land use, transportation, and urban design to achieve an urban form that supports more effective use of resources, mobility options, more aesthetically-pleasing and active public spaces, and sensitivity to historic and natural resources and neighborhood character. LT4 Ensure urban design that: a. is sensitive to the surrounding scale and intensities for existing development b. integrates alternative transportation choices, creates safe gathering places, and fosters social interaction c. provides multi-modal connections between and within building blocks d. includes ample, usable public space and green infrastructure e. takes into account viewsheds LT28.1.1 Utilize solutions and strategies included in the Design Guidelines Manual to provide an improved level of community design LT28.2.3 Support community commercial and office uses located at the intersection of arterial streets, taking into consideration traffic safety and congestion issues. The Natural Environment EC3 Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. Green Infrastructure GI4 Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island, and improve the attractiveness of neighborhoods and the city as a whole. Santa Cruz Area Plan Key Parcel 2 Existing Use: The southeastern block is vacant and used for farming. The northwest section has some scattered development but is primarily vacant. Scattered mixed-use development is concentrated in the southwest corner of the area. Mobile homes on individual lots, conventional single-family residences, ranchettes, and home occupations are intermingled. This parcel is currently outside the city limits. Proposed Use: Low- to medium-density residential uses are appropriate throughout most of the area. High-density residential should be encouraged along most of Valencia. Some commercial uses might be appropriate near the intersection of Valencia and Valley Indian Agency Connection Road. The southeast quarter section could allow industrial uses if access is provided through the existing industrial park to the north. Design Guidelines Manual a. Building Facades at Rear and Side (I.B.2.a) Intent - Provide higher quality facades at the rear and sides of new buildings through careful design and detailing. Solution - Design side and rear building facades with attention to architectural character and detail comparable to the front façade, particularly if rear and side facades are visible from streets or adjacent properties. a. Free-standing Walls (I.B.3.a) Intent - Reduce the impact of freestanding walls over 75 feet long and over 3 feet high and increase their visual appeal. Solution - Promote variations in scale, reflective surface, texture, and pattern. " Vary wall alignments (jog, curve, notch, setback, etc) " Plant trees and shrubs, in voids created by wall variations, at an appropriate scale/massing " Locate trees every 25 feet " Use two or more wall materials and/or incorporate a visually interesting design on the wall surface " Include decorative features of tile, stone, or brick " Use sound absorbing or scattering materials such as tile, stone, or brick b. Water Harvesting (I.B.3.b) Intent - Conserve water resources and preserve drainage patterns, thereby reducing engineering and irrigation costs. Solution - Design for water-harvesting to direct all excess runoff onto vegetated areas " Make saucers around newly planted trees and shrubs " Harvest runoff using surface grading c. Placement of Trees (I.B.3.c) Intent - Provide a pleasant microclimate for pedestrians and increase the aesthetic appeal of a development. Solution - Carefully locate trees to provide shade, wherever possible, to pedestrians by: " Placing trees no further than 25' apart, particularly along walkways " Clustering trees at plaza areas or other public gathering places c. Siting of "Undesirable" Elements (III.A.1.c) Intent - Avoid siting elements that may cause conflict with residential neighbors close to residential property. Solution - Locate unsightly and noise-generating elements away from adjacent residential (existing or zoned) property. " Service lanes (drive-through) and loading zones " Dumpsters and outdoor storage d. Pedestrian Systems (IV.A.4.d) Intent - Establish safe, convenient, and attractive pedestrian walkway systems for large retail establishments which connect all uses within the development to the surrounding neighborhoods and commercial areas. Solution - The pedestrian system should contain: " Enhancement of all major pedestrian linkages with landscape areas that provide shade trees or shade structures, shrubs, benches, and groundcover along the majority of their length " Pedestrian ways distinguished from vehicular areas by materials such as brick, concrete pavers, score or patterned colored concrete e. Illumination Levels (I.B.4.e) Intent - Light levels and lighting sources should be carefully chosen to provide optimum illumination Solution - Prevent over-illumination and glare, and avoid insufficient or uneven illumination, especially in areas where pedestrians and vehicles coincide " In pedestrian areas, streets, and parking areas use metal-halide sources for the visual comfort of pedestrians " In pedestrian areas and crosswalks or other areas where pedestrians and vehicles meet, overlap sources at about seven feet to give even coverage and visual recognition of pedestrians s:\caserev\rezoning\rez07-08\SE15-06_the Shops at Midvale-Valencia RD |
| 02/18/2015 | JBEALL1 | ENV SVCS | REVIEW | Completed | COT Environmental Services has no objection to the above referenced Special Exemption case. Solid Waste Collection and Recycling for the proposed development must satisfy the requirements of Section 8 of the Tucson Arizona Unified Development Code. Michael Henrich, PE, RLS Engineering Manager COT Environmental Services 520-837-3713 (office) 520-260-3257 (cell) Michael.Henrich@tucsonaz.gov |
| 02/18/2015 | JBEALL1 | DOT ENGINEERING | REVIEW | Completed | |
| 02/18/2015 | JBEALL1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | No proposed or existing Tucson Parks and Recreation facilities are affected by this development. Howard B. Dutt, ASLA Landscape Architect Tucson Parks & Recreation (520) 837-8040 Fax: (520) 791-4008 Howard.Dutt@tucsonaz.gov |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | DATE: February 9, 2015 TO: John Beal, Lead Planner FROM: Irene Ogata, PLA, ASLA, CPM Planning & Development Services Urban Landscape Manager SUBJECT: Case : SE-15-06 The Shops at Midvale -Valencia Rd The proposed preliminary development plan is for retail with associated parking. The area is disturbed and vacant. This area is also located in proximity to an area indicated by the Arizona Health Department as high urban heat index and also from Pima Association of Government's LiDAR tree canopy mapping as having low tree canopy coverage, which contributes to urban heat islands. The City of Tucson has been moving toward achieving sustainable development, mitigation of Urban Heat Islands, climate change resiliency and green building principles. In addition to the recently adopted and voter ratified Plan Tucson: Tucson's General and Sustainability Plan 2013, Mayor and Council endorsed the United Nations Urban Environmental Accords in 2005, adopted the US Mayors' Climate Protection Agreement in 2006, endorsed the City of Tucson Urban Landscape Framework and adopted the City's Framework for Advancing Sustainability in 2008. Surfaces, such as paving from roadways and asphalt parking areas contribute to approximately 40% of impervious surfaces in a city. These impervious surfaces, in turn, contribute to increasing urban heat islands. The unintended consequences expose populations within neighborhoods that are vulnerable during extreme heat events; and also increasing energy use due to the need to cool homes and facilities. This development is within the neighborhood area identified by the Arizona Health Services as a High Heat Vulnerability Index Area. Limiting heat-absorbent paved surfaces, increasing reflectivity of these paved surfaces, providing shade (trees and/or shade structures) or pervious surfaces mitigate the heat absorption quality of dark pavement. The City encourages developers to work with staff to apply best management practices to mitigate urban heat island effects, reduce energy consumption and work towards community resiliency. Proposed development plan shows Fry proposing 398 parking spaces, required 331, this over 20% minimum required parking. Restaurant shows 53 parking spaces, 45 required spaces; this is over 10% minimum required parking. In the arid southwest, water is a critical resource being addressed through a number of different applications. In 2009, Mayor and Council adopted a Commercial Rainwater Harvesting Ordinance and amended the landscape bufferyard ordinance changing the required number of trees in parking lots. Both ordinances address not only efficiency in water resources, but also human health and mitigation of urban heat islands. In 2008, the city's Transportation Dept. approved curb cut standards to allow street drainage to flow into planting basins next to residential roadways; and in 2013 approved an Active Guidelines Policy for Green Streets that includes green infrastructure/low impact development practices. An additional benefit of green infrastructure and planting of shade trees is improving air quality through absorption of air particulates via the tree leaves and improving stormwater quality in the first flush. Tucson Water has been offering rebates and incentives for high efficiency toilets and rainwater harvesting. 1. Relevant Policy/Ordinance: a. General Service Architecture and Engineering Division, Design and Construction Standards, Division 7: Thermo and Moisture Protection b. Rainwater Harvesting Ordinance (No. 10957) and associated Development Standards (10-03.00) c. Department of Transportation: Landscape Policy for curb cuts; Active Practice Guidelines for Landscape Design; Active Practice Guidelines for Green Streets d. Plan Tucson Policies i. Energy & Climate Readiness 1) EC3: Reduce the urban heat island effect by minimizing heat generation and retention from the built environment using a range of strategies. 2) EC9: Assess and address the vulnerability of the community's health and safety, economy, and natural resources to climate change, and develop assurances that vulnerable and disadvantaged populations are not disproportionately impacted by climate change. ii. Water Resources: 1) WR2: Expand the use of alternative sources of water for potable and non-potable uses, including rainwater, gray water, reclaimed water, effluent, and stormwater. 2) WR6: Integrate land use and water resources planning. 3) WR8: Integrate the use of green infrastructure and low impact development for stormwater management in public and private development and redevelopment projects. iii. Green Infrastructure: 1) GI1: encourage green infrastructure and low impact development techniques for stormwater management in public and private new development and redevelopment, and in roadway projects. 2) GI4: Expand and maintain a healthy, drought-tolerant, low-water use tree canopy and urban forest to provide ecosystem services, mitigate the urban heat island and improve the attractiveness of neighborhoods and the city as a whole and; 3) GI6: Protect, restore, enhance, and manage trees for their long-term health, including providing guidance on proper planting, care and maintenance. 2. Targets in the U.S. Mayors Climate Protection Agreement applicable to this site include: C.5. Make energy efficiency a priority through building code improvements, retrofitting city facilities with energy efficient lighting and urging employees to conserve energy and save money; C.7. Practice and promote sustainable building practices using the U.S. Green building Council's LEED program or a similar system; C.10. Maintain healthy urban forests; promote tree planting to increase shading and to absorb CO2 The following conditions of rezoning are requested for this project: 1. Development of this site shall be subject to the Commercial Rainwater Harvesting Ordinance and Development Standards, this includes the residential areas. 2. Commercial parking requirements shall be subject to current shade requirements for parking areas. 3. Tree root zone within the paved parking area have a minimum of 300 cubic feet (no deeper than 3') of uncompacted soil (less than 90% compaction); if utilizing structured/engineered soil where 95% or greater compaction permitted, then 600 cubic feet of soil (no deeper than 3') shall be required. 4. Mature trees, trunk diameter 4.5' above existing grade that is greater than 8" and in fair to good health, will be preserved in place; if this is not possible, removed trees will be mitigated in one of the following ways: a) trees are to be assessed for replacement value using an acceptable assessment methodology (International Society of Aborist); funds set aside in a Tree Bank to be used for revegetation/landscape enhancement and/or improvements within street rights-of-way, or within common space areas within the neighborhood association, within a mile radius from site; b) the following replacement to be in addition to the required landscape 1) Trunk diameter 0-6" = replace with 3 trees, minimum 15 gal. 2) Trunk diameter >6" - 8" = replace with 4 trees, minimum 15 gal. 3) Trunk diameter >8" = replace with 5 trees, minimum 15 gal. 5. Building structures shall include roofing material to be either Energy Star rated or rated as a cool roof (initial solar reflection greater than, or equal to, 0.65 and minimum infrared emitance greater than or equal to 85%); placement and utilizing energy of solar panels on the roof will be considered an acceptable alternative. 6. Parking: no more than 10% over the minimum required parking spaces for the commercial development. Paving with pervious paving, cool paving coating, or solar panels as shade structures will be considered an acceptable alternative to allow 20% over the required parking spaces. 7. Paving material: Provide light colored vehicular paving materials, such as concrete or cool paving coating over asphaltic surfaces. Porous paving or porous pavers would also be an acceptable alternative. |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | Given the intensity of estimated trips generated by the development, a detailed traffic impact analysis should be prepared. See attached. -------------------------------------------------------------------------------- Disclaimer: This report and/or data was funded in part through grant[s] from the Federal Highway Administration and/or Federal Transit Administration, U.S. Department of Transportation. The contents of this report and/or data reflect the views and opinions of the author(s) who is responsible for the facts and accuracy of the data presented herein. The contents do not necessarily state or reflect the official views or policies of the U.S. Department of Transportation, the Arizona Department of Transportation, or any other State or Federal Agency. This report and/or data does not constitute a standard, specification or regulation. The information in this publication is provided on an “as is” basis, and there are no warranties, express or implied, including, but not limited to, any warranties of merchantability or fitness for a particular purpose. In no event shall PAG be liable for any damages resulting from the use of the information. PAG provides the information in good faith and has endeavored to create and maintain accurate data. The users of this report and/or data are advised to use the information with caution and to independently verify accuracy. ____________________________ Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler 1 E. Broadway Blvd, Ste. 401 Tucson, AZ 85701 (520) 495-1455 (tel) (520) 620-6981 (fax) www.pagregion.com ekramer@pagregion.com Here are my comments - DATE: 2/11/2015 CASE: SE-15-06 THE SHOPS AT MIDVALE - VALENCIA RD COMMENT: Further study needed Daily PM Peak Vehicle Trip Generation: 19,242 1,577 Thanks, -Eric Additional notes: Traffic impact analysis should be prepared for the latest revisions to the development plan |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | ADOT | Completed | The project lies a distance from any ADOT facilities and Regional Traffic Engineering has no comments and supports the exception. Thank you. -------------------------------------------------------------------------------- |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | TDOT RTA | Completed | TDOT Transit has no comment on CASE: SE-15-06 The Shops at Midvale – Valencia Road WARD: 1. The existing bus stop in on the opposite side of the street at Indian Agency Rd. Thomas Fisher Project Manager City of Tucson Dept. of Transportation 201 N. Stone, 6th Floor Tucson, AZ 85726-7210 phone (520) 837-6752 tom.fisher@tucsonaz.gov |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 02/18/2015 | JBEALL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | TPD I have no issues with this request. CSO Becky Noel #37968 Tucson Police Dept. 1100 S. Alvernon Tucson, AZ 85711 520-837-7428 -------------------------------------------------------------------------------------- Real Estate The proposed water system modification appear to require real estate transactions. Water Department should be informed of the proposed action and refer the applicant over to the Real Estate Program under a Water Work Order to process an exchange of water easements (or follow the process for replatting the site below). "Lot" designations on the plan do not match the actual Lots established by the Final Plat for the Shops at Midvale so until these are established they are proposed lots until a replat is processed. If a replat is in fact processed as proposed, the Easements and Restrictions could be addressed in the replat by stating on the plat "By the Mayor and Council approval of this plat, the City of Tucson hereby abandons the water line easements shown herein as being abandoned and the 100 yr Flood Plain line as previously established and shown herein as being abandoned.". If no replat is processed and it is determined that the platted 100 yr floodplain line is determined to be an easement or restriction that was created by the plat for the Shops at Midvale, then the developer must contact the Real Estate Program to formally abandon portions of the floodplain per plan. Real Estate Program has no further comment. Best Regards, Jim Rossi, Services Section Coordinator City of Tucson, Real Estate Program 201 N. Stone Ave. 6th Fl. PO Box 27210 Tucson, Arizona 85726-7210 Direct: 520.837.6718 jim.rossi@tucsonaz.gov ------------------------------------------------------------------------------------- Accessibility: No Exceptions Ron Brown Architect City of Tucson Planning and Development Services Department |