Plan Review Detail
Review Status: Completed
Review Details: REZONING - ZE HEARING
Plan Number - T16SE00089
Review Name: REZONING - ZE HEARING
Review Status: Completed
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 08/03/2016 | ZELIN CANCHOLA | DOT TRAFFIC | REVIEW | Completed | The following conditions are recommended by TDOT: A traffic statement will be required at time of development package submittal. The statement will need to determine if existing striping needs to be modified to accommodate new entrance driveway. Striping may need to be modified as the access points are complete. If you have any questions I can be reached at 837-6659 or zelin.canchola@tucsonaz.gov |
| 08/04/2016 | MPADILL1 | ENV SVCS | REVIEW | Completed | The City of Tucson - Environmental Services Department has completed our review of the rezoning request for the Precision Toyota project on Roger Road. The Case No. is SE-16-89. The project consists of the construction of a 300 (+ or -) parking lot for the storage of commercial vehicles by Precision Toyota. Perimeter landscaping will be provided. An 8 to 9 foot high perimeter masonry and wrought iron wall will be constructed to screen site operations from adjacent properties. There will be no solid wastes generated at the Roger Road site and there was no discussion of solid waste management in the file materials provided for review. In summary, there were no solid waste management issues identified for the Precision Toyota project on Roger Road. Please contact me if there are any questions concerning this review. Thomas G. Ryan, P. E. City of Tucson - Environmental Services Department |
| 08/04/2016 | MPADILL1 | ENGINEERING | REVIEW | Completed | REVIEWERS: Paul Baughman, PE, CFM ACTIVITY: Rezone/Special Exception SUMMARY: Engineering Division of Planning and Development Services Department has received and reviewed the proposed conceptual rezone package. 1) One hundred year threshold retention is required as a condition of rezone. 2) All hardscape surfaces must discharge to a water harvesting or other retention basin system prior to discharging from the site. 3) Any ponding water deeper than 1 foot in the retention or water harvesting basins will require an infiltration test and drainage within 12 hours based on a City Staff accepted derated infiltration test result. This will be based on the type of infiltration test used. 4) The site will be paved with a minimum pavement section of 2" AC on 4" ABC or alternative acceptable to PDSD Engineering staff. If you have any comments questions or wish to discuss new information, please call or email me at 520-837-5007 or paul.baughman@tucsonaz.gov. PDSD Engineering will require 100 year threshold retention for this site at the time of development package submittal. Thanks. Paul Baughman, PE, CFM Civil Engineer Planning and Development Services 201 N. Stone Tucson, AZ 85726 |
| 08/04/2016 | MPADILL1 | REZ AGENCY REVIEW | PIMA CNTY WASTEWATER | Completed | PCRWRD has no objection to the above listed SE request. Mirela Hromatka Senior Planner Office: (520) 724-6488 Regional Wastewater Reclamation Department Planning and Engineering Services, Planning Section 201 N Stone Avenue, 3rd Floor Tucson, AZ 85701-1207 |
| 08/04/2016 | MPADILL1 | REZ AGENCY REVIEW | ADOT | Completed | The Arizona Department of Transportation (ADOT) has no comments regarding the proposed “New Special Exception” for a parcel of land located west of State Route 77 (Oracle Road) on Roger Road. The site address is 822 West Roger Road (Case: SE-16-89, Precision Toyota Roger Road; Proposed Use: Commercial Vehicle Storage). We appreciate the opportunity to review the Preliminary Development Plan. Thank you. Maria Deal Transportation Engineering Specialist Southern Regional Traffic Engineering 1221 S. 2nd Ave. Tucson, AZ 85713 |
| 08/04/2016 | MPADILL1 | REZ AGENCY REVIEW | OTHER AGENCIES | Completed | Pima County Development Services Department, Adressing Division: Pima County Addressing has no objection to the proposed rezoning. Thank you, Robin Freiman Addressing Specialist Pima County Development Services Department 201 N Stone AV – 1st Floor Tucson, AZ 85701 _________________________________________________ Tucson Police Department, Community Services Division: I have no issues with this request. Kara Curtis Community Service Officer Tucson Police Department Operations Division Midtown 1100 S. Alvernon Tucson, AZ 85711 |
| 08/08/2016 | KEN BROUILLETTE | FIRE | REVIEW | Passed | |
| 08/10/2016 | MPADILL1 | DOT ENGINEERING | REVIEW | Passed | |
| 08/10/2016 | JOE LINVILLE | LANDSCAPE | REVIEW | Approved | |
| 08/15/2016 | HEATHER THRALL | SIGNS | SIGN CODE REVIEW | Completed | SIGNS DIVISION REVIEW (H.THRALL) CASE: T16SE00089 SITE: 822 W ROGER RD CURRENT USE: SINGLE FAMILY RESIDENTIAL PROPOSED USE: COMMERCIAL STORAGE (VEHICLE INVENTORY PARKING FOR TOYOTA ACROSS STREET) ZONE: MU 1) THERE ARE NO EXISTING BILLBOARDS AT THIS SITE. 2) SIGNS STAFF HAS NO CONCERNS WITH THE PROPOSAL |
| 08/17/2016 | MPADILL1 | REZ AGENCY REVIEW | PIMA ASSN OF GOVTS | Completed | No objections/adverse comments. Impact of commercial vehicle storage development on trip generation is inconclusive. Eric W. Kramer, Ph.D., AICP Senior Land-Use Modeler |
| 08/28/2016 | MPADILL1 | TUCSON WATER NEW AREA DEVELOPMENT | REVIEW | Passed | |
| 08/28/2016 | MPADILL1 | REZ AGENCY REVIEW | TDOT RTA | Passed | |
| 08/28/2016 | MPADILL1 | REZ AGENCY REVIEW | TDOT STREETS | Passed | |
| 08/28/2016 | MPADILL1 | REZ AGENCY REVIEW | SCHOOL DISTRICT | Passed | |
| 08/28/2016 | MPADILL1 | COMMUNITY PLANNING | REVIEW | Completed | PLANNING & DEVELOPMENT SERVICES SE-16-89 Precision Toyota - Roger Road MU Zone Plan Tucson and Catalina Foothills Subregional Plan 8/4/16 msp Background: The proposed rezoning site was recently annexed into the City of Tucson. The Original City Zone (OCZ) is identified as MU, Mixed-Use, a zone and intended solely for areas annexed into the City and not intended for rezoning. Annexation and rezoning requests are separate reviews. The proposed rezoning request is from Original City zone MU Mixed-Use to MU with special exception to allow commercial storage. The preliminary development plan (PDP) shows the site has approximately 3.22 acres and improvements will include 293 parking spaces, perimeter landscape buffers in addition to a drainage basin creating a greater setback along the north perimeter where the rezoning site abuts a mobile home park. The proposed access point is from Roger Road and will align with the existing access point of the commercial land use located across Roger Road to the south. Based on the site natural topography there is a gradual grade change in elevation. Starting at Roger Road, heading north, an eight foot drop in elevation is shown at the north property line. According to Major Street and Routes Plan (MS&R), Roger Road future right-of-way is 100 feet, and located within the City limits, and designated a collector street. Surrounding Zoning and Land Uses: The surrounding land use and zones are; to the west, north, and east is MU zone, a Mixed Use zone developed with single family residential to the west, mobile home park to the north and a private charter school to the east; to the south across Roger Road is zoned I-1 Light Industrial zone developed with an auto body repair land use. Rezoning/Special Exception Presubmittal Meeting: The applicant attended a rezoning/special exception presubmittal conference meeting on June 8, 2016. Issues covered by staff included providing perimeter screen walls, applicant to provide if employee parking was needed and to provide a PDP that indicated the percentage of parking needed for employees as compared for commercial storage of overflow inventory vehicles, also covered the issues of landscape screening and buffering and outdoor lighting. Indication is there will be no employee parking requested. Neighborhood Meeting: Applicant has provided the required neighborhood meeting material: mailing notification, copy of labels, notice letter, meeting summary, and sign-in sheet. The applicant held a neighborhood meeting, on July 12, 2016, from 5:30 pm to 5:55 pm, at the Copper Point School located at 732 W. Roger Road. The meeting was attended by 4 area residents. Discussion focused on the site design improvement that mitigate the proposed commercial storage (dealership overflow storage of new vehicles) from area residents, this included; type of wall and landscape along the perimeters, Precision Toyota Collision Center located across the Roger Road to the south has large fleet car carriers currently parking within Roger Road right-of-way making it difficult for area residents to access onto Roger Road (sight visibility issues), which applicant stated he would address this issue with Precision Toyota the applicant, security alarm system, and construction time frame. The applicant states at the end of the neighborhood meeting, those in attendance had no issues with the special exception request and were in favor of the storage use. Land Use Policies: Policy direction is provided by Plan Tucson and the Catalina Foothills Subregional Plan. Catalina foothills Subregional Plan: The proposed rezoning site is within the Catalina foothills Subregional Plan. The Catalina Foothills Subregional Plan (CFSP) does not provide specific land use direction for the rezoning site. CFSP reflects the subject annexation district to include rezoning archaeological and historic preservation considerations. The rezoning request provides an opportunity to redevelop and mitigate the site for parking of new vehicle overstock related to automotive dealership that can contribute to the City's economic vitality. Plan Tucson: The proposed rezoning site located at 822 W. Roger Road, with MU a Mixed Use zone. Plan Tucson identifies the site and surrounding area as a "potential annexation area" category. The "potential annexation area" category is for areas that the City is pursuing for annexation within the next decade. In this case this area was annexed into the City in 2015 and with the ultimate goal of having urban commercial, and residential areas located within incorporated City of Tucson, and contributes further to neighborhood stability. Land Policy direction, in particular policy LT19, which addresses annexation and the proposed rezoning site annexed into the City in 2015. Policy states to consider the potential and projected revenues to be received and projected costs and capability to serve the area, and the strategic importance of the location. PT Chapter 3, guideline LT28.2.8, states to consider the expansion of commercial areas into adjoining residential areas when logical boundaries, such as existing streets, or drainageways, can be established and adjacent residential property can be appropriately screened and buffered. Together LT28.2.12, LT28.2.13, and LT28.2.14 address compatibility of non-residential development with area residential development to protect established neighborhoods, reflect an environmentally sensitive design, and adhere to relevant site and architectural design guidelines. Analysis: The proposed site is zoned MU Mixed-Use, and the applicant is requesting a special exception to consider commercial storage; more specifically to allow parking of vehicles (Precision Toyota Dealership over flow inventory of vehicles). Staff recommends all vehicles; due to collision, mechanical or other vehicular failure which makes the vehicle non-operable to be excluded from the special exception site, since non-operable and/or damaged vehicles needing mechanical, body and/or paint, require a I-1 Industrial zone and such intense land uses for the auto dealership are approved and established within other appropriately zoned and permitted parcels operated and owned by the Precision Toyota auto dealership. The PDP site design shows an approximate 3.22 acre site, 293 parking spaces, landscape buffers along the four perimeters, indicates no storage of vehicles within the front yard setback of the parcel and includes a detention basin along the north perimeter allowing for a forty (40) foot setback, creating a greater setback along the property line where the special exception site abuts an established mobile home park with approximately 237 mobile home spaces, developed in the 1970's. Access will be from Roger Road, a collector street. The adjacent parcel to the west is zoned MU Mixed-Use with a single family residential development and it seems from aerials dating from the 1990's and includes the current aerial, a driveway extends from Roger Road, through the special exception site and enters the rear yard of the adjacent parcel to the west. Staff is suggesting the applicant identify this cross-access vehicular path in the required PDP and provide recordation of a cross-access easement, or provide recorded documentation signed by property owners (special exception site and adjacent parcel to the west) stating prior cross-access driveway serving both parcel (portion of driveway lying within the adjacent parcel to the west) has been legally dissolved. Planning policy supports perimeter buffering and screening and staff recommends a six foot tall masonry wall, or if the addition of a masonry wall is in conflict with "safe by design", consider an opaque landscape screening, as needed to minimize visual impact to less intense land uses in the area. Although off-site walls do not qualify as the required on-site screening, the PDP identifies an off-site masonry wall located on the adjacent parcel to the east (charter school site) which may assist in reducing visual impacts. Due to grade differences, the existing off-site wall mentioned varies in height from three (3') feet to six (6') feet and does not extend the full length of the boundary separating the charter school from the special exception site due to drainage improvements at the northwest corner of the charter school site. Staff is concerned that the standing recommendation to support an on-site masonry wall along the east perimeter of the special exception site could create an unsafe 2-3 feet wide corridor between the on-site and off-site wall creating two parallel walls. Instead staff recommends the following options; create a separation with of no less than ten feet between on-site wall and any adjacent parcel walls, or; obtain a written agreement with the adjacent property owner(s) to build up and maintain the existing off-site wall to a minimum height of six feet along the charter school west perimeter, or at any point where the existing off-site wall (charter school site) is less than six feet in height, then add on-site landscape (special exception site) along the east perimeter that will create an landscape screen that at maturity will be an opaque six foot tall screen. The intent is to create an opaque screen from ground level up to where the tree canopy starts. Landscape material needed to create opaque screen to be from the approved list of landscape planting permitted by the Unified Development Code (UDC) landscape standards. Recommendation: In general, the proposed special exception land use is consistent with the direction provided by Plan Tucson and the Catalina Foothills Subregional Plan. The proposed commercial storage special exception in the MU Mixed-Use zone is compatible with the character of the area zoned for mixed-use land uses, subject to addressing potential impacts through mitigation measures on the surrounding neighborhood, which includes less intense land uses in the MU Mixed-Use zone. Staff offers the following special exception conditions for consideration: 1. Special exception site shall prohibit storage or parking of all non-operable vehicles; due to collision, mechanical or system failures and/or required repairs which makes the vehicle non-operable. Non-operable and/or damaged vehicles needing mechanical/electrical repairs, body and/or paint; 2. All potential noise generating power tools or activities shall be conducted within an enclosed building. All bay doors shall face south. 3. Hours of operations for the commercial storage site shall be between 7:00 a.m. and 9:00 p.m. on Monday through Friday, and 7:00 a.m. to 8:00 p.m. on Saturday and closed on Sunday; 4. Development package to include perimeter wall elevations. Wall exterior finish, color, texture, etc, to resemble perimeter wall at vehicle storage lot located at 925 W. Roger; 5. Exclude four inch masonry block. Perimeter walls shall have a decorative finish to be compatible with perimeter wall at 922 West Roger Road. 6. North forty feet shall be left in its natural state of vegetation and terrain, except as required for landscape and drainage improvements. 7. Perimeter landscape borders shall be on the exterior side of the perimeter walls enclosing the paved parking area with 293 parking spaces. 8. All outdoor lighting not to exceed twelve feet in height, including building mounted lights/security. Light fixtures shall be designed to shield adjacent residential development from light spill over; S:UPDfiles\DevRev\CASE_REVIEW\SP-EXCPT\SE 2016\Special Exception SE-16-89 Precision Toyota - Roger Rd.doc |
| 08/28/2016 | MPADILL1 | REZ AGENCY REVIEW | PARKS & RECREATION | Passed | |
| 08/28/2016 | MPADILL1 | REZ AGENCY REVIEW | OFFICE OF CONSERVATION & SUSTAINABLE DEVELOPMENT | Passed | |
| 08/29/2016 | STEVE SHIELDS | ZONING | REVIEW | Completed | PDSD TRANSMITTAL TO: Planning and Development Services Department Rezoning Section FROM: Steve Shields Principle Planner PROJECT: Precision Toyota Roger Road 822 W. Roger Road, Parcel 104-09-129A - MU Special Exception - SE-16-89 TRANSMITTAL: July 28, 2016 The proposed "Commercial Storage", located on parcel 104-09-129A, is zoned MU. The use falls under UDC TABLE 4.8-7: PERMITTED USES - SPECIAL USE ZONES (2): NC, RVC, AND MU ZONES - Permitted as Special Exception Use, [2] Zoning Examiner Special Exception Procedure, Section 3.4.3. The following Use Specific Standard applies: 4.9.10.A. 1. The following dimensional Standards apply see TABLE 6.3-7.A: DIMENSIONAL STANDARDS FOR THE NC, RVC, & MU ZONES. a. Maximum building height allowed = 30 feet b. Building height proposed = N/A 2. The submitted plan, showing the proposed Commercial Storage will need to be revised to show the following conditions prior to the zoning examiner's report. 3. The following items need to be addressed: a. Per Use Specific Standard 4.9.10.A.2 Outdoor storage, when permitted, shall not be located in the street perimeter yard. The street perimeter yard is defined as the yard between a street lot line and a building. Based on a Zoning Administrators determination to meet the requirements of no storage within the street perimeter yard a 6' high opaque screen shall be located at the back of the proposed 10' landscape buffer. All proposed vehicle storage must be behind this screen and meet the required 21' street perimeter yard setback measured to the back of future curb, see UDC Table 6.4.5.C-1. The preliminary development package (PDP) should clearly delineate the location of the opaque screen, future curb along Roger Road and the required 21' perimeter yard setback. |