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Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T15SE00066
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 09/03/2015 | JASON GREEN | ENGINEERING | REVIEW | Completed | DATE: September 3, 2015 SUBJECT: TEP- Engineering Review LOCATION: 9411 E Speedway Blvd; T14S, R15E, SECTION 03 REVIEWERS: Jason Green, CFM CASE #: T15SE00066 SUBJECT: Engineering Division of Planning & Development Services Department has received and reviewed the proposed Special Exception presubmittal for the wireless communication facility. The following information is specific to the subject parcel: 1. The parcel is located adjacent to Jasmine Wash Watershed, which is a non-designated basin watershed. 2. A SWPPP will be required. 3. A drainage report is required with the development package submittal. The report must meet the requirements of Technical Standards Manual Sections 4-03 and 4-04. Verify if on-line detention/retention is allowed per the minimum requirements of the detention/retention manual. All flows of 100 cfs or more is required to delineate the floodplain limits and show possible encroachment due to the disturbance. An Environmental Resource Report (ERR) maybe required for any disturbance of regulated floodplain areas. 4. The required minimum 25-foot radii at all new driveway entrances per TSM Sec.10-01.3.2.C and Figure 6 are required. All unused portions of existing curb cuts will be required to be closed off per PC/COT Standard Detail for Public Improvement. Future comments maybe forth coming upon review of the development plan package. No special conditions are offered. Jason Green, CFM Senior Engineer Associate Engineering Division Planning & Development Services Department |
| 09/11/2015 | MARTIN BROWN | FIRE | REVIEW | Approved | |
| 09/11/2015 | STEVE SHIELDS | ZONING | REVIEW | Completed | PDSD TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Lead Planner PROJECT: TEP - 138 kV Electrical Substation 9411 E. Speedway Blvd, Parcel 133-04-035G - C-1 Special Exception - SE-15-66 TRANSMITTAL: September 11, 2015 The proposed "Distribution System", located on parcel Parcel 133-04-035G, zoned C-1. The use falls under UDC Table 4.8-4 PERMITTED USES COMMERCIAL AND MIXED USEZONES - Permitted as Special Exception Use, [2] Zoning Examiner Special Exception Procedure, Section 3.4.3. The following Use Specific Standards apply: 4.9.11.A.1, .5, & .9 and 4.9.13.O. 1. The following dimensional Standards apply see UDC 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 = 5.89 Acre c. Maximum building height allowed = 30 feet d. Building height proposed = No new structures proposed 2. The submitted plan, showing the proposed Wireless Communication is acceptable to continue the review for the zoning examiner's report. If you have any questions about this transmittal, please call Steve Shields, (520) 836-4956 or email Steve.Shields@tucsonaz.gov. |
| 09/14/2015 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | Project: T15SE00066 - Special Exception Reviewer: H. Thrall Date: 9/14/15 At: 9411 E Speedway Proposal: TEP substation Zoning: C-1 1) No billboards or signage currently exist at this location, nor are any signs being proposed for this project. 2) Should any signage become necessary to advise of warning or restrictions on the equipment at the substation, signage can be installed at 2 square feet in sign area and less without a permit, providing that signage is non-illuminated, is on the structure and does not include commercial advertisement, but rather non-commercial lanquage such as "warning: high voltage" "restricted access". |
| 09/15/2015 | DBURSUC1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | No objections/adverse comments. See attached. Here are my comments - DATE: 9/9/2015 CASE: Project Name - Case ID COMMENT: No objections or adverse comments Daily PM Peak Vehicle Trip Generation: N/A 8 Thanks, -Eric |
| 09/15/2015 | DBURSUC1 | REZ AGENCY REVIEW | ADOT | Completed | Regional Traffic Engineering has no comments on the Special Exception and supports its acceptance. Thank you. |
| 09/16/2015 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 09/17/2015 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES DEPARTMENT SE-15-66 TEP - Harrison Road C-1 Plan Tucson and Pantano East Area Plan 09/01/15 MP Background: This proposal is for a special exception use in the C-1 commercial zone to allow a Tucson Electric Power (T.E.P.) 138 kV Substation on a 5.89-acre site. The proposed T.E.P. on-site Substation 138 kV power line transmission will connect to existing T.E.P. transmission power line structures located along the south right-of-way line of Speedway Boulevard. The proposed Tucson Electric Power infrastructure and equipment will be on-site within a 180 X 350 square foot area enclosed by a ten (10) foot tall masonry wall. Substation enclosed area will be approximately twenty (20) feet from the north property line and approximately one-hundred and forty (140) feet from the west property line. On-site T.E.P. Substation infrastructure improvements that are to be located outside of the wall enclosure include an 83 foot tall 138 kV transmission tower and a 90 foot tall 138 kV transmission drop-in structure. Within the wall enclosure there will be six (6) lightning mast poles with a height of sixty (60) feet and one T.E.P. communication pole at a height of seventy (70) feet. Site improvements include the following landscape buffers; a twenty (20) foot wide landscape buffer along the west and north property lines, and a ten (10) foot wide landscape buffer along that portion of the east property line which abuts Harrison Road right-of-way. A retention/detention basin is proposed along the west one third of the site that will integrate the Jasmine Wash and allow the wash to enter and exit the site at its natural points, flow is from south to north. Access is proposed from both Speedway Boulevard and Harrison Road. The nearest single-family residential home is located to the north approximately 30 feet from the proposed utility substation site According to the Major Streets and Routes Plan, Speedway Boulevard and Harrison Road are both designated arterial streets. Surrounding Zoning and Land Uses: The proposed special exception (T.E.P. Substation) site is a vacant parcel with 5.89-acres and zoned C-1 commercial. To the north and west is developed with Hidden Hills East, a residential subdivision with detached single-family homes in the R-1 low density residential zone; to the east at the northwest corner of Speedway Boulevard and Harrison Road is a retail and pharmacy in the C-1 commercial zone and further east across Harrison Road is developed with Oasis Harrison, a subdivision with detached single-family homes in the C-1 commercial zone; to the south across Speedway Boulevard is a City of Tucson Sun Tran transfer station in the C-1 commercial zone and Harrison Estates Condominiums and Casa Bonita Condominiums, both residential multi-family development in the R-2 medium density residential zone. Neighborhood Meeting: The applicant held an on-site neighborhood meeting on July 22, 2015 from 6:00 PM to 7:30 PM. Applicant has provided the required neighborhood meeting material: mailing notification, copy of labels, notice letter, neighborhood meeting summary, and sign-in sheet. The sign-in sheet indicated17 area residents attended the neighborhood meeting and 6 T.E.P employees attended. Land Use Policies: The Pantano East Area Plan, the Wrightstown Neighborhood Plan, and Plan Tucson provide land use guidance for this site. Generally, the Plans support the requested use when visual impacts, setbacks, and landscaping and buffering elements are addressed. Pantano East Area Plan, Residential Policy 3, requests and states to ensure the compatibility of new development with existing land uses. Wrightstown Neighborhood Plan supports medium density residential, office and neighborhood commercial. Plan Tucson identifies this area in the Future Growth Scenario Map as a "neighborhood center" category. The Plan supports neighborhood centers with mix of small businesses surrounded by housing and accessed internally and from nearby neighborhoods by pedestrians and bikes friendly streets and by transit. Furthermore, Plan Tucson, guidelines LT28.1.3 states that above-ground utilities and structures to be designed with improved appearances. Assessment: The Special Exception by Tucson Electric Power Company (T.E.P.), SE-15-66 T.E.P - Harrison Road application proposes a utility substation within a parcel zoned C-1, commercial zone. The substantial infrastructure improvements which are proposed for the T.E.P. Substation are to be located on the northern half of the L-shaped parcel. The proposed ground equipment include a T.E.P. communication tower with a height of 70 feet and six lightning mast poles with a height of 60 feet each are being proposed within a ten foot tall masonry wall enclosure of approximately 180' X 350. ' The proposed 138 kV infrastructure and equipment will be within the ten (10) foot tall masonry wall enclosure and a minimum of sixty (60) feet from the north property line of the special exception site. There are two proposed 20 foot wide on-site asphalt paved access drives, one from Harrison Road and one from Speedway Boulevard. A proposed detention/retention basin to manage on-site drainage and the Jasmine Wash flow is to be located immediately to the west of the substation structure and will be approximately 120'x 200' in size. Staff acknowledges that it is difficult to disguise a utility substation with two 138 kV transmission structure towers, one at 83 feet and the other 90 feet in height. Site will also include six (6) lightning mast poles 60 feet in height each. Staff has concerns of six lightning poles/masts with a height of 60 feet and how the additional vertical structures impact view sheds on adjacent residential homes located to the north and west. Staff acknowledges lightning poles are a necessity to protect on-site T.E.P. infrastructure, however there other options in lightning masts with less height that can considered since the substation is being proposed adjacent to a residential neighborhood. Staff would like to review at the time of development plan review, alternative designs to the proposed 60 foot tall lightning masts. Prior to a development plan approval, applicant should consult with rezoning staff to review other options in relation to designs with less height, or provide documentation to support the proposed six lightning mast poles at a height of 60 feet each. The design compatibility report indicates since there are no buildings proposed, mass and scale as it applies to setbacks from adjacent residential development does not apply. Staff is of the opinion that vertical structures have a high visibility and the proposed transmission towers, the communication tower for T.E.P. and the lightning pole/mast all ranging from 60 to 90 feet in height should be considered in the setback equation. The option is to reduce height or increase setbacks. As staff already indicated, lightning pole mast should be considered a the minimal lighting needed to satisfy regulations and the communication tower should be located with as much distance as can be achieved away from the neighboring residential development. The substation's ten foot tall wall enclosure will cover an area of approximately 200' x 390' and house the utility infrastructure of the substation. The distance of the substation to the nearest housing unit is approximately fifty (50) feet to the north, and to the east, located twenty-five (25) feet from the Harrison Road ROW. At the rezoning presubmittal staff's concerns includes how the applicant would address potential impact on neighboring residents. The applicant's special exception submittal includes photo view shed simulation from around the full perimeter of the site and building elevations of existing building(s) and elevations of perimeter wall to document match in texture and color of earth tones and non-glare color on access gates of the proposed ground equipment lease area wall enclosure. Proposed buffering and screening for the substation from surrounding residential development includes a landscape plan that provides a site perimeter landscape border along all four perimeters with tree height of twenty feet at maturity. Additional trees and vegetation is shown on-site within the detention/retention basins and floodplains of the Jasmine Wash. All infrastructure improvements within the substation, including lighting mast poles are shown at eighty (80) feet from the nearest residential properties located to the north. The proposed T.E.P. communication tower with a height of seventy feet is shown at a distance of one-hundred and forty (140) feet from the nearest residential property. The design compatibility reports states on-site lighting will be for emergency and maintenance situations. Staff recommends lighting be installed at a height no greater than the proposed wall enclosure, currently shown at a ten (10) feet, and only within the wall enclosure. Staff supports maintaining a vegetated riparian zone on either side of the Jasmine Wash to help clean and slow down stormwater runoff generated by the proposed substation. Any proposed wall opening needed to allow and meet drainage requirements shall be designed to allow small wildlife to migrate through the site along the Jasmine Wash. Staff supports removal of graffiti should be removed within seventy-two hours of observation. The proposal is in general compliance with the Pantano East Area Plan and Plan Tucson, and does not require a plan amendment. Staff recommends the following special exception conditions for consideration: 1. Prior to development plan approval, applicant to provide alternative lightning mast design with height compatible with adjacent residential development, or provide documentation to support proposed 60 foot tall lightning mast as industry standard; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 2. T.E.P. communication tower to be located along the south perimeter of the substation wall enclosure, a minimum of minimum of 200 feet south of the north property line; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 3. Landscape borders along the north and west site perimeter shall include one native canopy tree for every twenty-five linear feet of landscape border; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 4. On-site open space adjacent to the Jasmine Wash shall include native canopy trees planted to resemble a natural environment, as shown on preliminary landscape plan dated July 6, 2015; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 5. On-site access drives shall be asphalt paved. Speedway access drive shall include canopy trees along its western edge, as per preliminary landscape plan dated July 6, 2015. Trees shall mitigate T.E.P. 138 kV transmission power lines and towers. Trees to be minimum twenty feet in height at maturity; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 6. On-site lighting restricted to emergency lighting and during maintenance situations; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 7. Substation perimeter wall shall be a minimum of twenty (20) feet from the north property line and one hundred and sixty (160) feet from the west property line; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 8. Substation infrastructure, equipment, and lightning mast located within the wall enclosure shall be a minimum of sixty (60) feet from the north property line and two-hundred (200) from the west property line, excluding access gates and access required mechanical and electrical apparatuses; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 9. Substation wall enclosure shall be a minimum of ten (10) feet in height and of earth tone color with access gates painted with non-reflective paint and to complement wall earth tone color; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 10. Scheduled maintenance shall only occur during day light hours, except for emergencies; " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 11. T.E.P. communication tower and lightning mast poles to be of a neutral color match with non-reflective paint; and, " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 12. Any wall openings designed to allow water flow as part of the Jasmine Wash shall be design to allow small wildlife corridors to continue through the Jasmine Wash path. " PEAP, Residential Policy 2, 3 " PEAP, Plan Goal " PT, Guidelines LT28.1.3 S:UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE 2015\SE-15-66 IT.E.P. _ Harrison Road.doc |
| 09/22/2015 | DBURSUC1 | ENV SVCS | REVIEW | Completed | |
| 09/22/2015 | JOSE ORTIZ | DOT TRAFFIC | REVIEW | Completed | |
| 09/22/2015 | DBURSUC1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Completed | Dear Mr. Bursuck: Tucson Water has no objection to the TEP facility along Harrison Road. I would point out that on the Harrison Substation Plan that was sent to us, a 12" water line is shown in Harrison Road. Our records show a 6" water line in Harrison Road. Attached to this email is a copy of the Tucson Water valve map for this parcel. Please contact Tucson Water Mapping and Records to obtain copies of the as-built water plans. Sincerely, Richard A. Sarti, P.E. Tucson Water New Development-Engineering Manager |
| 09/22/2015 | DBURSUC1 | DOT ENGINEERING | REVIEW | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | PARKS & RECREATION | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Completed | Office of Integrated Planning DATE: September 29, 2015 TO: Daniel Bursuck, Planner FROM: Irene Ogata, PLA, ASLA, CPM Planning & Development Services Urban Landscape Manager SUBJECT: Case : SE-15-66 TEP Harrison Rd The proposed special exception is for a Tucson Electric Power (T.E.P.) 138 kV Substation. This is a 5.89 acre vacant site. The power line transmission structures and equipment will be contained within a 280 x 350 square foot area enclosed by a ten (10) foot masonry wall. Outside of the wall will be a 83 foot tall transmission tower and a 90 foot tall transmission drop-in structure. Landscape buffers will be provided along the west and north edge, 20-foot wide, and the eastern edge, 10-foot wide, adjacent to Harrison Road. A retention/detension basin is proposed along the west 1/3 of the site; where Jasmine Wash flows south to north, a non-designated watershed and no associated significant riparian designation. 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. 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. 1. Relevant Policy/Ordinance: a. General Service Architecture and Engineering Division, Design and Construction Standards, Division 7: Thermo and Moisture Protection b. 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. Green Infrastructure: 1) 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; 2) 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. Building structures shall include roofing material certified as a cool roof by the Cool Roof Rating Council or Energy Star rated per the Environmental Protection Agency; solar panels are an acceptable alternative. 2. 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. 3. Mature trees have greater value than young trees. Related to the retention/detention basin, preserve-in-place all mature trees, native and/or non-native; if this is not possible and need to be removed, the following ratio formula shall be applied for replacement: a) 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. b) Minimum of 85% of the trees shall be native species |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | TDOT RTA | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | TDOT STREETS | Completed | |
| 09/22/2015 | DBURSUC1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | I have no issues with this request. CSO Becky Noel #37968 Tucson Police Dept. 1100 S. Alvernon Tucson, AZ 85711 520-837-7428 _____________________________________________ |